July2013 update

UPDATE

Monthly Newsletter Published by the Rental Housing Association of Greater Portland

July 2013

Summer Maintenance

Guess Who’s Coming to Dinner

Page 9

Page 1

10 Ways to Make Good Tenants Stay Page 14

VISIT US AT www.RHAGP.org

Ve n d o r

HAPPY HOUR J o i n u s Tu e s d a y, J u l y 1 6 t h at 4:30pm for a free vendor a p p r e c i a t i o n h a p p y h o u r.

• Learn how to get the most of y o u r Ve n d o r m e m b e r s h i p • New Premium Member marketing opportunities-FREE • Share best practices • Compare results • Provide program feedback • Brainstorm program improvements RHA Office 10520 NE Weidler Portland OR 97220 503/254-4723

Appetizers & Beverages provided

DINNER MEETING When:

Wednesday July 17, 2013 from 6:00pm-9pm

Menu: Caesar Salad

Where:

Pecan Crusted Boneless Chicken

Red Lion Inn Convention Center 1020 NE Grand Ave. Portland, OR 97232 Dinner Price: $24.00 per meal, Call 503/254-4723 for reservations

Garlic Mashed Potatoes Grilled Vegetables Warm Breadsticks Carrot Cake Coffee, Tea, Decaf or Iced Tea

$10.00 for meeting only (includes coffee and tea).

Speaker:

Directions:

RED LION INN-CONVENTION CENTER 1020 NE Grand Ave. Portland, OR 97232

Guess who’s coming to dinner...

With changes at the City level Nick Fish will not be joining us this month for dinner. Come join us for a evening of great conversation, networking and a mystery guest speaker.

FROM EAST PORTLAND- Intersection of I-205 and I-84 take I-84 WEST to EXIT 1 toward Lloyd Center.

Keep left at the fork, follow signs for CONVENTION CENTER/ROSE QUARTER and merge onto NE 16TH DR. Continue onto NE LLOYD BLVD. Turn right onto NE GRAND AVE. RED LION will be on the left.

FROM I-5 Take EXIT 300 for I-84 EAST toward PORTLAND AIRPORT/ THE DALLES. Keep right at the fork, follow signs for OMSI/CENTRAL EASTSIDE INDUSTRIAL DISTRICT and merge onto SE YAMHILL ST. Turn right onto SE MARTIN LUTHER KING JR BLVD. Turn left onto SE SALMON ST. Take the 1ST left onto SE GRAND AVE destination will be on the left.

JULY 2013 TABLE OF CONTENTS RHAGP Dinner Meeting................................................ 1 President’s Message.................................................... 2 RHA Calendar............................................................... 3 RHAGP Annual Picnic Flyer.............................................. 4 Land Lady Katie, Sweat the Small Stuff....................... 5 What Good is an Aid Animal?................................... 6 -8 Summer Maintenance................................................... 9 Wake Up to Litigation Prevention .......................... 10-11

RHAGP Keeps Growing ......................................... 12 The Value of Membership....................................... 13 10 Ways to Make Good Tenants Stay..................... 14 Why are Apartment Buildings such Popular Investments Today................................ 15-16 Dear Maintenance Men ......................................... 16 Can You Target Senior Citizen Tenants ................. 17 The Preferred Service Guide .............................18-20 July 2013 1

PRESIDENT’S MESSAGE Welcome to summer…in Oregon! Mark your calendar for the Rental Housing Association annual picnic at Oaks Park. The event will be held on Wednesday, August 14, 2013 at 3:30pm for only $5 per person, kids under 12 free! New this year will be a Vendor Fair to meet those who support your business.

Many members leverage the picnic as their company party!

Share the event with your friends, family and co-workers.

RSVP at 503-254-4723.

RHAGP LIST OF COMMITTEES Building Chair: Phil Owen, Phone: 503-244-7986 Community Relations/Donations Chair: Tony Kavanagh, Phone: 503-522-4474

Elizabeth Carpenter RHA President

What does membership mean to you?

For some of us, being part of a group is almost automatic. For others, it means participating at a higher level, coaching, being involved.

Our numbers are more than 1765 strong. That is a loud voice, when we come together. We enjoy a large pool of experience, opinions and opportunities to leverage each other.

Member benefits: • The support of a full team of people to answer your questions.

• Lobbyist Cindy Robert voices our opinions and looks out for everything

that may affect us.

• Attorney written forms to keep us all safe…and legal.

• Mentoring sessions – share knowledge and get help!

Is it enough?

Our members rely on the organization for support to provide fair housing to Oregonians. Members who engage during dinner meetings, participate on committees and respond to legislative alerts are working their business.

Since 1927, members of the Rental Housing Association, a non-profit organization, have consistently supported our goals by volunteering their time and knowledge.

We have some lofty goals for 2013. Some of those goals include freshening the look and feel of our marketing, featuring a face behind the title of “Landlord” and continuing to build credibility with our policymakers and the press.

July Dinner Meeting Change: Nick Fish will no longer be guest speaker at the July dinner meeting. Given recent bureau assignment changes made by Portland City Mayor Charlie Hales, the Bureau of Housing now falls within the responsibility of Commission Dan Saltzman.

Visit www.rhagp.org for an update on the topic for the July dinner meeting, which will be held at 6pm, July 17, 2013 at the Red Lion-Convention Center 1020 NE Grand Avenue.

New Education Coming By the time you read this update, we suspect that both HB 2639 (Section 8) and SB 91 (Landlord Tenant Coalition), will have been signed into law. Look for classes and opportunities to learn how these changes may affect your business and make sure you have a complete understanding of the new laws.

Since 1927, the Rental Housing Association of Greater Portland has set the standard of landlord civic engagement and provided affordable housing to Oregonians.

For more information on the RHAGP visit www.rhagp.org or contact us at 503-254-4723.

2 July 2013

Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522 Education Chair: John Sage, Phone: 503-667-7971 Electronic Media Chair: Ron Garcia, Phone: 503-595-4747 Forms Chair: Mark Passannante, Phone: 503-294-0910 House Chair: Robin Lashbaugh, Phone: 503-760-7171 Legislative Chair: Phil Owen, Phone: 503-244-7986 Membership Chair: Elizabeth Carpenter, Phone: 503-3146498 Newsletter Chair: Will Johnson, Phone: 503-221-1260 Office Chair: Robin Lashbaugh, Phone: 503-760-7171 Public Relations Chair: Margaret Baricevic, Phone: 503-329-5223 Government Relations Chair: Phil Owen Phone: 503-244-7986 Gresham Liaison: Jim Herman Phone: 503-6458287 Marketing Chair: Ami Stevens Phone: 503-407-3663

RHAGP LOBBYIST

Cindy Robert, Phone: 503-260-3431

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

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

“Landlords doing good things in their communities”

RHAGP IS COMMITTED TO EDUCATING MEMBERS TO FAIR HOUSING PRACTICES AND POLICIES.

RHAGP Update

RHA Mark Your Calendar Date

Events

Location

Time

Information

7/4

Independence Day

RHA Office

9-5

OFFICE CLOSED IN OBSERVANCE OF INDEPENDENCE DAY

7/10

Board Meeting

RHA Office

5pm

7/16

Vendor Happy Hour

RHA Office

4:30pm

See inside cover of this issue of the Update

7/17

Dinner Meeting

Red Lion

6pm

See Page 1 for more details.

