UPDATE
Monthly Newsletter Published by the Rental Housing Association of Greater Portland
May 2013
LEGAL PANEL May 15, 2013 Dinner Meeting
Is Landlord Liability on the Rise?
Page 1
Page 8
What to Look for in Property Management Agreements Page 14
VISIT US AT www.RHAGP.org
Ve n d o r
HAPPY HOUR J o i n u s Tu e s d a y, M a y 2 1 s t at 4:30pm for a free vendor a p p r e c i a t i o n h a p p y h o u r.
• Learn how to get the most of y o u r Ve n d o r m e m b e r s h i p • New Premium Member marketing opportunities-FREE • Share best practices • Compare results • Provide program feedback • Brainstorm program improvements RHA Office 10520 NE Weidler Portland OR 97220 503/254-4723
Appetizers & Beverages provided
DINNER MEETING When:
Wednesday May 15, 2013 from 6:00pm-9pm
Menu: Chinese Food Crispy Pork Kung Pao Chicken Beef & Broccoli Szechuan Green Beans White Rice Chef’s Choice Dessert Coffee, Tea, Decaf or Iced Tea
Where:
Home Builders Association Building 15555 Bangy Rd. STE 301 Lake Oswego, OR 97035 Dinner Price: $22.00 per meal, Call 503/254-4723 for reservations $10.00 for meeting only (includes coffee and tea). Directions:
LEGAL PANEL Mark Passannante, Broer & Passannante P.S. Jeff Bennett, Warren Allen, LLP Richard Schneider, Law Offices of Richard Schneider, LLC Have your questions on Landlord/Tenant Law and Estate Planning answered by experienced attorneys. This is your chance to get free legal advice and enjoy an evening of networking with other landlords and property managers.
Home Builders Association Building 15555 Bangy Rd. STE 301 Lake Oswego, OR 97035 From DOWNTOWN Portland- take I-5 south toward Salem. Take the KRUSE WAY/OR-217 exit-EXIT 292- toward Lake Oswego. Turn LEFT onto Kruse Way. Turn RIGHT onto SW Bangy Rd. Home Builders is located just past Trader Joe’s parking lot. From East Portland Gateway area- Take I-84 West toward CITY CENTER. Merge onto I-5 S via the exit on the LEFT toward Beaverton/Salem. Take the KRUSE WAY/OR-217 exitEXIT 292- toward Lake Oswego. Turn LEFT onto Kruse Way. Turn RIGHT onto SW Bangy Rd. Home Builders is located just past Trader Joe’s parking lot. From South-Take I-5 N toward PORTLAND. Take the CARMAN DR. exit – EXIT 291- toward KING CITY. Turn RIGHT onto CARMAN DR. Turn SHARP LEFT onto BURMA RD. BURMA RD becomes SW BANGY RD. End at 15555 Bangy Rd.
MAY 2013 TABLE OF CONTENTS RHAGP Dinner Meeting................................................ 1 President’s Message...............................................2 & 5 RHA Calendar............................................................... 3 Tenant Screening: Critical to Success........................ 4 & 5 Not Exactly as Seen on TV........................................... 6 Dear Maintenance Men.......................................... 7 & 8 Is Landlord Liability On the Rise?................................. 8 Is Your Tenant a Criminal?.................................... 9 & 10
Membership Changes............................................. 12 The Lease that Kills (your business)....................... 13 What to Look for in Property Mgmt. Agreements............................................................. 14 5 Tips for Online Rental Listings..............................15 19 Tips When Buying Rental Property...........................................................16 & 17 Give Notice ............................................................. 17 The Preferred Service Guide .............................18-20 May 2013 1
PRESIDENT’S MESSAGE The path to neutrality. As President of the Rental Housing Association of Greater Portland (RHAGP), I’d like to express my appreciation to Tina Kotek, Speaker of the House, for joining us at the April 17th dinner meeting. The hot topic of discussion was House Bill 2639, known as the Housing Choice or the Section 8 bill.
RHAGP LIST OF COMMITTEES Building Chair: Phil Owen, Phone: 503-244-7986 Community Relations/Donations Chair: Tony Kavanagh, Phone: 503-522-4474 Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522
Elizabeth Carpenter RHA President
Education Chair: John Sage, Phone: 503-667-7971
In the April 15, 2013 press release from the Rental Housing Association of Greater Portland, we announced our neutrality regarding HB2639.
Electronic Media Chair: Ron Garcia, Phone: 503-595-4747
This may be a surprise to some of our members. We are not saying we support making Section 8 mandatory. Section 8 is currently a voluntary, federally subsidized program, and it should remain a choice to participate or not.
Forms Chair: Mark Passannante, Phone: 503-294-0910 House Chair: Robin Lashbaugh, Phone: 503-760-7171
But what does ‘mandatory Section 8’ really mean? In the context of HB2639, mandatory means:
Legislative Chair: Phil Owen, Phone: 503-244-7986
(1)
Landlords will no longer be legally able to state “no Section 8 applicants” in ads
Membership
(2)
Landlords will not be legally able to deny an application based solely on Newsletter Section 8 status. Chair: Will Johnson, Phone: 503-221-1260
Mandatory means that if an applicant wants to submit an application, landlords and property managers will be legally obligated to consider the application. In his HB 2639 testimony before a legislative hearing, Portland City Commissioner Nick Fish reiterated, “This bill does not require a landlord to rent to someone with a voucher. It only requires that landlords treat voucher-holders like they do you and me, and process their application through normal screening criteria.” This bill requires you to accept the application, not necessarily the applicant. Landlords, under HB2639, will retain the right to deny a Section 8 applicant if they fail to meet any of your rental criteria*. Written rental criteria is crucial. So why did we go neutral? The writing is on the wall. We believe mandatory Section 8 will happen. The City of Portland is likely to put forth their own version of a mandatory program participation bill should HB2639 fail to pass. Our fear is that: (1)
Other bills may not include a mitigation fund.
(2)
Other bills may not seek a federal waiver to allow the Oregon program latitude on issues of importance to landlords, like shortening inspection times.
(3)
Other bills may not establish an advisory committee to share best practices and measure the effectiveness of the program and assure equal landlord involvement in the committee.
Office Chair: Robin Lashbaugh, Phone: 503-760-7171 Public Relations Chair: Margaret Baricevic, Phone: 503-329-5223 Government Relations Chair: Phil Owen Phone: 503-244-7986 Gresham Liaison: Jim Herman Phone: 503-6458287 Marketing Chair: Ami Stevens Phone: 503-407-3663
RHAGP LOBBYIST
Cindy Robert, Phone: 503-260-3431
RHAGP OFFICE STAFF Alita Dougherty, Office Manager - alita@rhagp.org Pam VanLoon, Bookkeeper - pam@rhagp.org Cari Pierce, Member Svcs - cari@rhagp.org Lisa Craddock, Member Svcs-lisa@rhagp.org
And we fear, if the City of Portland creates a law, other cities and counties may follow suit. Each of those laws may be different. The Future: It is important for the Rental Housing Association of Greater Portland to continue having a voice in Salem. Going neutral is a strategic way to stay in the game. Speaker Kotek takes the RHAGP’s neutrality on this bill very seriously. CONTINUED on PAGE 5
2 May 2013
Chair: Elizabeth Carpenter, Phone: 503-3146498
RHAGP OFFICE Monday - Friday * 9:00am - 5:00pm Phone: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220 www.rhagp.org
“Landlords doing good things in their communities” RHAGP IS COMMITTED TO EDUCATING MEMBERS TO FAIR HOUSING PRACTICES AND POLICIES.
RHAGP Update
RHA Mark Your Calendar Date
Events
Location
Time
5/8
Board Meeting
RHA Office
5pm
5/15
Dinner Meeting
Home Builders Association
6pm
See Page 1
5/29
Premium Member Work Session
RHA Offcie
6pm
FREE
5/30
Member Info./Mentor Session
RHA Office
6-8
FREE
6/12
Board Meeting
RHA Office
5pm
6/15
Dinner Meeting
TBA
6pm
6/26
Premium Member Work Session
RHA Office
11:30am
6/27
Member Info./Mentor Session
RHA Office
6pm
Date
Classes
Location
Time
Information
5/1
Online Tenant Screening
RHA Office
11am
**
5/9
What is Radon?
RHA Office
6:30pm
Taught by Steve Tucker, Cascade Radon
5/10
Understanding Your Decision Point WebEx Report
11am
**
5/16
Brown Bag Lunch-Post Tenancy Matters
11:30am
Brought to you by Jeffrey Bennett, Attorney at Law
5/24
Understanding Your Decision Point WebEx
7pm
**
5/28
Online Tenant Screening
WebEx
7pm
**
5/30
Mold Class
Standard TV & Appliance
6:30pm
Taught by Mike Gardner & Ed White, Real Estate Mold Solutions 3600 SW Hall Blvd. Beaverton OR 97005
5/30
Fair Housing
RHA Office
11:30AM
Brought to you by Marcia Gohman, National Tenant Network
6/5
Online Tenant Screening
RHA Office
11am
**
6/7
Understanding Your Decision Point WebEx Report
11am
**
6/13
Mold Class
RHA Office
6:30pm
Taught by Mike Gardner & Ed White, Real Estate Mold Solutions
6/20
Brown Bag Lunch- Pest Control
RHA Office
11:30am
Brought to you by David Frost, Frost Integrated Pest Management.
