JULY 2016 RHA OREGON UPDATE NEWSLETTER by Cari Pierce

July 2016

A monthly newsletter published by the Rental Housing Alliance Oregon

s a t r arr e d n U y night

rha est. 1927

www.rhaoregon.org

In this issue:

How To Use Flyers To Get A Unit Rented (Part 1) â&#x20AC;Śpage 6 Dear Maintenance Men

page 9

Screening Tip - Employment Verification page 10 Starry Night Event

page 12

Helping people offstreet theand street Helping people off the into housing. and into housing. See page of the Update See 3page 3

Implementing A Utility BillBack System For Multifamily Properties page 14 How to Handle Renter Complaints page 15

Formerly the Rental Housing Association of Greater Portland

April is

FIND EVICTIONS STESSFUL?

503-242-2312

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

Starry Night Event

Table of Contents

Wednesday, July 20, 2016

RHA Oregon Dinner | page 3

Come join RHA Oregon for a wonderful evening of music, food, and fun, all for a great cause. The proceeds from this event go to JOIN Connecting the street to a home.

President’s Message | pages 4

Last year RHA Oregon’s Second Annual Starry Night Event was a huge success, we raised close to $4,000! RHA Oregon was able to take a family off the street and place them in housing and served a meal at the JOIN day center once a month all year long. This year our goal is to do the same for a third and fourth family and to continue to provide a meal to those at the day center once a month. So come join us for this great event!

Silent and Oral Auction, and Raffle- All proceeds go to How To Handle Renter Complaints | pages 15 JOIN Connecting the street to a home The Preferred Service Guide | page 18

• JOIN helped 806 individuals transition from homelessness to permanent housing in 2015 You must register to attend • This includes 109 families with over 274 children under Call 503-254-4723 to register or visit the the age of 18 rhaoregon.org/store/category/events. If you • 75% of the households JOIN helped into housing register for a dinner meeting and do not show retained their housing for at least 12 months or do not cancel by the Friday before the dinner • JOIN’s retention team made more than 14,000 friendly meeting you will be charged the full price of the visits to people in their new homes Dinner. • JOIN serves an average of 200 individuals each week at our “House” or basic service JOIN’ Day Center, or what they call ‘the House,’ provides critical basic services to 100-200 people every Monday through Friday. Services include restrooms, showers, a mailing address, laundromat vouchers, hygiene items, clothing resources, referral information, coffee, conversation, and a refuge from the weather. Many of the services at the House are provided through a barter system where those accessing services exchange their time in return for what they need. This system fosters a sense of dignity among those accessing services, and creates a community where everyone is investing their time and opinions and talents. When: Wednesday, July 20, 2016 at 6:00pm Location: RHA Oregon Annex and Patio, 10530 NE Weidler, Portland OR 97220

Price: $19.00 per plate if registered by 5pm Friday July 15, 2016

www.rhaoregon.org

RENTAL ALLIANCE UPDATE JULY 2016

President’s Message The next couple of months for RHA Oregon include some exciting events: our Starry Night event in July and our Annual Picnic at Oaks Park in August. Both of these events offer opportunities for our vendors and members to volunteer their time and energy to our organization. Neither of these events would be the success they are without the efforts of these two groups.

RHA Oregon BOARD MEMBERS President John Sage, PH. (503)667-7971 President Elect Ron Garcia, PH. (503)595-4747 RHA Oregon President John Sage

As you know, our vendors are a very important part of RHA Oregon. Many of the events and training that we do would not be possible without their support. We encourage you to invite and bring a vendor or landlord that would benefit from learning about RHA Oregon. While at the events you can get to know other property owners and find out what they know that you didn’t even know you had questions about. So what might you ask, do we have in the works? Well, on July 20th starting at 6pm at the RHA Oregon conference annex, 10530 NE Weidler , Portland, OR, we are having our annual event-- “Under a Starry Night”. This event is again an opportunity to meet and talk with other vendors and property owners. But the main focus of the event is an auction to support JOIN. At last year’s event we raised enough to get a family off the streets and into housing. I recently received a picture of the family that we were able to help last year and the smiles on their faces made all the effort that went into this event very worthwhile. The board of Directors for RHA continues to serve lunch to the homeless once a month at JOIN’s day center. If you would like to volunteer by helping to serve the homeless, contact the RHA office to find out more information.

