March 2017 Update Newsletter

March 2017

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

www.rhaoregon.org

In this issue:

RHA Oregon Dinner Meeting …………… page 3 RHA Mark Your Calendar … ………… page 5 Do Landlords Care?…

page 6

Real Estate Forecast… page 8 Landlording 101… …… page 12 Demography………… page 13 2016 Tax Information… page 13 Maintenance Men… … page 14 Portland Ordinance… page 16

Do Landlords Care About The Tenants They Evict? page 6

FIND EVICTIONS STRESSFUL?

503-­‐242-­‐2312

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

RHA Dinner Meeting

Table of Contents

Speaker: Cliff Hockley of Bluestone & Hockley

RHA Oregon Dinner | page 3

Wednesday, March 15, 2017

Topic for the evening: Most investors get to the point sometime in their life where they are tired of managing their property and want the next generation to take over. This presentation will map out a few ways to accomplish this task.

We will identify who the next generation is. How to figure out who is really interested in real estate investing. Who you can trust. We will discuss how to share real estate investment objectives, and the basics the next generation needs to learn to fill your shoes. We will also discuss where your attorney fits in and how to effectively use a property manager. Let’s face it; no one wants to give up control. It’s going to be hard to replace the passion you have for your real estate investments and imbue it into the next generation, but it’s not impossible. If we have time we will then cover “What is cool about investing in Real Estate”, so we can set the hook and create interest for the next generation.

When:

Wednesday, March 15, 2017 at 6:00pm Location:

The Grand Hotel Bridgeport 7265 SW Hazel Fern Rd

Tigard, OR 97224

President’s Message | page 4 RHA Mark Your Calendar | page 5 Do Landlords Care About The Tenants They Evict? | page 6 Portland Metro Real Estate Forecast 2017| page 8 Landlording 101 | page 12 Demography is Destiny | page 13 2016 Tax Information | page 13 Dear Maintenance Men | page 14 Portland Renter Additional Protections | page 16 The Vendor Guide | page 18

You must register to attend Call 503-254-4723 to register or visit the website at: rhaoregon.org/store/category/events.

If you register for a dinner meeting and do not show or do not cancel by the Friday before the dinner meeting you will be charged the full price.

Price:

$30.00 per plate if registered by close of business March 10, 2017 $40.00 per plate if registered after close of business March 10, 2017 Italian Buffet Menu: Caprese Salad Italian Roasted Vegetables Four Cheese Lasagna Pesto Chicken Tortelini Garlic Bread Tiramisu Coffee Iced Tea www.rhaoregon.org

RENTAL ALLIANCE UPDATE MARCH 2017

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President’s Message

If you own a piece of rental property in Oregon today, you are being recruited by our local and state governments to open your pocket books or stretch into your line of credit or Master Card to the tune of thousands of dollars a year in order to pay for social services that your elected officials have deemed to be their priorities and have broadcast as their campaign promises.

This is your personal “Housing Crisis”.

RHA Oregon BOARD MEMBERS President Ron Garcia, PH. (503)595-4747 President Elect Mark Passannante, PH. (503)294-0910 RHA Oregon President Ron Garcia

If, by being a responsible consumer you have managed to qualify for a mortgage and added hard-earned savings as your down payment on a rental property; if you and your spouse and even your kids have spent countless evenings and weekends beyond your regular jobs or school to clean, paint, repair, re-carpet, scrub tubs and walls, and spent hours on strenuous yard work to spruce up your vacant rental property, all for the hope of some steady income to offset the expenses and the promise for long term sweatequity (as a retirement nest egg that does not rely on the government or social security), you are being blamed for a housing shortage that ironically - by virtue of your investment - you have literally worked hard to prevent.

Vice President Phil Owen, PH. (503)244-7986 Treasurer Sandra Landis, PH. (503)659-8803 Secretary Lynne Whitney, PH. (503)284-5522 Past President John Sage, PH. (503)667-7971 RHA Oregon DIRECTORS Adam Kendall Abplanalp, PH. (503) 319-3103 Alan Carpenter, PH. (360)772-2197 Elizabeth Carpenter, PH. (503)314-6498 Jerad Goughnour, PH. (503)303-8545

This is our political season of “March Madness”.

Jim Herman, PH. (503)645-8287

If you are fortunate enough to have seen any return on your investment or heaven forbid, have increased your net worth by absorbing the liability of owning your rental properties over time – you have become the target of a smear campaign characterizing you as a heartless profiteer. This characterization is designed to guilt you into accepting the blame (i.e. pay the expenses) for homelessness, addiction and violence, by requiring you to pay for the relocation of people who have proven to be bad tenants and are threatening the safety of the neighbors. In order to keep your long term resident (whom you may well have kept at low rent for years to prevent them from moving) the bad actors are given thousands of dollars to move down the street and harass someone new. So what’s been solved?

Charles Kovas, PH. (503)255-8795

This is what they mean by “Passing the Political Buck”.

I share these provocative points with you to stimulate action. You see, I don’t believe renters are to blame for the rising cost of living. I certainly do not minimize issues of tenants’ health safety and welfare. I am an advocate for safe and affordable neighborhoods. I do believe the government has a role in housing policy. I admire successful investment property owners. I respect the complex legal process involved in a rental contract. But I am frustrated with the escalating, rancorous PR tactics employed by radical groups, and I admit that I am cynical of some politicians too. As the President of Rental Housing Alliance Oregon, I am spending personal time talking to local and state representatives, along with housing rights advocates to try and create some process to address the concerns of property owners and tenants. So, are we getting anywhere?

This is what I call work.

Ron Garcia, RHA Oregon President 4

RENTAL ALLIANCE UPDATE MARCH 2017

Nathan Lindquist, PH. (503)833-2787 Katie Poole-Hussa, PH. (971)352-6760 Mihyun Pratt, PH. (503)969-5412 Rita Robinson, PH. (503)702-0255 Ami Stevens, PH. (503)407-3663 AJ Shepard, PH. (360)772-6355 RHAOregon OFFICE Monday - Friday 9:00am - 5:00pm PH: (503)254-4723 Fax: (503)254-4821 10520 NE Weidler St. Portland, OR 97220