6/25
What is Radon?
Standard TV & Appliance
6:30pm
Taught by Steve Tucker, Cascade Radon 3600 SW Hall Blvd. Beaverton OR 97005
6/25
Online Tenant Screening
WebEx
7pm
**
6/28
Understanding Your Decision Point WebEx Report
7pm
**
RHA Office
Information
**Register by day before class, FREE for Members Only, with current service agreement for tenant screening. Registration is required for all classes/events, Call RHA at 503/254-4723. 3 day advance registration required to receive early registration discount of $5.00 on classes.
Brown Bag Lunch ClassPost Tenancy Matters: Abandonements, Final Accountings and Collections. Once your tenant has vacated, a whole new set of obligations and rights kicks in. Learn how to handle abandoned personal property, correctly serve final accountings, and analyze your collection options. 1 Continuing Education Credit Hour $35/Members, $45/non-members
www.RHAGP.org
Fair Housing Fair Housing class will review some Fair Housing basics and how they apply to the screening process. We’ll be discussing protected classes, accepting applications, possible evictions, criteria and exceptions. If you have taken a class from Marcia before, you know that the class will give you a lot to think about but will not be boring! 1 Continuing Education Credit Hour $25.00/Member, $35.00 Non-Member
What is Radon?
Mold Class
What is Radon? Where does it come from? Why is it a health risk? How do you test? What is the cost of testing? What creates elevated radon levels? Mitigation techniques and the cost thereof. RadonResistant New Construction (RRNC) and new radonrelated building codes. Come have all your questions about Radon answered by a professional.
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 Hour
$25.00/Member, $35.00 Non-Member
$25.00/Member, $35.00 Non-Member
May 2013 3
Tenant Screening: Critical to your Success as a Landlord By Cliff Hockley, President Sperry Van Ness/Bluestone & Hockley A True Story We had a friend who called us up and asked us to rent an apartment unit to his daughter. He asked us if we would make an exception and not screen her if the father guaranteed the rent, paid a security deposit and co-signed the rental agreement. We did not ponder this much and agreed to rent to the family. Our friend furnished the apartment, making it move-in ready for their daughter but she decided not to show up for the first six months of the lease. Finally we heard that she moved in… with her cat. Things went pretty well for a while and there was nothing to worry about. Then her boyfriend showed up and soon the drama started. I got a call from a police sergeant “Do you own the Daffodil Apartments?” “Yes” I answered”. “Could you come down to the building, we are evacuating the tenants and planning a full scale assault on one of the apartment units.” I raced my car to the building; it was 15 minutes from our office. Sure enough there was an armored personnel carrier in front of the building. But I was too late. They had already lobbed tear gas into the apartment. There was lots of damage… broken windows, broken siding and tear gas all over the place. Did they find what they were looking for? They were looking for the boyfriend who had taken too much meth and killed a relative. He was not there. (He later turned himself in to the police at the request of his girlfriend). We obviously asked the girl to move out as the unit was not habitable. As we toured the apartment to assess the damage, we smelled cat urine and chalked it up to her cat. Turns out, it wasn’t really the cat urine but, in fact, Methamphetamine that they were cooking in the apartment. So we hired experts to clean the unit and the unit was cleaned up like new, safe for the next tenant (we also hired an industrial hygiene company to test and confirm the condition of the apartment). Fortunately, the father had agreed to pay all costs of his daughter’s tenancy, so we were made whole. Rental Criteria Could we have prevented this? Yes. If we had screened her like all of our other tenants, with criminal, credit and reference check of all previous landlords, we would have discovered that she had a criminal record and we most likely would not have rented to her. But we were trying to do a favor for a friend. We (typically) also call employers to insure that not only the tenant is employed but that they are making enough income to qualify for the rental of the apartment. This helps
4 May 2013
us confirm that, in fact, they have enough income and are a good enough credit risk to become one of our tenants. Our rental criteria (required by the state of Oregon Landlord Tenant Act) are consistent for tenants at each property and are similar to the one noted below: We require: • A complete application for each adult 18 or older. Unfavorable information for any individual applicant may result in denial of all applications for that group. • A three year residency history; have the name, address and phone number of previous landlords ready. • A three year employment history; have the name, address and phone number of previous employers ready. • Verifiable gross monthly income that is three (3) times the amount of rent. Verifiable income may mean, but is not limited to, alimony/child support, trust accounts, social security, grants or student loans. Self Employed applicants must provide a copy of their most recent tax return, current bank statement and business license. Section 8 applicants must demonstrate income that is 3x their portion of the rent. Social Security recipients must provide copy of their check or annual benefits letter. Roommates: combined income from all applicants must equal 3x the rent. Full Time Students must provide current bank statement with balance of 5x the rent or financial aid award letter. Out of State Applicants, with no local employer, must provide current bank statement with balance of 5x the rent. Two pieces of identification. Chose one from each group below: Group A: Passport (foreign or US) US Drivers License US State issued ID card Group B: Social security card US Birth certificate Resident Alien, work or student visa • Proof of income (pay stub, bank statement, etc.) • Maximum occupancy of no more than two (2) people per bedroom You may be asked to pay a higher deposit (up to 2x the rent) for the following: • No credit or poor credit (incl. slow pay or discharged bankruptcy more than one year ago). CONTINUED on PAGE 5
RHAGP Update
TENANT SCREENING continued from PAGE 4
• No landlord references (must be from an unbiased source; no roommate or family references). • Less than one year of rental history The total security deposit required will be that of the least qualified applicant. You will be denied tenancy and will forfeit your application fee for the following: • Incomplete or misrepresentation of any information on your application • Insufficient income • Eviction judgments (ever) • Felony charges and/or convictions (ever) or 3 or more misdemeanor charges • Judgment and/or multiple collections or charge offs in the last seven (7) years • Discharged bankruptcy within the last twelve (12) months or any open bankruptcy • Negative landlord reference including: money owned to a prior landlord, three violation notices issued in a one year period (ie 72 hour notice, NSF, noise/disturbance, unauthorized pets or occupants), excessive damage upon move out or if a landlord refuses to give a reference. If you are applying for a residence without resident management staff, your application can be taken weekdays between 8:00 AM and 5:00 PM. Applications completed after hours or weekends will be processed the next business day. We accept the first qualified applicant. Fair Housing: As important as the screening of the tenants for credit, employment, criminal and rental history is our compliance with Federal, State and Local Fair Housing Laws and ordinances. There are many protected classes that may not be discriminated against. Should you be found to discriminate you could potentially be fined. We train all of our staff on an annual basis to comply with the housing requirements. Their requirements are noted below: Bluestone & Hockley Real Estate Services will not discriminate against anyone in the following protected classes if they have good credit, no criminal record, have the income to pay the rent and have good references from previous landlords. Federally Protected Classes: Race, color, national origin, religion, gender, familial status, and disability Oregon State Protected Classes Include:
including gender identity, honorably discharged veterans / military status, and domestic violence victims. The Good News The good news is that we learned our lesson. We screen every tenant that rents from us before they can be approved to move in. It was a painful and costly lesson, given that it took two months to get the unit rent ready again. We believe in tenant screening and in creating safe communities for our tenants to live in. We turn down about 30% of the applicants that apply for tenancy. Most of them get turned down for misrepresenting information on their rental applications. In summary, this last week we had a tenant apply for an apartment who claimed that his credit was slightly tarnished. We ran the credit check on him and his roommate and both of them had bad credit. The key applicant had five collections and the co-applicant had three collections, including rent not paid to a previous landlord. The risk is too great for us to accept these tenants even with extra deposits. Where will these tenants go to rent? They will find a landlord that is desperate to rent their property and that will bend the rules to make it work for them. Hopefully you are not that landlord. Reprinted with permission of Clifford A. Hockley, President of Bluestone & Hockley Real Estate Services, for more information (503)222-3800
PRESIDENT’S MESSAGE continued from PAGE 2
Tina Kotek shared at the April dinner meeting, “I want folks from this organization to be on the advisory group as we move forward” and “My promise to you is I will keep listening.” This kind of attention to landlord concerns as the program grows in the next two years should be considered a win for RHAGP. *For help with screening criteria, refer to RHAGP form ‘101 Applicant Criteria & Screening Policies’, and form ‘213 Addendum’ for criteria specific to you and your property. Or call the office at 503-254-4723 or visit www. rhagp.org
Marital status, source of income, sexual orientation
www.RHAGP.org
May 2013 5
NOT EXACTLY AS SEEN ON TV By Katie Poole-Hussa, Smart Property Management Don’t let TV’s ‘World’s Worst Tenants’ on Spike TV dictate how you manage your properties. Most of us have seen depictions of landlords on TV and in movies as illimitable in their abilities of ridding themselves of delinquent tenants. Landlords who implement the methods that these shows illustrate for entertainment purposes could find themselves in big trouble. It is absolutely against Landlord-Tenant Law to use “force” to evict a tenant. Locking your tenant out or shutting off the utilities to the unit is very illegal. Using “unofficial” notices to terminate the tenancy is also illegal. An example of an “unofficial” notice would be a 24-hour notice to vacate for an unauthorized pet or noise disturbances. These poor property management practices are not only illegal, immoral, and dangerous, they are also wreaking havoc on the efforts that good landlords have made in combating a negative image.