Vice President Phil Owen, (503) 244-7986 Treasurer Elaine Elsea, PH. (503)258-0700 Secretary Lynne Whitney, PH. (503)284-5522 Past President Elizabeth Carpenter, PH. (503)314-6498 RHA Oregon DIRECTORS Adam Kendall Abplanalp, PH. (503) 319-3103 Liz Dauw, PH. (503)880-5561 Jerad Goughnour, PH. (503)303-8545 Jim Herman, PH. (503)-645-8287 Charles Karl, PH. (503)224-0230 Charles Kovas, PH. (503)255-8795 Rita Robinson, PH. (503)702-0255 Ami Stevens, PH. (503)-407-3663 AJ Shepard, PH. (360)772-6355

As always, since long before I became a member of RHA Oregon, we have our Annual Oaks Park Picnic on August 10th starting at 2 pm. There will be food, BBQ, games, and rides for the kids, plus another opportunity to meet other property owners and vendors. Be sure to bring an age appropriate prize for the bingo games later in the day. It always amazes me, the generosity of our members and the prizes that they bring. So be sure to contact the office to register for the upcoming events and invite your favorite vendor or other property owners. Show them the great organization that is RHA Oregon. I look forward to seeing all of you there and getting to know you better.

Matt Korshoj, PH. (503)819-5395 Mihyun Pratt, PH. (503)969-5412 RHAOregon OFFICE Monday - Friday * 9:00am - 5:00pm PH: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220

Sincerely, John Sage President RHA Oregon Stegmann Insurance Agency Inc. RHAOregon is committed to educating members to fair housing practices and policies.

:RENTAL ALLIANCE UPDATE JULY 2016

www.rhaoregon.org

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

07/13

Board Meeting

RHA Conference Annex

5:30pm

07/20

Under a Starry Night Event

RHA Oregon Parking Lot

6:00pm

07/28

New Member/Mentor Meeting

RHA Conference Annex

6:008:00pm

08/10

Annual Picnic

Oaks Park

6:00pm

08/25

New Member/Mentor Meeting

RHA Conference Annex

6:008:00pm

INFORMATION

MUST REGISTER TO ATTEND See Page 3

MUST REGISTER TO ATTEND See Page 12

If you register for a dinner meeting and DO NOT SHOW or DO NOT CANCEL by the Friday before the dinner meeting you will be charged the full price of the dinner Meeting To purchase event tickets online visit: http://www.rhaoregon.Org/store/category/events

CLASSES

LOCATION

TIME

07/08

Screening Class

RHA Conference Annex

11:0012:30pm

07/22

Screening Class

Webex

7:00-8:30pm

07/26

Screening Class

Webex

7:00-8:30pm

08/02

Screening Class

RHA Conference Annex

11:0012:30pm

08/05

Screening Class

Webex

11:0012:30pm

08/19

Screening Class

Webex

7:00-8:30pm

08/23

Screening Class

Webex

7:00-8:30pm

Under A Starry Night Event July 20, 2016 at 6pm

Mark Your Calendar! RHA Oregon’s Annual Family Picnic

We auctioned and bid each other up on art work to vacations and golf bags to wine. If telling how long everyone stayed is any indication of the success of the event, then people seemed to really enjoy themselves.

August 10, 2016 from 2pm - 9pm Members $5.00 per person, children under 12 are FREE!

Last year we raised just about $4,000 which was enough to get one family off the street and fund feeding the homeless at Join’s day center once a month. Let’s see if we can beat last years total!

Please note: Family / Group Name, number of adults & kids over 12, number of kids 12 & under and total number of ride bracelets.

www.rhaoregon.org

Please call 503-254-4723 or email your registration to info@rhaoregon.org.

INFORMATION

JOIN NEEDS YOU! Join in for the heart warming feeling of helping the homeless. Here’s your opportunity to help with preparing or serving a healthy, nutritious meal to those in need. If you have a spare couple of hours the second Tuesday of the Month we could use you! Serving takes about an hour, and preparing the meal a little more, but it is all worth it. To JOIN in and help, contact Alita at (503)667-9288 RENTAL ALLIANCE UPDATE JULY 2016

How To Use Flyers To Get A Unit Rented (Part 1) by Robert L. Cain

From the upcoming book Get It Rented: Effective Marketing for Rental Property. Pat called me about her rental property. It wasn’t rented. It had sat vacant for three months while her property manager ran ads. She couldn’t understand why there was no renter, yet. I looked at the ad in the paper and knew immediately what the problem was. The ad was designed to get the phone to ring at the management company, not to encourage prospective tenants to see her property. This property should have rented easily. It looks inviting and is two blocks from the convention center in a nice area with an easy walk to downtown. I knew how to fix the problem. I told her to take pictures of the property with a digital camera and email them to me. She did and I created a flyer for her property. I emailed her the flyer and told her to print 100 flyers, get a flyer box, and put it up outside her rental. She got her management company to spring for the flyer box. The property was rented the next day. Does it work that well every time? Of course not, but it is effective advertising. Property flyers accomplish two things. First, they can qualify your prospective tenant. That is, they give him or her enough information to decide if this unit is one that he or she would consider living in. Second, they give a prospective tenant something to take home so he or she will remember to call you about the property. Here’s what happens all too often when people are driving around neighborhoods wishing and hoping that they could live there. They see a For Rent sign on the front lawn of a property. They stop, try to find a pen or pencil in the car, then they try to find something to write on. All they can find is the white napkins they got from McDonald’s where they stopped for lunch. So they write the address and your phone number on one of the napkins. Then they drive around some more.