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

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

3/8

Board Meeting

RHA Conference Annex

5:30pm

3/15

Dinner Meeting

The Grand Hotel Bridgeport

6:00pm

3/18

New Member & Mentor Meeting

RHA Conference Annex

11:00am

4/12

Board Meeting

RHA Conference Annex

5:30pm

4/19

Dinner Meeting

TBA

6:00pm

4/27

New Member & Mentor Meeting

RHA Conference Annex

6:00pm

INFORMATION

See page 3

See April Update

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

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

CLASSES

LOCATION

TIME

INFORMATION

3/1

Screening Class

Webex

7:00pm

3/7

Screening Class

RHA Conference Annex

11:00am

3/9

Retirement Planning

RHA Conference Annex

6:30pm

3/10

Screening Class

Webex

11:00am

3/16

Creating The Tenancy

RHA Conference Annex

11:30am

3/16

Screening Class

Webex

7:00pm

3/28

Mold Class

Standard TV & Appliance

6:30pm

3/28

Screening Class

Webex

7:00pm

4/4

Screening Class

RHA Conference Annex

11:00am

4/7

Screening Class

Webex

11:00am

4/13

Fair Housing Class

RHA Conference Annex

6:30pm

Taught by: Louise Dix, Fair Housing Council OR

4/20

Managing The Tenancy

RHA Conference Annex

11:30am

Taught by Katie Poole-Hussa of Acorn Property Management

4/21

Screening Class

Webex

7:00pm

4/22

Landlording 101

The Monarch Hotel

9:00am5:00pm

4/25

Screening Class

Webex

7:00pm

4/25

Terminating The Tenancy

Standard TV & Appliance

6:30pm

Taught by Charlene Quaresma, Financial Advisor with Northwest Mutual

Taught by Katie Poole-Hussa of Acorn Property Management

Taught by Mike Gardner, Real Estate Roofing and Mold Solutions 3600 SW Hall Blvd Beaverton, OR 97005

Taught by Mark Passannante, Attorney at Law

Taught by Sam Johnson of Landlord Solutions 3600 SW Hall Blvd Beaverton, OR 97005

Class Policy

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

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

See Page 7 for more information on classes in March www.rhaoregon.org

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Do Landlords Care About The Tenants They Evict?

by Christian Bryant President of IRC Real Estate & Property Management

“Landlords are just greedy monsters!”

“Landlords don’t care about anything except their bottom line!”

job/interview training, and even emergency financial assistance to pay past due rent. Many churches are also willing to provide temporary support to tenants so they can avoid becoming homeless. These are organizations that provide similar resources. All landlords should have contact information for the organizations that provide these kinds of services in their area. Sometimes simply making a phone call on someone’s behalf can go a long way to drastically change the outcome of their current situation. I have included a list of links to organizations and programs at the end of this article to use as a good starting point. Take the time to do some of your own research as well; there are more local organizations than you might think. Contact non-profit shelters, women’s groups, veterans’ groups, churches, and government housing authorities. Even if they can’t help, they most likely know of others in your community that can.

I am sure you have seen multiple articles lately painting landlords as uncaring, vacant-of-human-emotion, money-hungry representations of “the man”. I can confidently confirm that this type of landlord represents the very small exception, not the rule. I meet thousands of landlords throughout the year when they hire me to handle their evictions, manage their rental properties, be their agent when buying or selling, and while teaching landlord training classes throughout Oregon. I can honestly say that I can count on one hand the number of landlords I have met in my lifetime who are truly that cold-hearted. Conversely, I meet many landlords who have a story about the great tenant they had to evict and what an emotional roller coaster it was for them.

There are some things landlords can do during the eviction process to make it easier for a tenant to apply That doesn’t mean you should feel bad for the landlord. to and be approved by one of these programs. When You should understand though, that landlords don’t get a tenant is late with rent, landlords have the choice of any pleasure from the eviction experience and would posting a 72 and/or a 144-hour non-payment of rent happily avoid it if they could. notice.

The general population seems to think that all landlords are rich investors who can easily afford to have a tenant miss a couple months of rent. Many landlords have just 1-5 units. These landlords are at a real risk of defaulting on their mortgages if tenants don’t pay. Although their tenant may be a good person who is simply down on their luck, to stay above water most landlords truly have no choice but to proceed with an eviction.

For most emergency financial assistance programs, a tenant must receive a non-payment of rent notice to even apply. Then it can take a few days for them to be approved and receive the rent funds. So, using a 144hour notice gives them and the program a few extra days for the approval process. There is no delay to the eviction process, should that prove necessary, so it doesn’t adversely affect the landlord. This of course requires that the tenant act responsibly by way of I recently read an article on the OPB website written by communicating with the landlord about what is going Amelia Templeton (link at the end of this article) that on in their life and alerting him/her that they won’t be really struck a chord with me and inspired this article. able to pay rent on time.

I encourage you to read it. She reported on a woman in Portland with schizophrenia who was evicted, became Another way landlords can help tenants without it homeless, and ultimately passed away in a parking garage costing them money is to enter a stipulated agreement during recent cold snap. As Amelia writes in her article, with the tenant. The first court date set in the eviction the woman’s landlord contacted multiple organizations process is a hearing. The point of this hearing is to see that provide support for people with the medical issues if the landlord and tenant can reach an agreement, or this tenant had, but in this case to no avail. if the situation will require a trial. If they do reach an agreement, it is recorded by the courts as a stipulated What concerns me is that most landlords may not even agreement. Typically, these agreements provide for a know about the local organizations and government move-out date for the tenant or a payment arrangement programs willing to help tenants facing homelessness, for the past due rent. which provide things like housing, food, clothing, (continued on page 7)

6

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Do Landlords Care...

CONTINUED FROM PAGE 6

Stipulated agreements can benefit both sides. As a landlord, you need to understand that if tenants request a trial and you must hire the sheriff to remove them it will drag out the eviction process an additional two weeks at least.

The benefit to the tenant is that if they agree to a stipulated agreement and follow through, the eviction case is dismissed and they avoid having an eviction on their record. The benefit to the landlord is that the tenant waives their right to a potentially expensive (for the landlord) and lengthy trial. If the tenant fails to perform, the landlord gets a quick judgment in their favor and can proceed to take the necessary steps to evict the tenant.

Being a landlord doesn’t have to mean that you must be cold-hearted. Sometimes we have no choice but to evict tenants, both good and bad. There are ways that you can protect your bottom line while caring about your tenants.

The most successful landlords that I have met have been those who can strike that balance between being strict enough to earn their tenants’ respect, while truly caring for their wellbeing.

Article: www.opb.org/news/article/portland-homeless-woman-who-died-suffered-from-schizophrenia Where to find local support for tenants: http://211info.org/ https://egov.hcs.state.or.us/reser/APS/LowCostHousing.jsp http://www.oregon.gov/ohcs/CRD/css/docs/homeless-referral-list.pdf https://portal.hud.gov/hudportal/HUD?src=/program_offices/public_indian_housing/pha/contacts/or http://www.needhelppayingbills.com/html/state_aid_and_assistance_progr.html http://www.rentassistance.us/st/oregon http://homeforward.org/ Retirement Planning

Taught by: Charlene Quaresma, Financial Advisor with Northwest Mutual

Come learn about the different vehicles available for retirement planning. How can you be more efficient with your current planning with regard to taxes and market fluctuations? Let’s have a conversation and help you become bullet-proof in retirement.

