June 2016 update

June 2016

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

www.rhaoregon.org

In this issue:

The Most Common Way Landlords Lose An Eviction ‌ page 6 Good Landlord PAC Is FREE! page 8 Dear Maintenance Men

pages 9 The Increasing Cost Of On-Site Staffing pages 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

Dinner Meeting Social Wednesday, June 15, 2016

Speaker: Ron Garcia of The Garcia Group How Can Good Landlords Raise Their Rent?

Do you feel your rents are too high? What do your tenants think?

Are you apprehensive about raising rent? Many good landlords make a point to keep their rents lower in order to have longer term tenants. It doesn’t take too long however to end up far below market rates. So what is a good balance? We will discuss strategies for not just maintaining positive tenant relations, but also positive cash flow too!

When: Wednesday, June 15, 2016 at 6:00pm Location: Widmer Brothers Pub, 929 N. Russell St., Portland, OR 97227

Price: $28.00 per plate if registered by June 10, 2016 $38.00 per plate if registered after June 10, 2016 Slider Bar:

Table of Contents RHA Oregon Dinner | page 3 President’s Message | pages 4 RHA Mark Your Calendar | page 5 The Most Common Way Landlords Lose An Eviction | page 6 Good Landlord PAC is Free! | page 8 Dear Maintenance Men | pages 9 The Increasing Cost Of On-Site Staffing | pages 15 Cleaning Essentials For Landlords | page 18 The Preferred Service Guide | page 18

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

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

From I-405 North: Head northeast on I-405 N toward Exit The Dalles. Take the Kerby Avenue exit, Sharp right onto N Kerby Ave. Turn right onto N Russell St Widmer Brother Pub will be on the right

From I-205 South Take exit 21B for I-84 W/US-30 W toward Portland Merge onto I-84/US-30 W. Keep right to continue on U.S. 30 W. Take the exit toward Convention Center/Rose Quarter, Take N Interstate Ave to N Russell St, Merge onto NE 1st Ave, Turn left onto NE Multnomah St., Turn right onto N Interstate Ave. Turn right onto N Russell St. Widmer Brothers Brewing Company will be on the left www.rhaoregon.org

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President’s Message With Primary elections over and the General elections on the way things are getting very interesting in Oregon politics. The usual subjects are coming out and being bandied about. Seems to me that all of the discussion is about “who is to blame?” and not “how do we solve this?” Why is it that solutions are the last thing to be discussed and so much time is spent on trying to place the blame? Does it matter how we got here? Does having someone to blame make the issue any less critical?

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

Well, first let’s take a look at the “How we got here?” portion. Anyone ever use a map to find your way to another destination? I can remember a time when there wasn’t any GPS and you had to be able to read a map or get directions from someone who had already been there, or you just wandered around until you stumbled upon the location you were trying to find. Now of the above choices, which do you think worked the best? Interestingly, the map worked pretty well most of the time. You could find a route to the location you were headed with a fairly accurate idea of the time it would take and the type of roads you would encounter. You could see the best locations for getting gas or meals when needed and if it would be a particularly long trip. You could decide where the best places to stop for the night would be or where to just stop for a short rest. But there were some things you could never know until you were actually on the way. Were all of the roads open? Was there any construction or detours that would take you off your chosen path? Were the gas stations open late enough for you to get to your destination for that day of travel? What types of restaurants were you going to find?

Now if you were to use the second option for travel, asking someone for directions, then you could get answers about the types of roads you might find and if there were any detours or construction on the way. Where is the best place to stop for food or gas? Also, is there anything of interest that would make the trip more fun? Like the world’s biggest anything or an unusual museum!

What makes the route they are telling you to take one that you would want to travel? The only drawback to this option is that you would have to trust that the directions they are giving you are in your best interest and will lead you to the destination you want to arrive at.

Lastly, you can just wander aimlessly until you stumble upon your destination.

This doesn’t seem to be the best way to find anything. You waste a lot of time and effort. There is a lot of doubling back because you choose a dead-end at times and you end up covering a lot of ground over and over again.

I found out that the best thing was to use a combination of the first 2 options.

