June 2012 RHA Newsletter

JUNE 2012

THE RENTAL HOUSING ASSOCIATION of Greater Portland

2012

Page 1

JUNE

Oregon Apartment Association, Inc. WWW.RHAGP.ORG

UPDATE INDEX RHAGP Dinner Meeting

3

Upcoming Events

4

President’s Message

5

Health Equity in Portland

5-7

Oregon’s Kitchen Table

8

Hair Today! Gone Tomorrow?

9

Screening for Newbies

10-11

Preferred Service Guide

12-14

RHAGP Classes

15

Top 10 Tips Craigslist

16

Dear Maintenance Men

18

The Mistaken Commercial Move

20

Reducing Water & Energy Cost

21

Fire Safety

22

RHA JUNE DINNER MEETING @

Come join us at our FREE June Dinner Meeting thanks to Contract Furnishings Mart on TUESDAY June 19, 2012 See Page 3 for more details www.RHAGP.org

RHAGP UPDATE

Page 2

RHAGP COLOR AD AVAILABLE !

MAKE THIS SPACE YOURS! ARE YOU LOOKING TO GET THE WORD OUT ABOUT YOUR BUSINESS? DO YOU OFFER A SERVICE THAT WOULD BENEFIT LANDLORDS? ADVERTISE IN RHA’S MONTHLY NEWSLETTER THE UPDATE! THE UPDATE REACHES OVER 1,600 LANDLORDS THROUGHOUT THE GREATER PORTLAND AREA, AND IS ALSO SEEN ONLINE AT RHAGP.ORG

Contact Alita at 503/254-4723 for more advertising information

Refinance your Rental Have you avoided refinancing to lower rates because your property lost value?

The same HARP program helping folks refinance their primary homes is available for rental property (1-4 family units) and may be available for your loan.

Low rates Caps on fees 30-yr and 15 yr Fixed Rate Mortgages A little research can go a long way to saving money on your mortgage. Grab a copy of your mortgage statement and give a call. We’ll see if your rental qualifies for the HARP* *HARP = Home Affordable Refinance Program

Sandi Swinford

Licensed Mortgage Broker 503-221-0064 office 503-781-0092 cell sandi@associatedmortgage.com 5441 SW Macadam Ave #208 Portland, OR 97239 Licensed in Oregon and Washington, NMLS 89930/86136

JUNE 2012 TUESDAY, June 19th 6pm

WHEN

Page 3

FREE DINNER MEETING FOR RHA MEMBERS

RHAGP

SPEAKERS

++++Door

Contract Furnishings Mart 15140 SE 82nd Drive Clackamas, OR 97015

WHERE

Prizes and Money Pot++++

Steve Frazier & Roger HarmsContract Furnishings Mart No longer do you have to deal with the frustrations of the “Big Box” stores! We are proud to announce that CFM is stocking plush carpet at our Clackamas, Hillsboro and Vancouver locations at a RHAGP price of $6.99 a yard! Combine that with a 6lb pad for $2.07 yd and the going rate of installation ranging between $3.50 - $4.50 yd. That gives you brand new carpet in your rental property at approximately $13.00 a yard INSTALLED! If you need an installer to do this for you at these posted prices simply ask one of our sales associates to get you set up and let us do the rest! We would be happy to introduce you to one of the many qualified individuals who work beside us in the industry. At CFM we are constantly being introduced to exciting new products that will save you money (and a lot of grief in the process!!). Do you need a carpet that is guaranteed not to stain? How about one that will not discolor with bleach? If I said that we sell tile that is harder than granite but cheaper than plastic laminate would you like to take a look? We thought you might say “Yes!” so we took the liberty to schedule the June dinner meeting right here at CFM in Clackamas! Bring your questions and your appetite. We’ll see you there!

Thanks to Contract Furnishings Mart!

FREE Dinner Buffet

Deep Fried Cornish Game Hen

Coleslaw

CFM’s Famous Chuck Wagon Chili

Cookies

Corn on the Cob

Beverages to suit your taste!

DIRECTIONS Contract Furnishings Mart 15140 SE 82nd Drive Clackamas, OR 97015 From NORTH on I-205- Take I-205 South to Exit 13 for OR- 224 W toward Milwaukie, turn right at SE 82nd DR continue on SE 82nd DR to 15140 SE 82nd DR. FROM SOUTH on I-205- Take Exit 12 for OR-224 E/OR-212E toward Mt. Hood/ Estacada, turn right onto R-212/OR-224, turn left at SE 82nd DR. to 15140 SE 82nd DR. continue on SE 82nd DR to 15140 SE 82nd DR.

Please call 503/254-4723 for reservations. Reservations for dinner must be made by noon Monday June 18, 2012. We need an accurate count. www.RHAGP.org

RHAGP UPDATE

Page 4 Scan QR Code on Smartphone for Online Events Info.

UPCOMING EVENTS

JUNE 2012 Su

M

Tu

W

Th

3 10 17 24

4 11 18 25

5 12 19 26

6 13 20 27

7 14 21 28

JULY 2012 F 1 8 15 22 29

Sa 2 9 16 23 30

Su 1 8 15 22 29

M 2 9 16 23 30

Tu 3 10 17 24 31

W 4 11 18 25

Th 5 12 19 26

F 6 13 20 27

Sa 7 14 21 28

Date

Event

Location

Time

Notes

6/9

WebEx

11am

See Page 15 for details.

RHA Office

11am

Reserve by 6/11/2012, 5 people need to register for there to be a class.

RHA Office RHA Office WebEx

5pm 6:30pm See Page 15 for details.

11am See Page 15 for details.

6/19

Understanding Your Decision Point Report *Online Tenant Screening Class Board Meeting Beginning Facebook Understanding Your Decision Point Report Dinner Meeting

6pm

6/26

Toxic Mold Class

6/26

*Online Tenant Screening Class

Contract Furnishing Mart Standard TV & Appliance WebEx

7pm

Reserve by 6/25/12, 5 people need to register for there to be a class.

Date

Event

Location

Time

Notes

7/4

OFFICE CLOSED

RHA OFFICE

9-5

In Observance of Independence Day

7/10

*Online Tenant Screening Class Board Meeting Eastside Class TBA Understanding Your Decision Point Report Dinner Meeting Understanding Your Decision Point Report Westside Class TBA

RHA Office

11am

Reserve by 7/09/2012, 5 people need to register for there to be a class.

RHA Office RHA Office WebEx

5pm 6:30pm See July Update for more details.

11am Reserve by 7/12/2012, 5 people need to register for there to be a class.

6pm See July Update for more details.

7pm Reserve by 7/18/2012, 5 people need to register for there to be a class.

6:30pm See July Update for more details.

6/12 6/13 6/14 6/15

7/11 7/12 7/13 7/18 7/19 7/24 7/24

*Online Tenant Screening Class

Red Lion WebEx Standard TV & Appliance WebEx

See page 3 for more details.

6:30pm See Page 15 for details.

7pm

Reserve by 7/23/2012, 5 people need to register for there to be a class.

* Registration is required, please call the RHAGP office for details 503-254-4723

Other Events: June 19th, 6 p.m. - NWREIA Multi-Family Commercial Real Estate Secrets RHA Office - Call Jerad Goughnour for more info 503-789-3212 July 23rd, 10 a.m. - Kiwanis Doernbecher Golf Tournament To register: www.kdccp.org/19.html Persimmon Country Club - Call Dave Edwards for more info 503-761-3558

JUNE 2012

Page 5

PRESIDENT’S MESSAGE

By Phil Owen, RHAGP President

At this time the Oregon Public Health Institute has finished its Health Impact Assessment of Portland’s Rental Housing Inspections Program. This report is a study of the health impact as a result of the enhanced inspection model recommended by the Quality Rental Housing Workgroup; I will have a copy of this reprinted in this newsletter for you to read for yourself.