Members $25.00, Non-Members $35.00 Register by Monday March 6th to save $5

Creating The Tenancy

Taught by: Katie Poole-Hussa of Acorn Property Management

Join us as we go step-by-step through how to execute a rental agreement. It’s immensely important to your rental business to begin tenant relationships with the proper forms and processes.

1 continuing education credit

Members $25.00, Non-Members $35.00 Register by Monday March 13th to save $5

Mold Class Taught by: Mike Gardner of Real Estate Mold Solutions 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.

1 continuing education credit

Members $25.00, Non-Members $35.00 Register by Friday, March 24, 2017 to save $5 www.rhaoregon.org

RENTAL ALLIANCE UPDATE MARCH 2017

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Portland Metro Real Estate Forecast For 2017

by Cliff Hockley of Bluestone & Hockley

A new year is dawning and with it, a new President. Donald Trump was inaugurated on the 20th of January, 2017 and his approach will create significant changes in the US economy. It’s too early to tell what those changes will be, but we can assume they will be pro-business. That should be good for real estate investors.

• The reduction of illegal immigrants (re: President Donald Trump and his “wall” and reduction in H-1B Visas).

Oregon has had an exploding economy. You can tell by the clogged Portland area freeways that there are more people here than the existing infrastructure can support. The Oregon legislature knows that, and will be bringing legislative bills to the table to help.

Economists believe that the current national economic expansion should continue into 2017, albeit at a slower rate.

Unfortunately, this all takes time and we will probably not see the impact of decisions made in Salem for five years.

Businesses will try to adjust by continuing to automate wherever they can to reduce employee head count.

Nonetheless, rent will continue to increase and new Portlanders will need housing. The critical question will be if Portland businesses can pay the employees enough to cover the significantly increased market rents.

Forecasting the future 2017: Who are the investors in Portland?

Buyers investing in the Portland Metro area are divided in the following manner: • 33% of the Buyers come from California The good news is that the Portland job growth is • 55% of the Buyers are from Oregon averaging 2.7% over the last year (source: Oregon • 12% of the Buyers are from out of the country or from Employment Department), with significant growth out-of-state in construction, education, health, hospitality and government services and no growth in mining, logging These allocations set the stage for investing in Oregon and candidly set Buyer and Seller expectations. Those or manufacturing. investors from out-of-state will tend to pay more and Statewide, Oregon has had significant job growth as well in-state investors will tend to be more conservative. as documented by the U.S. Bureau of Labor Statistics.

In September of 2016 Oregon ranked second in the A. Finance country for its strong job growth rate.

We expect the following to occur: September 2016 year over year rankings for job growth top 5 states: • #1 Florida • #2 Oregon • #3 Idaho • #4 Washington • #5 Utah Balancing these low unemployment rates is the fact that Portland seems to have an unstoppable in-migration of over 100 people per day (Thank you Portlandia).

• The lending climate will stay competitive.

• Interest rates will increase by at least 100 basis points over the year.

• There will be some CAP Rate compression.

• Money to lend is available in all categories, with adjustments by different banks as their credit officers make adjustments to their loan portfolio.

• Private capital is available to invest from out of state lenders.

B. Apartments Apartments will continue to be the golden child of Job-related challenges that Portland companies face in the marketplace due to low vacancy rates. But there the coming year include: are indications of overbuilding in the marketplace, in • The continued job churn as Millennials try to find the particular we are seeing plateauing of values and rents job they like the best. on the high end of the spectrum, some of this may be due (continued on page 9) 8

RENTAL ALLIANCE UPDATE MARCH 2017

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Portland Metro Real Estate Forecast For 2017 CONTINUED FROM PAGE 8

the increasing homeownership rates among Millennials as they marry and have children.

Local investors are going to hold onto their properties because they are making money. Many investors are taking that money and upgrading and improving their properties in order to compete with the higher-end units.

Not to forget, last month the city of Portland passed an ordinance that restricted no cause notices and rent increases of more than 10%. www.portlandoregon.gov/eudaly/article/625338 C. Retail

Portland’s continued population growth and favorable demographics made it one of the most robust retail Real estate investors might sell if they get shaken by the markets in the Pacific Northwest during the fourth quarter of 2016, attracting a variety of retailers. Net continued push for rent control. absorption was positive 423,083 square feet in the final The following bills are currently being introduced three months of the year, the market’s best since the third into the Oregon legislature. HB 2003 and HB2240 are quarter of 2015. These move-ins were accompanied by particularly challenging to Oregon Landlords. In their 339,090 square feet worth of leasing transactions and current draft form they may discourage investors from vigorous investment activity that saw the following two shopping centers change hands. investing in apartment dwellings.

HB 2003: Repeals prohibition on city or county Progress Ridge Town Square, Beaverton 213,849 s.f. ordinance or resolution controlling rent charged for Investment Purchase rental of dwelling unit. $95.197M or $445/s.f.

Section 1 repeals ORS 91.225. Section 2 (4) says localities Gresham Station Shopping Center, Gresham 341,186 can impose restrictions which have the effect of setting s.f. Investment Purchase $86.3M or $253/s.f. sale or rent prices.

HB 2240: Prohibits landlord from terminating monthto-month tenancy without cause.

The combination of limited availabilities and unyielding demand pushed asking rents upward across the metro area, to an average of $18.16 market wide. Single-tenant Continues to allow tenants to terminate with 30 days’ properties are a particularly treasured asset, trading at notice and restricts landlords to terminate with 90- cap rates below 6.5%, and those with nationally known days’ notice prior to the end of a fixed term or thereafter retailers have changed hands at 5% cap rates in recent for cause, renovation, conversion, or personal use and months. occupancy (owner or purchaser, immediate family). Or landlord can pay tenant relocation assistance equal to Metro market place vacancy for retail is currently 4.1%. three months’ rent.

Interesting to note is that approximately 93% of all retail sales are completed through brick and mortar stores, HB 2724: Directs Housing and Community Services while only 7.6 percent of all retail sales are completed Department to develop and implement Rent Guarantee over the internet. (Costar and Kidder Mathews 4th Program to provide incentives and financial assistance Quarter retail report.) to landlords that rent or lease to low income households by guaranteeing payments to landlords for unpaid rent D. Industrial and for eviction and property damage costs within Industrial demand is staying strong: certain limits.