The bottom line is never stoop to the level of landlording that the entertainment media portrays. Those extreme acts are unlawful and violating. Are there some bad landlords out there? Of course there are. But there are also bad tenants. The only thing that these landlord-tenant dramas achieve is perpetuating that negative image of landlords. Unlike the actors in ‘World’s Worst Tenants’, leave your anger, frustration, and disparity at the door when dealing with tenants. The only way to lawfully evict a tenant is to go to court, plain and simple.
Katie Poole- Hussa Smart Property Mgmt
Katie Poole-Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM. com.
Landlords can continue making efforts towards combating the ill effects that a reality show “eviction specialist” creates by developing effective habits not only in the manner in which we communicate with our tenants, but also by handling tenant issues in a timely fashion. When’s the last time you did a complete inspection of your rental properties from top to bottom, inside and out? Be proactive and maintain control of your investments. Schedule a complete inspection with your tenants at least every 6 months. In the interim, who can you count on to keep watch of your property and notify you of concerning behavior when you aren’t around? The neighbors! Employ a couple of the property’s neighbors to contact you if they witness any curious behavior. Let them know that worst case scenario, their testimony may be needed if the information they relay to you ends up in eviction court. To appease some of the neighbor’s possible apprehension, send them a thank you note and include a small gift like a coffee gift card. This is an inexpensive, thoughtful, investment for a potentially large return. Another habit landlords should develop is self-education. Make time to understand and learn how and when to use your state’s specific legal rental notices when addressing a tenant issue or terminating a tenancy. Depending on the state, there may only be a few different types of termination notices available to landlords. Issuing the wrong termination notice and technicalities are the two most common reasons landlords lose eviction cases. Not only would your case lose in front of a judge, but you could also be liable for damages to the tenant!
6 May 2013
WANT TO KNOW WHAT IS GOING ON AT RHA? VISIT http://www.rhagp.org/calendar-event
RHAGP Update
Dear Maintenance Men: By Jerry L’Ecuyer & Frank Alvarez Dear Maintenance Men: I am a new income property owner and will be acting as my own general for organizing the work on my vacant unit’s rehab. Can you give me a timeline of sorts when rehabbing a unit? In other words; does carpet or paint come first? Bob Dear Bob: It might seem obvious at first glance; however we have often seen people install carpet before they paint. Not only do they run the risk of damaging the new carpet, they spend more time and money trying to protect the carpet. The work order should always be as follows: 1: Rough Work: Demolition, plumbing, sub-floors, drywall & texture/painting, 2: Assembly: Cabinet & countertop install, shower enclosures, doors, flooring, carpet, fixtures, handles, knobs, blinds, drapes, etc. 3: Detail work: Minor trimming, touch-up paint, smoke & CO alarms, cleaning, Minor caulking, etc. Eliminate the possibility of damage to new work by doing the dirty or destructive work first.
their economic life. They are less resistant to the occasional bumper bash and may need a professional installer to do the repairs. Knowing the brand and style of the door will be important for repairs. The initial cost of installing a wood or metal door is about the same. If you are doing all the doors at the same time, choosing the metal doors might be more economical as they are easier to assemble as opposed to building a wood door. We recommend installing the metal roll-up doors. The yearly cost of maintaining a wood door will easily pay for the occasional bumper bashed metal door. Dear Maintenance Men: I am revamping my property’s landscape irrigation system. I have one decision that has me scratching my head. Do I install plastic or brass sprinkler valves? The cost for brass valves is substantially more than the plastic valves. However, price aside, I only want to buy them once. Would you recommend using the plastic or the brass valves? Brian Dear Brian:
Dear Allen:
The most common sprinkler valves used today are made of plastic. In most cases, these will work just fine. If using plastic valves, be sure to purchase high quality brand name valves. The best plastic valves are manufactured using glass-reinforced nylon. Lower quality valves are made from PVC. Try to avoid using solvent weld connections. This means the valve is glued directly to the pipe. A glued connection makes valve replacement difficult. It is best to use a threaded union connector that will allow a damaged valve to be replaced easily without disturbing the pipes.
Both choices have positive and negative traits. Wood doors are more resilient to being bumper bashed and are easier for a DIY person to repair. The down side is the yearly maintenance that is required to keep them in top shape.
In a rough environment, including full sun exposure or heavy foot traffic, a brass valve will be best. You did not mention whether the valves would be automated or manual. If you are installing manual valves, we recommend you use a brass sprinkler valve to handle the abuse.
The metal roll-up doors are relatively maintenance free over
Overall, the choice depends on your
Dear Maintenance Men: I am planning on replacing the aging garage doors on my apartment building. Which type of door will hold up better? A modern metal roll-up style door or a more traditional one piece swing up wood garage door? Allen
www.RHAGP.org
CONTINUED on PAGE 8
May 2013 7
MAINTENANCE MEN continued from PAGE 7
environment. A well-protected high quality nylon valve will last almost as long as a brass sprinkler valve. If the valves are at risk, use brass. Trivia: If you can lock your doors at night; thank the Ancient Egyptians as they invented door locks. The earliest such device, created around 4000 B.C., basically was a pintumbler lock, in which a hollowed-out bolt in the door was connected to pins that could be manipulated by insertion of a key. When the key pushed upward on the pins, they slipped away from the bolt shaft, allowing it to be withdrawn. QUESTIONS? QUESTIONS? QUESTIONS? We need more Maintenance Questions!!! To see your maintenance question in the “Dear
Questions@BuffaloMaintenance.com. Please “Like” us on Facebook.com/BuffaloMaintenance Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation, Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA Real Estate lic. #: 01216720 Certified Renovation Company Websites: www.BuffaloMaintenance.com & www.ContactJLE.com www.Facebook.com/BuffaloMaintenance
Maintenance Men:” column, please send submission to:
IS LANDLORD LIABILITY ON THE RISE? American Apartment owners association Landlords and Hoarders: When a fire broke out recently in an apartment building in San Diego, firefighters soon found their access was hampered–by piles and piles of clothing and other belongings. The apartment they were trying to save was heaped with junk, making it difficult to tell whether someone was trapped inside. The fire caused an estimated $50,000 in property damage, and claimed $25,000 worth of personal items. Worse, two firefighters were injured, the victims of hoarding. Hoarding–an obsession to collect belongings, is considered a mental illness akin to Obsessive Compulsive Disorder. And, it appears to be on the rise, although public health officials don’t fully understand why. It could be the result of more publicity on the subject. Or, it could be that more hoarders can only find outpatient therapy, forcing them to grapple with the disorder in their own homes. There is even the theory that hoarding may be a learned behavior because it appears often in families. It may even be genetic. Whatever the reason, hoarding is getting more attention as the health and safety consequences become more clear. Arizona public health officials were forced to established a Hoarding Task Force to study the problem because of the rise in reported cases there, while Tulsa health officials just announced they are putting more resources toward understanding and controlling the problem. One thing is for certain: hoarding in multifamily buildings is dangerous. First, there is the fire hazard created from blocked exits. Sometimes the materials hoarded are flammable, or add quick fuel to a home fire. Hoarding also makes a comfortable environment for a variety of pests, and makes extermination of bedbugs, mice and other infestations nearly impossible. And cleaning and restoring an apartment that has been home to a hoarder can be expensive and timeconsuming. The easiest way for landlords and property managers to cope with the landlords and hoarders issue is to be prepared before it happens. Make it a habit to inspect the property during the lease to uncover problems like hoarding. And make sure the lease provides grounds for evicting a tenant who is causing a health or fire safety concern, or list in house rules specifically where items can and cannot be stored so the hoarder and those around them can remain safe. It is critical to make sure the tenant is complying with local fire safety and building codes. Landlords and hoarders need to work together to limit safety issues. Fire departments and public health officials may be an important resource in dealing with landlords and hoarders. Landlords need to address the issue promptly to avoid placing other tenants at risk.