When they get home, they’ve pretty much forgotten about your place, and they stuff all the napkins into the bag they came in and throw them away. Into the garbage goes any chance of them ever calling you about your rental property. On the other hand, if you have placed a box of flyers in front of the property, they get out of the car, look at the picture on the flyer, read about it, decide to take it home and, you hope, call you about seeing the place. Unless the property is not something they’re interested in, they won’t throw it away. In fact, even if they have no interest in it, they might not throw it away. It lays around their apartment, and one of their friends comes over, sees it and asks about it. Then the friends call you. Realtors have used flyers for years for just the reasons I have described. They use them because they work. Don’t know how to make a flyer? It’s simple. Here’s how. If you’re even marginally handy with a computer and have a laser or inkjet printer, you can make an acceptable looking flyer. Your computer might have come with Microsoft Publisher or you might have another inexpensive desktop publishing program. Microsoft Word makes flyer creation easy, too, with ready-made templates, so all you have to do is type in the pertinent information and place the photo. A picture is essential. It doesn’t matter if it’s a 40-unit building or a single-family house. One reason you use a picture is that it helps your prospective tenants remember which property it was. After they’ve driven by 10 or so, they all run together. How to ensure the best picture If you can get a decent picture of your property that shows its good features, that’s easiest to use. However, (continued on page 7)

:RENTAL ALLIANCE UPDATE JULY 2016

www.rhaoregon.org

How To Use Flyers To Get A Unit Rented (Part 1): CONTINUED FROM PAGE 6

if the best picture you can get is of the garage, some trees or a trash dumpster, think of something else. One thing to do is hire an artist to make a line drawing of the property. A real estate artist can do it in less than an hour for under $50. I got information from Don Kinunen, a Portland, Oregon, artist who specializes in drawing properties. He charges $45 for an 8 in. by 10 in. drawing that he also sends as a graphic by email. You can put the graphic directly onto your flyer. Go to Don’s website at realestatesketch.com for complete information and to see sample sketches. Once you have it on a digital camera, you can tweak it in a paint program on your computer. You can print them in color if you want, and that will be impressive. But black and white will probably be every bit as effective. The reason for the flyer is, of course, to advertise your property. But the advertisement is to remind your prospective tenants about the property. The more professional looking the flyer, the better the impression prospective applicants get of you. A professional appearance encourages good tenants and discourages bad ones. Silly as it sounds, make sure your name and phone number, the address of the property and the rent amount are on the flyer. You’d be surprised . . . Well, never mind. Just make sure all that is on the flyer. Just as important, proofread carefully. Make sure it says what you intended it to say and that there are no grammar or spelling errors. Grammar and spelling errors show that someone is not careful and meticulous, and that carries over to an opinion of management style in the minds of some people. What other information goes on them Other than the address, rent and your contact information, you want to put information on the flyer that will help your prospective tenants decide if this

is a place they want to live. List only benefits and not negatives, except for a couple of exceptions. Always list: • • • •

Number of bedrooms Number of bathrooms Square feet This wording at the bottom:

We are working with neighbors and other landlords to maintain the quality of the neighborhood. We want to make sure that our tenants are good neighbors. To that end we have a thorough screening process. If you meet the application criteria and are accepted, you will have the peace of mind of knowing that other tenants in this area are being screened with equal care. We provide equal housing opportunity. We do not discriminate on the basis of race, religion, creed, color, national origin, marital status, sex, familial status or handicap. That language also has the effect of screening applicants. Bad tenants don’t want you to “make sure that” your “tenants are good neighbors.” If they know you will check rental history, they’ll just go on to the next landlord. Aw, shucks. Good tenants are encouraged by language such as that because they hate living near bad tenants. Things you might want to include: • School district • Special features about unit such as new carpet, updated kitchen, etc. • That you allow pets (if you indeed do) • That you rent to smokers (if you do) • That you accept Section 8 (if you do and have a choice where your property is) • Distance to bus or train (if it’s close) • The fact that there’s off-street parking (if there is) • Any move-in incentives (continued on page 8)