The Metro Area Industrial vacancy rate decreased from We can see that a slowdown has started. Rents are pulling back for new construction and significant free rent specials are being offered. Construction growth of apartments will also slow down for apartments on at least a temporary basis, if rent control is put in place.

4.5% in the first quarter of 2016 to 3.9% in the 4th quarter. This is the lowest vacancy rate in the Portland marketplace over the last 10 years.

Warehouse projects saw vacancy drop 0.5% to 3.5% (continued on page 10)

www.rhaoregon.org

RENTAL ALLIANCE UPDATE MARCH 2017

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Portland Metro Real Estate Forecast For 2017 CONTINUED FROM PAGE 9

between the first and fourth quarters. Most dramatically, Flex space saw a decrease of 1.6% over the year ending at 7.8%. While the decrease in supply is remarkable, it stands to reason that asking rents would be increasing as they have been over the last many quarters. However, there was a surprising 1.7% decrease over the third quarter of 2016. This left the average asking rent in the sector as a whole at $7.62. Asking rents for new Industrial (not flex) construction is coming in from 54 to 63 cents a foot per month.

Is there a bottom to these vacancy rates and, can rents just keep growing? After the general economic health of our region and nation, new supply will have the greatest impact influence on these metrics.

with a market wide average of $24.32, full-service, while Class A assets are achieving rents in the high $30s on a triple-net basis (Kidder Mathews Portland Office 4th Quarter 2016 Report).

Sales activity also remains strong in Portland, with significant national and international institutional investors, as well as local investors and owner-users.

Cap rate compression in the nation’s primary markets continues to make Portland an attractive alternative for investors to place their capital. Portland’s strong talent pool and great quality of life also makes it very attractive to tech and creative companies who continue to locate here from out of state.

F. Hotels At the end of 2016 there was a little over 240 million 2016 was another very good year for hotels. Occupancy square feet of Industrial space in the Metro area with rates in Portland were at 77.6% up 1.6% from the limited supply being constructed. Only 1.9 million previous year. Average Daily Rate also grew to $134.19 square feet, less than 2% of the existing, was under per night, up 5.4% from the previous year. Year to date, construction at the end of the year and half of this is revenue per available room (REV PAR) through August pre-leased. The lack of land in the core of the city’s 2016 was up 7.2% increasing from $97 to $104 per night.

Urban Growth Boundary (UGB) is forcing new larger In July 2016 numbers showed that Oregon had the developments into the suburbs. most hotel rooms sold ever. Such strong demand for All these factors combine to suggest the tight vacancy Oregon’s hotels had led to a healthy pipeline of hotel and higher rents should continue, making investing development. Portland alone has over 4,000 new rooms in industrial properties a desirable investment. Not expected to come online between now and mid-2019, a surprisingly then, is the effect of these metrics on CAP 13% increase in supply. This includes the controversial Rates which declined to approximately 5.2% in recent 600 room Hyatt Regency Convention Center Hotel transactions. being developed by Mortenson Development and Hyatt hotels. Construction on this hotel is scheduled to begin E. Office this summer and with an anticipated opening in late Portland’s overall office vacancy remained at 7.5% in the 2019. fourth quarter of 2016, unchanged over the previous quarter. Net absorption was positive 126,176 for the Even with strong demand and other positive market quarter, compared to positive absorption of 291,559 dynamics this amount of new supply over the next square feet over the third quarter of 2016. several years will most likely put downward pressure on occupancies.

There is significant development taking place to meet the strong demand for office space, with seven buildings Even though hotel sales volume was strong throughout coming online in the fourth quarter, totaling 193,434 the state, Portland’s hotel transaction volume decreased square feet, and an additional 2.3 million square feet in 2016, although the average price per unit increased currently under construction at year end (CoStar by about 6% with the average price per room being Portland Office Market Year-End 2016 Report). $221,368. The largest hotel transaction in Portland was the Porter Hilton Curio sold in Q1 2016 for Portland’s CBD market vacancy rose slightly over the $90,000,000. This 299 guestroom hotel is currently third quarter, from 9.4% to 10.1%, with most other under development and scheduled to open April 2017. submarkets showing negligible changes over the previous quarter. Lease rates continue to trend upward, CAP Rates are known to have fallen slightly in the last (continued on page 11) 10

RENTAL ALLIANCE UPDATE MARCH 2017

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Portland Metro Real Estate Forecast For 2017 CONTINUED FROM PAGE 10

two years resulting in higher prices to sellers of hotel assets. It is expected that the CAP Rate in our region is generally going to be between about 9.5% and 12%.

Oregon and Washington hotel sale comparables collected since the beginning of 2015 show the average limited hotel sold in this region as being an 85-unit property sold for approximately $86,000 per key.However hotel values vary greatly based on many factors.

Buyers: It’s a good time to buy because interest rates are still low and there are over 100 people moving to Portland every day, with many more moving to the Pacific Northwest. We are known for our scenic natural settings and demand for leisure travel. The continued immigration of new people from out of state coincides with an increased demand for hotels as all Oregonians like to travel around the state. This growth is creating an increased demand for hotel rooms. We feel that more opportunities to acquire hotels will be present themselves in the second half of 2017, especially in secondary and tertiary markets.

major metropolitan and secondary market areas, the battle to maintain RevPAR will rely heavily on efficient asset management, marketing, and budgeting for the foreseeable future.

Summary The Portland Metro is poised for continued growth in 2017. Given the pressure from California investors and California companies that are fleeing the high cost of operations and taxes, we expect a strong 2017. Will that continue into 2018? No one knows at this point. In the mean time we will keep searching for great investment opportunities for our clients.

Sellers: It is a seller’s market with high barriers to entry allowing for premium pricing. However, with flattening occupancy due to increased construction of new hotels

EMBERSHIP AND

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Keep the RHAO office up to date with

ENTOR

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

OUR MEMBERS MATTER! Even numbered months: 4th Thursday at 6pm Odd numbered months: 3rd Saturday at 11am Open to the public Mentoring for new and established members Learn more about RHA Oregon and what membership benefits are offered • Refreshments provided

www.fhco.org April is

• • • • •

RHA Conference Annex 10530 NE Weidler, Portland OR, 97220 www.rhaoregon.org

RENTAL ALLIANCE UPDATE MARCH 2017

11

LANDLORDING 101 All Day Class Saturday April 22, 2017 9 - 5:00pm (includes lunch)

From the application process through terminating of tenancy, learn all the essentials of property management through Landlording 101 Book a framework of forms geared for Oregon law. This class is instructed by the venerable Mark Passannante, Attorney at Law, Past President of RHA Oregon and rental property owner himself from whom you will learn valuable and successful management methods.