7/25

Member Info./Mentor Session

RHA Office

6pm

8/14

RHA Annual Picnic 2nd Wednesday

Oaks Amusement Park

3:30pm Dinner 5pm

8/21

Board Meeting

RHA Office

5pm

8/29

Member Info./Mentor Session

RHA Office

6pm

Date

Classes

Location

Time

Information

7/3

Online Tenant Screening

RHA Office

11am

**

7/11

Tenant Retention

RHA Office

6:30pm

Taught by Ron Garcia, The Garcia Group

7/12

Understanding Your Decision Point WebEx Report

11am

**

7/18

Fair Housing & Screening Review

6:30pm

Taught by Marcia Gohman, National Tenant Network Phoenix Inn-Tigard 9575 SW Locust St. Tigard 97223

7/23

Measuring your Facebook Success Standard TV & Appliance for Property Owners

6:30pm

Taught by Guy Edwards, Brainjar Media

7/23

Online Tenant Screening

WebEx

7pm

**

7/26

Understanding Your Decision Point WebEx Report

7pm

**

8/7

Online Tenant Screening

RHA Office

11am

**

8/8

Tenant Retention

Standard TV & Appliance

6:30pm

Taught by Ron Garcia, The Garcia Group

8/9

Understanding Your Decision Point WebEx Report

11am

**

8/27

Measuring your Facebook Success RHA Office for Property Owners

6:30pm

Taught by Guy Edwards, Brainjar Media

8/27

Online Tenant Screening

WebEx

7pm

**

8/29

Understanding Your Decision Point WebEx Report

7pm

**

Phoenix InnTigard

Mark Your Calendar! See pg. 4 for more details.

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

Registration is required for all classes/events, Call RHA at 503/254-4723. 3 day advance registration required to receive early registration discount of $5.00 on classes.

Tenant Retention Vacancies are expensive.

How can we minimize vacancies? What are we doing or not doing that may cause them to happen more often? What can we do to prevent problem tenants and vacancies from occuring in the first place, and also eliminate errors and faults-in order to play like a pro?

Measuring your Facebook Success for Property Owners In this class Facebook will be made accessible to you and your business, focusing on how to determine if your Facebook page is working and how advertising can be beneficial for any budget.

Other topics include: security, best practices, and recent updates.

$25.00/Member, $35.00 Non-Member

$25.00/Member, $35.00 Non-Member

www.RHAGP.org

Fair Housing Fair Housing class will review some Fair Housing basics and how they apply to the screening process. We’ll be discussing protected classes, accepting applications, possible evictions, criteria and exceptions. If you have taken a class from Marcia before, you know that the class will give you a lot to think about but will not be boring!

1 Continuing Education Credit Hour $25.00/Member, $35.00 Non-Member

July 2013 3

4 July 2013

RHAGP Update

Sweat The Small Stuff By Katie Poole-Hussa, Smart Property Management You’ve entered into the

rental agreement, the

residents signed all

fifty-seven addendums,

and it appears that everyone understands the expectations. Yet, as time goes on, your tenants aren’t quite meeting their obligations.

Month after month you turn a blind eye to what’s eating away at you and their behaviors, or lack thereof, have begun to cause you an eye twitch, tightening of the jaw, and possibly a pain in your side. I’m not talking about any of the obvious major breaches, but mainly the “micro” breaches that we question if they’re worth making a stink about or not. I believe you owe it to yourself and your business to question: “Why am I not addressing what’s bothering me with my tenants?” Is the answer laziness, fear, or simply because you don’t have the information needed to feel confident in order to do so? I am personally guilty of all charges.

For example, when rent shows up a day or two late every month because your tenants interpret the due date as postmarked by the 4th, rather than in your hand by the 4th.

Why not send a letter thanking them for their rent, letting them know that because it was received after the grace period there is a fee associated, and that you expect that the fee be paid with the following months rent? In doing so, not only are you asking for what you’re entitled to, but you’re also not waiving your rights to collect unpaid late fees in the future by setting a precedence in attempting to collect the fee. In the past you may have done nothing for fear of causing an undue hardship upon your tenants.

My guess is that it will only take one or two late fee letters before your tenants realize that there is a great incentive on making sure that the rent is paid as the contract dictates.

Or what about the classic scenario of tenants failing to take care of their yard? Your relatives are in town so you decide to drive them by your rentals to show off how well you’re doing. To your surprise, and embarrassment, your property happens to be the one property in the neighborhood with 2 ½ feet tall grass, dandelions filling the flower beds, blackberries taking over the ivy, and shrubs so unruly that you can barely see the path to the front door. Instead of issuing a breach of contract notice to the tenants demanding that the landscape be maintained as agreed, you either hire a landscaper first thing Monday morning to take care of it and you pay the bill, or you do nothing and cross your fingers that the next time you drive by that they would have at least mowed the grass. Do you justify their lack of care because you know they have busy schedules? Or, are you afraid that confronting them about

www.RHAGP.org

their ways could possibly offend them or cause a rift in the relationship? Instead, send either a Warning Notice or With Cause Notice as soon as you’re aware that there is an issue. Time is of the essence on this one because the neighbors are likely disgruntled. The work that you had done on the yard prior to them moving in is all going to waste and will most likely have to be done again once they vacate which could be costly.

My point is that by addressing the unsettling habits of your tenants promptly, you can minimize, if not eliminate, any potential feelings of disappointment, frustration, and resentment towards your tenants if you were to let things slide. I believe it is natural for us to want to avoid conflict and confrontation in life. However, when it comes to managing your properties, this continual avoidance could come at the expense of your business and property.

Most of us have had some form of training on being a landlord, whether we’ve taken classes on our own time or have been in property management in a professional setting. Unfortunately, there is no training of this sort for tenants. I’ve always had the opinion that if both landlords and tenants know what the rules are, exactly what is expected of them, and what improved performance will look like then everyone involved will mutually benefit from the business relationship.

Katie Poole – Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM.co.

Katie Poole- Hussa Smart Property Mgmt

V O L U N T E E R S WANTED!

The RHA is looking for Volunteers to assist with some basic office needs such as stuffing envelopes, preparing mailings, and putting together starter packets of forms. If you are interested and would like to volunteer for this great association Please contact Alita at 503/254-4723 or alita@rhagp.org July 2013 5

WHAT GOOD IS AN AID ANIMAL?

By Jo Becker, Education/Outreach Specialist, Fair Housing Council Serving Oregon and SW Washington

Following is an excellent article on the value aid animals can bring to those with disabilities. This story from The Spokesman-Review in Washington state provides some unexpected and eye opening examples of every day assistance.

The article speaks primarily of ‘service animals’ as defined and governed by the Americans with Disabilities Act (ADA).

It should be noted that the article does state – and it should be reemphasized here – that, in housing, all disability-related aid animals (service animals, companion animals, therapy animals, working animals, emotional and psychiatric support animals, etc.) are allowed under the Fair Housing Act [1] (FHA). The FHA is distinct, and broader, than the ADA. Visit www.FHCO.org/disability.htm and www.FHCO.org/ service animals.htm or call our Fair Housing Hotline at 800/424-3247 x2 for more information about disability protections under the FHA. Service Animals Help More Than the Blind

By Chelsea Bannach for The Spokesman-Review July 29, 2012 Max drags a laundry basket over to Charlie Bales and passes her clothes as she loads the washing machine.