www.rhaoregon.org

RENTAL ALLIANCE UPDATE JULY 2016

How To Use Flyers To Get A Unit Rented (Part 1): CONTINUED FROM PAGE 7

DO NOT include (none of these is a selling point): • The phrase “No Pets” • The phrase “No Smokers” • The phrase “No Section 8” • How much the deposit is In other words, include only positives. If it does not help in selling the unit, leave it out. Prospective tenants will ask if those questions are important to them. Then you can have an answer that is already written out to respond to them. If they have no importance to the prospective tenant, you have not created a negative impression. Get at least 100 copied on colored paper, preferably blue or pink, at a copy shop, NOT WHITE. Advertising agencies and researchers have found that blue and pink are the two most effective colors and white looks like a McDonald’s napkin. Once you have the flyers printed, display them in front of the property. The best thing to use is one of the plastic brochure or flyer boxes that Realtors® use for houses they are selling. Office Max sells what appears to be a sturdy one for about $19.00. The most interesting one is at Home Depot where they have a box and stand that sticks in the ground for about $23.00. Check online under “literature boxes.” Flyers get the phone to ring and they cost infinitely less and are infinitely more effective than newspaper ads. You can use the same information in online ads including the pictures you take for your flyer. Get it rented. ABOUT THE AUTHOR: BOB CAIN

:RENTAL ALLIANCE UPDATE JULY 2016

Some 30 years ago Bob Cain went to a no-money-down seminar and got the notion that owning rental property would be just the best idea there is for making money. He bought some. Trouble was, what he learned at the seminar didn’t tell him how to make money on his rental property. He went looking for help in the form of a magazine or newsletter about the business. He couldn't find any. Always ready to jump at a great idea, he decided he could put his speaking and writing skills to work and perform a valuable service for other investors who needed more information about property management. So Bob ferreted out the secrets, tricks and techniques of property management wherever he found them; then he passed them along to other landlords. For over 25 years now, Bob has been publishing information, giving speeches, putting on seminars and workshops, and consulting for landlords on how to buy, rent and manage property more effectively.

www.rhaoregon.org

Dear Maintenance Men: By Jerry L’Ecuyer & Frank Alvarez Dear Maintenance Men: I have noticed the base molding in the living room and leading into the kitchen is starting to come off the wall. The corners are splitting and it is starting to look very rough. What do you think is causing this? I don’t see any water anywhere. Randy Dear Randy: We would bet you do have a water problem somewhere. Chances are it will be traced to the refrigerator. There might be two issues you can look at. First check that the drain line for the defrost cycle is not clogged and two if the refrigerator has an icemaker, that the line is not leaking. Chances are the icemaker line has a hole or the drain line is leaking and the walls are sucking up the water. That is why you don’t see any standing water. Look under the fridge or pull out the fridge and look at the water line. It should be a small quarter inch nylon or polyethylene line; often they are white or translucent in color. If the water line goes though the cabinets to the kitchen sink; follow the line and look for rough spots or kinks in the line. Because these small water lines often leak for a long time before they are discovered, your walls may very well be saturated. The swelling baseboards are an indication they are full of moisture. The repair for this leak goes far beyond repairing the pinhole leak in the icemaker line. You will have to remove the drywall in order to allow the walls to dry properly. Chances are you will also have a major mold issue inside the walls. You should seek professional help for an evaluation of the potential mold issues involved. Please note when replacing icemaker or filter lines, only use tubing specified for that use. Ask for icemaker tubing, it will be marked icemaker compatible. Dear Maintenance Men: I have a toilet that runs every ten or twenty minutes. I have replaced the fill valve, the flapper valve and I have

even scrubbed under the rim! In other words, all the items I can think of that are replaceable in the tank are new. What else should I be looking at? Sam Dear Sam: You replaced all the easy ones!! When all else fails on a toilet leak down issue; it is time to put on your rubber gloves and get an adjustable wrench. Chances are the problem lies with the Flush Valve Seat. The rubber flapper valve seals against the flush valve seat (the big hole at the bottom of the tank.) to either keep the water in the tank or let the water out of the tank. The seat may have a burr, crack or calcium deposits that allow a small amount of water to seep past the rubber flush valve. Sanding the seat to remove the burr or calcium deposit is a shortterm solution, but rarely solves the problem for long. A permanent solution is to replace the flush valve. Start by turning off the water supply, completely empty the tank and remove the water line. Remove the two or three bolts holding the tank to the toilet bowl. Turn the tank upside down and remove the large nylon or brass nut that holds the flush valve to the tank. Install the new flush valve. Be sure the tank bottom is clean and no debris gets between the new valve’s rubber gasket and the tank. Tighten the large nut on the outside of the tank and you are ready to reassemble the tankand bowl and put the toilet back into action. When reassembling the tank to the bowl, install new rubber washers and bolts. Dear Maintenance Men: Can I get some pointers with preventive maintenance when it comes to heating and air conditioning? Mike Dear Mike: Heating and air condition or HVAC should be inspected at least twice a year or at the change of the major seasons such as summer and winter. Prior to summer or winter seasons, it is essential to properly inspect and (continued on page 10)

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RENTAL ALLIANCE UPDATE JULY 2016