Mark Passannante, Instructor

• Have legal rental questions? Ask now!

• What should I have on my applicant screening criteria?

• Do I really need a list of criteria?

• Do I have to send out a denial to every applicant I screen?

• Can my tenant deny me entry even when I have given proper 24-hour notice to enter?

• Is charging a pet deposit on a service animal legal?

• Is there a legal deadline for the Final Accounting Form?

• How much of security deposit is enough?

• How do I screen Section 8 applicants for income?

~ Six Continuing Education credits are available with this seminar ~ COST: $120 Members OR $170 Non-member Register by Monday April 17, 2017 and receive an early registration discount of $20 Place: Monarch Hotel 12566 SE 93rd Ave., Clackamas, OR 97015

Rental Housing Alliance Oregon

Pre-registration is required. If you register for a class and then do not cancel at least 48 hours before the class and/or do not show you will be charged the full price of the class.

Non-member payment must accompany registration form.

NAME(S) PHONE

EMAIL

ADDRESS Form of payment: card.

CITY Account (members only)

STATE

ZIP

Check OR Call RHA Oregon to register and pay by credit

TOTAL: $ 10520 NE Weidler, Portland, OR 97220 P: 503-254-4723 F: 503-254-4821 12

RENTAL ALLIANCE UPDATE MARCH 2017

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Demography is Destiny

by Robert S. Smith, President of Peregrine Private Capital Corp.

The Awesome Inevitability of DST

a property owners need to transition out of active real estate management without the incumbent capital “Demography is destiny” is an oft used term when it gains tax liability. You are no longer responsible for comes to the economy. Its exact origins are lost in the the “Terrible Ts: tenants, trash and toilets.” Your sole mists of time but it’s as applicable now as it was then. obligation is a monthly trip to the bank to collect your cash distribution.

Simply put, demography (births, deaths, disease, etc. anything which illustrates the changing structure of Even though the industry is only 16 years old, DST human populations) drives consumer demand. Witness properties currently comprise approximately 10% of all the outsized impact of baby boomers (heretofore replacement properties in 1031 exchange nationally. This the largest demographic group born in the U.S.) on: growth is being driven by the graying of the population. sneakers, designer clothes, BMWs and McMansions. It’s Outside of government, this process is impossible to like a snake swallowing an egg. stop or prevent. Just like aging, it is inexorable.

Now the boomers are growing old. As boomers age they will begin developing health problems. In turn, this will force them into a more passive role, both in the management of their daily lives and their assets. This is particularly true where real property is concerned.

Unlike a stock or bond, real property requires active management. Stuff happens. Things need to be fixed.

Real estate investors will not spend a lifetime avoiding capital gains tax via 1031 Exchange to simply throw in the towel at the end. Logically, they will seek out an ownership format that better compliments their new, more relaxed life style.

They will find something very similar to what they already own, albeit remotely managed and truly passive.

This is all well and good when you’re in your 20s, 30s Something that allows them to completely disengage & 40s. Not so good in your 60s, 70s & 80s. Hence, the from the day to day decision making process. They awesome inevitability of DSTs or Delaware Statutory will find the DST. In so doing, they will no longer be Trust properties. As truly passive income vehicles swimming against the tide but riding the crest of the (that are also 1031 exchange compliant), DSTs satisfy demographic wave.

2016 Tax Information

The Rental Housing Alliance Oregon is a 501(c)(6) corporation. As such, we are allowed to lobby to influence legislation. A portion of the annual dues are utilized for lobbying activities on behalf of our members.

Your membership dues payments may be tax deductible as a necessary trade or business expense. The portion of your dues utilized for lobbying activities is not deductible.

Dues paid to the Rental Housing Alliance Oregon are not deductible as a charitable contribution but may be deductible as a business expense; however, the RHA Oregon estimates that 15% of the dues payment is not deductible as a business expense because of RHA Oregon’s lobbying activities on behalf of its members.

The figure shown above represents the portion of your 2016 dues utilized for lobbying activities at both the state and local level.

Please consult with your tax advisor regarding the proper treatment of your dues for income tax purposes. www.rhaoregon.org

RENTAL ALLIANCE UPDATE MARCH 2017

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Dear Maintenance Men

by Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men:

Dear Maintenance Men:

Slab leaks! They are the bane of my existence! Turns out the problem is the hot water recirculation line. I’m trying to decide if I should fix it again or just abandon the line and remove the circulation pump and be done with it. What harm can it do? Do I really need a hot water return line for my residential units?

I am installing safety grab bars in all of my showers & bathtubs and I need some guidance on the installation procedure. What do I need to know to install these bars correctly?

John Dear John: Unfortunately, dealing with slab leaks is almost a “rite of passage” for property owners or managers. First, let us demystify what a return line really is. Simply, it is a dedicated hot water line which loops from the water heater to the furthest unit, and back to the cold water heater inlet.

Its purpose is to maintain hot water at each tap by assistance from the circulation pump. The circulation pump constantly delivers hot water through the return line or loop. A slab leak is a water line break under the concrete floor of a building.

A water pipe under a concrete floor can leak for a long time before it is noticed or it can bubble up through cracks in the concrete depending on soil conditions. The most reported type of slab leak is on the hot water side of the plumbing and along the return line of the recirculating system.

David Dear David: The use of handrails and safety bars help provide stability and extra support required by the elderly and people with limited mobility. Approved ADA grab bars are available in a wide variety of configurations, colors and finishes. The most common is the stainless steel or chrome finish. The grab-bars must be able to support a dead weight pull of 250 pounds. The preferred method is to bolt directly into the wall studs. This is not always practical, as the stud might not line up where they are needed. Grab-bars can be mounted vertically or at an angle to match wall stud spacing. If finding studs becomes a problem, alternate installation methods are available. If your walls are in good condition, you may use large toggle bolts or if you have access to the backside of the shower or bath walls, insert a backer plate or add a new stud for an anchor point. Safety grab bars can be found at any local hardware store. It is advisable that you check ADA requirements with local, state, and federal agencies for regulations governing height, distance & angle of the bars.

The reason for the return line being the most popular leak point is because the water never stops moving and it wears Dear Maintenance Men: away and corrodes the pipe.