Max, a German shepherd, also shuts off the lights, opens the fridge and picks up items Bales drops on the ground – tasks that the Spokane resident has a hard time performing because of pain that often relegates her to a wheelchair. “It is an incredible partnership,” Bales said of her service dog.

“I got terribly lucky with Max.” The use of service animals is on the rise, as they assist with a widening scope of disabilities beyond blindness.

They also fill a growing need for care created by an aging population and a flood of wounded military veterans returning from war.

But with greater use comes greater skepticism, advocates

of service animals say. Some pet owners abuse service animal laws and the public’s general tolerance of such animals, much to the annoyance and frustration of those who need them.

The guide dog is so ingrained in Americans’ minds that Bales said people often tell their children when they see her with Max, “that dog helps that woman see.”

When that happens, she thinks to herself, “That’s funny. I drove here.”

Guide dogs have been used in the U.S. for more than 70 years, but they make up just a portion of service animals.

Animals now are used to help humans who have seizure disorders, diabetes, heart problems, mental illness, hearing loss, post-traumatic stress disorder, autism and mobility issues.

There’s no certification or registration process, so “we really just don’t have a good handle on the numbers,” said Bill Kueser, vice president of marketing at Pet Partners, a Bellevue-based nonprofit that advocates the use of service and therapy animals. The only requirement is that the disability is recognized under the Americans with Disabilities Act and that the animal performs a task that assists with the disability, he said.“What we can say, I believe, about the increase of service animals is that they are being trained to assist with more and more different kinds of disabilities,” Kueser said.

The public’s skepticism of service animals may be compounded by their increasing use for disabilities that aren’t immediately apparent.

“It’s easy for people to understand or accept that someone with a physical disability needs an animal, and everybody gets the Seeing Eye dog,” said Marley Hochendoner, executive director of the Northwest Fair Housing Alliance.

“There’s been … less understanding among the public for people with psychological disabilities.”

Service animals defined Under the ADA, a service animal must be either a dog or CONTINUED on PAGE 7

6 July 2013

RHAGP Update

what good is an aid animal continued from PAGE 6

a miniature horse. The horses, which weigh between 70 and 100 pounds, are uncommon, though they’re growing in popularity, Kueser said. The animal’s “life span is longer than a dog’s life span,” he said, which can be attractive because it’s so costly and time-consuming to train a service animal.

The ADA law was revised in 2010 to specify the two kinds of approved service animals; before that a number of other animals, such as monkeys, could be used.

Under the ADA, allergies and fear of dogs are not valid reasons for denying access to service animals or refusing service to people using the animals. In addition, establishments that sell or prepare food must allow service animals in public areas even if state or local health codes prohibit animals on the premises.

But service animals are often confused with emotional support animals and therapy animals, both of which have different uses and legal rights.

An emotional support animal usually provides comfort rather than performing specific tasks. It does not have rights to public access – restaurants, malls, movie theaters, hospitals and other public places – but does have access to housing under the Fair Housing Act. A therapy animal helps people in retirement homes, hospitals and doctors’ offices, and the people helped aren’t necessarily disabled. Like emotional support animals, they have no rights to public access.

Therapy and emotional support animals can be many types of domesticated animals. “I think that there’s a lot of confusion around what categorizes as a service animal,” Kueser said. “(People) will often be questioned about whether the animal is indeed a service animal.”

Bales said a service animal can cost $30,000 to $50,000 over a lifetime because of the extensive training needed.

Government programs such as Medicare and Medicaid don’t cover the cost. That leaves many people dependent on charitable programs such as Guide Dogs for the Blind, which does not charge for the dogs it provides. Other organizations offer reduced fees through public and private donations.

Dogs can be program-trained or owner-trained. Programtrained dogs are more prevalent, but owner-trained dogs are on the upswing. “The programs can’t keep up with the demand,” Bales said.

Businesses confused about rights The biggest frustration for Carol Byrnes, a certified professional dog trainer with Spokane-based Diamonds in

the Ruff, is people who try to abuse service animal laws, straining people’s general acceptance of service animals, she said.

While Byrnes mostly trains pets, she is working with Bales to develop a class to inform business owners, landlords and service animal owners to try to clear up the confusion.

“I get calls every day from somebody who really doesn’t need a service dog” but wants to know how to get their pet designated a service animal, she said. “There are a lot of people that get a vest and they put them on their dogs,” but the dogs aren’t properly trained for the job and they sometimes act up in public places. “That’s really unfair to every disabled person that’s needed a dog for valid reasons,” Byrnes said. The vests are not required, but some owners choose to put them on their service animal to let people know it’s not a pet. Byrnes also said people are often confused about their rights as business owners when people bring animals into a public place.

“I think that businesses feel taken advantage of because they don’t know the laws, either,” she said. “They make the wrong decision as far as letting people in who shouldn’t be, or driving people out who shouldn’t be, because they just don’t know.”

Hochendoner, of the Northwest Fair Housing Alliance, said people sometimes try to abuse the law to gain access to housing where pets aren’t allowed by claiming a pet is a service animal. Landlords are allowed to ask for verification that the animal is an aid animal. A doctor, social worker, therapist or another person who works with the disabled person can vouch for the animal. “I’m sure that happens,” she said. “Invariably there will be people that take advantage of the system. But the system is in place because there are a lot of people that need it and truly benefit from it.”

Discrimination against those with service animals also occurs.

Eight of 12 tests conducted by the Northwest Fair Housing Alliance at rental agencies showed service animal discrimination in the year that ended in March, according to Hochendoner. The state Human Rights Commission reported 54 complaints of discrimination based on having a service animal from 2007 to 2011, the most recent data available.

‘Not every dog can do it’ Service animals have very stressful jobs.

“There’s no certification for service dogs, but that doesn’t mean they’re not held to a high standard of behavior when they’re out doing their job,” Byrnes said. “The average pet CONTINUED on PAGE 8

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July 2013 7

what good is an aid animal continued from PAGE 7

dog really isn’t cut out for the job. People have real misconception about what a service dog is.”

A good service dog is a hard worker by nature and eager to learn, said Bales. It can be any breed, depending on the disability. “It’s not the breed or the size,” she said. “It’s what the person needs to have mitigated and the training and temperament.” The animal needs to stay focused on the job – it can be a matter of life and death to the human – so it should be “pretty bomb proof,” Bales said.

“They have to be good with people, be good with crowds, be good with sounds,” Bales said. “What you’re looking for is a dog that can take everything in stride and not be bothered by it. Very little can startle them. If they do get startled, they recover well.” She said people often disturb the dog while it’s trying to do its job, thinking it’s no different than a pet.

“Reaching out and touching the guide dog is the same as reaching out and poking the person in the eyes,” she said. “That is their eyes. You’re putting that person in serious danger. Don’t make sounds at it. Don’t touch it. Don’t make eye contact with the dog. The dog has got a job. All of that can be stressful.”

The RHAGP Mission

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

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

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

The Update is a monthly publication for members Service animals perform a wide range of actions on behalf of their humans. of The Rental Housing Association of Greater Portland.