As I consider this report I have a couple thoughts.

I think the effort to make life better for the less fortunate is very admirable. It seems that government administrators want to pick and choose which recommendations they are going to take. In the QRH workgroup we agreed to have the enhanced inspections, the training, and the tenant and landlord education, as well as in-depth tracking of inspection results.

We do have a limited inspection program; the computer tracking has gone by the wayside. I have not seen any of the education components published.

In spite of all that there are those that keep asking the landlords to pay more in the form of modified business license taxes and per door inspection fees and increased fines.

Good housing is a hallmark of a good city to live in.

Even if your house and neighborhood are well kept, bad areas of town reduce the quality of life for the whole city. That makes this a concern for the whole city. That makes this a general fund obligation. It should not put all the burden on the landlords.

The Mayor’s Proposed Budget actually continues as a one time general fund funding for 6 inspector positions at $653,274 while at the same time makes cuts in ongoing general fund funding of the Neighborhood Inspections Team Stakeholder Advisory Committee (NITSAC) by about $75,000.

I think the message is that this is a good policy as long as the city can get someone else to pay for it.

Most of our members are hard working people that have investment property for their retirement; they are the janitors, painters, roofers, lawn care men, handymen and bookkeepers for their property. They can’t afford to keep paying the ever increasing costs forced on them by the government such as water, garbage and taxes from the city, Metro, county and state. They just want to maintain their properties and give other families a nice safe place to call their home.

Phillip Owen

Rental Housing and Health Equity in Portland: A Health Impact Assessment of Portland’s Rental Housing Inspections Program Executive Summary for Public Discussion The Health Impact Assessment (HIA) of the City of Portland’s housing inspection programs compared the standard inspection model with the pilot enhanced model for rental housing in East Portland, finding that both improve the health of rental housing residents but that the enhanced model has greater potential to contribute to improved health and health equity. These findings suggest important opportunities within Bureau of Development Service’s (BDS) programs to achieve Portland Plan goals of improved health and equity in Portland. This document describes the assessment process, its findings, and three key recommendations that the city funds: 1. a strategic expansion of the enhanced inspections model; 2. tenant and property owner/manager education through the housing inspection program; and 3. a more robust system of tracking inspections.

WHAT IS AN HIA? HIAs are a policy and planning tool for providing decision-makers with information about how their proposed plans and policies will likely impact the health of the communities they serve and to offer recommendations about how to maximize the health benefits and minimize negative health impacts of the decision. HIA also assesses the relative distribution of these benefits and burdens throughout the population, so that recommendations can help decision-makers assure equitable impacts of policy. Because so many kinds of decisions have an impact on health, HIAs are especially useful for decisions and decision-makers

that may not be in the traditional health sector. HIA is a flexible tool but follows systematic procedures to assure its scientific integrity. More information about HIA is available on the Health Impact Project website at: http://www.healthimpactproject.org/hia.

WHY WAS THE HIA CONDUCTED? The HIA was undertaken to assess the relative health and health equity impacts of the two different housing inspection models currently employed in the City of Portland: the standard inspections model and an “enhanced” model, which has been piloted in rental units in areas of East Portland since 2010.

The standard model that the city has used for many years is a complaint-driven process in which complaints by tenants, neighbors, or other members of the public lead to inspections of housing units.

Enhanced inspections were recommended by the Quality Rental Housing Workgroup (QRHW) and convened by the Portland City Council in 2007-08, but the program has only been implemented on a limited basis and the city has not evaluated the pilot program.

In the enhanced model, inspections are still initiated by complaints, but inspections that find a certain level of violations in the rental unit can then trigger inspection of additional rental units in the property owner’s portfolio. Use of the enhanced model began in January 2010 in two areas: Outer Southeast Portland (south of Burnside St. and east of 82nd Ave.) and Outer Northeast Portland (north of Burnside St. and east of 57th Ave.). In October 2011, a shortage of inspectors led BDS to discontinue the program in Outer Northeast in order to meet the higher demand for enhanced Continued on page 6

www.RHAGP.org

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RHAGP UPDATE

inspections in Outer Southeast. The Mayor’s 2013 Budget includes continued one-time funding for the Rental Housing Inspections Program that will help BDS maintain its current service inspection level, including continuing the current enhanced complaint program.

Although health issues were one of the primary motivators for the formation and direction of the QRHW and its recommendations, the QRHW members—since re-grouped as the Neighborhood Inspections Team Stakeholder Advisory Committee (NITSAC)—have not had the opportunity to assess the health impacts of the enhanced model relative to the standard model. As a result, decision-makers have not been able to evaluate these impacts as they direct resources for maintaining or strategically expanding the enhanced model. This HIA seeks to provide this health-based information as Councilors, City staff, and other stakeholders work to improve the quality and effectiveness of the rental housing inspections program through budgeting and other policy decisions.

WHO CONDUCTED THE HIA? The project was led by Oregon Public Health Institute, a 501 c(3) non-profit organization that works with partners in many sectors to advance policies, plans, and practices that address the root causes of many of our state’s most pressing health concerns. The steering committee for this HIA included representatives from Metro Multifamily Housing Association, Rental Housing Association of Greater Portland, Portland Bureau of Development Services, Community Alliance of Tenants, Multnomah County Health Department, and the Portland Housing Bureau.

The steering committee directed the scope and methods of the project and worked together to develop recommendations based on the findings. The project received funding from the Health Impact Project, a collaboration of the Robert Wood Johnson Foundation and The Pew Charitable Trusts. The Health Impact Project is a national initiative designed to promote the use of HIA as a decision-making tool for policymakers.

WHAT DID THE HIA FIND? Based on a review and analysis of scholarly literature, local research, community health data, and the Bureau of Development Service’s inspections program tracking data, this HIA found that there are strong connections between housing and health, the current inspections program faces challenges in meeting community needs, and the enhanced model holds promise for better achieving health and health equity in Portland.

Each of these findings is presented in more detail below.

1. There are many connections between housing, health and equity. a. Substandard housing contributes to poor health. Existing academic research and local case studies have identified numerous health problems that are directly influenced by those housing conditions addressed in Portland’s Property Maintenance Code (Title 29). Key issues of concern are asthma and lead poisoning (particularly among children); physical injuries from falls, burns, and electrocution; communicable diseases resulting from poor sanitation and pests; illness resulting from lack of heat and hot water; and stress from dealing with all of these problems. b. Tenant behaviors contribute to the health

impacts of housing. Independent of building characteristics and management practices, tenant behaviors can limit or degrade the ability of housing to support health. Examples of these behaviors include: introducing health hazards such as tobacco smoke, toxic cleaning chemicals, and pesticides; damaging the property; failing to use appliances such as ventilation systems properly; and neglecting to report maintenance issues in a timely manner. Because they are often the result of a lack of information or understanding regarding best practices, these behaviors can be changed through education. c. Groups at higher risk of various health problems—particularly communities of color and low-income households—are more likely to live in substandard housing. Existing research and local data demonstrate that this is true both locally and nationally. Not surprisingly, low-cost rental housing tends to be lower quality and is less likely to be code-compliant. Substandard housing places socioeconomically disadvantaged populations in double jeopardy because they are already at higher risk of health problems and are also more likely to live in lower-cost housing. d. Housing inspections and the subsequent improvements to housing conditions reduce the occurrence and severity of multiple health problems. Since most items in Portland’s Property Maintenance Code are health-related, ensuring that properties meet these requirements will improve the ability of housing to support health. e. Healthy housing interventions are most effective when they address both housing conditions and tenant/landlord behaviors. Research and best practices for housing-related health interventions demonstrate that education of landlords and tenants in combination with housing inspections is more effective than either service provided alone.