I was cleaning the kitchen stove in one of my vacant units We do not recommend canceling the return line and and noticed the free standing stove tipped forward when I removing the pump. This will cause other unintended put a bit of weight on the open oven door. It looked a bit consequence such as a slow delivery of hot water to many of dangerous and was wondering how I can fix this issue. the units in the building. The lack of pump with waste water while the residents wait for hot water to come out of the tap Rick which in turn will make the water heater work harder. Not Dear Rick: only will this annoy the residents, it will cause the water heating bill to go up.

You are very lucky it was you and not one of your resident’s children that found out about the dangers of a tipping oven.

As for repair of the return line, there are a number of First let us explain what a tipping oven is: Most stoves with solutions. If the return line has chronic leaks, it is best to run an oven are free standing appliances. The stove is placed a new line outside the slab. The old return is canceled at the in the kitchen, gas or electrical lines are installed and it is pump and the furthest plumbing fixture in the building and ready for use, very simple. The issue arises when a resident the newline installed and routed back to the water heater. is using the stove and they or a child opens the oven door Another solution after the pipe is repaired is to limit the and puts weight on the open door. This caused a cantilever incoming water pressure with a pressure regulator and put effect which may pitch the whole stove forward causing a timer on the recirculation pump to operate only at peak the stove top pots or pans to fly off the stove and onto the demand times such as morning and evening. Installing a person or child in front of the stove. Best case scenario is water softener system will also help keep both the hot water this causes a mess in the kitchen and worse case is a resident heater and water lines from corroding as quickly. or child is badly burned or disfigured. It is not uncommon (continued on page 15)

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RENTAL ALLIANCE UPDATE MARCH 2017

www.rhaoregon.org

Dear Maintenance Men CONTINUED FROM PAGE 14

to hear about a small child wanting to see what Mommy is cooking by using the oven door as a stepping stool or even more common, removing a turkey, roast or other large item from the oven and placing it on the open door. The extra weight is enough to tip the stove forward.

The solution is an “anti-tip bracket” installed behind the stove. An anti-tip bracket is “L” shaped and usually installed on the floor and against the wall (towards the back of the stove) for one of the rear legs to slide into. Replacement parts are available at any hardware or home center store, however, if not installed, there is a good chance, it is still in the plastic bag tied to the back of the stove. Shut off the circuit breaker or gas line feeding the stove, carefully slide the stove away from the wall, ensure a bracket isn’t installed (the last time the stove was slid against the wall it may have simply missed the bracket) and if not installed, search around for the original plastic bag. Hopefully, the instructions and template is still in the bag.

Keep in mind installing an anti-tipping bracket is both a resident safety issue as well as an owner liability issue. This

www.rhaoregon.org

is a $10.00 part and a ten minute install that will keep both you and your resident out of hot water.

Bio: Jerry L’Ecuyer is a licensed contractor & real estate broker.

Jerry has been involved with apartments as a professional since 1988.

Frank Alvarez is the Operations Director and co-owner of Buffalo Maintenance, Inc. He has been involved in apartment maintenance & construction for over 20 years. He is also a lecturer & educational instructor. Frank can be reached at Frankie@BuffaloMaintenance.com

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15

30.01.085 Portland Renter Additional Protections Ordinance No. 188219, Exhibit A

(Added by Ordinance No. 187380, effective November 13, 2015) A. In addition to the protections set forth in the Residential Landlord and Tenant Act, the following additional protections apply to Tenants that have a Rental Agreement for a Dwelling Unit Premises covered by the Act. For Purposes of this chapter, capitalized terms have the meaning set forth in the Residential Landlord and Tenant Act. B. A Landlord may terminate a Rental Agreement without a cause specified in the Act only by delivering a written notice of termination (the “Termination Notice”) to the Tenant of (a) not less than 90 days before the termination date designated in that notice as calculated under the Act; or (b) the time period designated in the Rental Agreement, whichever is longer. Not less than 45 days prior to the termination date provided in the Termination Notice, a Landlord shall pay to the Tenant, as relocation assistance, a payment (“Relocation Assistance”) in the amount that follows: $2,900 for a studio or single room occupancy (“SRO”) Dwelling Unit, $3,300 for a onebedroom Dwelling Unit, $4,200 for a two-bedroom Dwelling Unit, and $4,500 for a three-bedroom or larger Dwelling Unit. The This requirements of this Subsection does not apply to Rental Agreements for week-toweek tenancies, or to Landlord who rents out or leases out only one Dwelling Unit in the City of Portland, or to a Landlord who temporarily rents out the Landlord’s principal residence during the Landlord’s absence of not more than 3 years, or to Tenants that occupy the same Dwelling Unit as the Landlord. For purposes of the exception provided in this Subsection, “Dwelling Unit” is defined by PCC 33.910, and not by ORS 90.100.

For purposes of this Subsection, a Landlord that declines to renew or replace an expiring fixed-term lease on substantially the same terms except for the amount of rent or Associated Housing Costs terminates the Rental Agreement and is subject to the provisions of this Subsection.

C. A Landlord may not increase a Tenant’s Rent or Associated Housing Costs by 5 percent or more over a 12 month period unless the Landlord gives notice in writing (the “Increase Notice”) to each affected Tenant: (a) at least 90 days prior to the effective date of the rent increase; or (b) the time period designated in the Rental Agreement, whichever is longer. Such notice must specify the amount of the increase, the amount of the New Rent or Associated Housing Costs, and the date, as calculated under the Act, when the increase becomes effective. If, within 14 days after a Tenant receives as Increase Notice indicating a Rent increase of 10 percent or more within a 12 month period and a Tenant provides written notice to the Landlord of the Tenant’s intent to terminate the Rental Agreement (the “Tenant’s Notice”), then, within 14 days of receiving the Tenant’s Notice, the Landlord shall pay to the Tenant Relocation Assistance in the amount that follows: $2,900 for a studio or single room occupancy (“SRO”) Dwelling Unit, $3,300 for a one-bedroom Dwelling Unit, $4,200 for a two-bedroom Dwelling Unit, and $4,500 for a three-bedroom or larger Dwelling Unit. For purposes of this Subsection, a Landlord that conditions the renewal or replacement of an expiring lease on the Tenant’s agreement to pay an increase in the Rent or Associated Housing Costs increase the Tenant’s Rent, and is subject to the provisions of this Subsection.

The requirements of this Subsection do not apply to Rental Agreements for week-to-week tenancies, or to a Landlord who rents out only one Dwelling Unit in the City of Portland, or to a Landlord who temporarily rents out the Landlord’s principal residence during the Landlord’s absence of not more than 3 years, or to Tenants that occupy the same Dwelling Unit, as defined in Subsection B. of this Section, as the Landlord.

