MAY 2016 RHA UPDATE NEWSLETTER

May 2016

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

www.rhaoregon.org

In this issue:

Inspections: Take The Time Now To Save You $ Later …… page 6 How To Catch A Liar .... page 7 Dear Maintenance Men

pages 9 Can You Select The “Most” Qualified Applicant?

pages 14 Multifamily Landlords Win Some/Lose Some In The Short 2016 Legislative Session

Page 15

See page 6

Formerly the Rental Housing Association of Greater Portland

April is

FIND EVICTIONS STESSFUL?

503-242-2312

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

**Effective January 1, 2016 **

There will be a Late Fee charge to accounts with an outstanding balance of 30 days late or more. The amount of the charge will depend on the balance due on the account but will be no more than $35.oo.

Example: $10.00 outstanding balance then late fee will be $10.00, if outstanding balance is $35.00 then late fee will be $35.00, all outstanding balances over $35.00 the late fee will be $35.00

Dinner Meeting Social

Table of Contents

Wednesday, May 18, 2016

RHA Oregon Dinner | page 3 President’s Message | pages 4

Speaker: Cliff Hockley, Sperry Van Ness, Bluestone & Hockley.

How Small Real Estate Investors Can Invest Safely

RHA Mark Your Calendar | page 5

Cliff Hockley, President of Bluestone & Hockley Real Estate Services, will be outlining how to refinance your investments and plan the right timing for buying more investments to grow your portfolio. He will also discuss how to work with partners and how to prepare for the hidden challenges that appear during the due diligence process. This will cover what to look for when you review rental agreements, financial statements, the inspection results and what to do with the information you collect. This presentation will be interactive, bring your questions and plan ahead to challenge his suggestions.

Inspections: Take The time Now To Save You $ Later page 6 How To Catch A Liar | page 7 Dear Maintenance Men| pages 9 Multifamily Landlords Win Some/Lose Some In The Short 2016 Legislative Session| pages 15 The Preferred Service Guide | page 18

Affiliate speaker: Robert Straton, Peregrine Private Capital When: Wednesday, May 18, 2016 at 6:00pm Location: The Y Not Bar & Grill, 6540 SW Fallbrook Pl., Beaverton, OR 97008

Price: $25.00 per plate if registered by May 13, 2016 $30.00 per plate if registered after May13, 2016

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

Plated Dinner Menu: Garden Salad with your choice of; Tuscan Beef Steak, garlic mashed potatoes, with broccolini and salsa verde.

OR

Seared Airline Chicken, garlic mashed potatoes, with broccolini and marsala mushroom sauce New York Style Cheesecake Directions: From EAST PORTLAND VIA I-84/ I-5 SOUTHBOUND

Head northeast on OR-99W N/Pacific Hwy W/E Portland Rd toward Providence Dr, Continue to follow OR-99W N/Pacific Hwy W, Turn right onto the Oregon 217 N ramp to Beaverton/ Sunset Hwy, merge onto OR-217 N. Take exit 2B for Allen Blvd., Turn left onto SW Allen Blvd., then turn right onto SW Fallbrook Pl. Destination will be on the left

From I-5 NORTHBOU ND

Follow I-5 N to SW Nyberg St in Tualatin. Take exit 289 from I-5 N. Head north on I-5 N, Take exit 289 toward Tualatin/ Sherwood, Continue on SW Nyberg St. Take SW Tualatin Rd to OR-99W N/Pacific Hwy W, Follow OR-99W N/Pacific Hwy and OR-217 N to SW Allen Blvd in Beaverton. Take exit 2B from OR-217 NFollow SW Allen Blvd to SW Fallbrook Pl www.rhaoregon.org

RENTAL ALLIANCE UPDATE MAY 2016

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President’s Message So hopefully everyone has been getting out and enjoying the warm weather? I’ve seen a lot of activity around many properties in the Gresham and Portland areas. Looks like new developments are getting started and improvements to existing properties are under way. Busy are we that call RHA Oregon President ourselves property owners. I’m curious to see what the effect will John Sage be from the changes that were made this last legislative session.