2. Portland’s current inspections program is constrained in its ability to support healthy housing and health equity. a. Portland’s standard model imposes barriers to healthy housing for low-income households. As documented in a 2006 report by the Community Alliance of Tenants and highlighted by the QRHW Final Report, cost-burdened renters often refrain from making complaints to the city because they fear that their landlord will raise their rents, harass, or evict them. Language can also be a barrier for non-English-speaking households. b. The city’s inspections program currently lacks an educational component for either for landlords or tenants. Educational materials and strategies for using them have been developed but due to the lack of funding for translation, distribution, and printing, BDS has not utilized them. c. The current tracking system used by BDS data collection makes it difficult to systematically assess which housing problems (and, therefore, health determinants) are being addressed through inspections. The current inspections checklist contains 270 different possible violations that are lumped into three broad, overlapping categories when entered, making it impossible to search the database for violations related to specific health

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JUNE 2012

outcomes such as asthma or lead poisoning. This information would not only be useful for helping understand and quantify the health impacts of the inspections program, but would also help BDS and its public health partners develop educational materials and implement intervention programs.

In addition, more detailed data would also help BDS determine which areas of the city would best benefit from the enhanced model and the additional resources it requires.

3. Enhanced inspections provide opportunities to improve housing conditions and health equity. a. The enhanced model reduces barriers to reporting. The enhanced model can lead to improvements for residents who aren’t willing or able to file a complaint because it leads to inspections of units for which a complaint hasn’t been made, but which are more likely to be substandard because they are in a building managed by an owner whose properties have housing problems. b. The enhanced model is more effective than the standard model in improving health-related housing conditions. Analysis of BDS’s rental inspections tracking data indicates that the pilot enhanced model led to an additional 103 units being inspected and improved between July 2010 and October 2011—a 36% increase from the number of units that would have been inspected and improved under the city’s standard model. c. The enhanced model improves health equity in Portland. Because residents of substandard rental housing are more likely to be low-income and/or people of color, the program provides the greater benefit to people more likely to suffer housingrelated health problems by improving substandard housing. d. Strategically expanding of the enhanced model will increase the number of homes that are inspected and improved. Strategically expanding the enhanced model to the three other BDS districts with the highest rates of cost-burdened households would more than double the number of renter households covered. While BDS data suggest that these districts have lower rates of substandard housing than the pilot area, enhanced inspections would likely still generate a significant increase in the number of units inspected.

Enhanced inspections would not impose any additional burden on property-owners because the program is “self-limiting”: properties where no violations found during inspections undergo no additional inspections. The enhanced model helps tenants in buildings where owners cannot or will not make necessary improvements without changing the inspections system procedures or impacts for buildings that are appropriately maintained.

RECOMMENDATIONS: How City Council should support health equity with the 2012-13 Budget Based on the findings described above, this HIA recommends that Portland City Council support and increase the Mayor’s 2012-2013 budget to allocate funds that enable the Bureau of Development Services to: 1. Strategically expand the enhanced model to other parts of Portland with higher rates of cost burdened households. The enhanced model

has proven to be more effective than the standard model in eliminating health-related sub-standard housing conditions. Since residents of substandard housing are more likely to be low-income or members of communities of color and thus at higher risk for multiple adverse health outcomes, improving their housing stock will minimize a major driver of health inequity in Portland. Strategically expanding the enhanced model to three other BDS inspections districts with the highest rates of cost-burdened households would more than double the number of renter households covered.

Implementing this recommendation will help maintain quality housing for renters at a time when increasing numbers of households are priced out of the homeownership market. It will also help the city achieve the health and equity goals in the Portland Plan.

2. Implement the tenant/landlord education strategies developed by the Quality Rental Housing Workgroup. Housing-related health interventions are most effective when they address both housing conditions and tenant/landlord behaviors. Tenants need a better understanding of how their behaviors can reduce the presence of mold, pests, allergens, irritants, and safety hazards. Landlords need to have a better understanding of the value and necessity of timely repairs and basic services that can reduce health risks. Adding an educational component to the BDS inspections program would greatly enhance their ability to improve the health of Portland renters, particularly those residents who are more likely to live in sub-standard housing.

3. Implement its Information Technology Advancement Project (ITAP) which is currently in the RFP response phase and is scheduled to be completed and implemented in 2 ½-3 years. As the QRHW report noted, inspectors and their public health partners need to be able to readily identify the locations of inspections along with type of violations, time to remediation, enforcement, and fines for both renter- and owner-occupied housing.

This information is necessary to document health and housing problems and develop costeffective solutions for addressing them. The ITAP Project would allow inspectors and public health professionals the ability to track and view violations by individual unit and provide details about types of violations cited and the attendant outcomes of the inspections process. City Council has already committed to this and BDS has this included in its budget for this year and the next several years to address this issue.

--------------The final draft of the full HIA report will soon be available on OPHI’s website. For more information, please contact OPHI project manager Steve White at (503) 227-5502 x228, steve@orphi.org .

For more on OPHI’s HIA and other work, please visit their website at www.orphi.org. *The final draft of the full HIA report is not yet complete. While it is unlikely that the substance of the findings and recommendations described here will not change, it is possible that some wording changes in this document will be made to ensure consistency with the full report once the final draft is complete. +The Quality Rental Housing Workgroup was comprised of a large number of landlord, tenant, housing, and health stakeholders. It was tasked with increasing the effectiveness of the Bureau of Development Services’ inspections program by working with both landlords and tenants to improve the quality of the city’s rental housing stock and its ability to support the health of Portland’s renters.

www.RHAGP.org

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RHAGP UPDATE

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Oregon’s Kitchen Table Owners and managers of residential rental properties now have a chance to have a louder voice in government decisions. Take a seat at Oregon’s Kitchen Table — an experiment to connect all Oregonians to real decisions in Salem.

issues. Your involvement in this experiment will help inform the tough decisions ahead that affect us all.

The project works like an on-line focus group.

Participants will receive information about important government problems and then be asked their opinions on how to solve them. The issues come from government leaders who want Oregon’s Kitchen Table to help them learn know what Oregonians think.

To start, you’ll be asked a few questions about what you value most about living in Oregon and about who you are (your information will be kept confidential.

Later this month, you’ll receive the first consultation by email, inviting you to weigh in on strategies for Oregon’s 10-Year Plan — the Governor’s initiative to set long-term goals for the state and then create twoyear budgets to implement those goals.

Oregon’s Kitchen Table is a nonpartisan project of the National Policy Consensus Center at Portland State University. Leaders of Oregon businesses, such as Jeld-Wen and Neil Kelly, serve on the project’s steering committee along with policymakers of all political persuasions from all parts of the state.

Oregon’s Kitchen Table gives Oregonians the chance to weigh in on the state’s most urgent public policy

So pull up a chair at http://www.oregonskitchentable. org and join the conversation.

Click http://www.oregonskitchentable.org to take your seat at the table.

Greg Chaimov, Milwaukie City Councilor and Board Chair, North Clackamas Chamber of Commerce

JUNE 2012 Hair Today! Gone Tomorrow? The Truth about Drain Cleaning Chemicals

By Bruce Davis Sr , President of Day & Nite Plumbing & Heating,

I’ve been hearing horror stories recently from customers who have invested a lot of money, hope, and time trying to unclog their drains with chemical drain cleaners. The reality is, they just don’t cut the mustard, well maybe the mustard, but the clog, that’s another matter.

Drain Systems- for the most part – should work relatively trouble free most of the time. A properly designed drain system, properly used, should never really clog and stop up, and it’s usually misuse or a foreign object in the system that causes clogs.

The Drains that clog most commonly in homes and apartments are the small drains; tubs, showers, bathroom sinks (called lavs), and Kitchen sinks. And, on 90% of those drains, if you keep the ‘P’ Trap clean, (done manually, as needed) the drain won’t clog. I never recommend using a chemical to clear a drain.