D. A Landlord that fails to comply with any of the requirements set forth in this Section 30.01.085 shall be liable to the Tenant for an amount up to three months Rent as well as actual damages, Relocation Assistance, reasonable attorney fees and costs (collectively, “Damages”). Any Tenant claiming to be aggrieved by a Landlord’s noncompliance with the foregoing has a cause of action in any court of competent jurisdiction for Damages and such other remedies as may be appropriate.

E. The provisions of this Section 30.01.085 concerning Relocation Assistance shall be in effect for the duration of the Housing Emergency declared by Council on October 7, 2015 by Ordinance 187371 and extended for a period (continued on page 17) 16

RENTAL ALLIANCE UPDATE MARCH 2017

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30.01.085 Portland Renter Additional Protections CONTINUED FROM PAGE 16

of 1 year to October 6, 2017 by Ordinance 187973, and shall apply to all notices of termination and to all notices of increase of a Tenant’s Rent or Associated Housing Costs pending as of the effective date of those provisions, subject to the following provisions:

1. If, as of the effective date of the Relocation Assistance provisions of this Section, a Landlord has given notice of termination, but the termination has not yet occurred, the Landlord, within 30 days of the effective date of these provisions, wither shall notify the Tenant in writing that the Landlord has rescinded the notice of termination, or shall pay the Relocation Assistance provided for in Subsection B. of this Section.

2. If, as of the effective date of the Relocation Assistance provisions of this Section, a Landlord has given notice of an increase of a Tenant’s Rent or Associated Housing Costs that triggers the obligation to pay Relocation Assistance under Subsection C. of this Section, the Tenant shall have the right, within 14 days of the effective date to notify the Landlord that the Tenant is terminating the Rental Agreement, and the Landlord shall have 14 days thereafter within which to give written notice to the tenant with that the Landlord has rescinded the increase or has reduced it below the level that triggers the obligation to pay Relocation Assistance, or, in the alternative, to pay the Relocation Assistance.

VISIT www.fhco.org FAIR HOUSING COUNCIL OF OREGON

Law Offices of

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

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

RENTAL HOUSING ALLIANCE OREGON SUPPORTS FAIR HOUSING

RHA Oregon LIST OF COMMITTEES Building

Chair: Phil Owen PH: 503-244-7986

Community Relations/Donations Chair: OPEN PH:

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

Education

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

Forms

Chair: Mark Passannante PH: 503-294-0910

House

Chair: Lynne Whitney PH: 503-284-5522

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

Legislative

Chair: Phil Owen PH: 503-244-7986

Membership

Chair: Elizabeth Carpenter PH: 503-314-6498

Office

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

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

Taylor@rhaoregon.org

Chair: Phil Owen PH: 503-244-7986

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

Gresham Liaison Jim Herman PH: 503-645-8287

Marketing Chair: OPEN PH:

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RENTAL ALLIANCE UPDATE MARCH 2017

17

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

1031 EXCHANGES / REITS TENANCY IN COMMON

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

ACCOUNTING/BOOKKEEPING

Balancing Point, Inc., Sandy Buhite-Landis P.503-659-8803 C.503-504-9466 8189 SE Clackamas Rd., Milwaukie 97267 Email: info@balancingpt.com The Cobalt Group Accounting and Business Consulting 1100 NE 28th Ave., Ste 100, Portland, OR 97232 P.503-239-8432 Email: info@thecobaltgrp.com

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

ASPHALT PAVING

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

ASSOCIATIONS

Metro Area Smoke Free Housing Project P.503-718-6145 www.smokefreeoregon.com

ATTORNEYS

Bittner & Hahs, P.C. Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego, OR 97035 Broer & Passannante, P.S. Mark G Passannante, P.503-294-0910 1001 SW Fifth Ave, Ste. 1220, Portland, OR 97204 Warren Allen LLP Jeff Bennett. P.503-255-8795 850 NE 122nd Ave. Portland, 97230 Protecting landlords’ rights in Oregon and Washington for over 25 years Law Offices of Richard Schneider, LLC P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11 Portland 97210, Business formation - LLCs

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

18

RENTAL ALLIANCE UPDATE MARCH 2017

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

Scott A. McKeown, P.C. Scott McKeown, P.503-224-1937 8700 SW 26th Ave Ste S. Portland, 97219 Email: scottmckeown@comcast.net

BASEMENT WATERPROOFING John’s Waterproofing,

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

CARPENTRY & REPAIRS

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

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

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

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

CARPET SALES

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

Email: marksandstrom321@comcast.net Contract Furnishings Mart-Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver, WA 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

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

On Electric 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 IRC Property Management 50% discount for new property management clients P. 503-999-0477 Email: info@ricenterprises Landlord Solutions P.503-242-2312, F.503-242-1881 P.O. Box 7087, Portland, OR 97007 Online evictions & First Appearance www.landlord-solutions.com Oregon Legal Assistance Services P.503-954-1009, F.971-266-8372 Evictions, small claims and Process Servicing

FINANCIAL SERVICES

American Commercial Mortgage Network Al Williams, P.206-264-1325 1366 91st Ave. NE Clyde Hill, WA 98004 Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 Email: steve.mozinski@chase.com Northwestern Mutual Financial & Retirement Planning Charlene Quaresma, P.503-421-5058 www.charlenequaresma.nm.com Email: charlene.quaresma@nm.com Vince Kingston Mortgage Loan Officer NMLS #291740 Eagle Home Mortgage P. 971-221-8525 direct Email: vince@vincekingston.com

FIRE/WATER DAMAGE RESTORATION Kennedy Restoration Restoring Lives...Rebuilding Properties Since 1950 P. 503-234-0509 PDX, OR 360-693-5288 VAN, WA www.kennedyres.com Servpro Serving North Portland, Lake Oswego & West Linn P. 503-283-3658 F. 503-444-7130 www.servpronorthportland.com

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

RENTAL ALLIANCE UPDATE MARCH 2017

19

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

FIRE SAFETY

Tualatin Valley Fire & Rescue Eric T. McMullen, P.503-612-7000 7401 SW Washo Ct. Ste 101, Tualatin, OR 97062 Email: eric.mcmullen@tvfr.com

FLOOR COVERING

Contract Furnishings Mart - Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St., Vancouver, WA 98682 www.cfmfloors.com Contract Furnishings Mart - Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd., Portland, OR 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, OR 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

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

HOUSING AUTHORITIES

HANDYMAN

INSULATION

Certified Services CCB# 184070 Full service repairs and Maintenance Mark Sandstrom, P.503-313-7963 Email: mpsandstrom@comcast.net

INSURANCE

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

G&G construction Inc. P.503-826-9404 Maintenance & Painting Specialist gandgconstruction@me.com Email:garyindra@rentalrepairs.com Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Wieder Works Darren J Wiederhold Residential Property Maintenance CCB#164323 P. 503-260-2133 ~ F. 503-669-5133 Email: d.wiederworks@yahoo.com I do a little bit of almost everything!