A good map with a clear route on major roads and with plenty of options for food, supplies, and overnight stops, if needed, worked best. Then I would find someone who had traveled to the same destination and go over my plan with them. Their input was invaluable and saved me countless headaches. Since I had an idea of what the road ahead could bring, I was able to relax and enjoy the ride. (continued on page 7) 4

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

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

www.rhaoregon.org

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

06/08

Board Meeting

RHA Conference Annex

5:30pm

06/15

Dinner Meeting

Widmer Brothers Pub

6:00pm

06/23

Landlord Networking

RHA Conference Annex

6:008:00pm

07/13

Board Meeting

RHA Conference Annex

5:30pm

07/20

Starry Night Event

RHA Oregon Parking Lot

6:00pm

07/28

Landlord Networking

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

06/03

Screening Class

Webex

7:00-8:30pm

06/14

Screening Class

RHA Conference Annex

11:0012:30pm

06/17

Screening Class

Webex

11:0012:30pm

06/28

Screening Class

Webex

7:00-8:30pm

07/08

Screening Class

Webex

11:0012:30pm

07/22

Screening Class

Webex

7:00-8:30pm

07/26

Screening Class

Webex

7:00-8:30pm

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

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!

www.rhaoregon.org

Mark Your Calendar!

RHA Oregon’s Annual Family Picnic August 10, 2016 from 2pm - 9pm Members $5.00 per person, children under 12 are FREE! 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 ride bracelets.

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 JUNE 2016

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The Most Common Way Landlords Lose an Eviction

by Robert L. Cain

Ben and Bertha Bad Tenant were ecstatic. They were so ecstatic that they danced around the room to “Something New” by Axwell and Ingrosso and turned it up loud. But this was nothing new. They had just received an eviction notice from Larry Landlord because they hadn’t bothered to pay rent for three months. Ben and Bertha had been through this many times before, and most times had won the eviction. This time Larry handed them the trifecta. They figured they would get free rent for at least a month and maybe more.

Larry had committed three errors when he sent Mr. and Mrs. Bad Tenant the eviction notice. We’ll look at those here so other landlords can avoid any of the three errors Larry made.

The first error that resulted in Ben and Bertha’s glee was that Larry used an old form. That in itself would mean they would win the eviction. Larry wanted to save 50 cents, so he used the form he had bought five years earlier from Office Depot. And even that was a little hard to read because Larry had copied it so many times.

Even five years before, though, it wouldn’t have worked because the form was in conflict with the state law where Larry’s rental property sat.

But even if it had been legal five years before, it most likely would not have been in the present because the state legislature had changed the notification laws in the Landlord-Tenant Act twice in that time. If Larry had bought the latest form from his state rental owners association, he would have served a legal notice.

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But there was another serious error. The rental agreement that Ben and Bertha had signed when they rented from Larry was a free one Larry had downloaded from the internet 10 years earlier. That one had 11 violations of Larry’s state law and the Fair Housing Act. Ben and Bertha knew the rental agreement was illegal when they signed it, so they figured they had a free pass even then. The judge wouldn’t think too highly of it, either.

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I have examined free notices from the internet. One notice I printed out had 29 clauses that could or did violate some state law or the Fair Housing Act. That “free” form could cost a landlord more than $2,000.00 in a lost eviction.

The second error that made Ben and Bertha ecstatic was the address on the form. Ben and Bertha lived at 1234 Main St., Apt. 7. But the form Larry sent lacked the apartment number. What with Ben and Bertha having been around the block with evictions several times before, they knew that their attorney, Bad Tenant Barney, would immediately bring that omission to the attention of the judge and the judge would throw out the eviction. Had Larry taken the time to write the number 7 on the (incorrect) form where there was space for “Apartment Number,” he would have had the full address and nothing for Bad Tenant Barney to bring to the court’s attention (at least for that).

Add to that the delivery error. Larry had posted the notice on the door to Ben and Bertha’s apartment. State law where Larry’s property sat permitted that but only if the notice was also mailed to the offending tenant.