8 May 2013
RHAGP Update
Is your tenant a criminal? By Gene Grant Landlords, whether residential or commercial, almost always include in their leases three requirements dealing with legal compliance. First, the lease limits the premises to specific legal use(s) or expressly allows any legal use of the premises. Second, the lease requires the tenant to comply with all legal requirements applicable to the premises and its operations. Third, the lease gives the landlord the right to inspect the premises to verify that these first two requirements are being satisfied. Today, these provisions are more important than ever for landlords, because of the prevalence of illegal drug operations and particularly marijuana operations resulting from at least partial legalization in both Oregon and Washington. The government has the right to forfeit not only the tenant’s interest in the premises but also the landlord’s interest if the landlord cannot prove it is innocent of a convicted tenant’s criminal use of the premises. In order to establish the innocent landlord defense, the landlord must prove that: 1, there was no reason to know of the tenant’s intent to engage in illegal use of the premises; and 2, it did not acquiesce in any such criminal use during the lease term. The lease provisions mentioned above are necessary, but insufficient alone, to establish that a landlord had no reason to know of the tenant’s criminal intentions and did not acquiesce. This is why every landlord should screen all prospective tenants by obtaining a criminal background check as well as a credit check. These screening reports are relatively inexpensive and easy to obtain. Disclosing, and obtaining consent for, the investigation of the tenant’s credit and criminal history in the lease application will also help avoid wasting time dealing with criminals, because they will not bother applying in most cases. If a prospective tenant has no adverse criminal or credit
history but resists the landlord right to inspect the premises or insists on unusual limitations on that right, then the landlord should be concerned about whether the tenant intends an illegal use. Inspection without prior notice is the best means by which the landlord can establish its innocence and lack of acquiescence in illegal use. Sticking one’s head in the sand and ignoring evidence of illegal use will not work because the courts will deem one to know what they should have known through a reasonably diligent investigation. Granted, some tenants, such as financial institutions, have special security needs and must place restrictions on landlord inspection rights. But landlords must beware of tenants who demand inspection limitations without any reasonable need to do so, and particularly with respect to tenants who are more likely to engage in crime – such as residential tenants or sole proprietors of small businesses. The problem is that the landlord’s interest can be forfeited if the landlord merely acquiesces in the illegal use of the premises. If the landlord has reason to know of the illegal conduct and fails to take reasonable steps to stop the illegal use, then the landlord cannot defend itself as an innocent party. Termination of the lease and eviction of the tenant is necessary to maintain innocence if an inspection reveals evidence of illegal use. Despite partial legalization of marijuana in Oregon and Washington, landlords who allow growing and selling of marijuana on their premises – even for medical use – face a real and serious risk of forfeiture. First, it is virtually impossible for the landlord to verify and assure that the actual marijuana operation will comply with the state law limitations. And second, a conflict exists between state and federal marijuana laws. Federal attorneys are prosecuting landlord forfeiture cases for use of the premises for marijuana growing and selling because the prosecutors believe the landlords are guilty of CONTINUED on PAGE 10
www.RHAGP.org
May 2013
9
Is your tenant a criminal? continued from page 9
acquiescence in the violation of federal drug laws regardless of whether the activity is legal under state law. Letters have been sent out by federal attorneys warning property owners known to have tenants with marijuana operations on their premises to terminate the leases and evict the tenants if they want to avoid forfeiture under federal drug laws. So, what does one do if a tenant is already in possession of the leased premises, and the landlord suspects there may be criminal activity on the premises? The landlord cannot evict the tenant based merely upon suspicions. The way to avoid losing the innocent landlord defense in such circumstances is to report those suspicions, and their basis, to law enforcement officials. They likely will welcome the cooperation and assistance of the landlord in determining whether criminal activity is occurring on the premises. If reasonable cause is determined, then the law enforcement authorities can (and often will) obtain a search warrant and do their own surprise inspection of the premises – commonly known as a drug raid. If the tenant is thus exposed as a scofflaw, then the landlord has the needed evidence to evict the tenant and recover the premises. Environmental crimes also can cause trouble for landlords. Even if the property is not forfeited, the value can be destroyed by the cleanup liability that comes with the land and will be an obligation of the landlord even though the tenant contaminated the premises. Avoiding and stopping any illegal use of property is a landlord duty never to be ignored. The bottom line is to never: 1. trust one’s property to a criminal without considering the forfeiture risk, or 2. permit illegal use of one’s property. Gene Grant is a partner in the Portland office of Davis Wright Tremaine LLP. He is a co-chairman of the firm’s real estate and land-use group. Contact him at 503-2412300 or genegrant@dwt.com. This column originally ran in the print and online versions of the Daily Journal of Commerce (www.djcoregon.com).
The RHAGP Mission
The Rental Housing Association of Greater Portland is a group of rental housing owners and managers in the Portland metropolitan area who have joined together for the purposes of: • Providing information to improve the knowledge of rental owners and managers. • Enhancing the reputation of “landlords” by promoting professional practices. • Assisting local public officials on various community endeavors relating to public or private housing.
The Update is a monthly publication for members of The Rental Housing Association of Greater Portland. 10520 NE Weidler St, Portland, OR 97220 Phone 503-254-4723, Fax 503-254-4821 www.rhagp.org Hours: Monday through Friday 9 a.m. to 5 p.m. Editorial Staff Alita Dougherty Cari Pierce - Graphic Designer Publisher: The Rental Housing Association of Greater Portland The opinions expressed in this newsletter are those of the authors and do not reflect those of the Board of Directors or the newsletter editor or committee. All advertising inquiries should be directed to Alita Dougherty or Cari Pierce at 503-254-4723. Please notify the RHA office of any address changes.
NEW MEMBER ORIENTATION AND MENTORING SESSION Have you recently become a member of the RHA? Are you thinking about becoming a member of the RHA? Come join us and see what the RHA has to offer you as a new member. Come have your questions answered by an experienced landlord Refreshments Offered Thursday May 30, 2013 from 6-8pm at the RHA Office 10520 NE Weidler Portland OR 97220. Call 503/254-4723 for more information 10 May 2013
RHAGP Update
Keep Us Informed Moved? Hired or fired a manager? New email address or phone number? Keep the RHAGP office up to date with your current information. Especially important is to send changes when you hire or fire an authorized user on your account. If you haven’t given RHAGP signed authorization on a manager or partner, they will not be able to buy rental forms or do tenant screenings. Call the office with all changes: 503-254-4723
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May 2013 11
ANNOUNCING MEMBERSHIP CHANGES FOR 2013
NEW! $99 Membership for Members with 1‐4 units. Effective for renewals after January 1, 2013, now only $99*! Continue to enjoy all the RHAGP benefits including:
³ Your voice heard: State & Local legislative representation. ³ Monthly Networking Dinner Meetings with informative guest speakers ³ Educational Classes: Deep discounts on monthly training programs ³ Mentor Program: Personal referral or monthly meeting ³ Substantial discounts on printed rental forms ³ Fully staffed office for your property management needs: Monday – Friday, 9am‐5pm ³ Tenant Screening Membership rates apply *For Members new to RHAGP, a one‐time only $25 set up fee applies.
Visit www.rhagp.org for more details!
NEW! RHA Premium Membership In addition to the Standard Rental Housing Association Membership, you now have the option to upgrade for additional benefits.
³ Continually expanding online resource library of instructional tools and educational downloads
³ Exclusive offers from Affiliate / Vendors ³ Rentegration’s Property Management Database ³ Easy‐to use, basic accounting software ³ Unlimited use of RHAGP online forms Premium Membership Pricing: One time Set Up Fee $ 35.00
Per Unit $ 7.00/year (minimum $30)
Contact the RHAGP office for trial Premium Membership options, or learn all there is to know about premium membership at a free working session on Wednesday May 29th at 6pm
Visit www.rhagp.org/premium for more details! 12 May 2013
RHAGP Update
The Lease that Kills (Your Business)By Robert L Cain I found a free lease on the Internet. All I had to do was download it and print it off. Then I won't ever have to pay for a lease form again! Wow! I didn't even have to search hard for the lease. I believe it was the first one I came across. This lease has a problem, though. Included in its six pages of 10-point type are 29 errors, each of which could mean the end of a landlord's business. I did have ulterior motives for looking for and finding that lease. It was research for my new landlord manual- Leases: Traps and Pitfalls. In that manual, I point out the dangers of using a lease that was not written specifically for the state the rental property is in. Those leases can be illegal, unenforceable, voidable or maybe all three. You see, here's the problem. Every state's landlord-tenant law is slightly different. Those differences range from little things such as how long a landlord has to make repairs and how much notice a landlord has to give before entering a rental property to big ones such as how late fees and security deposits must be handled. The trouble is, bad tenants, who often know the law much better than landlords do, can use even "little" mistakes by a landlord to get to stay rent free for two or three months. Don't believe me? Read your state's landlord-tenant law. What happens, then, when a landlord uses a lease full of illegal or unconscionable clauses. If the landlord has rented to a bad tenant, that tenant will be dancing around the living room in glee to Blondie's "One Way or Another," calling his friends to come over for a huge celebration that will likely do major damage to the property, and planning how to spend the rent money he won't have to pay for several months. What were those 29 errors in the "free" lease? They range from clauses that are in direct violation of the laws of some states to sentences that are unclear or ambiguous. One of the most egregious, and one that could result in a landlord being the biggest loser in a Fair Housing complaint is paragraph four, which reads "Tenant agrees to use said dwelling as living quarters only for _____ adults and _____ children." Not only will a bad tenant be dancing in glee at that one, but so will the Fair Housing enforcers. Then there's paragraph 22F, which reads that the tenant will, "Allow the Landlord or his agent access to the premises for the purpose of inspection, repairs, or to show the property to someone else at reasonable hours, and to specifically authorize unannounced access anytime rent is late." In addition to the grammatical error, that clause is a guarantee of the tenant getting to stay rent-free.