Some dogs, called “naturals,” can detect an oncoming seizure, though 10520 NE Weidler St, Portland, OR 97220 scientists still haven’t figured out exactly how. When a person has a seizure, Phone 503-254-4723, Fax 503-254-4821 www.rhagp.org the dog might roll them on their side so they don’t choke on their vomit, clear vomit from their mouth if needed, lick their face to wake them up or go Hours: Monday through Friday 9 a.m. to 5 p.m.

for help.

Editorial Staff Alita Dougherty Cari Pierce - Graphic Designer

Some can detect when a person is going to have a diabetic episode. The animal might retrieve insulin and juice from a refrigerator, or go get help. A dog can also remind a person with a mental illness to take their medication. Publisher: “It takes a special dog to do the job,” Byrnes said. “Not every dog can do it.” The Rental Housing Association Copyright 2012. Reprinted with permission of The Spokesman-Review

Keep Us Informed

of Greater Portland

The opinions expressed in this newsletter are those of the authors and do not reflect those of the Board of Directors or the newsletter editor or committee.

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

Please notify the RHA office of any address changes.

Moved? Hired or fired a manager?

New email address or phone number?

Keep the RHAGP office up to date with your current information.

Especially important is to send changes when you hire or fire an authorized user on your account. If you haven’t given RHAGP signed authorization on a manager or partner, they will not be able to buy rental forms or do tenant screenings.

Call the office with all changes: 503-254-4723

8 July 2013

RHAGP Update

SuMMER MAINTENANCE!

By Buffalo Maintenance, Inc.

Our properties have made their way through fall, winter, spring and now that it is Summer... they need a bit of attention!

Income property takes a lot of abuse during the harsh winter months and now that the longer days are with us, it is time to hitch on our tool belts. Summer is a great time to recuperate and prepare our buildings for the upcoming fall and winter seasons. We are lucky in Southern California, as our winters are short.

Winter to us means putting on a long sleeve tee shirt. Now roll up those sleeves and see what needs to be done!

The beginning of summer is a great time to have the HVAC system checked from top to bottom and have the filters and ducts cleaned. The HVAC (air conditioning and heating systems) work their hardest during the summer months. Some items to pay attention to are: thermostats, refrigerant levels, dust and dirt accumulation on the coils and registers. Keeping the filters and the coils clean is the best way to give the HVAC system a long maintenance free life. Do it twice a year at the beginning of summer & winter.

Most properties that have four or more units use 100-gallon water heaters to supply their tenants with hot water. Unless you have extremely soft water in your area, hard water calcium builds up inside the hot water tank because of the heating process. Typically, the calcium build up is removed by flushing the tank with water until the unit runs clear, however, if you don't remember the last time this was done; you will need to remove the calcium by hand through an inspection port located on the side of the tank. Flush out the water heater tank at least once a year to keep the calcium buildup from accumulating. While the tank is being flushed, take the opportunity to look at the condition of the dip tube and Zinc rod. The dip tube extends into the tank and supplies cold water to the bottom of tank, while the sacrificial Zinc rod protects the tank from corrosion. If you cannot find the Zinc rod during your inspection or the rod is heavily corroded, it will need to be replaced. Both the dip tube and Zinc rod can be replaced by pulling them up through the water inlet and outlet holes at the top of the tank. To be safe, always turn off the gas supply to the water heater and allow the tank to cool before removing the water. Check the thermostat for proper operation along with the thermocouple and clean out any dust or spider webs from around the pilot assembly.

What do roofs and asphalt parking lots have in common?

you a lot more money!!

Inspect the roof during the summer and get the roofing work done before it becomes an emergency. During the roof inspection, pay attention to the flashing. Flashing is used to transition between the roofing material and the building or a change in roofing direction or angle. Flashing can also be found where pipes or a chimney come up through the roof. The flashing is sealed with roofing tar and water leaks can form when the sealing tar cracks or separates from the building or the flashing material. While you are inspecting the roof, check the gutters. Winter storms have a way of loosening gutters and filling them with gunk, causing them to lose their pitch and pool water. Pooling water can deteriorate fascia boards and siding.

Most driveways, parking lots and alleys use hot asphalt and a slurry system for repairs. This system likes heat and hates water. New asphalt work and repairs are often a two-part job. First the asphalt work is done and then the sealing work is completed. Hot dry summer days aid in the process. Concrete repairs are better performed during the cooler months, however, if the concrete is lifting or has trip & fall hazards. Fix it ASAP. Stucco, wood siding or other vertical surfaces, are the building's skin.

Cracks, breaks and other damage to the siding invite "infection" to your building. This "infection" can take the form of wood rot, mold, siding delaminating or separation from the subsurface, material breakdown of the stucco will cause discoloration and crumbling. Common siding material found in most buildings is stucco, wood, brick, vinyl or concrete panels etc. Water intrusion of the siding can find its way through the smallest cracks by capillary action or more directly from misaligned sprinklers or other water sources. A little known and often forgotten solution to leaky windows is the clogged weep holes along the bottom of the window frame and track. These weep holes clog with dust and debris and very easily can cause water to enter the building through the window frame or even through small cracks in the stucco or siding at the edges of the window frame.

This is a small and limited summer project list. Walking and inspecting your income property is the best way to stay on top of any deferred or storm caused damage. Don't wait until the next winter rain or wind storm to discover you should have fixed that problem! Remember emergency repairs are always more expensive than preventive repairs.

Summer is the best time to do maintenance on them. In other words, don't wait to do roofing work after the first rains of winter. The roofer will be very busy and he will charge

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July 2013

9

wake up to litigation prevention

By Cliff Hockley, President Bluestone & Hockley Real Estate Services, Sperry Van Ness/Bluestone & Hockley

On a daily basis we train our staff. This training focuses not just on renting units, dealing with tenant turns and handling maintenance and emergencies, but focuses most on how to effectively communicate and respond to tenants.

This helps us head off potential litigation.

Customer care Yes, tenants are our customers. Not that Landlords did not treat tenants like customers in the past, but with the advent of federally funded legal aid, Citizens Alliance of Tenants, Online Reviews and laws that reward tenant advocacy attorneys with significant fees, we have changed our approach to tenants. Tenants today have more resources and are much more aware of their rights than ever before. Keeping good lines of communication and mutual respect with your tenants will protect you from unnecessary litigation over the occasional mistake, misunderstanding or miscommunication. Treating your tenants well will also pay off in customer loyalty; longer residency, less damage and referrals.

10 July 2013

Laws change continually Owning and managing investment property has never been so complicated. In addition to landlord tenant law, there are a series of local, state and federal regulations increasing litigation aimed at landlords. A variety of agencies from the Environmental Protection Agency to the Federal Communications Commission to the Bureau of Labor and Industries and the Occupational Safety and Health Administration now have restrictions in place which affect maintenance, staffing and documentation at every investment property. Below is a short list of regulated issues landlords need to manage on a daily basis: • Handicap Parking • Assistance animals • Terrorism watch list • Discrimination against tenants • Swimming pool operation • Underground Injection Control (UIC) Maintenance • Material Safety Data Sheets • Smoking Policy Disclosure • Asbestos • Fire Codes

CONTINUED on PAGE 11

RHAGP Update

WAKE UP TO LITIGATION PREVENTION continued from PAGE 10

• Satellite Dish restrictions • Lead Based Paint • Meth labs • Carbon Monoxide Detectors • Building Codes • Confidentiality and privacy • Mold • Smoke detectors • Trip and fall , liability issues Currently, in the Oregon legislature new laws are being discussed and promulgated that affect rules for service and assistance animals SB 610. In addition there are updates being proposed to the landlord tenant act SB91, and House Speaker Tina Kotek is working hard on a bill that will prohibit landlords from discriminating against Section 8 tenants.