Will the current building that is going on help to alleviate the “crisis” and help to stabilize rent? Are more changes on the way when the next legislative session starts? Will patience prevail and time be given to see what effect the last round of changes make?

RHA Oregon BOARD MEMBERS President John Sage, PH. (503)667-7971 President Elect Ron Garcia, PH. (503)595-4747 Vice President Phil Owen, (503) 244-7986 Treasurer Elaine Elsea, PH. (503)258-0700 Secretary Lynne Whitney, PH. (503)284-5522 Past President Elizabeth Carpenter, PH. (503)314-6498

Interestingly, I have started and stopped writing this month’s message several times. There is so much going on with state and city government changes.

Recent news is that Milwaukie passed a new law increasing the waiting period to 90 days for no cause evictions. I love the fact that they still term it as an “eviction”. It’s termination of a contract. The safety is a concern when it comes to being able to terminate a tenancy. As we all know there are times when it is in the best interest of tenants that another tenant move on. I know of many times that the situation called for a termination of the contract with the tenant and it wasn’t something that could be termed as a for cause eviction. So that is why the no cause termination was used. Anyway, things are already heating up during this election year for the next legislative session. As property owners we need to keep asking these questions and watching what is going on with housing in Oregon. RHA Oregon is watching what is happening in the rental industry and listening to the conversations at City Halls and the State legislature. As an organization our voice can be a call to make changes that are in the interest of all concerned. So I urge you to get involved, pay attention to the choices being made by our government’s local and state that affect our industry. Watch the emails, alerts and newsletters for information and calls to action from RHA Oregon.

RHA Oregon DIRECTORS

Be sure to check out the classes that we have coming up in May. If you have questions about screening for your tenants there are 4 Screening classes there are 3 web-ex classes offered Friday May 6th at 11 am, then Friday May 20th at 7pm, and lastly Tuesday May 24th at 7 pm. There is also a live class on Tuesday, May 3rd, at the RHA Conference annex at 11 am. All of these classes are taught

by Marcia Gohman with National Tenant Network. Also, on Thursday May 12th at 11:30 am, “Creating the Tenancy” taught by Katie Poole-Hussa will be held at the RHA Conference Annex. Go to our website event calendar to read more information on these classes and other events this month.

10520 NE Weidler St Portland, OR 97220

(continued on page 10)

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:RENTAL ALLIANCE UPDATE MAY 2016

Adam Kendall Abplanalp, PH. (503) 319-3103 Liz Dauw, PH. (503)880-5561 Jerad Goughnour, PH. (503)303-8545 Jim Herman, PH. (503)-645-8287 Charles Karl, PH. (503)224-0230 Charles Kovas, PH. (503)255-8795 Rita Robinson, PH. (503)702-0255 Ami Stevens, PH. (503)-407-3663 AJ Shepard, PH. (360)772-6355 Matt Korshoj, PH. (503)819-5395 Mihyun Pratt, PH. (503)969-5412 RHAOregon OFFICE Monday - Friday * 9:00am - 5:00pm PH: 503-254-4723 * Fax: 503-254-4821