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This lease contains 27 more errors that could mean the end of a landlord's business. If this were the only lease that endangers a landlord's livelihood, that would be a simple aberration. But many other leases available either free or for sale do exactly the same thing. You can obtain acceptable leases from the Internet or the local office-supply store, but you will have to pay for them. And even at that, just to make sure, you will need to thoroughly check the lease against your state law. The most common errors in one-size-fits-all leases have to do with notice procedures, especially for tenancy termination and property access, and security deposits. Those are the most likely things to differ from one state to the next. But even if the termination and access clauses are correct, others could crop up that a bad tenant would spot immediately and delight in. You see, checking the lease yourself assumes that you know your state's landlordtenant law perfectly and that you would spot any error, right down to a misplaced comma. The best idea is to buy a lease form from your local landlord, rental owners or apartment association. That will be one that was drawn up by attorneys that know your state law backwards and forwards. Oh, by the way, in case you didn't know, the pertinent lyrics to Blondie's "One Way or Another" are the bad tenant's mantra, "I'm gonna getcha, getcha, getcha, getcha." Copyright 2010 Cain Publications, Inc. Reprinted with permission of Rental Property Reporter.
V O L U N T E E R S WANTED!
The RHA is looking for Volunteers to assist with some basic office needs such as stuffing envelopes, preparing mailings, and putting together starter packets of forms. If you are interested and would like to volunteer for this great association Please contact Alita at 503/254-4723 or alita@rhagp.org
May 2013 13
WHAT TO LOOK FOR IN PROPERTY MANAGEMENT AGREEMENTS By: Robert Cain Every so often I get calls and email from landlords who have had trouble with a property management company, a company that manages property for several rental property owners, not the onsite variety of manager (though I get calls about them, too). Usually the complaints have to do with the property management company not having done the job the landlord was led to believe it would do. I have responded to complaints such as, “he never checked references, he just rented to anybody,” “he let the tenants get away with murder,” “he says I have to evict the tenant.” Only after the landlord has started having these problems, he or she reads the management agreement and finds out that, contrary to what he or she was led to believe, the management company is not responsible for anything. Too many agreements are written so all the management company is supposed to do is send the right amount of money, and that’s only because it will get into trouble with the real estate agency of the state if it doesn’t. After reviewing several property management agreements I have on hand, I came up with a list of clauses and terms that should be in any property management agreement you sign with an outside management company. Due Diligence
mailed to you? Will the check be for that month, or will the management company hold back a month? What happens to the security deposit they collect from the tenant? Termination of the Agreement Every agreement will have a provision for its termination. The question is how long does it take to terminate and is there a cost or penalty to you if you do so before a certain date? Repairs Just about every management agreement will provide for the management company to handle repairs. Usually they hire contractors or other companies to handle them. What you will find in the agreement is a “hold-harmless” clause, saying that the management company is not responsible for the “acts, defaults and negligence” of the people they hire. What you also want to see in the agreement is a statement that they will use “reasonable care” when they hire anyone to work on the property. Certainly they are not responsible for people over whom they have no control. But they are responsible if they hire someone who has a history of shoddy or dangerous work, and they know or should have known that he has.
This is probably the most important clause you can have in a management agreement. In it the management company promises to do its best when managing your property. It is a legal term, which, among other things is defined as “that amount of diligence which a reasonable and prudent man would exercise under the circumstances.”
Evictions and Terminations of Tenancy
The professional property manager has an extra duty of diligence, since it has implied, by taking on a management contract, that it is expert in rental property management.
What you want is their expertise and their willingness to use it. Always make sure that the property management company will use due diligence in terminating the tenancy of any tenant who must be removed.
Communication and Notification Here they are obligated to tell you what’s going on in the management of your property, as necessary. Preferably, the agreement will specify what the company needs to tell you about and when. Accounting Every state has some kind of law regarding the accounting procedures of licensed property managers. Every agreement will have a provision that provides for the property management company’s following the law. Since accounting is a statutory requirement, all you can expect is the management company’s agreement to obey the law and send the right amount of money periodically. One thing to watch out for, though, is when they will send the money. By what day of the month will your check be
14 May 2013
Believe it or not, some agreements don’t provide for the management company to handle evictions or tenancy terminations. What are you hiring them for if not for their ability to deal with problems in the property? And what bigger problem is there than a tenant who must be booted?
Will having all these clauses in a management agreement guarantee a smooth relationship with the property management company you hire? Absolutely not. You need to interview and get references from several before you commit to anyone. In addition, find out what kind of professional training they have. Just as you would not rent a property without a signed rental agreement that spells out your and your tenants’ rights and responsibilities, never hire a management company without their and your rights and responsibilities completely spelled out. The reputable companies are eager to fully disclose. Reprinted with permission of the Rental Property Reporter, www.rentalpropertyreporter.com.
RHAGP Update
Five Tips for Creating an Effective Online Rental Listing From Rent.com An effective property listing provides renters all of the details necessary to understand if your property is a good fit for them. Making a good first impression is critical to get renters interested in learning more about your property. But the second step, providing all of the information they commonly need in order to take the next step, is equally important. To build your best property listing, we recommend that you: Compare Your Listing to Other Competitive Listings This will help you understand how best to differentiate your property and make your listing stand out in the crowd. Look at how comparable properties are marketing themselves and what they are offering. Then think about what features and amenities your property has that are unique and different from the others. Call attention to these aspects through descriptive text and photos to build a picture for the renter about how life would be better at your property. Choose Your Property Images Carefully Leverage the best photos of your property and be sure to include both exterior and interior shots. Your primary image may be the only image a renter sees to determine if they want to visit your property. It should be colorful, sharp and distinct from other comparable listings. Renters have told us that photos of a rental unit’s interior are extremely important to them so don’t skimp here. Make sure you provide enough interior photos to completely show each room of the rental unit and any details that make your rental property unique. Create Impactful Headlines We recommend that your headline highlights three aspects of your property: • Your location • An amenity and • An interior feature This will give renters a complete view of what you have to offer. It’s important to use specific and descriptive words instead of generalities to grab the renter’s attention. For example, instead of highlighting location with generic words like “convenient location,” get more specific such as “within three miles of upscale shopping and dining” or “easy access to I-5 and I-405. When calling out an amenity, instead of “sparkling pool” you might say “resort style pool with expansive sundeck.” As for interior features, again, specifics are more tangible. Instead of “spacious floor plans”, try something like“ up to 1,200 square feet” or instead of “renovated apartments” you might say, “brand new kitchen appliances and fixtures.” A strong sample headline would go as follows: “Within 3 Miles of Upscale Shopping & Dining, Resort-style Pool with Expansive Sundeck and brand New Kitchen Appliances
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& Fixtures.” Include Floor Plans and Complete Property Details Floor plans are the second most requested images behind interior photos for rental units. Renters want as much information as possible to help them understand if the property will work for their space requirements, furniture and lifestyle. Without enough detail, they may opt to pass over your listing entirely. Aside from the basic information on number of bedrooms/bathrooms and rental price, make sure to include information on: • Square footage • Security deposits • Application fees • Pet policies and fees • Parking • Whether or not utilities are included in the rent • Any special amenities on the property Advertise Move-In Specials if You Have Them By displaying your move-in specials in your online ads, you provide an instant incentive for someone to visit your property. If you have a special offer for new tenants, make sure to broadcast that message in your online advertising to drive traffic to your property, increase leases and maximize the overall impact of your promotional campaign. Rent.com is the nation’s #1 Internet listing site (ILS) with more renter traffic than any other national ILS since 2004. Fill your vacancy faster on Rent.com. To learn more, go to www.rent.com/manage/. Reprinted with permission of UPDATE, the official publication of the Rental Housing Association of Puget Sound.
ATTENTION! MARK YOUR CALENDARS The Annual Summer Picnic for the Rental Housing Association of Greater Portland has a date change this year, instead of being on the third Wednesday of August, the Picnic is scheduled for Wednesday, August 14 at Oaks Amusement Park. See you ALL there!