You must take your tenants’ concerns seriously; otherwise you will end up in court, and that often costs much more than a simple repair would have.

Like a mysterious mold complaint, there are other tenant concerns which on the surface may or may not appear legitimate to you. Don’t ignore or diminish the importance of your timely, appropriate response to issues relating to Fair Housing practices, Service animal discrimination, and ADA accessibility standards. Sure, some tenants may abuse the system for financial gain, but it is far better to give every tenant the benefit of the doubt and work together to resolve an issue rather than end up in court…and, it’s the Law!

To avoid litigation, landlords must make a commitment to stay informed of the regular changes to the numerous local, state and federal laws.

We need to encourage tenants to let us know when there is a problem Landlords and tenants must keep rental property in a habitable state; if they don’t litigation will occur. The vast majority of landlords and tenants understand this, but there are occasions when landlords fall behind in repairs, giving tenants the right to object. More often than not when an owner is over leveraged, and does not have money to make repairs, or has used the money for another property, tenants start to feel the pain of a neglected property. This occurs as well if landlords don’t screen their tenants or rent to tenants who don’t care for, or respect, the property.

Typically this turns into a game of revolving tenants and litigation for un-inhabitability.

This leads us back to the beginning of this article. Teaching landlords and property managers how to respect, respond and communicate with tenants has huge payoffs. Tenants that are cared for and appreciated by their property managers will not typically sue at the drop of a hat.

They will work with a manager and or Landlord to resolve problems and, more importantly, bring problems to the table because they are comfortable knowing they will be treated well. That does not obviate the need to inspect rental units once or twice a year, but it helps us keep rental units in tip top shape and keep the tenants safe and happy. Tenants need to trust they will not be retaliated against for reporting maintenance needs to their landlord/manager.

If a tenant complains of mold, you need to see if it exists.

Sometimes it does and sometimes it doesn’t. Sometimes you can’t see it because it’s in a crawl space or an attic.

www.RHAGP.org

July 2013 11

RHAGP Keeps Growing By: Past RHA President Phil Owen I was talking to some of our RHAGP members the other day before a meeting.

A member mentioned that he thought we had “sure gotten political”. Yes, as an organization, we have returned to being more political.

When Sharon Fleming-Barrett, Legislative Consultant and Lobbyist, led our legislative efforts, she was one of the most influential individuals in the rental housing industry. She would come to a RHAGP board meeting with an inch thick pile of papers regarding the latest news and legislative reports. Sharon was instrumental in creating the Landlord/Tenant coalition. She knew most of the politicians, and they knew her: To our benefit.

After Sharon’s passing, we let the Oregon Rental Housing Association (ORHA) take the lead in State legislative matters, because they had lobbyists. Now, I have been attending the Landlord / Tenant Coalition for the last 5 sessions. Our own lobbyist, Cindy Robert, also attended the Landlord Tenant Coalition (LTC) meetings this session and through her guidance we have established our position in a clear manner. We cannot support a bill (Senate Bill 91) that restricts our ability to consider certain prior criminal convictions when screening applicants.

We were invited earlier this year to meet with Speaker Kotek and her staff to discuss House Bill 2639 (Section 8 bill). We did not like the idea that we will no longer be able to entirely opt out of the Section 8 program. We were successful in getting the most damaging parts of the bill removed and making this a bill we could live with. When the Rental Housing Association of Greater Portland issued a press release April 15, 2013 announcing the Association would be neutral on this bill, it generated a good amount of attention.

The RHAGP received an invitation to OPB’s “Think Out Loud” talk program to discuss the Section 8 bill with Commissioner Nick Fish. After the program, Liz Carpenter, current RHA President and myself continued our dialog with the commissioner. The result was an invitation for Commissioner Nick Fish to address the organization at our July dinner meeting, and he accepted. Though, given the recent responsibility changes, he has canceled.

At this time I want to remind everyone that we need to keep our lines of communication with all our policy makers open.

How do we do that? We have conversations. We need to know, address and understand the facts.

Personally, I can understand how it feels like the government has its hands around our throats and that causes us to be emotional about our position. I know I don’t like it when someone with no investment or responsibility in my business wants to micro manage the way I run my business. After all, I have been doing this for the last 43 years, so you would think I would have figured out how to make it work.

I do know, once you lose sight of the real issues in an argument, you lose creditability in the discussion. So we need to know what the current legislation involves. The RHAGP can help keep everyone on track, but it will take an effort on everyone’s part to pay attention. This is not easy and it is hard to read what you don’t want to hear.

If we maintain a good relationship with the people in charge, then it is likely they will reach out to us on matters involving the rental housing industry. We want to be part of the discussion.

At this time we have over 1,765 members in the RHAGP. If every member would call or write every time any political body talked about changing the rules, we would indeed be a very powerful political organization. However, at this time, that is not how it works, so let’s take advantage of the opportunity to open a dialog when we can.

I would like to see as many of our members at our dinner meetings as possible. Impress your landlord friends by inviting them too. Enjoy a great meal, network with people who understand your business and vendors who can help you. RHAGP is making a difference, but we only have that ability because we are representing you. Politics and business is all about relationships. The better we know our representatives, and they know us, the more they will listen.

The July RHAGP networking dinner will be held at the Convention Center Red Lion Hotel on 7/17/13 at 6pm. The speaker is still to be determined, though we have invited Commissioner Saltzman, who will now head the Bureau of Housing. Please visit www.rhagp.org/calendar-event for updates.

12 July 2013

RHAGP Update

Rental Housing Association of Greater Portland

Premium Membership

Looking for a little more? Consider upgrading to Premium Membership:

Î Find out how other landlords are solving issues you may have Î Get access to exclusive offers from Affiliate / Vendor Members Î Unlimited use of RHAGP online forms, 24‐7 Î Save time filling in forms with your own property management database Î Track income and expenses via an easy‐to use, basic accounting software

Premium Membership Pricing:

One time Set Up Fee $ 35.00

Per Unit $ 7.00/year (minimum $30)

Contact the RHAGP office at 503‐254‐4723 to discuss if Premium Membership is right for you.

The Value of Membership

Being part of the Rental Housing Association of Greater Portland feels good. The sharing of ideas, concerns and better ways of solving problems you face every day creates community.

Legislative Dinner Meetings Mentor Program Representation 1750+ Substantial Educational Members Classes discounts Fully staffed Membership Tenant Screening office starting at $99

Since 1927, the Rental Housing Association of Greater Portland has held the standard of landlord civic participation and continues to provide affordable housing to Oregonians.

www.RHAGP.org

Visit www.rhagp.org for details!