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

www.rhaoregon.org

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

5/11

Board Meeting

RHA Conference Annex

5:30pm

5/18

Dinner Meeting

The Y Not Bar and Grill

6:00pm

5/26

New Member Meeting

RHA Conference Annex

6:00pm

5/26

Mentor Meeting

RHA Conference Annex

6:30pm

6/08

Board Meeting

RHA Conference Annex

5:30pm

06/15

Dinner Meeting

Widmer

6:00pm

06/23

New Member Meeting

RHA Conference Annex

6:00pm

06/23

Mentor Meeting

RHA Conference Annex

6:30pm

INFORMATION

See Page 3

See June Update

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

CLASSES

LOCATION

TIME

05/03

Screening Class

RHA Conference Annex

11:0012:30pm

05/12

Creating the Tenancy

RHA Conference Annex

by: Katie Poole-Hussa 10520 NE 11:30-1:00pm Taught Weidler, Portland, OR 97220

05/20

Screening Class

Webex

7:00-8:30pm

05/24

Screening Class

Webex

7:00-8:30pm

06/03

Screening Class

Webex

7:00-8:30pm

06/07

Screening Class

RHA Conference Annex

11:0012:30pm

06/17

Screening Class

Webex

11:0012:30pm

06/28

Screening Class

Webex

7:00-8:30pm

Creating The Tenancy Taught by: Katie Poole-Hussa

1 Education Credit Available You’ve approved an application, now what?

Please join us as we go step-by-step on how to execute a rental agreement. We’ll talk about everything from security deposit amounts, allowable fees, which forms to use and how.

Members $25 Non-Member $35 Register early to save $5

www.rhaoregon.org

Under A Starry Night Event July 20, 2016 at 6pm We auctioned, and bid each other up on art work to vacations and golf bags to wine.

If telling how long everyone stayed is any indication of the success of the event, then people seemed to really enjoy themselves.

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

INFORMATION

Mark Your Calendar!

RHA Oregon’s Annual Family Picnic August 10, 2016 from 2pm - 9pm Members $5.00 per person, children under 12 are FREE! Please call 503-254-4723 or email your registration to info@rhaoregon.org. Please note: Family / Group Name, number of adults & kids over 12, number of kids 12 & under and total number of ride bracelets.

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Inspections: Take the time now to save you $ later

By: Katie Poole- Hussa of Acorn

•

Property Management

•

Inspection reports are often used to prove the condition of the property when a tenant moves in and when the tenant moves out. Even though completing these inspections when the property is vacant is ideal, conducting an inspection on at least an annual basis while the unit is occupied is just as important when making your case. Don’t think of interim inspections as an invasion of privacy: think of it as protecting your investment by ensuring that the tenant is taking care of your property.

Try to encourage your tenants to attend the interim inspections with you. Best practice is to work with the tenant when scheduling the inspection by offering two separate times for the inspection. This not only shows the tenant that they matter to you and that their time is valuable, but it helps build a rapport with the tenant which will be vital in future dealings with them.

However, if you propose two separate times for the inspection to take place and the tenant doesn’t agree to attend, the landlord can and should still complete the inspection without the tenant with proper, legal notice: just be sure to note if the tenant was present for the inspection.

Always keep records. In Oregon, landlords are required to keep all documentation including inspection reports for six years after a tenancy has ended. When in doubt think of it this way: if it wasn’t written, it probably cannot be proven. When the landlord chooses not to carry out an inspection either before or after the tenancy, the landlord will have a difficult time proving why they deducted anything from the security deposit for physical damage to the property that goes beyond normal wearand-tear. If a landlord makes a deduction from the security deposit without adequate proof, the tenant can take legal action to get their security deposit back. That is stress and money you could have saved simply by keeping better records.

Helpful Tips for Completing the Inspection of an Occupied Unit: • Try to arrange your inspection during a weekday.

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•

• •

Be thorough: open drawers, cabinets, pantries, and closets; get on the floor and look under sinks; inspect the seals, the wear and tear, cleanliness, and overall condition in the refrigerator and the stove.

Inspection reports can also include pictures – consider taking a camera or your phone so that you can take pictures or a video. Offer to share the reports, pictures, and videos with the tenants for best practice.

• Ask your tenants to point out anything that could be considered damage

and make sure it gets written down If the tenant will not be present for the inspection, ask them to leave a note on the kitchen counter listing anything they’d like you to look at or document.

Is the housekeeping good? We all know that poor housekeeping will attract bugs and sometimes vermin so you want the home to be clean and

tidy.