Larry didn’t bother spending the 45 cents (plus a 5 cent envelope) it would have cost to mail the notice. Besides, Larry was out of stamps. And besides that, there is the moot point that for mailing requirements. Landlords were required to add three days for delivery. Not every state law has those restrictions, so landlords would do well to check their own laws to see what their state requires for notice. Some are far more landlord friendly, some far less so.

But Larry was in such a toot to write something else on the form that he didn’t bother to check that he had filled in all the required spaces. After three months of no rent and 67 excuses why the rent wasn’t paid, Larry was mad and he wanted to make sure that Ben and Bertha knew it. So he wrote, “I’VE HAD ENOUGH OF YOUR LAMEBRAINED EXCUSES AND LIES, YOU DEADBEATS.” That’s the major reason Ben and Bertha danced around the living room for joy. If someone adds extra words to a notice, the notice becomes null and void.

Larry should have known better, but as he pointed out in court, “I’ve been a landlord for 20 years, and no tenants (continued on page 7)

www.rhaoregon.org

The Most Common Ways Landlords Lose Evictions: CONTINUED FROM PAGE 6

had ever complained before. They just moved.” But then again, he had never run into professional bad tenants like Ben and Bertha before.

Eviction service pros tell me the most common way a landlord loses an eviction is bad form and bad service.

Most times the bad tenants don’t hit the trifecta as Ben and Bertha did, but it only takes one error to earn a “win” for a bad tenant.

The point is, everything is to be perfect, all the i’s dotted and t’s crossed, or the notice may be thrown out by the judge, which means there’s no notice and, hence, no eviction Bad tenant lawyers are expert at immediately spotting errors such as those Ben and Bertha were so jubilant about. Depending on the state or city and the predilections of the judge, a bad tenant can get up to three months free rent because of those mistakes.

We don’t want to be like Larry. Larry lost, but we don’t have to. Proper form and service are essential to an eviction that gets bad tenants out.

ABOUT THE AUTHOR: BOB CAIN 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.

Presidents Message: continued from page 4

So what is the whole point of this discussion about finding your way to a destination? Well, I am concerned with our government’s, both local and state, long-term map or direction. There seems to be no thought about the long-term effect or unintended consequences of the changes that are being implemented. The “We will straighten it out after we get there” attitude is not working. Please remember these words “Those who do not learn from history are doomed to repeat it”- George Santayana.

Sincerely, John Sage President RHA Oregon Stegmann Insurance Agen

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RENTAL ALLIANCE UPDATE JUNE 2016

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Good Landlord PAC is Free!

By: Cindy Robert Of Rainmakers, LLP

You can give and get it back....Oregon has a political tax credit of $50 for individuals and $100 for couples if individuals make under $100,000/year or $200,000/year for couples.

By donating to a political committee, you can reduce your taxes or increase your refund by that amount. This is a full 100% credit, not a deduction.

ORS 316.102 Credit for political contributions (1) A credit against taxes shall be allowed for voluntary contributions in money made in the taxable year:

(a) To a major political party qualified under ORS 248.006 (Qualification and maintenance of status as major political party) or to a

committee thereof or to a minor political party qualified under ORS 248.008

(Qualification as minor political party) or to a committee thereof.

(b) To or for the use of a person who must be a candidate for nomination or election to a federal, state or local elective office in any primary election, general election or special election in this state. The person must, in the calendar year in which the contribution is made, either be listed on a primary election, general election or special election ballot in

this state or have filed in this state one of the following:

(A) A prospective petition;

(B) A declaration of candidacy;

(C) A certificate of nomination; or (D) A designation of a principal

campaign committee.

(c) To a political committee, as defined in ORS 260.005 (Definitions), if the political committee has certified the name of its

treasurer to the filing officer, as defined in ORS 260.005 (Definitions), in the manner provided in ORS chapter 260.

(2) The credit allowed by subsection (1) of this section shall be the lesser of:

(a) The total contribution, not to exceed $100 on a joint return or $50 on any other type of

return; or

(b) The tax liability of the taxpayer.

(3) A taxpayer may not claim the credit allowed under

this section if the taxpayer has federal adjusted

gross income in excess of $200,000 on a joint return or $100,000 on any other type of return.