Dear Maintenance Men: continued from page 9

troubleshoot your HVAC (a/c)units whether they are window, wall or central. Most A/C units fail or work improperly due to nonexistent or improper maintenance and not age. Cleaning is your A/C is the most inexpensive and critical maintenance procedure you can perform. Here is our 4-point check list: 1: Turn on the A/C and listen for unusual noises. 2: Inspect/clean or replace filters. Filters should be cleaned or replaced at the beginning of each major season, such as before summer and before winter. 3: Clean & repair damaged or bent fins. (They can constrict proper air flow and decrease the cooling capacity of the A/C unit. 4: Clean out all dust and debris inside of the A/C pan or coils. On a central HVAC unit: cleaning or replacing the main and return filters, may be the limit on a DIY cleaning. A qualified technician should do any other work on a central heating and air unit. Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation, Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA Real Estate lic. #: 01460075. Certified Renovation Company. Websites: www. BuffaloMaintenance.com & www.ContactJLE.com www.Facebook. com/BuffaloMaintenance

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

SCREENING TIP - EMPLOYMENT VERIFICATION I've seen many landlords saying how difficult it is to get verification of an applicant's employment, I have 99% success in verifying employment. It's important to know that Pay stubs, in addition to being forged, can also be useless as they might have just been fired. The banks don't just trust your pay stubs for a mortgage, they call your work! So here is my fool proof steps to get employment verificiation. 1) If it is a large corporation, you likely have to use the work number. Have tenant pay the fee if you are so inclined. 2) Google the name of the company to find the phone number, don't rely on what the applicant put on the application. 3) If it is a larger company, ask for their human resources or payroll department. 4) If it is mom’n pop, likely the person answering phone can help you. 5) I just ask them over the phone that you are calling for a rental application and if they can verify name, position, dates of employment, and salary. 6) If they ask, I fax them the signed consent form. Sometimes they will refuse to verify salary , but that is ok if you know they are still employed as you have paystubs. The above steps have failed me only ONCE when the employer used an obscure third party verifier that wanted to do a background check on ME:). WHAT TO DO IF YOUR APPLICANT IS SELFEMPLOYED? An often asked question by landlords: "I have an applicant who is self employed... and want to rent my home. What should I require them to submit with their application? The following are recommendations from several landlords nationwide. 1) Ask for two months of bank statements. 2) Two years of Tax Returns (ideally prepared by a CPA). 3) Verifying documentation that the business is registered and/or licensed. 4) Is the business local and been around for several years? 5) Still do full background/credit check as well. Reprinted with permission from MR. LANDLORD. For a free sample newsletter, call toll-free, 1-800-950-2250, or visit their informative web site at mrlandlord.com to register to win a free Landlording book.

:RENTAL ALLIANCE UPDATE JULY 2016

www.rhaoregon.org

EMBERSHIP AND ENTOR MEETING

OUR MEMBERS MATTER! • • • •

The Fourth Thursday of the month from 6-9pm 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

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

JOIN 1435 NE 81st Ave, Suite 100, Portland OR 97213 www.rhaoregon.org

RENTAL ALLIANCE UPDATE JULY 2016

h g i t n y r Under A StAr UNDER A STARRY NIGHT JULY 20, 2016 6PM RENTAL HOUSING ALLIANCE OREGON

Under A StArry night

Fine Dinner & Wine Complementary Craft beer and Lager Auction to support Join $19.00 per person RSVP at info@rhaoregon.org

RHA Oregon Conference Annex and Patio, 10520 NE Weidler, Portland OR 97220

:RENTAL ALLIANCE UPDATE JULY 2016

www.rhaoregon.org

Rental Housing Alliance Oregon annual picnic

Wednesday, August 10, 2016 at Oaks Park Picnic Area #1 Thanks to our sponsors, members pay just $5 per person and children 12 & under eat for free! To play

u men q bb

bingo, just bring an age

rides & fun

appropriate All family members welcome!

prize for the

o bing

person playing!

Agenda: 2:00pm to 5:30pm Registration Open

f r ie

4:30pm to 6:30pm Vendor Fair

nds

5:00pm to 7:00pm Dinner Served 7:00pm to 8:30pm Bingo g Come One Come All! Individual, Family or Team!

t fo rea

Pre-Registration is Appreciated!

s dor ve n

Please call 503-254-4723 or email your registration to info@rhaoregon.org. Please note: Family/Group Name, number of adults & kids over 12, number of kids 12 & under and total number of $10 ride bracelets.

il y fa m

fu n

$10 deluxe ride bracelets include roller skating! Name(s): _______________________________________________________________ Address: ________________________________________________________________ City: ______________________State: _____ Zip: ___________ Phone: _______________ Number of Adults & Kids over 12:

_____ @ $5.00 ea

Number of Kids - 12 and under:

_____ @ FREE

$__________

Number of DELUXE Ride Bracelets: _____@ $10.00 ea $ __________ Total Amount mailed to RHAGP:

$ __________

mail to: RHA Oregon, 10520 NE Weidler, Portland, OR 97220 Or Fax to 503-254-4821 or call 503-254-4723 www.rhaoregon.org

RENTAL ALLIANCE UPDATE JULY 2016

Implementing A Utility Bill-Back System For Multifamily Properties By Cliff Hockley, President Bluestone & Hockley Real Estate Services As utility costs increase, owners of multifamily properties have searched for a fair method to pass on these expenses. Most multifamily properties in the western states today have been built with separate electrical and gas metering so tenants expect to pay their own electric and gas bills. Landlords have traditionally paid for the water and sewer. This pattern is changing. Especially in large cities and towns, tenants have come to accept utility bill backs. Landlords have many options to pass on these expenses. Often, landlords implement a Ratio Utility Bill Back System (RUBS). (RUBS) is a method of calculating a resident's utility bill based on occupancy, apartment square footage, number of beds, or a combination of factors. Using RUBS to bill residents for water, gas and/or electricity expenses has several advantages including: • It requires no cash investment to get started • It enables owners to recoup any portion of the overall billings • It can be implemented easily and quickly • It immediately improves cash flow Some landlords and management companies choose an amount of money, say $40 per month per apartment and use that as an estimate of water and sewage use to pass on to tenants. This approach typically keeps the rate lower to the tenants but can short change the landlords. Many landlords take the bills and divide all of the water costs by the number of units minus an estimate for common area usage such as landscape irrigation and laundry room use. The quotient is passed on as the expense. They pass on the sewer expense using the same ratio. The challenge with this approach is that many tenants complain about unequal water use, where some tenants use more water than others. Landlords can implement a RUBS system themselves or use a property management company to handle the process for them. Many existing apartments

have a utility configuration that does not support the installation of sub-metering equipment. For example, properties that heat water and supply water through a centralized boiler system such as high-rise apartment complexes and older condominium units can have multiple pipes supplying water to a single unit. It is cost prohibitive to install several water meters to measure total water usage for each residence. In these cases, RUBS presents an excellent alternative for the owner or association to recover appropriate utility costs and increase cash flow at the property. When landlords use their property management company or a utility management company to manage the process for them , the property managers and/or utility management companies will tack on an extra processing charge to the bill, which typically has to be paid by the landlord. Laws in every state are different regarding the costs of utility bill backs. Other options Water sub-meters can be installed when a building is constructed or a sub-meter can be installed on the hot water side of the hot water heater within an existing structure when each unit has its own hot water heater. Meters can be read electronically or via a meter reader (by either a meter reading company, an on-site manager, or an onsite maintenance tech). If the meters are read electronically, they are downloaded to a system in the manager’s office. From there, the information is transferred via phone line transmitters and receivers back to the multifamily utility company headquarters. Individual meter readings are then imported into a billing system which creates and sends individual utility bills to the tenants. A monthly utility reimbursement check is then sent to the owner, manager, association manager or whoever is in charge of receiving payments. If the tenants don’t pay the utility billings it is up to (continued on page 16)

:RENTAL ALLIANCE UPDATE JULY 2016

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HOW TO HANDLE RENTER COMPLAINTS By Mary Girsch-Bock of propertymangers.com, a service of AppFolio

As a property manager, one of the most rewarding and the most difficult parts of your job is to keep renters happy. While the majority of your tenants may never voice a single complaint, when a renter does complain it’s important to handle that complaint in a professional manner. It’s important that every complaint, even the minor ones, are taken seriously. I’ve heard untold stories from renters about how their complaints were ridiculed, or simply shrugged off. Some even felt as if the issue in question was somehow their fault. Here are some suggestions for handling tenant complaints that will ensure a quick resolution and a satisfied tenant: o Document the complaint or issue immediately. While we all are sure that we’ll remember something, during the course of a very busy day things such as complaints can inadvertently be put on the back burner, resulting in an unhappy tenant, and no clear resolution to the issue. Document, document, document. o Address the issue immediately, or as soon as reasonably possible. A routine maintenance call about a faulty appliance can quickly escalate into a complaint about management responsiveness. o Excessive noise complaints are common, and should be investigated immediately for legitimacy and appropriateness. In the case where a noise violation has not occurred, managers should take the time to explain noise restrictions and local ordinances to the complaining party. If there is a legitimate complaint such as blasting music at midnight, the violating party must be dealt with promptly. o Consider if a complaint is legitimate. While it is the property manager’s responsibility to process all complaints promptly, there will be times when there are no grounds for the complaint. Complaining about the off white wall colors in an apartment home is not a legitimate complaint, as the tenant was aware of the wall color prior to moving in. o Assign each complaint a level of importance.