If there is a stoppage I recommend clearing it with a mechanical snake first, and then perhaps treating and maintaining the drain with the proper chemical.

That said, I’ll briefly explain what clogs drains, and what chemicals are on the market to address them, and if I recommend and/or use them. (“De-greasing” chemicals and solutions are now banned by most municipalities, so I won’t include them.)

The things that clog pipes boil down to 3-basic types.

1) Hair and soap scum; you’ll find these clogs in bathroom sinks, tubs, showers, and laundry drains.

2) Food and grease clogs; mostly found in kitchen sinks.

3) Foreign object clogs; too much paper, wipes, roots in the mainline, toys down toilets etc.

Sodium Hydroxide/Lye based products-Marketed as Drain-O, Open Wide, Glug, etc.

This is simply caustic soda, lye. It’s marketed both for retail and commercial use to ‘clear clogs’.

Essentially, if the clog is not too far away from where it’s introduced into the drain, and it doesn’t have to go through lots of standing water to get to the drain, it can work very well on hair and sop scum, and I use it on those (normally after snaking the drain mechanically), but it’s not very effective on other types of clogs. Extreme care should be used when applying this product; it can be very harmful to people and fixtures.

Sulfuric Acid based products – Marketed as Drain Snake, Clobber, etc.

Any of the stronger, acid-based products that stink like sulfur are sulfuric acid based. Knowing that, you can imagine that these can work best on food and grease clogs and problems, with the same limitations as the lye-based products on application, but be aware that the best you can usually hope for is that the acid will run down the center of the pipe and

burn a hole through the clog; not really clearing it or doing much of anything on the sidewalls. I don’t use or recommend these. Extreme care should be used when applying this product; it can be very harmful to people and piping and fixtures.

Hydrocloric (Muriatic) Acid Based Products – Marketed as D.E.Cleaner, etc.

This acid based product works best on clogs and slow drains caused by urine salts, hard water, and/or ice machine slurry/waste. I use it for those purpose, and have found it effective and safe if used carefully.

Herbicide based Root-killer products – Marketed as Rootx, Foaming Root Killer, etc.

I have not seen any of these marketed to be able to ‘clear a clog’ caused from roots , and they are designed to kill roots and keep them killed after using a mechanical snake to clear the clog. I use Rootz as directed, annually, and have seen them work safely and very well. They’re fairly safe for pipes and people, however realize that repairing the pipe is in your future, either digging and replacing or re-lining it; once a root ‘finds’ a pipe that is leaking, it will never abandon that water source.

Bacteria/Enzyme based products – Marketed as Bio-Clean, Zyme, etc.

These ‘recent’ additions to the drain cleaning chemical market are taking advantage of the ‘Green’ movement and gaining popularity. I have not seen any work well that claim to clear a clogged drain’, but rather are usually recommended for maintaining drains and septic systems still working. These products are normally fairly effective in that regard, and extremely safe to use compared to the chemical counterparts. I use and recommend Bio-Clean, but only for maintenance on cleared drains and on septic system maintenance. I have found it extremely effective if applied properly and, given enough time, can be effective on most any ‘slow drain’ problem caused by all three categories of clogs. Usually, these are very safe to use on people and pipes.

Hair today!...Gone tomorrow: Maybe, but don’t bet on it. Chemical drain cleaners have their uses, but they’re limited. If you have a clog, feel free to call us.

We’ll do our best to help over the phone. But, if your toddler thinks the toilet is a toy box, or tree roots have found a comfy home in your drain pipe, it’s probably time to pull out the big guns, or snakes as it were, and we can help.

Bruce Davis Sr is President of Day & Nite Plumbing & Heating, a 55-year old family owned and operated plumbing and heating business in Lynnwood, Washington. Bruce Davis Sr. is a Licensed Journeyman Plumber, Licensed Electrician, HVAC/R, Electrical Administrator, HVAC/R, and Certified WA State C.E.U. Instructor.

Contact Bruce at: Bruce@dayandnite.net 800-972-7000 •www. dayandnite.net

www.RHAGP.org

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RHAGP UPDATE

Screening for newbies From the very first communication with the tenant, the screening process begins. Asking the right questions during a phone call can save you a great deal of time by screening out problem applicants. There is no reason to waste your time driving to show a unit to someone who will not qualify.

Advise applicants up front of rent/security deposit requirements and other important facts regarding the rental that may help disqualify the prospect.

Example : “The rent on this unit is $650 a month and there is a $650 security deposit payable in cash or by guaranteed funds. We do criminal, credit and background checks. Will that be a problem for you?”

The first contact is usually by telephone, so you need to ask the right qualifying questions in order to decide if you want to set up an appointment to show the unit.

Make notes during the conversation to attach later to their application form if they fill one out or to keep in file as to why you did not set up appointment. Try to not ask yes/no questions but rather get them to talk. Frequently they will say something they shouldn’t and disqualify themselves.

Ask questions like the following: • What is your name, phone number and current address?

With this information you can quickly check if they have ever contacted you before and if you disqualified them for some reason.

• What kind of work do you do? Follow up with “who is your current employer?” if they haven’t already told you.

Watch out for self employed. If they are self employed , ask if they can provide their most current 1040 and bank statements to corroborate income.

• What is your credit score? If they don’t know their credit score ask if they know if they have good credit or bad credit. You will verify this information when you run the credit check.

• How many people will be staying at the property ? If more than the number of allowed people, tell them you are sorry but only X number of people are allowed in that unit and they will need a unit with X number of bedrooms.

Now if we just happen to have a unit of that size open, mention it.

• What kind of pets do you have? Asking the question like this will usually generate a more truthful answer than asking do they have pets.

• Are you a smoker? Does anyone who will be staying with you smoke?

• When are you looking to move? A tenant that is looking to move immediately probably is being evicted.

• Why are you moving? If they talk nasty about previous landlord chances are they are a problem. If they talk about bugs chances are they have roaches. If they talk about mold they are definitely a problem • How long are you planning to stay? Long term are

definitely preferred • When I contact your previous landlords what will they say about you? Surprising how many tenants will admit to not being a good tenant Make a list or prospect card of questions to ask and have it handy while you conduct your first contact interview.

Index cards are good for this For example: Name: Phone: Reason for Moving: # of People & Relationship to You: Intended Rental Term: Occupancy Date: Pets: Smoking: Credit: Landlord Reference?

Anyone who has a problem answering your questions probably will not qualify for your rental. Genuine applicants want to make a good impression on you and should be happy to answer your questions. This process can save you and them a lot of time and trouble.

Confirm the features and address of the property and have them do a drive by before making the appointment.

If they do not like the location or the neighborhood, there is no sense in spending time showing the unit.

STEP 2: Showing the Property Telltale signs to watch for while evaluating your prospective new tenants.

1. Appearance. Is the prospect neat and clean? Did he or she make an attempt to make a good impression?

In most cases, an unkempt person keeps an unkempt lifestyle and home.

2. Car. Does the prospect have a nice car? Is it clean?

Although we can't judge people by their car, we should take note of it along with other details.

3. Attitude & Manners. Does this prospect behave respectfully? Does he or she show indications of being difficult to deal with in the future? Did the prospect wipe his or her feet when stepping into the house? Did the prospect walk into the rental while smoking? You can learn a lot about people even before speaking to them.

Sometimes it helps to pay attention to details.

4. Criticizing the property. Are the prospects pointing out legitimate concerns, or are they trying to come up with items to negotiate price?

5. Yes or No? Can the prospect make the decision now or will they have to think about it? If they know now that they want your rental, did the prospect come ready to give you a deposit and fill out an application?

Continued on page 11

JUNE 2012

Continued from page 10

STEP 3: The Application Process Let the applicant know that his or her application will be considered along with others, and you will notify the applicant if we decide on them. Advise the applicant(s) that it is very important to fill out the application as completely as possible. Inform prospective tenant that the application must be returned as soon as possible to avoid the risk of losing the rental to a competing prospect.