(4) The claim for tax credit shall be substantiated by

submission, with the tax return, of official receipts of the candidate, agent, political party or committee thereof or political committee to whom contribution was made.

The Good Landlord PAC was created by members of RHA Oregon and RHA Oregon supports the efforts made by this PAC, however, the Good Landlord PAC is not a division of RHA Oregon.

To learn more about the Good Landlord PAC or to donate visit: http://goodlandlordpac.com/ Keeping Up With the Legislature Besides the bill tracking list provided during session to RHAO members via our website, the legislature offers Capitol e-Subscriptions that allow you to track bills and hearing in real time and receive legislative alerts when hearings are scheduled.

Sign up here: https://public.govdelivery.com/accounts/ ORLEG/subscriber/new You can find additional information about House and Senate members, committee assignments and citizen engagement at: www.oregonlegislature.gov.

Additionally, you can choose a hearing from those listed under "Today's Events at the Capitol" and listen or view live for free.

90-day Notice of No Cause Termination in Milwaukie The City of Milwaukie just joined the City of Portland in requiring landlords to provide 90 days notice for a no cause termination (currently 30 days within first year of tenancy, 60 days if have been there longer than a year).

The new provisions took effect April 19, 2016.

"No-cause" termination includes all reasons not listed as a cause in the Oregon Landlord Tenant Act. Those acts that can lead to "For-cause" termination can be found in ORS 90.392, and are limited to (a) Material violation by the tenant of the rental agreement, (b) Material violation (continued on page 10)

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www.rhaoregon.org

Dear Maintenance Men:

By Jerry L’Ecuyer & Frank Alvarez Dear Maintenance Men: I am doing a rehab project on a building that consists of all two bedroom one and three quarter baths. The three-quarter bathrooms have a sink, toilet and bathtub, but no shower. I would like to convert them to a full bath by adding a shower. How do I do it?

Bill Dear Bill: This is a great upgrade to any unit. There are a number of ways to go depending on your budget and do-ityourself skills. The most economical and simple solution to adding a shower to a bathtub is to install a diverter spout that includes a 1 half-inch hand shower fitting.

The hand shower can be sold separately or as a kit with the spout. Connect the hand shower hose to the spout and hang the showerhead on the wall. Other than installing waterproof shower walls, you are ready to go.

The second option is a bit more involved, but a much better solution. Because most tub only bathroom usually have no wall tile or “shower wall” material, gaining access to your existing valve & plumbing system should be easy. Let’s begin with the items you will need to start your project.

(If you have an existing two-valve system, now is the time to go to a modern single valve set-up.) The easiest apartment application valve to buy is either a Moen or Mix-it valve. There are many other brands to buy depending on your budget. The kit will come with a valve, spout, shower arm and head. You will still need to purchase a half inch copper pipe at least 56 to 59 inches long, a 90 degree brass elbow, slip to thread with ears to attach it to the wall stud at the shower head. Be sure you have a full propane torch with solder.

Now you are ready to install. Don’t forget to turn off the water. Since you will be installing new shower walls, don’t worry about damaging drywall. Cut a hole in the drywall stud to stud, 12 inches high at the existing

valve level. Then cut a 4 inch wide strip of drywall 59 inches up from the location of the existing valves. Now that everything is exposed, remove the old valves, by cutting or use the propane torch to melt the solder joints.

Install the new valve in place, cut a half inch copper riser between 56 and 59 inches and solder to the valve.

Solder the brass 90-degree elbow to the pipe and screw the elbow to a cross stud. If you could not find an elbow with ears, use plumbers tape or a pipe hanger to secure the elbow in place. Test your plumbing installation for leaks.

Replace existing drywall around the tub with green board drywall or cement board. Install shower wall material of your choice. We recommend a one-piece wrap around shower wall system available at your local home center.

Dear Maintenance Men: My rental unit has a kitchen with a double sink. The drains smell very bad. I have tried running lemon slices through the garbage disposal, it works for a short time, but the smell comes back. What steps do you recommend for resolving this problem?