May 2013 15
19 TOP TIPS WHEN BUYING PROPERTY THAT YOU PLAN TO HOLD AND RENT From MrLandlord.com 1) Buy what RENTS! A great buy in the wrong part of town is NOT a great buy! 2) LOCATION! The prettiest rental in the wrong neighborhood will never have as much potential as the ugliest house in the right neighborhood. 3) ALL profit is decided at purchase. Pay too much and the rent or resale will not be profitable. Pay way under market and you can reduce rents if needed. 4) Debt is NOT your friend, no matter what everyone tells you. Only sophisticated, trained, experienced business people should consider debt to purchase a rental. A paid for house is fun because it gives you tons of money, which leads you to the next paid for house. Learn the gazillion ways to buy without a bank. 5) When many people know about the house for sale, (MLS, big ads, online foreclosure newsletters, etc.) the price will stay up. When nobody knows and the seller does not want to mess with realtors, you can negotiate a lower price. Best deals are found in the quiet sellers you search out - the ones that no one knows about. You are looking for "don't wanters". 6) Look for desperate sellers. Look for houses that are undesirable because of minor issues that you can fix cheaply. Look for the best deals and lowball offer them. Watch your capital expense to rent ratio. 7) A house worth $100,000 that you can buy for $60,000 and only needs $5,000 in repairs but only rents for $700/ mo does not make a profitable rental, it may be a good candidate for a rehab and resale. 8) Don't be too optimistic. Without exception, every deal/ property I bought had more problems than I knew about, costing more time/money to fix than I planned. This is across the spectrum of bad tenants, poor income, high expenses, neighbor problems, city problems, crime problems, vacancy problems, too much turnover, seller lying/deceiving, bad partners - it really goes on and on. 9) Be friendly and personable to neighbors, especially to old people sitting on the front step with nothing to do. They are a wealth of information on what is really going on with the houses on the block. In fact, never make an offer on a house until you have talked to the neighbors on either side and across the street. Gossip is golden. 10) Discount your would-be offer if the property does not have solid, verifiable income from day one. 11) Keep your eyes open. The best deals are usually those you can't find on the MLS. By the time it hits the MLS, too late. Last good deal I did was a large multi-unit listed in
paper by owner. I got real lucky on that one. Three people told me now they would have bought it if they would have known it was for sale. 12) A GOOD home inspection always pays for itself or makes money. They expose things that you can use to adjust the price a bit. If not, it gives you warm fuzzies about what you're about to get into. 13) Troll MLS listings by Flat-Fee Agents that have no pictures and a long Days On Market (DOM). I found a beautiful house that way. 14) The key is to leverage and cash flow. It is OK to buy a property in C type neighborhood. If you don't have a lot of cash to invest that's the best option. Properties in A and B type of neighborhoods might be the best but don't cash flow and still have maintenance issues and stricter code enforcement in better neighborhoods. It is all about numbers and return on investment. Buying cash is okay but it does not allow to maximize return on investment, and a loan against the property is great in terms of asset protection...if you don't have a loan, I would suggest recording one...check with your attorney to do it the right way, it is called equity stripping. It is way better than any LLC or other asset protection but it is a good idea to use all of them. 15) I have been investing for 13 years and have about 50 rental units across the economic spectrum (3/2's all the way to a mobile home park). Inevitably my most profitable deals are in lower quality areas. I can buy a small 2/1 house for $15K (purchase and repairs) that rent for $400. In my world that is about a $250 positive monthly cash flow. In a better neighborhood, I will spend $80,000 (purchase and repairs) for a house that rents for $1,100 per month, a $300 cash flow per month. Given the far superior returns of the lower-end rentals, why would anyone want to buy in better neighborhoods???? The answer is management (time, money, and hassle). My 20A+ properties are easier to manage than any 5 of my C- properties. Therefore I can add 50-60 more A+ properties to my portfolio without having to add staff. When I first started my investing career, I had more money than time. So leveraging my available capital for the greater return by purchasing lower-end properties in crappy areas made sense. As I have grown my business (rehabs, wholesale, and rentals), my time has become more valuable so the volume of the C- properties is dropping. Don't be too quick to dismiss the different strategies for creating income. One immutable law of the low-end rentals: No one is building 1,000 sq ft houses anymore and there will always be demand for affordable housing. CONTINUED on PAGE 17
16 May 2013
RHAGP Update
19 TOP TIPS WHEN BUYING RENTAL PROPERTY CONTINUED from PAGE 15
Giving Notice
16) Watch out for property taxes when buying rental property! From county to county, there can be wide variation. A 3/2 might have taxes of $3500 or $7500. I buy in decent bread and butter areas. Usually 3 or 4 beds. 2 or 3 rentals are great from a cash flow standpoint, but will require more management time. Learn to judge the quality of roofs, windows, furnaces, hw tanks, A/C units, etc. Look for evidence of water and termite damage. If a roof or furnace looks like crap, it is crap.
Just when you thought having to evict a tenant was bad enough, imagine receiving a notice that the tenant has filed for bankruptcy protection.
I don't like buying with renters. If the current owner is such a genius, why am I stealing his house? I put my own renters in using my own criteria.
eviction order has been entered prior to the filing date, the landlord can continue with the move out. But, if the case has yet to be heard or an order is not yet entered, it’s likely that no further legal action can be taken without first filing a Motion for Relief from the Automatic Stay in the bankruptcy court.
17) Don't be too down on the MLS. Around my part of the country, the banks are literally giving houses away. That will change in a few years, but for now, there are many good deals on the HUD list and MLS. 18) I've had good success by being able to move quickly. I do a quick inspection, but I know what to look for. Many sellers KNOW the house has hidden problems and will sell cheap for a quick closing and NO PROFESSIONAL INSPECTION. Just did one - they wanted to sell fast and cheap. I found minor termite damage. Later found out they had a $20,000 repair estimate for the damage, panicked, and sold cheap. I fixed it for $1000. Another found mold. Called in some expert who gave them a $49,000 quote to remeditate and advised no one enter the home for fear of death on this $30,000 house. They sold cheap. I fixed for $500. 19) Realize that there is no investment strategy that works for everyone. Read everything you can to get ideas and develop it into a strategy that works for your market, skills and personality. The above tips are shared on the MrLandlord.com website and in the Mr. Landlord newsletter from landlord contributors and real estate advisors and authors featured on MrLandlord.com. To receive a free sample of Mr. Landlord newsletter, call 1-800-950-2250 or visit their informative Q&A Forum at LandlordingAdvice.com, where you can ask landlording questions and seek the advice of other rental owners 24 hours a day
ATTENTION! Rental Housing Association of Greater Portland Office will be CLOSED Monday May 27, 2013 in Observance of the Memorial Day Holiday www.RHAGP.org
Needless to say, this complicates matters. Under bankruptcy law, all legal actions to collect against the tenant — including eviction actions — are frozen in place by the Automatic Stay. The date the bankruptcy is filed is important. Usually, if the
Even if permission is granted to continue with the eviction, any claim for unpaid rent or damages may evaporate. When you see a notice of bankruptcy, it’s best to speak with a bankruptcy attorney to discuss your options. Selfhelp can lead to even further delays, and stiff penalties for violating the automatic stay. You may be prohibited from dealing with a tenant directly if they are represented by an attorney. If you question whether the bankruptcy notice is legitimate, confirm the filing with the clerk of the bankruptcy court (a federal level court) using the case number from the notice. Reprint with permission of American Apartment Owners Association. Find out more at www.joinaaoa.org.
Premium Member Work Session
Interested in the New Premium Membership through the RHA, but not sure what it is all about? Have you recently become a Premium Member and want to learn more about what it offers and how the software works? Come join us in a session that will show you what added benefits the membership has and how to use the software provided through the membership. Come join us May 29, 2013 6pm at RHA Office May 2013 17
PREFERRED VENDORS Accounting / bookkeeping Balancing Point, Inc.