Review and verify the application thoroughly and look for inconsistencies and "red flags". Before they leave check to see that their application is readable. Absolutely need to be able to read their name, address, phone numbers, SS number and employer name.

STEP 4: The Approval Process * Set a minimum income requirement as a multiple of the rent. We are comfortable with gross income at 3X the rent * Credit Rating: Consider a minimum score, a minimum of late pays, income to rent ratios * Length of time at job. I consider six months a minimum.

Page 11

* Was the security deposit returned in full? * Were any 3 day or 30 day notices ever posted during the tenancy * Were the Police ever called due to complaints * Would you rent to the tenants again?

I like to congratulate the applicant on being approved and let them know they came in 1st place. Also, let them know if you made any special concessions just for them, such as overlooking minor credit infractions, etc.

This process is also an opportunity for you to make sure the applicant can and will deliver. Set the time, date and place for your lease signing. Instruct the applicant(s) to bring the proper amounts of monies, identification (if you don't already have it), and how you prefer to be paid. (money order or cash) Be sure to tell your new tenants that possession or keys will be given only after utilities have been turned into their name and lease is signed.

Oh - one last step.

* Prior tenancy information, especially a talk with the prior landlord * Maximum number of allowable occupants. State Law may differ from Federal law. Know what is permissible in your area.

Also - I try to do my lease signings at a local restaurant near a Staples or place where I can make copies. I hear some people bring a small copier with them. But at a restaurant we can have a soda, go over each point and have a nice table to work on.

* Eviction filings: I will not consider anyone with an eviction in the last four years

STEP 6:

* Bankruptcy filings: Consider a time frame, perhaps a bankruptcy three or more years ago with good income and good payment record is reasonable.

In AZ we are required to provide a move-in/out checklist.

It's a good idea anywhere.

Move in checklist, walk-through and possession transfer.

* Earnings: Get two recent pay stubs and file with the application.

After the lease is signed, and before I actually give them the keys we return to the property.

* Self employed: Ask for the most recent IRS 1040 and bank statements to corroborate earnings.

I verify that there is power, water, etc. I show them the mailbox, test the key. Show the main water shut offs, the electric panels (which are clearly marked as to circuit). Go over any quirks of the property.

* Are there any areas that need clarification? Check the present address. * How is their overall credit rating? Establish a minimum score and stick to it. Remain objective for all applicants.

What did the previous landlord say about the applicant?

This is your best source for a character reference regarding how they lived among their neighbors and how they left the unit. Do they have any judgments or collection items on their credit?

Questions you can ask Prior Landlords * Confirm that the prospective tenant did live at that address and confirm the dates. * Ask if the owner/manager knows why they left. * Ask whether they gave 30 day proper notice of intent to leave.

We go over the condition of everything and sign the move-in checklist form.

At this time I usually video tape and still photo the property, making sure to get pictures of the tenants. My camera (which is a high end semi-pro Sony) has a feature where while I am filming I can also take digital stills and save them to a SD chip.

Then after all this I give them the keys, and we test them together. Then I say goodbye and try to stay out of their lives until inspection time. (Although I do drive bys and in the case of the multi fams I'm around.)

Nothing worse than giving the wrong keys, or having a quirky lock and getting clear across town only to receive a call two hours later when the tenant arrives with their first load of furniture and the door won't open.

www.RHAGP.org

RHAGP UPDATE

Page 12

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

Mr. Appliance of PDX, CCB#190613 P.503-658-5204 25% Labor for RHAGP Members Any Problem, Any Brand, Any Time

APPLIANCE-SALES ONLY G&C Distributing Company Tony Kavanagh, P.503-288-0221 5010 NE Oregon St, Portland 97213

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

APPLICANT SCREENING 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

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland RHAGP P.503-254-4723, F.503-254-4821 Fast, affordable tenant screening www.rhagp.org

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

Tenant Check LLC Brent Vaughters P.360-574-3924, F.360-397-0196 www.aptcheck.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

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 1211 SW Fifth #2330, Portland 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 Apple Cleaning Co. Order & Quotes for Carpet Steam Cleaning Apartment, House & Office Cleaning Call 503-380-5298/rolandhreed@msn.com

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

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 SE Sandy Blvd, Porltand 97214 Patrick VonPegert 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 Pat Hockman 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 Cleaning Co., CCB# 155380 Adam Zumwalt, P.503-781-3611 Exterior surface clean & restore www.allsurfacecleaning.com

COLLECTION AGENCIES Anderson & Associates Credit Svcs, LLC P.503-293-5400, F.503-813-2159 PO Box 230286, Portland 97281 andersoncollectionagency@gmail.com

COMMUNICATIONS Comcast Business Services 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

ELECTRIC DeKorte Electric, Inc. CCB#159954 P.503-288-2211 5331 SW Macadam #258-113, Portland 97239

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 garyindra@rentalrepairs.com

ENERGY CONSERVATION EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.com

While the Rental Housing Association accepts advertising at face value, it cannot endorse the advertiser or otherwise guarantee the quality of the products or services being advertised.

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

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

Portland Pioneer Properties P.503-238-2560, F.503-232-0187 Full Prop. Management Service LIN# 200201113, CCB# 144531

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

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

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

Associated Mortgage Group, Inc. Sandi Swinford 503-781-0092 sandi@associated mortgage.com Licensed Mortgage Broker, NMLS 89930

Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 steve.mozinski@chase.com

RH Financial Services Inc. Robert Hogg, P.503-781-4181 1944 NE 45th Ave, Portland 97213 roberth@rhfinancial.net

Wells Fargo Home Mortgage Ron Eiseman, P.503-946-1112 5100 SW Macadam Ave, STE 550, Portland 97239 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

JUNE 2012

Page 13

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland FLOOR COVERING Contract Furnishings Mart Ross Williams P.503-230-1250, 800-275-6722 915 SE Sandy Blvd, Portland 97214 Patrick VonPegert 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 Pat Hockman P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682 Refinishing & Laminate flooring

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.503-519-4929 18912 SE Hwy 212, clackamas 97015

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

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

FURNITURE Express Contract Services Sean Filzen, P971-678-6691 www.EFRCONTRACT.com Because furnished units rent higher

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

Pyramid Heating & Cooling CCB# 59382 P.503-786-9522 Serving the Portland Metro area. info@pyramidheating.com

HEATING OIL TANK EcoTech LLC

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

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

Brad Poppino P.503-659-7551,/503-957-8298 Interior / Exterior Lead Paint Certified

HOUSING AUTHORITIES Housing Authority of Portland

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

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

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

Richard Hallman Painting CCB# 142467 RichardHallman, P.503-819-1210 Quality interior painting

INSURANCE Larry Thompson Agency

Rodda Paint

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

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 lstegmann@farmersagent.com

Wolter Van Doorninck, CPCU Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 8355 SW Davies Rd, Beaverton 97008

INVESTMENT SERVICES Peregrine Private Capital Corp.

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

LANDSCAPING J. Salinas Landscaping

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

PEST CONTROL Frost Integrated Pest Mgmt

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

NW Pest Control Bruce Beswick, P.503-253-5325 9108 NE Sandy Blvd, 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

MJ’s Plumbing, CCB# 36338 Michael LeFever, P.503-261-9155 1045 NE 79, Portland 97213

ProDrain & Rooter Service, Inc. West 503-533-0430, East 503-239-3750 Drain cleaining/plumbing www.prodrainpdx.com

J. Salinas, P.503-816-1190

Oregon Tree Care P.503-929-9437 www.oregontreecare.com info@oregontreecare.com

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

MASON CONTRACTORS D&R Masonry Restoration, Inc., CCB#99196 PROPERTY MANAGERS Ray Elkins, P.503-353-1650 Action Management 8890 SE McLoughlin Blvd, Milwaukie97222

Wendi Samperi, P.503-710-0732

www.drmasonry.com

Alpine Property Management

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

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

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

Bluestone & Hockley Real Estate Services Clif Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219

www.RHAGP.org

Bridge City Properties Tony Forhan, P.503-866-8894 Serving Multn., Clackamas, Wash. counties www.bridgecitypm.com

Eagle Property Management Bill Lamberth, P.503-697-9500 williamlamberth@yahoo.com www.eaglepropertymanagementpdx.com

Fox Management, Inc.