July 2013 13

10 Ways to Make Good Tenants Stay By: REI Liaison Property Management As a landlord, retaining good tenants should be one of the biggest priorities. Good renters make great assets.

The good news is that keeping great renters isn’t too hard.

Here are ten things to do to keep good tenants happy and in no rush to move: 1. Respond quickly to complaints about noise or reports of criminal activity, such as drug dealing.

Always enforce rules on noise. If you are aware of any crimes taking place at the rental property, take action immediately. Consult an attorney, or consider hiring a property management company that includes evictions in its services.

2. Schedule maintenance and repairs at times convenient for the tenants, and let them know in advance.

Minimize the impact of repairs and maintenance by scheduling them at the times the renters are least likely to be around, typically between 9 and 5, Monday through Friday. Let the tenants know in advance when repair work is being done, and why.

3. Provide designated parking spots and enforce parking rules.

Having a parking spot with a short walking distance to home is very important for many tenants. Assign parking spots and enforce parking rules. Send warning letters to tenants who break the rules and have their cars towed if they ignore your warning. Also, make sure the parking is well-marked and sufficient guest parking.

4. Follow through on repair requests and other commitments.

It’s simple: do what you say you’ll do. Recognize that all tenants want their repairs handled promptly, efficiently, and predictably. Remember that many tenants are “renters by choice“. They prefer to rent rather than own partly because they want someone else to be responsible for repairs. Have a repair and maintenance process that helps to consistently meet or exceed tenant expectations.

5. Give the tenants advance notice of upcoming inconveniences that you’re aware of.

If you’re aware of upcoming road closures or a planned power outage, consider sending out a newsletter, email, or a Facebook update to inform the tenants.

6. Understand that tenants want to feel safe at home.

Make sure that any outdoor areas used by tenants at night, such as a parking areas, paths, and entries, are well-lit. Keep on top of preventative maintenance and repairs.

14 July 2013

7. Make sure all tenants follow the House Rules.

Good tenants are good neighbors. In return, they want the same consideration. They will follow reasonable rules for the property, outlined in the lease. All of your tenants should read and sign a copy of your rules when they execute the lease. Let the tenants know that rules will be enforced, and eviction can be used if necessary.

8. If you are allowing pets, make sure owners clean up after them!

Tenant retention has been shown to improve if pets are allowed, and certainly there are some great tenants out there who are also animal lovers. If tenants are allowed to keep pets, make sure the lease outlines that the tenant is responsible for all pet damages and for cleaning up after the pets. It is normal to require an additional pet deposit or additional rent.

9. Be polite, courteous, and professional.

Recognize that being a landlord requires great customer service skills. When the phone rings and the call is from a tenant who is paying thousands of dollars a year, speak politely and be helpful.

10. Create opportunities to appreciate the good tenants.

Take time to say “thank you” or send thank-you cards when appropriate. Gestures such as these go a long way in making your good tenants feel welcome and appreciated.

Good tenants know they are good tenants, and they expect to be treated that way. It’s worth the extra effort to keep them. Especially when the rent is paid on time and the property is well maintained.

REI Liaison is a full service residential Property Management and Leasing company serving the St. Louis, Missouri area.

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.

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Are you an Affiliate or Dual Member of the RHA?

Are you Utilizing all your advertising opportunities?

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RHAGP Update

Why Apartment Buildings Are Such Popular Investments Today By: Rick Tobin In recent years, apartment buildings have become quite a popular investment option for real estate investors interested in finding good yields for their money.

With mortgage underwriting guidelines tightening up considerably for residential properties (1 to 4 units) , more real investors have decided to acquire apartment buildings.

As interest rates have fallen dramatically, many apartment and commercial mortgage rates have also dropped to incredibly low ranges somewhere within 3% to 5%+. The lower the rates and the mortgage payments, the higher the monthly cash flow.

Lower Vacancy Rates and Increased Tenant Demand Ironically, the millions of homes foreclosed in recent years and the tightening up of government-backed or insured residential mortgage loans have forced previous homeowners into apartment units. As a result, apartment vacancy rates have fallen significantly in many regions.

The combination of lower vacancy rates and increased tenant demand has led to higher monthly rental income for apartment owners. The better the apartment owner’s Net Operating Income (NOI) figures, the higher the property valuation at a later date.

Smaller Apartment buildings Are Easier It is much easier to purchase and manage a small apartment building (10 to 20 units) as opposed to several different rental homes.

There will be less demand in various regions for smaller apartment buildings partly since there should be less competition from larger investment groups such as R.E.I.T.s, Pension funds, Equity and Hedge Funds, and even wealthy foreign investors.

Annuals yields of apartments will offer much higher rates of return than stocks, bonds, or commodities and are attracting more interest from small and large investors, domestic and foreign.

Smaller apartment buildings offer higher cash-on-cash returns to investors than many larger apartment buildings.

They are also much easier to manage by the owner or an onsite property manager. And a small apartment investor will typically earn more money per unit each month when compared to larger apartment buildings.

Since there are more small apartment buildings today for sale, there will be more motivated apartment building sellers who are willing to sell quicker at much lower prices.

Accordingly, many sellers are more flexible with their pricing and potential seller financing options.

www.RHAGP.org

Since mortgage rates continue to hover near record lows, this will greatly improve monthly cash flow options for property owners. In addition, the lower the interest rate on a mortgage, the faster the debt will amortize so that it pays off much quicker.

One of the better ways to reach early retirement is to own one, two, three, four, or five plu8s free and clear apartment buildings.

How to Determine the Apartment’s Value How do investors and sellers best determine the apartment building’s property value today? First, they may begin with something known as the cap rate (capitalization rate). The cap rate is the ration of a property’s yearly net operating income as compared to the property purchase price or cost to acquire the building.

The higher the cap rate, the higher the perceived risk due to factors such as location, building quality and design features, and other factors. The short explanation of NOI (Net Operating Income) is that one calculates their most recent year’s gross income and subtracts the annual expenses such as maintenance, utilities, management, property taxes, and insurance.

As rents have increased rapidly in many areas these past few years, then both gross rents and NOIs have increased, too. The increased NOI figures then have led to much higher apartment building values for many property owners today.

Lenders prefer that properties have NOIs that will be greater than the proposed total debt service so that the properties do not have potentially negative cash flow.

Some lenders consider and allow a 1.0 (“Breakeven”) Debt Coverage Service Ratio. Other lenders want to see much more positive net annual income levels, so they prefer 1.25, 1.35, or higher DSCR numbers.

Ask These Five Questions When purchasing small to large apartment buildings today, an investor should consider first asking themselves these questions: • What type of mortgage loan can I qualify for today?

• Which areas tend to have the most stable vacancy and employment rates?

• What is my true net cash flow per individual unit?

• Is this a better investment than residential?

• Do I want to retire sooner rather than later?

With apartment rates hovering near the 3% to 5% range today, the much improved cash flows will work better than ever for investors looking to find exceptional apartment CONTINUED on PAGE 16

July 2013 15

Dear Maintenance Men:

By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men: I have a three-vehicle carport that has no electricity or wiring whatsoever. I plan to have wiring installed for lighting purposes and to add garage doors (w/ automatic openers) to close off the carport. Since I am engaging in this project, I figured this was a great time to prepare the carport/garage for future and potential electric car use.