Barbra Dear Barbra: The smell may come from a number of places. First, use a small toilet type bush with soap and scrub the inside of the garbage disposal. This will remove any slime buildup. (For safety reasons, shut the garbage disposal off at the breaker or pull the plug.) Next remove the drain trap and clean out any sludge.

Many times the horizontal pipe between the trap and the wall may have hard deposits coating the inside of the pipe. The deposits will collect food and debris that may slow the drains considerably. If you have a dishwasher, check the drain line leading from the air-gap or dishwasher to the (continued on page 10)

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Dear Maintenance Men: continued from page 9

garbage disposal. It may be full of sludge that will cause a smell to come through the air-gap located next to the faucet. Clean or replace any pipes with deposits or sludge. Check both drain lines for the above problems.

Now if you wish, run the garbage disposal with a few slices of lemon and it should smell good and stay that way. Once in a while, throw some ice cubes in the garbage disposal unit to help scrape away any debris.

Dear Maintenance Men: I have a problem with moisture buildup and wall damage in my apartment bathrooms. The bathrooms do not have windows as they are constructed away from any exterior walls. They do have vent fans, but they don’t seem to do the job. How can I solve this problem?

Bill

Good Landlord PAC IS FREE!: continued from page 8

by the tenant of tenant duties listed in ORS 90.325 (see below), and (c) Failure by the tenant to pay rent.

Tenants must be provided the opportunity to cure violations.

Tenant duties as outlined in ORS 90.325 are to:

(a) Use the parts of the premises including the living room, bedroom, kitchen, bathroom and dining room in a reasonable manner considering the purposes for which they were designed and intended.

(b) Keep all areas of the premises under control of the tenant in every part as clean, sanitary and free from all accumulations of debris, filth, rubbish, garbage, rodents and vermin, as the condition of the premises permits and to the extent that the tenant

is responsible for causing the problem.

The tenant shall cooperate to a reasonable extent in assisting the landlord in any

Dear Bill: First things to check is whether your vent fans are working and not clogged with lint or dust. If the fan is operating properly, check the CFM or Cubic Feet per minute of air movement. The minimum number should be 50 CFM. If the bathroom is getting more than the average amount of use, you may want to replace the existing fan with one that has a higher CFM rating. We recommend using at least a 120-CFM fan. And equally important, many bathrooms have two wall switches; one for the light and the other for the fan. If this is the case, we recommend combining the two switches into one. That way when the resident switches on the light the fan will come on automatically. We find most residents will not turn on the fan if it has its own switch.

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

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

Under A St

night y r r A

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

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:RENTAL ALLIANCE UPDATE JUNE 2016

www.rhaoregon.org

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RENTAL ALLIANCE UPDATE JUNE 2016

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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

Join

Over the counter medicines, Adult underwear (new or used and clean) Adult coats and other functional adult clothing Sugar, creamer, peanut butter lotions, deodorant, razors Cold weather gear First aid supplies,

1435 NE 81st Ave, Suite 100, Portland, OR 97213

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www.rhaoregon.org

The Increasing Cost Of On-Site Staffing

By Cliff Hockley, President Bluestone & Hockley Real Estate Services Even though the sales of apartments are reaching very low CAP rates with expectations of high returns, a number of laws aiming to protect workers have increased the cost of managing apartments.

In Oregon, these laws include state mandated minimum wage increases and sick leave. On the federal level, required health insurance (for full time employees) and potential changes in federal overtime rules keep increasing the costs to staff with onsite management, maintenance and operations.

Sick leave As of January 2016, Oregon joined California, Connecticut and Massachusetts in requiring employers with more than ten employees to offer 40 hours of paid sick leave. Employers with nine or fewer workers must provide 40 hours of unpaid sick time.

In Portland, the threshold is lower. Employers with six or more workers must provide paid leave while those with five or less must offer unpaid sick time.

Lawmakers carved out an exception for Portland, which passed it own sick leave ordinance two years earlier, and effectively canceled out Salem’s law, which was due to take effect July 1, 2016 and would have applied to all employers, regardless of size.

The vast majority of Oregon's workforce (excluding federal employees) is covered by the law, meaning fulltime, part-time, temporary and seasonal workers will accrue sick time.