HAULING

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

HEATING & COOLING

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

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 Authority of Portland Jill Smith, P.503-802-8565 135 SW Ash St., Portland, OR 97204 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 AAA Oregon Insurance Agency Home-Auto-Comerical-Life Antoinette (Toni) Bradfield P. 503-219-6260 600 SW Market St., Portland, OR 97201 E-mail: toni.bradfield@aaaoregon.com American Family Insurance Auto/Home/ Life/ Commerical Larry Thompson Agency P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd., Ste. 220, Lake Oswego, OR 97035 Northwestern Mutual Financial & Retirement Planning Charlene Quaresma, P.503-421-5058 www.charlenequaresma.nm.com Email: charlene.quaresma@nm.com Robinson Financial Group Rita J. Robinson, P. 503-557-4997 Group & Indiv. Health Insurance State Farm Insurance Paul Toole, P.503-655-2206 6105 W ‘A’ St. #B, West Linn, OR 97068 Stegmann Agency Farmers Insurance John Sage, Insurance Specialist Insuring Property Owners for 25 years P.503-667-7971, F.503-666-8110 202 SE 181st Ave. #201, Portland, OR 97233 Email: john.lstegmann@farmersagency.com Wolter Van Doorninck,CPCU Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 1521 SW Salmon, Portland, OR 97205 www.epbb.com Email: wvandoorninck@epbb.com

INVESTMENT SERVICES

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

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 Good Affordable Roofing Services LLC CCB # 208939 For all things mold we do it Good & Affordable Call today 971-312-7767 Email: goodaffordableroofingservices@gmail.com www.goodaffordableroofingservice.com

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

20

RENTAL ALLIANCE UPDATE MARCH 2017

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

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

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, OR 97220 www.northwestpest.com Email: nwpestcontrol@aol.com Orkin Pest Control Dan Wolcott, Account Manager & Inspector P.503-384-8384 Email: dwolcott@orkin.com

PLUMBING/DRAIN CLEANING Apollo Drain P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We gladly quote prices over the phone MJ’s Plumbing CCB#36338 Michael LeFever, P. 503.261.9155 1045 NE 79th, Portland, OR 97213 ProDrain & Rooter Svcs Inc West 503.533.0430 East 503.239.3750 Drain Cleaning/Plumbing www.prodrainpdx.com 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 Action Management Wendi Samperi P.503-710-0732 Alpine Property Mgmt & Maintenance Tiffany Laviolette, P.503-641-4620 4800 sw Griffith Dr., #209, Beaverton, OR 97005 www.alpinepdx.com Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300, Portland, OR 97219 Fox Management, Inc. Tressa L Rossi, P.503-280-0241 C.503-750-8124 F.503-280-0242 2316 NE Glisan St., Portland, OR 97232 Email: tressa@foxmanagementinc.com Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right IRC Property Management Full Service & Hands-On Management Residential & Commercial P. 503-999-0477 / info@ircenterprises.com Kinetic Properties HONESTY, INTEGRITY, TRANSPARENCY P. 503-305-7204 or 503-305-7365 PO Box 903, Canby, OR 97013 www.kineticpropertiesllc.com

The Cobalt Group Accounting and Business Consulting 1100 NE 28th Ave., Ste 100, Portland, OR 97232 P. 503-239-8432 Email: info@thecobaltgrp.com The Garcia Group Ron Garcia, P. 503-595-4747 5331 SW Macadam Ave. Suite 361, Portland, OR 97239 www.garciagrp.com Uptown Properties Chris Shepard, P.520-204-6727 2830 NW 29th, Portland, OR 97210 www.uptownpm.com Voss Property Management Richard Voss, P.503-546-7902 6110 N Lombard St. Portland, OR 97203

RADON

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

REAL ESTATE SALES

Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste. 300, Portland, OR 97219 Chris Anderson John L. Scott Real Estate P.503-783-2442 Email: chrisanderson@johnlscott.com Denise L. Goding Keller Williams realty P.503-336-6378 C. 503-799-2970 www.denisegoding.com Elizabeth Carpenter, CRIS LizC Real Estate Investments, LLC C.503-314-6498, F.503-882-8680 Email: liz@lizcrei.com

Micro Property Mgmt.

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

IRC Real Estate Specializing in Investment Property P. 503-999-0477 Email: info@ircenterprises.com

MLK Property Management & Support Services LLC Management & Consulting Oregon License #200308196 Affordable & Conventional Compliance, Consulting, Staffing & Training Services P. 503-760-0088 2410 SE 121st, Suite 102, Portland, OR 97216

Liz Dauw, Summa Realty, Realty Pro Phone: (503) 880-5561 Specializing in 1-4 Units, Oregon & Washington E-mail: liz@lizdrealtor.com Blog: www.facebook.com/LizdRealEstate

PropM, Inc Michelle Wrege, P.888-780-2938 Finding Home Owners Qualified Tenants www.propmhomes.com Tangent Property Management, Inc. Ann-Marie Lundberg P. 503-594-2101 www.tangentpm.com

Liz Robinson Real Estate - Windermere Stellar Liz Robinson P. 503-267-7418 Email: lizrobinsonrealestate@windermere.com www.lizrobinsonrealestate.com HFO Investment Real Estate Greg Frick, P.503-241-5541 2424 SE 11th Ave., Portland, OR 97214 www.hfore.com

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

RENTAL ALLIANCE UPDATE MARCH 2017

21

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

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

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

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

RESTORATION/RECONSTRUCTION

SEAL COATING

WATERPROOFING / CONCRETE REPAIR

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

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

Kennedy Restoration Restoring Lives...Rebuilding Properties Since 1950 P. 503-234-0509 PDX, OR 360-693-5288 VAN, WA www.kennedyres.com

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

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

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

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

SEWER

ROOFING

Good Affordable Roofing Services LLC CCB # 208939 For all things roofs we do it Good & Affordable Call today 971-312-7767 Email: goodaffordableroofingservices@gmail.com www.goodaffordableroofingservice.com

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

STRIPING

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

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

WINDOWS / STORM WINDOWS

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

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

by Affiliates.

For Rent RENT Meeting Space Available

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

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

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

Classroom/Banquet tables and chairs.

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

RENTAL ALLIANCE UPDATE MARCH 2017

www.rhaoregon.org

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

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

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