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While we want to treat every tenant complaint as important, complaints about things such as broken gates, burned out lighting, and stray pets must be placed on a higher priority list than complaints about the lack of a pool or hot tub on the property. o Provide your tenant with a written response to their complaint. While you may want to speak to them in person, putting it in writing provides further reassurance that the issue has been dealt with in a timely fashion. Often times, constant complaints such as excessive noise and poor property lighting may be a sign of a larger issue that needs to be addressed. Whatever the basis for the complaint, handling them in a prompt, professional manner will help to keep everyone happy. 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.

RENTAL ALLIANCE UPDATE JULY 2016

Implementing A Utility Bill-Back System For Multifamily Properties: CONTINUED FROM PAGE

the property manager to make sure the water bills are collected. To implement this system, the landlord needs to be prepared to advance the capital expenses to install the system. This system offers more accuracy on about amount of water and sewer that is being used. Usually, garbage bills can be billed back to tenants via RUBS as well. If each tenant has an individual garbage can, you can usually bill back by the can. The key is to bill back a fair amount. Oregon Laws In 2013, laws were passed to address utility and service sub-meter and RUBS charges at multifamily properties. The current language is provided below for reference. It clarifies how RUBS can be used in the state of Oregon. According to OR90.536: Charges for utilities or services measured by sub-meter (1) If a written rental agreement so provides, a landlord using the sub-meter billing method described in ORS 90.532 (Billing methods for utility or service charges) (1)(c) may require a tenant to pay to the landlord a utility or service charge that has been billed by a utility or service provider to the landlord for utility or service provided directly to the tenants space as measured by a sub-meter. (2 ) A utility or service charge to be assessed to a tenant under this section may consist of: (a) The cost of the utility or service provided to the tenants space and under the tenants control, as measured by the sub-meter, at a rate no greater than the average rate billed to the landlord by the utility or service provider, not including any base or service charge; (b) The cost of any sewer service for wastewater as a percentage of the tenants water charge as measured by a sub-meter, if the utility or service provider charges the landlord for sewer service as a percentage of water provided; (c) A pro rata portion of the cost of sewer service for storm water and wastewater if the utility or service provider does not 16

:RENTAL ALLIANCE UPDATE JULY 2016

charge the landlord for sewer service as a percentage of water provided; (d) A pro rata portion of costs to provide a utility or service to a common area; (e) A pro rata portion of any base or service charge billed to the landlord by the utility or service provider, including but not limited to any tax passed through by the provider; and (f) A pro rata portion of the cost to read water meters and to bill tenants for water if: (A) A third party service reads the meters and bills tenants for the landlord; and (B) The landlord allows the tenants to inspect the third partyâ&#x20AC;&#x2122;s billing records as provided by ORS 90.538 (Tenant inspection of utility billing records). (3) Except as provided in subsection (2) of this section, the landlord may not bill or collect more money from tenants for utilities or services than the utility or service provider charges the landlord. A utility or service charge to be assessed to a tenant under this section may not include any additional charge, including any costs of the landlord, for the installation or maintenance of the utility or service system or any profit for the landlord. Summary Utility bill back systems give landlords the ability to improve their bottom line. Using RUBS, landlords can install a utility bill back system without advancing any capital expenses. On the other hand, the amounts billed back are only close estimates. The electronic bill back system is more accurate. Billing back for a proportionate share of garbage also makes sense for landlords. The bottom line is that it is definitely worth it for a landlord to bill back utilities. Not only is the bill passed on to the tenants, but more importantly, the tenants will pay more attention to the utility use which reduces costs and helps the environment.

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A Special

THANK YOU!

To RHA Oregon’s Early 2016 Annual Picnic sponsors

Gold Sponsorship

Americlean Warren Allen LLP Broer & Passannante P.S.

Silver Sponsorship MLK Property Management Bluestone & Hockley John’s Waterproofing The Garcia Group Beutler Exchange Group LLC From Here 2 There Inc

Bronze Membership Law Offices of Richard Schneider Frost Integrated Pest Mgmt Real Estate Roofing Stegmann Agency

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RENTAL ALLIANCE UPDATE JULY 2016

PREFERRED VENDORS: .

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 Kendall Consulting Accounting and Business Consulting 1100 NE 28th Ave., Ste 101 Portland, OR 97232 P.503-206-5660 Email: adam@kcportland.com Portland Tax Co. Full Service Tax and Accounting P. 503-258-0700 F. 503-256-1527

ADVERTISING / MARKETING From Here 2 There Helping solve business challenges to reach your goals. Ami Stevens, P.503-407-3663 Email: astevens@fromhere2there.com

Rental Housing Journal P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.com

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

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

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

APPLICANT SCREENING

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

Save the date for the 4TH ANNUAL RHA OREGON VENDOR FAIR August 10, 2016 4:30pm-6:30pm Oaks Park-Area 1 Come visit with MLK Property Management, Bluestone & Hockley, Apollo Drain & Rooter Service, Beutler Exchange Group LLC, Stegmann Agency, Landlord Solutions Inc., and Inkberry Print and Promotional & more.