Tressa L. Rossi, P.503-280-0241 C.503-750-8124, F.503-280-0242 1734 NE Broadway, 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, F.503-232-0187 Full prop. managment service LIN#200201113, CCB# 144531

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

University Real Estate Services, Inc. Tom Coulter, P.503-492-8668 929 NE 181st STE C, Portland 97230

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

RADON 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

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

Denise L Goding Keller Williams Realty P.503-336-6378, C.503-799-2970 www.denisegoding.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 Greg Frick, P.503-241-5541 1028 SE Water Ave, STE 270, Portland 97214 www.hfore.com

RHAGP UPDATE

Page 14

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland Ilse Norman Associate Advisor Sperry Van Ness Bluestone & Hockley p-503-459-4376 www.svnbluestone.com

J.L. Lutz & Company Jim Lutz P.503-297-7101, F.503-291-7851 5440 SW Westgate Dr #115, Portland 97221 info@jllutz.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

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

ROOFING AAA Roof Service, CCB# 78618 Jack Robinson, P.503-642-5353 Shingle & Flat Roof Systems www.aaaroofservice.com

All Surface Cleaning Co., CCB# 155380 Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleaning.com

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

SEAL COATING 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

Scan QR Code on Smartphone for Online Vendor Info.

SEISMIC RETROFITS EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.com

SIDING J.R. Johnson Inc., CCB#102676 P.503-240-3388 General Contracting Services www.jrjohnsoninc.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 Daystar Windows & Doors, Inc. Mike Litteral, Lori Litteral P.503-621-0121, P.360-566-0121 1206 NE 146 St #D, Vancouver WA 98685

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

JUNE 2012

RHAGP CLASSES

Scan QR Code on Smartphone for Online Event Ticket Info.

Toxic Mold Class Taught by Michael Gardner with Real Estate Mold Solutions Tuesday June 26, 2012 from 6:30pm-8:00pm at Standard TV & Appliance 3600 SW Hall Blvd. Beaverton 97005 Michael Gardner with Real Estate Mold Solutions will be speaking on common mold problems, simple solutions, removal protocol and treatment dangers and preventative measures. As property and business owners, you cannot afford the liability risks of undetected mold and improper cleaning of affected areas. This class focuses on how to prevent mold growth in your properties along with the proper techniques for cleaning and recovering from mold damage.

Cost is $25 for members or $35 for non-members. Register by Friday June 22nd and receive a $5.00 discount on the price of class. This class will be worth 1 Continuing Education Hour.

Decision Point WebEx ClassTaught by Marcia Gohman with National Tenant Network Saturday June 9, 2012 at 11am Friday June 15, 2012 at 11am Friday July 13, 2012 at 11am Thursday July 19, 2012 at 7pm This class is offered to members of the RHA only. If you have a current service agreement and do your tenant screening through the RHA and would like to learn how to read the Decision Point report with more accuracy, then this is the class for you.

This is a FREE class for RHA members only. This is a WebEx class that is taken from the comfort of your own home or office computer.

Call the RHA office at 503/254-4723 for more details and to reserve your spot in the class.

Facebook 101 (for beginners) ClassTaught by Guy Edwards from Brainjar Media Thursday June 14, 2012 from 6:30pm-8:00pm at RHA Office 10520 NE Weidler, Portland 97220 The very basics of Facebook. This class will remove all the mystery and intimidation of Facebook. An easy step-by-step demonstration from starting an account to a breakdown of what everything means on your computer screen. Security and privacy protection on Facebook will also be discussed.

Cost is $25 for members or $35 for non-members. There is a 35 person limit for this room.

Register by Monday June 11th and receive a $5.00 discount on the price of class.

www.RHAGP.org

Page 15

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 of The Rental Housing Association of Greater Portland.

10520 NE Weidler St, Portland, OR 97220 Phone 503-254-4723, Fax 503-254-4821 www.rhagp.org Hours: Monday through Friday 9 a.m. to 5 p.m.

Editorial Staff Alita Dougherty Cari Pierce - Graphic Designer Publisher: The Rental Housing Association 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.

Page 16

RHAGP UPDATE

TOP 10 TIPS to Get the MOST Out of CRAIGSLIST Apartment Ads Craigslist, when smartly used as part of your marketing/advertising campaign, can become one of your apartment community’s top traffic generators. If it’s not, you’re not getting the most out of your Craigslist ads.

Here are the TOP 10 Things You Need to Know to Maximize Your Craigslist Ads for your Apartment Community: 1. Generally, web traffic is highest during the week, especially during working hours of 8:00AM – 5:00PM. For the apartment industry on Craigslist, the highest traffic day is actually on SUNDAY. According to Yield Technologies, their RENTSENTINEL product, a web-based application that manages posting content for rental properties, they have noticed that Sunday’s see much less posting activity for apartments than any other day of the week.

Couple that with higher traffic, and your posting efforts will get the biggest audience with less competition! (SUNDAYS have the HIGHEST average views/ad than any other day for our apartment industry!) This is true of every portfolio class, geographic location or market segment.

2. Although Craigslist is “free,” there are TONS of different services available that can help you manage your content, produce “snazzier” looking ads, track traffic, provide analytics, and MORE – OH MY! Some more common ones include RENTSENTINEL and POSTLETS. Depending on your needs and preferences, these may work for you, are pretty affordable, and provide lots of extra’s to help you maximize your craigslist ads. There are TONS of other services available – if you know of some additional ones, leave a link in the COMMENTS section of this blog post and share with everyone! OR Leave a comment about your experience with the services listed here.

3. PICTURES PICTURES PICTURES! – And not just any old snapshot – make sure to have good lighting, take pictures of clean, rent ready or model units – try to make an positive impression that gets your target market to pick

up the phone and call you! Don’t turn them off with the wrong picture.

4. Many people ask me, “what generates more traffic? The traditional organic craigslist ads or the jazzed up ones with hyperlinks, pictures, formatting, etc?” The answer is that they BOTH work. The key to a successful craigslist campaign is VARIETY. Switch it up between your traditional craigslist ads and fancier ones.

5. Speaking of VARIETY, switch up your posts! Make sure you have an ad targeted specifically to attract your 1 bedroom renters, or your pet lovers, or one to attract roommates, or one to highlight the fact that you are near a bus route, etc! Be sure to keep within fair housing rules, but there is nothing that says you can’t switch up your ads and highlight specific features. Variety is the spice of life, and so it is with apartments on craigslist!

6. Speaking of PETS, whether your building is pet-friendly or does NOT allow pets, there IS a specific market for THAT! Make sure to have a specific ad targeted towards your pet lovers (for those apartment communities that accept pets) or ones that specifically state that you do NOT allow pets. Believe it or not, there are those people who look specifically for pet-free buildings, due to allergies, conditions, fear, etc. If you are targeting pet-owners, be sure to use the Craigslist “Meow” and “Woof” options to state you are pet friendly, in addition to including this information in your title/content.

7. And since we are drilling down on specific life style choices, a choice that is becoming increasingly popular in apartment searches is “smoke free apartment.” There are new organizations promoting living smoke-free popping up everyday. Here in Minnesota, one that is making quite a splash is LIVE SMOKE FREE. Make sure to include those words for the craigslist search engines (as well as all other search engines) to pick up!