Definition of family members expanded The new law allows the use of sick time to care for and/ or or help seek diagnosis and treatment (including preventative) of a family member with a mental or physical illness, injury or health condition. In addition, sick leave may be used to deal with the death of a family member.

As part of this process, the statute and regulations defining a “family member” have been broadened.

The definition now includes an employee’s spouse, www.rhaoregon.org

same-gender domestic partner, custodial parent, non-custodial parent, adoptive parent, foster parent, biological parent, step-parent, parent-in-law, a parent of an employee’s same-gender domestic partner, an employee’s grandparent or grandchild, a biological, adopted, foster child or stepchild, or the child of an employee's same-gender domestic partner, and a person with whom the employee is or was in a relationship of in loco parentis.

Minimum wage increases in Oregon The state’s minimum wage as of January 2016 was $9.25.

Beginning in July of 2016, it will rise steadily each year for the next seven years through at least June of 2023.

How much the rate will increase will depend on where an employer is located within the state.

Here is the actual implementation table, with some explanation and footnotes showing the rundown of the plan: Effective Date of Rate Increase

Base State Rate

July 1, 2017 July 1, 2018 July 1, 2019 July 1, 2020 July 1, 2021 July 1, 2022

$10.25 $10.75 $11.25 $12.00 $12.75 $13.50

Exception Rate within Portland’s Urban Growth Boundary2 $11.25 $12.00 $12.50 $13.25 $14.00 $14.75

Exception within

Nonurban Counties3 $10.00 $10.50 $11.00 $11.50 $12.00 $12.50

After June 30, 2023, the base rate will be adjusted for inflation, with the Portland rate set $1.25 above the base and the nonurban county rate set $1.00 below the base.

The impact of the increase in minimum wage is probably not a problem for apartment properties with high rent. The challenge falls to market rate and low income properties, especially if the rents are computed at a market driven 4 – 5% of rental income. Other onsite staff, leasing agents, painters, cleaners, landscapers and maintenance employees will see their pay increased which may increase the overall cost of operating apartment properties.

(continued on page 16)

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The Increasing Cost Of On-Site Staffing: CONTINUED FROM PAGE 15

Health insurance required for all employees working over 30 hours a week The Affordable Care Act was signed into law by President Barack Obama on March 23, 2010 and upheld by the Supreme Court on June 28, 2012. As part of the ACA, also known as Obamacare, large employers are required to offer health insurance to all full-time employees and their dependents. The term ‘full-time employee’ means, with respect to any month, an employee who is employed on average at least 30 hours per week, section 1513 of the law reads. (Scroll down to section 4, paragraph A.) That section, known as the employer mandate, requires any business with 50 or more full-time employees to provide at least the minimum level of governmentdefined health coverage to those employees.

Businesses must provide insurance for employees working an average of just 30 hours per week, which is 10 hours per week fewer than the traditional 40-hour work week.

If an employer has 50 or more ‘full-time employees’ and does not offer health insurance, it must pay a penalty per employee for each month it does not offer coverage.

Employees who work at least 30 hours per week or whose service hours equal at least 130 hours a month for more than 120 days in a year, are considered full-time.

This added requirements for properties with onsite employees that work more than 30 hours a week, and had a major impact on larger apartment properties that may not already have offered health benefits to onsite employees.

Potential increase in supervisor costs on the horizon for 2016 The Federal Department of Labor (DOL), through the Presidential Memorandum on Updating and Modernizing Overtime Regulations, is proposing changes to “modernize and streamline” the Fair Labor Standards Act (FLSA) overtime regulations.

The following outlines the key impacts of the pending regulations changes.

Significant impact. Most employers covered by the FLSA will need to analyze employee classifications and make other changes by an effective date in late 2016, which will be established in the final rule.

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:RENTAL ALLIANCE UPDATE JUNE 2016

Exemption increase. To be exempt currently, workers must make more than $455/week ($23,660 annually).

The proposed rule sets the standard salary level at the 40th percentile of weekly earnings for full-time salaried workers, which for 2013 was $921 per week, or $47,892 annually. If the 40th percentile approach is adopted, the 2016 level is projected to be $970 a week, or $50,440 annually.