What specific items should I keep in mind for this upgrade, e.g. voltage/amps, location of outlet (driver/passenger side; front or rear of car; distance)? Will the car come equipped with an extended charging cord or would I need to supply one?

Ruben Dear Ruben:

WHY APT. BUILDINGS ARE POPULAR INVESTMENTS continued from PAGE 15

investment yields with less risk than many other investments today.

Do you want to work for your money, or do you want your money to work for you? Apartment buildings are some of the best ways to generate exceptional monthly cash flow for investors today, especially now that interest rates are near record lows.

Rick Tobin has a diversified background in both the Real Estate and Securities fields for the past 25+ years.

This article is reprinted here with permission from Creative Real Estate Online at http://www.creonline.com and with permission of American Apartment Owners Association www.joinaaoa.org.

In a past article we wrote about electric charging stations in the garage. Part of the article is below: “Electric cars make a lot of sense for those commuting thirty or forty miles a day. Many of the new electric cars coming out will allow charging from a 110 volt/15amp outlet. But, that is marginal at best. We would recommend installing at minimum, a dedicated 240 volt/40 amp outlet in each stall or garage. Optimally if you are going through the expense of running 240 volts, back it up with at least 80 to 100 amp service. This will allow for future expansion and easily charge two 40 amp electric cars at one time.

The outlet station should be no more than 25 feet from the vehicle. This is pretty heavy duty electrical work and we would recommend you use a qualified electrician who understands what you want to do.”

receptacle and that port could be on either side of the vehicle. A front or rear port is also possible. For ease of installation and standardization, we would recommend a front of vehicle install of the charging station. The charging stations come with an adequate cord length for most vehicle applications. EV Chargers will charge any car with the SAE J1772 standardized plug which all new cars in the US are using. If you have Nissan Leaf, Mitsubishi i-Miev, or Chevy Volt, all you need is a 240V 15A device, since these cars only have a 3.3kW/h inverter built in.

This website has a lot of useful information. http://www. pluginrecharge.com/2011/08/residential-evse-roundup.html

A station using 110/120volt is know as a Level 1 EVSE Charging Station. A Level 1 station is the minimum needed to recharge an electric vehicle and may take anywhere from 10 hours to 24hours to fully recharge a vehicle depending on battery capacity.

The concrete and brick sidewalk leading into my building has accumulated unsightly chewing gum. My power washer doesn't remove it. How can I get that stuff cleaned up? Once clean, is there any surface treatment to prevent gum from sticking?

220/240volt station is known as a Level 2 EVSE Charging Station. A Level 2 station will require a 220/240 outlet for operation. The Level 2 station will charge a typical electric vehicle in six to eight hours.

Korey

Greater or faster charging power will require a larger electrical service not typically found in residential buildings.

Electric cars are a relatively new and emerging technology and jumping too early on the bandwagon may be costly.

That being said; wiring existing garages, carports with 220/240 capacity is a good idea. Installing the actual charging station should be on a wait and see basis. Keep in mind, Level 1 & 2 Charging Station range in cost from $1000 to $2500 on up not including the cost of installation.

The best location for a charging station is hard to answer, as each electric vehicle will be different. At this time, most vehicles seem to use the old gas tank port as an electrical

16 July 2013

Dear Maintenance Men:

Dear Korey: There are a number of ways to remove gum from a brick or concrete sidewalks. Spray the gum with an aerosol freezing agent or place dry ice on the gum for a few minutes. The gum will become very brittle and should be easier to pry off the surface with a putty knife or scraper. It may take a few tries to remove all the gum. If there is any gum remaining, spray WD-40 or vinegar and let it soak to dissolve the remaining gum. Use a scraper or stiff brush to remove the rest of the gum. After all the gum is removed, use a power sprayer to deep clean and remove any gum residue. If you still have discoloration on the concrete, use muriatic acid & water mixture to bleach the concrete.

To keep the gum from sticking to the concrete or brick sidewalks in the first place; use a waterproofing sealer on CONTINUED on PAGE 17

RHAGP Update

Can You Target Senior Citizen Tenants?

By Henry Hall

You’ve heard about the demographic projections in the media. Every day for the next 18 years, 10,000 people a day will turn 65. They didn’t call this group the Baby Boomer Generation for nothing. Given their numbers, education and wealth, this group will be more golden than grey for property owners as they age. They’ll downsize their households and many will move into rentals. But unless you own a senior community development, don’t run out and create a marketing plan that explicitly targets seniors. If you do, you could find yourself accidentally running afoul of the Fair Housing Act. Title VIII of the Civil Rights Act of 1968 (Fair Housing Act), as amended, prohibits discrimination in the sale, rental, and financing of dwellings, and in other housing-related transactions, based on race, color, national origin, religion, sex, familial status (including children under the age of 18 living with parents or legal custodians, pregnant women, and people securing custody of children under the age of 18), and disability.

To prevent discrimination in housing, the Fair Housing Act places restrictions on how property owners advertise, and even show rental units to prospective tenants. For example, the act would prevent you from running an ad that said something like, “Perfect for Senior Citizens” or “Great Place for Grand Parents.” The Act would also prevent a landlord from only showing certain units to older people, such as

those located on the first floor, even if the landlord felt they’d be more comfortable in an easily accessible unit vs. one on a higher floor.

So, you may want to add features to your rental that are attractive to seniors. And, you may want to create a marketing plan that reaches out to them. But make sure your messaging is open to all potential tenants.

Reprinted with permission of Rental Property Reporter, http://www.rentalpropertyreporter.com/ NEW MEMBER ORIENTATION AND MENTORING SESSION

Have you recently become a member of the RHA? Are you thinking about becoming a member of the RHA? Come join us and see what the RHA has to offer you as a new member.

Come have your questions answered by an experienced landlord Refreshments Offered Thursday July 25, 2013 from 6-8pm at the RHA Office 10520 NE Weidler Portland OR 97220.

Call 503/254-4723 for more information

DEAR MAINTENANCE MEN continued from PAGE 16

the sidewalk to reduce the likelihood of the gum sticking to the surface.

Dear Maintenance Men: A resident had a flood in his unit and could not immediately get hold of the resident manager. It was almost an hour after the incident before a plumber could solve the problem.

Because the resident manager can not be expected to be at the building 24 hours a day, seven days a week; is it wise to show my tenants how to shut down the water and gas in case of an emergency?

Mark Dear Mark: Regardless of the size of the property; an emergency procedures policy should be in place. Part of the procedure should include posting basic water, gas and electrical shutdown procedures in the laundry room, mailbox area and in the move-in packet of each resident. Include the shut-off locations and instruction on how to accomplish the shutdown along with emergency telephone numbers for the plumber, gas company & electrician. Be sure all the shutoff locations are clear of debris, bushes and are accessible.

www.RHAGP.org

Replace any old or worn out valves that could fail in an emergency situation. All water gate valves should be replaced with ball valves for a positive shut down.

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

We need

To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@BuffaloMaintenance.com Please “Like” us on Facebook.com/BuffaloMaintenance Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation.

JLE Property Management, Inc for management service or consultation Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA Real Estate lic. #: 01216720 Certified Renovation Company Websites: www.BuffaloMaintenance.com & www.