8. While we are on the topic of search engines, make sure to include search engine friendly Continued on page 17

Continued from page 16

JUNE 2012

terms in your ad! If you are near a bus-line, post that. If you are near shopping/retail, make sure to mention the shopping or retail center name. If you are in a highly soughtafter school district, name the school district or even better, name the schools. If you are nears parks, name the parks. People search for apartments based on their lifestyle choices, and if those choices are based upon transportation, schools, shopping, food, retail, etc – YOU will get picked up in their search, and your competition might get buried in the masses….

9. Another question I get asked constantly – “how often should I post?” From my perspective, it’s not a matter of “how often,” but more importantly, CONSISTENCY. According to Eric Broughton of Yield Company’s RentSentinel product, ”the most important global trend is for communities to post their available units on a consistent basis, don’t take a day off from posting an available unit, your competitors aren’t.

Equally important is respecting the craigslist community and not posting multiple ads in a short period of time. Never post more than 1 ad in the same hour, and never post for the same unit type more than once in 24 hours.

Our analytics show that following these simple rules will provide far greater results than someone that spams a region with multiple ads over and over again.”

10. And lastly, and MOST importantly, be a good Craigslist Citizen. Common sense folks!

Pay attention to things such as knowing the Craigslist Terms of Use, posting only available Units/Unit Types, not over-posting (never more than 1 ad per hour and 8 total ads in a day – this is for LARGE sites – many of you may not have larger enough sites, where posting every other day is more than enough), and posting to only one category and region at a time. As an industry we can all be more effective and increase our traffic if we use the craigslist environment for which it was intended which is bringing renters and landlords together in an open marketplace.

Let’s not ruin the “free” part of craigslist, by over-doing it. In some regions, and some

Page 17

industries, craigslist DOES impose fees. (See Craigslist FactSheet.)

Please leave comments on any tips I might have missed, leave comments about other craigslist applications or services, and your experiences with these services!

FULL DISCLOSURE: I am not affiliated with Yield Technologies or Postlets. Yield Technologies has provided me with information for this blog post. THANK YOU! (Roboblaster, another posting service also provided information for this blog, however, at the time of publication, they have folded.)

Don’t GET IT? RENT SODA! GET IT! -Daisy Nguyen in Minneapolis, Minnesota MN CEO/President Daisy@ RentSoda.com

Jeffrey S. Bennett Attorney at Law Serving Oregon & Washington Landlords For Over 15 Years Just three minutes from the RHAGP main office!

850 NE 122nd Ave., Portland, OR 97230 503-255-8795 • Bennett@warrenallen.com

www.RHAGP.org

Page 18

RHAGP UPDATE

Dear Maintenance Men:

By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men: My building was built in the 1970s and it is now time to re-plumb my water lines. Since the property is on a slab with a flat roof, all the new plumbing will need to go through the walls. I am a bit worried about all the drywall holes that will be needed to complete the work. I know plumbers are not drywall contractors, so how do I keep my walls from being completely destroyed in the process?

Albert Dear Albert: It is a matter of choosing your plumber carefully and asking questions before the job starts. Most of the plumbers we deal with take great care in not creating more damage than necessary. That being said, it is a good idea to provide your plumber with the most information you can. For example: Try to determine the location of your existing pipe runs and where you might like the new pipes to go. Locate access panels, existing problem areas, structural concerns and building peculiarities.

You may also want to communicate to the plumbers and their techs that you would like clean square, studto-stud cuts made in your walls. This will minimize the need for extensive drywall replacement. A repipe of a unit or building can sometimes worry even the seasoned owner. If you communicate your concerns and are clear regarding the type of holes you will tolerate, it may relieve some of your worries.

Important note: The plumber you choose may need to be an EPA Certified Renovator.

Dear Maintenance Men: I am getting complaints for my residents that they are not getting hot water or that they need to run the water a long time before getting hot water. I checked the water heater and it is operating properly. What do you think the problem is?

David Dear David: The first thing we would check is the circulation pump for proper operation. Calcium or hard water deposits in the water heater and lines may also aggravate this problem. The circulation pump’s job is to bring hot water to all the units at the same time. When the pump is not working or is clogged; the hot water will take much longer to get to the units furthest away from the heater. The first step is to determine if the pump is working. The pump is normally found next to the water-heater. Check that the motor is plugged into an electrical outlet. Next, touch the water lines on either side of the pump and determine the temperature. If it is working properly, the lines

should be warm or cool to the touch, not hot. If the pipes are hot or very hot to the touch, the pump is not working properly. If the pump does not spin when plugged in, it may need to be replaced. If the pump motor is working, the pump may be clogged with debris. Remove the pump and clear out the lines.

Take care to clean the line from the pump to the water heater. This is generally the problem. While you have things apart, this is a good time to clean out the calcium deposits in the water heater, which may be contributing to clog. Water heater clean outs should be done at least once a year.

Dear Maintenance Men: My property has attached garages that butt up against the living areas. Many of the garages have damaged drywall due to cars bumping them while parking. Can I use regular drywall boards to do the repairs?

John Dear John: The issue of repairing or replacing an attached garage wall system is a serious one. Often the importance and proper building code compliance is overlooked.

In some cases owners or DIY’s unknowingly create a situation that can be disastrous in the case of fire.

Most cities require the use of five eights type X gypsum board (drywall) as a firewall. The drywall board should have a one-hour fire rating. Because the garage and living area structures are attached or share the same wall, the drywall must not exceed one-quarter inch gaps when installed. There should not be a gap between the footing and the wallboard.

(This is to insure fire does not breach cracks, crevices or gaps. When installing the wallboard, start from the top of the wall and go down. If your existing wall is lath and plaster, you will need to use one quarter inch furring strips and five eights inch drywall. Then mud and tape the joints and texture to suit. As an added precaution to prevent future damage to the garage walls, install concrete parking bumpers to the garage floor. This will help keep vehicles from bumping into the walls when parking.

Note: If you would like to see your maintenance question in the “Dear Maintenance Men:” column, please send in your questions to: Questions@ BuffaloMaintenance.com Bio: Please call Buffalo Maintenance, Inc or JLE Property Management, Inc for Maintenance, consultation or management.

For an appointment, call Frankie Alvarez at 714 956-8371 or Jerry L’Ecuyer at 714 778-0480. CA contractor lic: #797645, EPA Certified Renovation Company and DRE lic: 01460075. Please view our websites at www.BuffaloMaintenance.com & www.

ContactJLE.com

JUNE 2012

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RHAGP LIST OF COMMITTEES Building Chair: Phil Owen, Phone: 503-244-7986 Community Relations/Donations Chair: Tony Kavanagh, Phone: 503-522-4474 Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522 Education Chair: Ron Garcia, Phone: 503-595-4747 Forms Chair: Mark Passannante, Phone: 503-294-0910 House Chair: Robin Lashbaugh,

Phone: 503-805-5993

Legislative Chair: Phil Owen, Phone: 503-244-7986 Membership Chair: Elizabeth Carpenter, Phone: 503-314-6498 Newsletter Chair: Will Johnson, Phone: 503-221-2163 Office Chair: Robin Lashbaugh, Phone: 503-805-5993 Public Relations Chair: Margaret Baricevic, Phone: 503-329-5223

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 Lori Franke, Member Svcs Assistant - lori@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” www.RHAGP.org

RHAGP UPDATE The Mistaken Commercial Move

Page 20

By Clifford A. Hockley, President Bluestone and Hockley Real Estate Services

Mandarin Enterprise was an import/export company located in Montecito, Oregon. The owner of the company, Patrick Cook, was extremely busy traveling the world, looking for opportunities to expand his business. Now that Mandarin Enterprise was expanding, Patrick thought he should hire a reliable person to help him manage the business and take care of it in his absence. Hence, before making his next trip, he hired Martin Gambler as his new office manager.