DOL Proposal. The Department is proposing to automatically update the salary level to be considered exempt (including for highly compensated employees) on an annual basis, either based on percentiles of earnings for full-time salaried workers or based on changes in inflation.

This will have the most impact for onsite managers that supervise staff as well as on onsite maintenance managers who supervise staff. If onsite managers supervise more than two employees that can qualify as exempt employees and if they are paid enough, you don’t have to pay overtime. In other words, a non-exempt employee would be paid over time for work over 40 hours a week , an exempt employee is not paid overtime for work over 40 hours a week, though this topic continues to be debated at the Department of Labor. A final rule on this position is expected to be published this spring.

Exempt supervisors must satisfy the following duties tests: • Primarily manage a distinct unit or subdivision within the organization.

• Spends most of the workweek performing management duties. This generally means more than 50 percent of the worktime, however, other factors might support exempt status if less than 50 percent of worktime is spent in management.

Other factors could include: the employee is paid a significantly higher salary than is paid to nonexempt staff; the employee makes frequent management decisions; the employee is free from direct supervision.

• Supervise two or more full-time employees (or the equivalent of two or more).

(continued on page 17) www.rhaoregon.org

The Increasing Cost Of On-Site Staffing: CONTINUED FROM PAGE 16

• Have hiring or firing authority or, if not full authority, their recommendations are given

particular weight.

• Customarily and regularly exercise authority to make decisions of significance.

Summary In summary, state mandated increases of sick leave and minimum wage increases coupled with federally mandated health insurance for full time employees (30+ hours a week) and potential changes in federal overtime rules keep increasing the costs of staff involved with onsite management, maintenance and operations of apartment properties. Owners will need to calculate these costs as they think through the due diligence of the properties they are about to purchase.

Resources http://www.multifamilyinsiders.com/multifamily-blogs/how-to-payyour-on-site-managerhttp://www.wagehourinsights.com/category/ new-exemption-rules/

Good Landlord PAC is Free!: CONTINUED FROM PAGE 10

reasonable effort to remedy the problem. (c) Dispose from the dwelling unit all ashes, garbage, rubbish and other waste in a clean, safe and legal manner. With regard to needles, syringes and other infectious waste, as defined in ORS 459.386, the tenant may not dispose of these items by placing them in garbage receptacles or in any other place or manner except as authorized by state and local governmental agencies. (d) Keep all plumbing fixtures in the dwelling unit or used by the tenant as clean as their condition permits. (e) Use in a reasonable manner all electrical, plumbing, sanitary, heating, ventilating, air

conditioning and other facilities and appliances including elevators in the premises. (f) Test at least once every six months and replace batteries as needed in any smoke alarm, smoke detector or carbon monoxide alarm provided by the landlord and notify

the landlord in writing of any operating deficiencies. (g) Behave and require other persons on the premises with the consent of the tenant to behave in a manner that will not disturb the peaceful enjoyment of the premises by neighbors.

In addition, a tenant may not: (a) Remove or tamper with a smoke alarm, smoke detector or carbon monoxide alarm as described in ORS 105.842 or 479.300. (b) Deliberately or negligently destroy, deface, damage, impair or remove any part of the premises or knowingly permit any person to do so. (c) Remove, obstruct or tamper with a sprinkler head used for fire suppression.

All other reasons that you may have for terminating a tenant are considered “No-Cause” and must follow new guidelines in the City of Milwaukie. This issue will certainly be addressed in the 2017 legislative session where many want “No-cause” termination ended all together, or (at the very least) altered as Portland and Milwaukie have done.

www.rhaoregon.org

RENTAL ALLIANCE UPDATE JUNE 2016

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PREFERRED VENDORS: .

CLEANING ESSENTIALS FOR RENTAL PROPERTY 20 products recommended by rental property owners 1.

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Mr Clean magic eraser 409 spray (removes nicotine and hard spots) Degreaser OdorXit (for eliminating all types of odors) Zep toilet bowl cleaner Tilex Zep carpet shampoo SOS pads Clorox Mr. Clean or Pinesol Swifer Floor Swipes Scrubbing Bubbles Oven cleaner A medium grit sanding block Zep CONCENTRATED window cleaning solution Gloves Murphy's Oil Soap Kaboom Fantastic The Works toilet cleaner

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.