Sandy Buhite-Landis P.503-659-8803, C.503-504-9466 12500 SE Oatfield Rd, Milwaukie, 97222 melandsandyl@hotmail.com
Cheryl C. Delozier, CPA 503-239-0111 Charlie Rogers & Vicki Martin Tax & Accounting Service charlie@cdelozier.com
Northwood Business Svcs
Jon Moon, P.503-297-2610 OBTP #B01422 LTC 5177 Accounting/Tax Services northwoodtax@comcast.net
Portland Tax Company
P.503-258-0700, F.503-256-1527 Full Service Tax and Accounting portlandrose@comcast.net
Advertising / marketing The Landlord Times
P.503-221-1260 News for Property Managers and Owners www.thelandlordtimes.com
The Oregonian Publishing
David Sandvig, P.503-221-8417 1320 SW Broadway, Portland 97201 dsandvig@oregonian.com
APPLIANCE-RENT,SERVICE,LEASE Azuma Leasing BJ Rosow, P.800-707-1188 P.512-236-9000, F.512-239-9009 2905 San Gabriel St #218 Austin, TX 78705
Mac-Gray Corporation
Formerly Web Laundry Company Karen Anthony P-503-330-9628
Appliance-sales only G&C Distributing Company
Tony Kavanagh, P.503-288-0221 5010 NE Oregon St, Portland 97213
Standard TV & Appliance
Joe Mosee & Cathy Mosee P.503-619-0500, C.503-888-6927 3600 SW Hall Blvd, Beaverton 97005
APPLICANT SCREENING CoreLogic SafeRent
7300 Westmore Road, Suite 3 Rockville, MD 20850 P: 888-881-3400 www.corelogic.com/saferent
National Tenant Network
Marcia Gohman P.503-635-1118, F.503-635-9392 PO Box 21027, Keizer 97303 www.ntnonline.com
Prospective Renters Verification Service Charlie Kamerman P.503-655-0888, F.503-655-0900
RHAGP
P.503-254-4723, F.503-254-4821 Fast, affordable tenant screening www.rhagp.org
TrueSource Screening, LLC
David Mustard P.888-546-3588, F.888-546-3588 www.truesourcescreening.com
Dual and Affiliate members support the interest of rental housing through their membership in RHA. Asphalt paving Hal’s Construction, Inc. CCB# 34434
Brian King, P.503-656-4999 20666 S HWY 213, Oregon City 97045 www.halsconstruction.com halspave@easystreet.net
Benge Industries
Parking Lot Maintenance Services Corey Wilkerson P. 503-803-1950 corey@bengeindustries.com
Associations Metro Area Smoke Free Housing Project P.503-718-6145 www.smokefreeoregon.com
ATTORNEYS Bittner & Hahs, P.C.
Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego 97035
Broer & Passannante, P.S.
Mark G Passannante, P.503-294-0910 1001 SW Fifth Ave. STE 1220 Portland, OR 97204
Jeffrey S. Bennett
Jeff Bennett, P.503-255-8795 850 NE 122nd Ave, Portland 97230 Protecting landlords’ rights in Oregon for over a decade.
Law Offices of Richard Schneider, LLC
P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11, Portland 97210 Business formation ~ LLCs
Scott A.McKeown, P.C.
Scott McKeown, P.503-224-1937 8700 SW 26th Ave, STE. S, Portland 97219 scottmckeown@comcast.net
Timothy Murphy, Attorney at Law
Always representing ONLY landlords Tim Murphy P. 503-550-4894 522 SW 5th Ave, #812, Portland 97204
BASEMENT WATERPROOFING John’s Waterproofing, CCB# 15830 Crawlspace Waterproofing P. 503-233-0825 Fully Staffed www.johnswaterproofing.com
Carpentry & repairs Eaton General Construction, CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com
G&G Construction Inc., CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net
CARPET CLEANING Dura Clean Carpet Cleaning
Upholstery, Pet odor removal, Flood Service P.503-914-8785 F.503-372-9163 www.duracleanllc.com dura-clean@comcast.net
O’Meara Carpet Cleaning
503-538-1983, 503-620-5005 Cleaning, Pet Odor Removal, Flood Damage www.omearacarpetcleaning.com
carpet sales Contract Furnishings Mart
Ross Williams P.503-230-1250, 800-275-6722 915 NE Sandy Blvd, Portland 97214 Jim Path P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682
The Floor Store
Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland 97206 ted@floorstoreportland.com
Cleaning / clean up All Surface Roofing & Maintenance LLC, CCB# 189489 Adam Zumwalt, P.503-781-3611 Exterior surface clean & restore www.allsurfacecleaning.com
Collection agencies Anderson & Associates Credit Svcs, LLC
P.503-293-5400, F.503-813-2159 PO Box 230286, Portland 97281 andersoncollectionagency@gmail.com
COMMUNICATIONS Comcast Business Services
Dave Dronkowski, P.503-957-4186 Telephone, Internet and Cable TV services david_dronkowski@cablecomcast.com
COncrete Hal’s Construction, Inc. CCB# 34434
Brian King, P.503-656-4999 20666 S HWY 213, Oregon City 97045 www.halsconstruction.com halspave@easystreet.net
Doors Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally
EFFICIENCY Energy Diet
Free Efficiency Installations P. 503-960-5482 theenergydiet@gmail.com
Electric DeKorte Electric, Inc. CCB#159954
P.503-288-2211 5331 SW Macadam #258-113, Portland 97239
Freeman Electric CCB#61648
P.503-803-6859 Call for RHA Member Discount
Portland General Electric
Anne Snyder-Grassmann, P.503-464-7534
Rental Housing Maint. Svcs. CCB#163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com
energy conservation EcoTech LLC
Estate planning Law Offices of Richard Schneider, LLC
P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11, Portland 97210
Evictions Action Services
Wally Lemke, P.503-244-1226 PO Box 69621, Portland 97239 Your eviction & process service specialists
Barrister Support Service
P.503-246-8934 Evictions, 1st appearances, process serving www.barristersupport.com
Landlord Solutions
P.503-242-2312, F.503-242-1881 PO Box 7087, Portland 97007 Online evictions & first appearances www.landlord-solutions.com
Oregon Legal Assistance Services
P.503-954-1009, F.971-266-8372 Evictions, small claims & process serving
1031 EXCHANGES/REITS TENANCY IN COMMON Peregrine Private Capital Corp.
P.503-241-4949 5000 Meadows Road, # 230 Lake Oswego 97035 rs@peregrineprivatecapital.com
Financial services American Commercial Mortgage Network Al Williams, P.206-264-1325 1366 91st Ave NE, Clyde Hill, WA 98004
Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 steve.mozinski@chase.com
Commercial Lending Group, Inc.
Trevor T. Calton, P.503-704-4999 Professor of Real Estate Finance, PSU Commercial/Multifamily Mortgage Broker
Wells Fargo Home Mortgage
Ron Eiseman, P.503-886-1497 1300 SW Fifth Ave. STE 950, Portland 97201 ronald.c.eiseman@wellsfargo.com
Fire / water damage restoration Cooper Construction, CCB#08587 P.503-232-3121, Since 1950 2305 SE 9th Ave, Portland 97214 www.fire-water-restoration.com
Horizon Restoration, CCB#160672 John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224
J.R. Johnson Inc., CCB#102676
P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com
Fire safety Tualatin Valley Fire & Rescue
Eric T McMullen, P.503-612-7000 7401 SW Washo Ct, STE 101, Tualatin 97062 eric.mcmullen@tvfr.com
Floor COVERING Contract Furnishings Mart
Ross Williams P.503-230-1250, 800-275-6722 915 NE Sandy Blvd, Portland 97214
While the Rental Housing Association accepts advertising at face value, it cannot endorse the P.503-493-1040 info@ecotechllc.com advertiser or otherwise guarantee the quality of the products or services being advertised. www.ecotechllc.com Such guarantees, written or implied, are solely the responsibility of the advertiser.
Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland
18 May 2013
RHAGP Update
PREFERRED VENDORS Jim Path P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682
Eaton General Construction, CCB# 154142 P.503-539-0811 All Types of Floor Covering www.eatongeneral.com
J & B Hardwood Floors, Inc.
Jim Cripps, P.503-519-4920 jandbhardwoodfloors@gmail.com
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Vinyl, VCT, ceramic, hardwood installs
The Floor Store
Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland 97206 ted@floorstoreportland.com
Dual and Affiliate members support the interest of rental housing through their membership in RHA. HEATING OIL Deluxe Heating & Cooling Brian Ray, P.503-287-6688 www.deluxefuel.com
heating oil tank EcoTech LLC
P: 503-493-1040 info@ecotechllc.com www.ecotechllc.com
Housing authorities Housing Authority of Portland
Jill Riddle, P.503-802-8565 135 SW Ash St, Portland 97204
insulation Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally
insurance Larry Thompson Agency
P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, STE 220 Lake Oswego 97035
forms RHAGP
P.503-254-4723, F.503-254-4821 Court-tested, up-to-date rental forms www.rhagp.org
GUTTERS Aylwin Construction- CCB# 104039 Gutter installation, repair & cleaning P.503-998-7663 www.roofpdx.com
handyman Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd STE300, Ptld 97219 maint@bluestonehockley.com
Eaton General Construction, CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com
G&G Construction Inc., CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com
Wieder Works, CCB#164323
Darren J Wiederhold, C.503-260-2133 Maintenance, Repair, Replacement www.wiederworks.com
Hauling Junk Away Hauling CCB# 177966
P.503-517-9027 Licensed, bonded, insured, trash outs jcdoud@msn.com
heating & cooling Midway Heating Co. CCB#24044
P.503-252-4003 12625 SE Sherman St, Portland 97233
Pyramid Heating & Cooling CCB# 59382 P.503-786-9522 Serving the Portland Metro area. info@pyramidheating.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 P.503-667-7971, F.503-666-8110 202 SE 181st Ave #201, Portland 97233 john.lstegmann@farmersagency.com
Wolter Van Doorninck, CPCU
Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 8355 SW Davies Rd, Beaverton 97008 www.epbb.com wvandoorninck@epbb.com
investment services Peregrine Private Capital Corp.