:RENTAL ALLIANCE UPDATE JULY 2016

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

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

Certified Carpet Services CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching,repairs and flood service. Email: marksandstrom321@comcast.net

RHA Oregon P.503-254-4723, F.503-254-4821 Fast,affordable tenant screening www.rhaoregon.org Email: info@rhaoregon.org

O’Meara Carpet Cleaning P.503-538-1983, 503-620-5005 Cleaning, Pet Odor

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 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

CARPET SALES

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

BASEMENT WATERPROOFING

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

CARPENTRY & REPAIRS

G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists Email: gandgconstruction@me.com

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

CARPET CLEANING

COLLECTION AGENCIES

John’s Waterproofing,

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

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

DOORS

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

DUCTLESS HEATING & COOLING

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

ELECTRIC

DeKorte Electric, Inc. DDB# 159954 P.503-288-2211 14865 SW 74th Ave., #170 Tigard, OR 97224 Rental Housing Maint Service CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Email: garyindra@rentalrepairs.com Squires Electric Joe Squires, P. 503-252-1609 657 SE Yamhill St., Portland, OR 97214 www.SquiresElectric.com

ENERGY EFFICIENCY

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

ESTATE PLANNING

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

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

RENTAL ALLIANCE UPDATE JULY 2016

PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA 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 Titus & Associates Insurance and Financial Srvs Tim Titus, P.971-224-5961 ext. 4820 Our Apartment Owners Insurance Program is unlike the Competition www.titusins.com Email: ttitus@titusins.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

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 Oâ&#x20AC;&#x2122;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

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

HANDYMAN

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

HAULING

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

HEATING & COOLING

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

HEATING OIL

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

HEATING OIL TANK

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

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

:RENTAL ALLIANCE UPDATE JULY 2016

www.rhaoregon.org

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

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

INVESTMENT SERVICES

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

LOCK SMITH

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

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

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

MOVERS-HOUSE

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

PAINT / PAINTING

G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialistse Email: gandgconstruction@me.com

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

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

PEST CONTROL

Frost Integrated Pest Mgmt P.503-863-0973 Residential.Commercial. Multi Family www.frostpestfreezone.com

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

NW Pest Control Bruce Beswick, P.503-253-5325 9108 NE Sandy Blvd., Pdx, 97220 www.goodbyebugs.com Email: nwpestcontrol@aol.com

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

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 Rental Housing Maint. Svcs CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Email: garyindra@rentalrepairs.com Soil Solutions Environmental Services Sewer inspection and repair P. 503-234-2118 Email: info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com

PRINTING & PROMOTIONAL PRODUCTS

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

PROPERTY MANAGERS

Acorn Property Management, LLC - PDX Katie Poole-Hussa, Property Manager Office: 971-352-6760 Cell: 541-968-1703 www.acornpm.net

HSH Property Management HONESTY, INTEGRITY, TRANSPARENCY P. 503-305-7204 or 503-305-7365 704 Main St., Ste. 305-5, Oregon City 97045 www.hshmgmt.com 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 PropM, Inc Michelle Wrenge, P.503-828-2283 Finding Home Owners Qualified Tenants www.lakesidepmc.com The Garcia Group Ron Garcia, P. 503.595.4747 425 2nd St #230, Lake Oswego, OR 97034 www.GarciaGRP.com Titus & Associates Insurance & Financial Srvs Tim Titus, P.971-224-5961 ext. 4820 Our Apartment Owners Insurance Program is unlike the Competition www.titusins.com Email: titus@titusins.com 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

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

RENTAL ALLIANCE UPDATE JULY 2016

PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Hal’s Construction Inc. CCB# 34434 Seal Coat Specialties, LLC-OR REAL ESTATE SALES Brian King, P.503-656-4999 CCB#197991 WA Seal CSL 882m3 Bluestone & Hockley 20666 S HWY 213 Asphalt maintenance Real Estate Service Oregon City, OR 97045 Chuck Jordan, P. 503-914-9837 Cliff Hockley, P.503-222-3800 www.halsconstruction.com Email: sealcoatspecialties@hotmail.com 9320 SW Barbur Blvd. Ste300 Email: halspave@easystreet.net 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 Principle Broker P.503-314-6498, F.503-882-8680 Liz@lizcrei.com, www.lizrei.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

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

SEWER

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

WATERPROOFING / CONCRETE REPAIR D&R Waterproofing, Inc. Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd. Milwaukie, OR 97222 www.drmasonry.com

WINDOWS / STORM WINDOWS

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

STRIPING

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

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

RESTORATION/RECONSTRUCTION

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

ROOFING

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

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

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

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

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

SEAL COATING

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

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

:RENTAL ALLIANCE UPDATE JULY 2016

www.rhaoregon.org

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

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rental housing alliance oregon 10520 NE Weidler Portland, OR 97220

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