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 18

:RENTAL ALLIANCE UPDATE JUNE 2016

www.rhaoregon.org

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

www.rhaoregon.org

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 JUNE 2016

19

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 O’Neill, P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Contract Furnishings Mart - Tigard Jim Plath P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com

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

FORMS

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

GENERAL CONTRACTORS

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 JUNE 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

PEST CONTROL

Frost Integrated Pest Mgmt P.503-863-0973 Residential.Commercial.

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

PLUMBING/DRAIN CLEANING Apollo Drain P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We gladly quote prices over the phone 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

Alpine Property Mgmt & Maintenance Tiffany Laviolette, P.503-641-4620 4800 sw Griffith Dr., #209 Beaverton, OR 97005 www.alpinepdx.com Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 97219 Fox Management, Inc. Tressa L Rossi, P.503-280-0241 C.503-750-8124 F.503-280-0242 2316 NE Glisan St Portland, 97232 Email: tressa@foxmanagementinc.com Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right 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 Legacy Property Management 15635 SE 114th Ave., #206 Clackamas, OR 97015 W.503-765-9479 C. 503-522-6997 www.awalsh@legacynw.com Micro Property Mgmt.

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

Action Management Wendi Samperi, P.503-710-0732

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

RENTAL ALLIANCE UPDATE JUNE 2016

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PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Hal’s Construction Inc. CCB# 34434 REAL ESTATE SALES STRIPING Brian King, P.503-656-4999 Bluestone & Hockley Benge Industries 20666 S HWY 213 Real Estate Service Parking Lot Maintenance Services Oregon City, OR 97045 Cliff Hockley, P.503-222-3800 Corey Wilkerson, P.503-803-1950 www.halsconstruction.com 9320 SW Barbur Blvd. Ste300 Email: corey@bengeindustries.com Email: halspave@easystreet.net Portland, OR 97219 Seal Coat Specialties, LLC-OR Seal Coat Specialties, LLC-OR Chris Anderson CCB#197991 WA Seal CSL 882m3 CCB#197991 WA Seal CSL 882m3 John L. Scott Real Estate Asphalt maintenance Asphalt maintenance P.503-783-2442 Chuck Jordan, P. 503-914-9837 Chuck Jordan, P.503-914-9837 Email: chrisanderson@johnlscott.com Email: sealcoatspecialties@hotmail.com Email: sealcoatspecialties@hotmail.com Denise L. Goding WATERPROOFING / CONCRETE SEWER Keller Williams realty REPAIR Soil Solutions P.503-336-6378 C. 503-799-2970 D&R Waterproofing, Inc. Environmental Services www.denisegoding.com Ray Elkins, P.503-353-1650 Sewer inspection and repair 8890 SE McLoughlin Blvd.

P. 503-234-2118 Elizabeth Carpenter CRIS Milwaukie, OR 97222 Email: info@soilsolutionsenvironmental.com Principle Broker www.drmasonry.com www.soilsolutionsenvironmental.com P.503-314-6498, F.503-882-8680 Liz@lizcrei.com, www.lizrei.com WINDOWS / STORM WINDOWS Goose Hollow Window Co Inc CCB# 53631 Liz Dauw, Summa Realty, Realty Pro Mary D. Mann, P.503-620-0898 Phone: (503) 880-5561 Energy Trust Trade Ally Specializing in 1-4 Units, Oregon & Washington Email: marymann@goosehwc.com E-mail: liz@lizdrealtor.com goosehwc.com blog: www.facebook.com/LizdRealEstate Liz Robinson Real Estate - Windermere Stellar Liz Robinson P. 503-267-7418 Email: lizrobinsonrealestate@windermere.com www.lizrobinsonrealestate.com HFO Investment Real Estate Greg Frick, P.503-241-5541 2424 SE 11th Ave., Portland 97214 www.hfore.com 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

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:RENTAL ALLIANCE UPDATE JUNE 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

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