ContactJLE.com www.Facebook.com/BuffaloMaintenance

July 2013 17

PREFERRED VENDORS Accounting / bookkeeping Balancing Point, Inc.

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

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

Northwood Business Svcs

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

Portland Tax Company

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

Advertising / marketing The Landlord Times

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

The Oregonian Publishing

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

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

Mac-Gray Corporation

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

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

APPLICANT SCREENING CoreLogic SafeRent

7300 Westmore Road, Suite 3 Rockville, MD 20850 P: 888-881-3400 www.corelogic.com/saferent

Complete Screening Agency LLC Jacob Turner & Tiffany Webb P: 500-827-3130 www.complete-screen.com info@complete-screen.com

National Tenant Network

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

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

RHAGP

Dual and Affiliate members support the interest of rental housing through their membership in RHA. TrueSource Screening, LLC

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

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

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

Benge Industries

Parking Lot Maintenance Services Corey Wilkerson P. 503-803-1950 corey@bengeindustries.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 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 for over a decade.

Law Offices of Richard Schneider, LLC

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

Scott A.McKeown, P.C.

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

Timothy Murphy, Attorney at Law

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

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

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

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

CARPET CLEANING Dura Clean Carpet Cleaning

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

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

O’Meara Carpet Cleaning

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

carpet sales Contract Furnishings Mart

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

The Floor Store

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

Cleaning / clean up All Surface Roofing & Maintenance LLC, CCB# 189489 Adam Zumwalt, P.503-781-3611 Exterior surface clean & restore www.allsurfacecleaning.com

energy conservation EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.com

Estate planning Law Offices of Richard Schneider, LLC

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

Evictions Action Services

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

Barrister Support Service

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

Landlord Solutions

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

Oregon Legal Assistance Services

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

Collection agencies Anderson & Associates Credit Svcs, LLC

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

COMMUNICATIONS Comcast Business Services

Financial services American Commercial Mortgage Network

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

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

COncrete Hal’s Construction, Inc. CCB# 34434

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

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

EFFICIENCY Energy Diet

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

Electric DeKorte Electric, Inc. CCB#159954

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

Freeman Electric CCB#61648

P.503-803-6859 Call for RHA Member Discount

Portland General Electric

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

Rental Housing Maint. Svcs. CCB#163427

Gary Indra, P.503-678-2136 Fully Licensed to do it all While the Rental Housing Association accepts advertising at face value, it cannot endorse the garyindra@rentalrepairs.com

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

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 steve.mozinski@chase.com

Commercial Lending Group, Inc.

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

Wells Fargo Home Mortgage

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

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

Horizon Restoration, CCB#160672 John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224

J.R. Johnson Inc., CCB#102676

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

Fire safety Tualatin Valley Fire & Rescue

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

advertiser or otherwise guarantee the quality of the products or services being advertised.

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

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

18 July 2013

RHAGP Update

PREFERRED VENDORS Floor COVERING Contract Furnishings Mart

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

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

J & B Hardwood Floors, Inc.

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

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

The Floor Store

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

Dual and Affiliate members support the interest of rental housing through their membership in RHA. Pyramid Heating & Cooling CCB# 59382 P.503-786-9522 Serving the Portland Metro area. info@pyramidheating.com

HEATING OIL Deluxe Heating & Cooling Brian Ray, P.503-287-6688 www.deluxefuel.com

heating oil tank EcoTech LLC

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

Housing authorities Housing Authority of Portland

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

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

insurance Larry Thompson Agency

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

forms RHAGP

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

GUTTERS Aylwin Construction- CCB# 104039 Gutter installation, repair & cleaning P.503-998-7663 www.roofpdx.com

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

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

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

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

Wieder Works, CCB#164323

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

Hauling Junk Away Hauling CCB# 177966

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

heating & cooling Midway Heating Co. CCB#24044

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

Robinson Financial Group

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

State Farm Insurance

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

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

Wolter Van Doorninck, CPCU

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

investment services Peregrine Private Capital Corp.

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

Landscaping J. Salinas Landscaping

J. Salinas, P.503-816-1190

Oregon Tree Care

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

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

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

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

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

Movers-house Emmert Development Company

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

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

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

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

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

Rodda Paint

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

pest control Alpha Ecological Pest Control

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

Frost Integrated Pest Mgmt

P.503-863-0973 Residential • Commercial • Multi-Family www.frostpestfreezone.com

NW Pest Control

Bruce Beswick, P.503-253-5325 9108 NE Sandy Blvd, Portland 97220 www.goodbyebugs.com nwpestcontrol@aol.com

Orkin Pest Control

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

plumbing / drain cleaning Grumpy’s Drains

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

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 79, Portland 97213

Nichols Plumbing, CCB# 132527

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

ProDrain & Rooter Service, Inc.

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

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

PROPERTY MANAGERS Action Management

Wendi Samperi, P.503-710-0732

Alpine Property Management

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

Apartment Community Management

8056 SE Harold Street Portland OR 97206 P. 503-766-3365 www.acmportland.com

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

Bluestone & Hockley Real Estate Services

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

Fox Management, Inc.

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

The Garcia Group

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

Gateway Property Management

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

Lakeside Property Management Co.

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

Micro Property Management

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

Portland Pioneer Properties

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

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

Rappold Property Management

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

Smart Property Management

Smart managers + smart residents = smart property management P.503-465-4404 www.smartpm.com

Voss Property Management

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

radon Cascade Radon Inc.

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

EcoTech LLC

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

Real estate sales Bluestone & Hockley Real Estate Services

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

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

www.RHAGP.org

July 2013 19

PREFERRED VENDORS

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

Chris Anderson

Hal’s Construction, Inc. CCB# 34434

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

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

Denise L Goding

seismic retrofits EcoTech LLC

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

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

Elizabeth Carpenter

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

HFO Investment Real Estate

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

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

J.L. Lutz & Company

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

M. Maltase Real Estate Group

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

The Garcia Group

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

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

Horizon Restoration, CCB#160672

John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224

J.R. Johnson Inc., CCB#102676

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

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

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

ROOFING All Surface Roofing & Maintenance LLC, CCB# 189489 Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleaning.com

Aylwin Construction- CCB#104039 Commercial & Residential Replacement, repair & cleaning P.503-998-7663 www.roofpdx.com

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

Seal coating Benge Industries

Parking Lot Maintenance Services Corey Wilkerson P. 503-803-1950 corey@bengeindustries.com

P.503-240-3388 General Contracting Services www.jrjohnsoninc.com

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

SMALL BUSINESS SUPPORT From Here 2 There

Helping solve business challenges to reach your goals Ami Stevens, P-503-407-3663 astevens@fromhere2there.com

striping Benge Industries

Parking Lot Maintenance Services Corey Wilkerson P. 503-803-1950 corey@bengeindustries.com

TELEPHONE Comcast

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

UTILITY BILLING Minol USA

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

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

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

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

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

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

Scan QR Code on Smartphone for Online Vendor Info.

PLEASE VISIT US AT WWW.RHAGP.ORG

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

20 July 2013

RHAGP Update

1205 NE 33rd

97232

RENTAL HOUSING ASSOCIATION of GREATER PORTLAND

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

10520 NE Weidler Portland, OR 97220

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24

January 2013

RHAGP Update