P.503-241-4949 5000 Meadows Road, # 230 Lake Oswego 97070 rs@peregrineprivatecapital.com
Landscaping J. Salinas Landscaping
J. Salinas, P.503-816-1190
Oregon Tree Care
P.503-929-9437 www.oregontreecare.com info@oregontreecare.com
Mason contractors D&R Masonry Restoration, Inc., CCB#99196 Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com
MOLD J.R. Johnson Inc. , CCB#102676
P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com
Real Estate Roofing Service, CCB# 149575 Yost Espelien, P.503-232-6653 Free Inspections, Testing & Remediation www.realestatemoldsolutions.com
Movers-house Emmert Development Company
Terry Emmert, P.503-655-9933 11811 SE Hwy 212, Clackamas 97015
Paint / painters Brad Poppino Painting Co. CCB# 185497 Brad Poppino P.503-659-7551,/503-957-8298 Interior / Exterior Lead Paint Certified
G&G Construction Inc, CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Professional interior & exterior painting garyindra@rentalrepairs.com
Richard Hallman Painting CCB# 142467 Rick Hallman, P.503-819-1210 hallmanrj@gmail.com Quality interior painting since 1992
Rodda Paint
Tim Epperly, P.503-572-8191 tepperly@roddapaint.com
pest control Alpha Ecological Pest Control
Marisa Swenson PDX 503-252-5046 Van.360-750-0702 1200 NE 112 Ave, Vancouver WA 98684
Frost Integrated Pest Mgmt
P.503-863-0973 Residential • Commercial • Multi-Family www.frostpestfreezone.com
NW Pest Control
Bruce Beswick, P.503-253-5325 9108 NE Sandy Blvd, Portland 97220 www.goodbyebugs.com nwpestcontrol@aol.com
Orkin Pest Control
Dan Wolcott Account Manager & Inspector P-503-384-8384 dwolcott@orkin.com
plumbing / drain cleaning Grumpy’s Drains
Portland’s #1 Drain Cleaning Service www.grumpysdrains.com 503422-9476
Liberty Plumbing, CCB# 176655
Tim Galuza P. 503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms
MJ’s Plumbing, CCB# 36338
Michael LeFever, P.503-261-9155 1045 NE 79, Portland 97213
Nichols Plumbing, CCB# 132527
Expert in all phases of residential Licensed, Bonded and Insured P: 503-653-2069
ProDrain & Rooter Service, Inc.
West 503-533-0430, East 503-239-3750 Drain cleaining/plumbing www.prodrainpdx.com
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com
PROPERTY MANAGERS Action Management
Wendi Samperi, P.503-710-0732
Alpine Property Management
Tiffany Arrington, P.503-641-4620 4750 SW Washington Ave, Beaverton 97005 www.alpinepdx.com
Apartment Community Management
8056 SE Harold Street Portland OR 97206 P. 503-766-3365 www.acmportland.com
Associated Property Management Jane Raffety, P.503-648-2150 408 SE Baseline, Hillsboro 97123 www.associatedmgmt.com
Bluestone & Hockley Real Estate Services
Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219
Fox Management, Inc.
Tressa L. Rossi, P.503-280-0241 C.503-750-8124, F.503-280-0242 2316 NE Glisan St., Portland 97232 tressa@foxmanagementinc.com
The Garcia Group
Ron Garcia, P.503-595-4747 5320 SW Macadam STE 100, Portland 97239 www.4-homes.com
Gateway Property Management
P-503-303-8545 www.gatewaypdx.com Property Management Done Right!
Lakeside Property Management Co.
Michelle Wrege, P.503-828-2283 Finding Home Owners Qualified Tenants www.lakesidepmc.com
Micro Property Management
“We focus on the small details” P- 503-473-3742 jeannie@micropropertymgmt.com
Portland Pioneer Properties
P.503-238-2560 pppropertiesllc@comcast.net Full prop. managment service
Prim & Prosperous Property Management 3PM, 503-635-8926 Patricia Turner turnerfp@yahoo.com
Rappold Property Management
Troy K. Rappold, P.503-232-5990 1125 SE Madison St STE 201, Portland 97214 troy@rappoldpropertymanagement.com
Smart Property Management
Smart managers + smart residents = smart property management P.503-465-4404 www.smartpm.com
Voss Property Management
Richard Voss, P.503-546-7902 6110 N Lombard St, Portland 97203
radon Cascade Radon Inc.
P: 503-421-4813 cascaderadon.com office@cascaderadon.com
EcoTech LLC
P: 503-493-1040 info@ecotechllc.com www.ecotechllc.com
Real estate sales Bluestone & Hockley Real Estate Services
Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219
Chris Anderson
John L. Scott Real Estate 503-783-2442 chrisanderson@johnlscott.com
Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland
www.RHAGP.org
May 2013 19
PREFERRED VENDORS
Dual and Affiliate members support the interest of rental housing through their membership in RHA. seismic retrofits EcoTech LLC
Denise L Goding
Keller Williams Realty P.503-336-6378, C.503-799-2970 www.denisegoding.com
P.503-493-1040 info@ecotechllc.com www.ecotechllc.com
Elizabeth Carpenter
SIDING J.R. Johnson Inc., CCB#102676
LizC Real Estate Investments, LLC P.503-314-6498, F.503-698-6566 liz @ lizcrei.com, www.lizcrei.com
HFO Investment Real Estate
Greg Frick, P.503-241-5541 1028 SE Water Ave, STE 270, Portland 97214 www.hfore.com
J.L. Lutz & Company
Jim Lutz P.503-297-7101, F.503-291-7851 www.jimlutzccim.com contactjimlutz@gmail.com
M. Maltase Real Estate Group
Michelle Maltase, P.503-730-2596 www.mmaltasegroup.com michelle@mmaltasegroup.com
The Garcia Group
Ron Garcia, P.503-595-4747 5320 SW Macadam STE 100, Portland 97239 www.4-homes.com
Restoration / reconstruction Eaton General Construction, CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com
Horizon Restoration, CCB#160672
John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224
J.R. Johnson Inc., CCB#102676
P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com
Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com
ROOFING All Surface Roofing & Maintenance LLC, CCB# 189489 Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleaning.com
Aylwin Construction- CCB#104039 Commercial & Residential Replacement, repair & cleaning P.503-998-7663 www.roofpdx.com
P.503-240-3388 General Contracting Services www.jrjohnsoninc.com
Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com
SMALL BUSINESS SUPPORT From Here 2 There
Helping solve business challenges to reach your goals Ami Stevens, P-503-407-3663 astevens@fromhere2there.com
striping Benge Industries
Parking Lot Maintenance Services Corey Wilkerson P. 503-803-1950 corey@bengeindustries.com
TELEPHONE Comcast
Telephone, internet, Cable and TV Services Dave Dronkowski P.503-957-4186
UTILITY BILLING Minol USA
15280 Addison Rd. Suite 100 Addison, TX. 972-386-6611 minolusa.com
waterproofing / concrete repair D&R Waterproofing, Inc. CCB# 99196
Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com
windows / storm windows Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally
J.R. Johnson Inc.., CCB#102676 P.503-240-3388 General Contracting Services www.jrjohnsoninc.com
Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com
Real Estate Roofing Service, CCB# 149575 Lynne Whitney, P.503-284-5522 Free Inspections, ReRoof and Repairs www.realestateroofing.com
Seal coating Benge Industries
Parking Lot Maintenance Services Corey Wilkerson P. 503-803-1950 corey@bengeindustries.com
Hal’s Construction, Inc. CCB# 34434
Scan QR Code on Smartphone for Online Vendor Info.
PLEASE VISIT US AT WWW.RHAGP.ORG
Brian King, P.503-656-4999 20666 S HWY 213, Oregon City 97045 www.halsconstruction.com halspave@easystreet.net
Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland
20 May 2013
RHAGP Update
RENTAL HOUSING ASSOCIATION of GREATER PORTLAND
PRSRT STD U.S. POSTAGE PAID PORTLAND, OR PERMIT NO. 655
10520 NE Weidler Portland, OR 97220
The Floor Store For All Your Flooring Needs
Property Managers and Owners ... We are offering special package deals just for you! Package # 1 $16.50 per sq. yard ✔ Filament plush nylon or cut & loop ✔ 7/16 rebond pad ✔ Carpet Installation ✔ Tear & haul of old carpet & pad
his ion t Ment hen you ad w me in co
Package #2 $15.50 per sq. yard ✔ Plush and Cut and Loop ✔ 7/16 rebond pad ✔ Carpet Installation ✔ Tear & haul of old carpet & pad
Make your flooring purchases and installation EASY with ... FREE Delivery • FREE On-site measuring • FAST, Worry-FREE Installation!
Bargain Rollout! FHA Vinyl Only $3.99 per square yard!
Quantity Limited • Minimum 16 yard purchase
Ted Ted Stapleton Stapleton & & John John Fabian Fabian •• 5628 5628 SE SE Woodstock, Woodstock, Portland Portland
(503) 408-6488
24
January 2013
RHAGP Update