Shortly after Patrick left for China, Martin decided that it was time to move since company was growing and needed more warehouse space. So he went shopping and found a 15,000 square feet space to move into. He organized the move, but left the dayto-day organization of the move to his assistant. As moving day came, the whole company cooperated and the move went very smoothly, that is until he got a call from his new landlord. "Hello Martin, I heard you have moved. I think we have a problem." He continued to tell Martin that Mandarin Enterprises had moved into suite 400 at the industrial park and that in fact, Mandarin was supposed to move into suite 500.

The leasing agent had inadvertently given the master key to Martin since they had been discussing two spaces. Martin had assumed they were moving into suite 400.

As a matter of fact, Mandarin should never have had the master key. There were two drafts of the lease, one with suite 400 in the location description, the other with suite 500. Martin assumed they were moving into suite 400, the landlord assumed suite 500.

To compound the problem Mandarin Import and Export had moved in without an actual signed lease.

The leasing agent and the landlord had not reviewed final versions and returned them to Mandarin Import and Export. Moreover, their existing lease for 6000 square feet had not expired yet; it had four more years to go. Martin discovered this when his old landlord called him in the morning and asked him why he had moved out.

problems that had arisen. (At this point in the tale you may be wondering is this a salvageable situation, or if this actually could have occurred.)

Once Patrick came to know about the goof up, he decided to help Martin figure out how to solve those problems. Firstly, they negotiated with the new landlord and got him to agree to let them stay in suite 400 and actually signed a five year lease. Next, he went to the old landlord and got him to agree to a lease buyout and paid him a one year (of the rents) penalty and they were let out of the lease. Finally, he sat down with Martin. He issued a written warning.

He said to Martin, "Your heart is in the right place, but you really screwed up on the details". He also told him that this was not a good situation and had cost Mandarin a lot of money to solve. In the end, Mandarin was able to grow its way out of its problems.

Martin had learned a great deal and was lucky to keep his job.

Such situations can be prevented by following simple steps which include careful planning, requiring owner/officer signatures on leases, lease review by corporate or real estate attorney and by clearly managing the boundaries of the key people that work for you... and before I forget, you might want to think twice before you hire an employee with the last name of Gambler.

About the author Clifford A. Hockley is President of Bluestone & Hockley Real Estate Services, greater Portland’s full service real estate brokerage and property management company.

Founded in 1972, Bluestone & Hockley’s staff totals nearly 110 employees, including 20 licensed brokers. The company’s property management division serves commercial buildings, apartments, condominium associations and houses in the Portland / Vancouver metro area, while the brokerage division facilitates both leasing and sales of investment properties throughout Oregon and Washington.

Martin, a trained professional and a graduate of the prestigious Humberton MBA program, was truly stunned. How was he going to solve this conundrum and not get fired by his boss? In the mean time Patrick returned from his trip and was surprised to find out that his company had moved. He had to call Martin to get the new address.

Cliff earned a degree in Political Science from Claremont McKenna College and holds an MBA from Willamette University.

He is a Certified Property Manager and has achieved his Certified Commercial Investment Member designation (CCIM). Bluestone & Hockley Real Estate Services is an Accredited Management Organization (AMO) by the Institute of Real Estate Management (IREM). Cliff is a member of the Institute of Real Estate Management and was named Certified Property Manager of the year in 2001 and 2003. Cliff is a frequent contributor to industry newsletters.

At this point, Patrick was very confused. He was aware that that Mandarin had outgrown its previous space, and was excited to know that the new space was much better suited for their company. He was happy that they now had a badly needed show room, larger warehouse and a bigger office for him without having the slightest idea of the “behind the scene”

Bluestone & Hockley offers customized brokerage, property and asset management, as well as maintenance services to property owners and investors throughout the Portland/Vancouver metro area. The company’s full-service approach benefits busy property owners and investors, who know they can count on Bluestone & Hockley for high quality real estate services start to finish.

JUNE 2012

Reducing Water and Energy Costs for Free The power company wants to save you money. No, seriously.

The economy may be on the slow path to recovery but the energy efficiency business is booming! Why? The reason is simpler than you might think. Power companies are in the power selling business, not the power plant building business. It takes decades to pay off a newly built power plant if it ever gets paid off at all. If the utility can meet the region's electrical demand with their current power plants, they are far more profitable.

The resident can expect to save from $4-15 per month depending on how many people live in the home and how much hot water they use. If you pay the water bill, you can expect to save a similar amount per home on the water and sewer bill (a 30-40% reduction) depending on usage.

Third, how does it work?

Step 1: Sign a simple participation agreement stating that the service is free and letting us enter your rentals.

Step 2: Send us a list of your unit addresses so we can schedule each unit for a specific day (12-20 per day).

It gets better, though! Those last couple of power plants in use today are really inefficient and actually cost more money to run than they can charge us for power. If they could just minimize use of those power plants then they'd be even more profitable.

Step 3: Send out our template notice/opt-out letter to your renters.

The end result: millions of utility dollars dedicated to minimizing energy use through efficiency programs. Now as a rental unit owner, you have a new way to capitalize on this booming market. It's called “direct install of Instant Savings Measures” and the utilities are falling all over themselves to get you to take their free products.

It is really that simple. Energy DIET will never ask you for payment for any materials or services and does not even have the capacity to accept payment. The entire process is paid for by Energy Trust of Oregon, a non-profit utilizing rate payer funds to help Oregonians reduce their energy usage.

Energy DIET (Direct Install and Education Team) is a new company designed specifically to facilitate the process of getting these products into rental homes like yours. The Energy Trust of Oregon has set aside almost half a million dollars for this work and Energy DIET has designed the fastest, easiest way possible for you to participate.

First up, what are the products?

•

•

•

We install up to 10 free CFLs in each unit. Not the junk that burns out in a year or two. Not those blue lights or flickering lights or dim lights or any of the other ridiculous products that turned people off a few years back. We only use top of the line, soft white light, 7+ year life bulbs that are virtually identical to incandescent bulbs. On top of that, we have globe CFLs, flood CFLs, 3-way CFLs and candelabra CFLs with mini bases. And yes, they are all absolutely free.

We install up to 2 free high performance showerheads.

These are chrome plated, high pressure, Niagara products that blow away the junk we are removing.

Once they are installed, most renters are actually excited about the upgrade. We will even install a replacement chrome, handheld shower wand if the renter has one installed already. Always free.

We install 2 bathroom aerators and one of those swiveling kitchen aerators with the vegetable spraying option. Old aerators get funky and don't last forever, so this is as much a long term maintenance benefit as it is an energy efficiency upgrade.

Second, what are the effects?

Step 4: We will pick up the keys, perform the installations and return the keys to you promptly.

Finally, What are the restrictions?

Since this is a free service, the funding for this program is limited. Funding may last through the year but may also run out before the end of the summer if uptake is higher than anticipated. There are other contractors utilizing these same funds for mobile home communities all over the state. It is Energy DIET's goal to complete every interested portfolio in the RHAGP membership directory before those funds run out.

The money comes from Energy Trust of Oregon so your rentals need to be serviced by PGE, Pacific, Northwest Natural or Cascade to qualify.

Through our work with Energy Trust, we have already successfully worked through the portfolio of RHAGP member Rappold Properties as well as several other major property management companies from Portland to Corvallis. We have inventory and staff ready to go and we are looking to extend this free service to as many portfolios as possible right away. No portfolio is too big or too small!

Please contact us to discuss how your organization can get started right away.

We're looking forward to working with you!

John Sweet Energy DIET Trade Ally of Energy Trust of Oregon 503.960.5482 DIRECT TheEnergyDIET@gmail.com

www.RHAGP.org

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RHAGP UPDATE

JUNE 2012

www.RHAGP.org

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RHAGP UPDATE

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