Are there any signs of unauthorized occupants or unauthorized pets?

Check for plumbing maintenance needs as well.

See if the lint trap in the dryer is kept clean and be sure to take a look at the washing machine hoses. A frayed hose could indicate a potential leak. Inspect the toilet tanks. Check the flapper valve and make sure it seals properly and does not need to be replaced. IF the landlord is paying a water bill, there is not always a lot of motivation for the tenant to report a slight leak in that flapper valve. Even if the tenant is responsible for water, it does not take a lot of money or effort to replace a flapper valve.

Think of interim inspection reports as evidence to support a future case. Of course no landlord ever wishes to be part of a legal battle justifying charges against a tenant for damages but it happens all the time. Good record-keeping, proof, and evidence will be your saving grace if you find yourself in that situation.

Your local landlord organization can sell standard inspection forms for purchase by landlords. These forms provide a complete list of important property items so that issues don’t go undetected during your inspections.

Katie Poole–Hussa is a Licensed Property Manager in the State of Oregon, a Continuing Education Provider, Chair of the Education Committee for the RHA Oregon, and General Manager of the Portland Oregon branch of Acorn Property Management, LLC.

www.rhaoregon.org

The RHAOregon Mission The Rental Housing Alliance Oregon is a group of rental housing owners and managers in the state of Oregon 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 of Rental Housing Alliance Oregon • 10520 NE Weidler St, • Portland, OR 97220 • Phone 503-254-4723 • Fax 503-254-4821 • www.rhaoregon.org • Hours: Monday through Friday 9am to 5 pm a

Editorial Staff: Cari Pierce • Graphic Designer Teresa Carlson Publisher: The Rental Housing Alliance Oregon 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 Cari Pierce at 503-254-4723.

Please notify the RHAOregon office of any address changes.

HOW TO CATCH A LIAR

By Robert L. Cain - Rental Property Reporter

Don’t you wish that bad tenants had a big red “B” on their shirts like the “A” Hester Prynne had to wear on her dress in The Scarlet Letter? Then you wouldn’t have to play a guessing game about whether to believe their sob stories and their “variations” of truth about what fine, upstanding, but misunderstood tenants they are?

Fact is, liars may as well put the “B” on their shirts. They give sure signs that they are not telling you the entire truth, or any of the truth, when they spit out their lies.

We’ll look at some of the ways here.

I had a boss once who always gave away his lies. He made a weird gulp in his throat immediately before and www.rhaoregon.org

after the lie came out. He’d make that noise, and I would immediately dismiss any and everything that followed it or preceded it.

Our last landlord, the one we had over 40 years ago, also gave herself away when she lied. She got a glazed look in her eyes and looked at empty air. Then she made up or otherwise embellished a story.

We always knew it was an outright lie when she got that look in her eyes.

I know one sleazy jerk who gives away his lies with a short “ha-ha” laugh. Ask him a question and he makes up an answer that he thinks will please you, then places a “haha” exclamation point on the lie.

Most people have no idea they are giving away their lying through body language or vocal spasms.

Paul Eckman, of professor of psychology at the University of California in San Francisco, says that (continued on page 8) RENTAL ALLIANCE UPDATE MAY 2016

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How To Catch A Lier: continued from page 7

catching liars is an art almost anyone can learn. People show tell-tale signs, he says, when they lie. “Liars usually do not monitor, control, or disguise all their behavior.”

In the book The Art of Questioning: Thirty Maxims of Cross-Examination Peter Megargee relates this anecdote.

“Attorney Lloyd Paul Stryker was a keen observer. He would watch carefully how the witness behaved in the courtroom and on the stand. He would rivet his eyes on the quarry during direct examination. . . . He looked for clues in the ways the individual expressed herself or himself. He listened for variations in tone of voice caused by the tightening of vocal chords. He notices pauses. He noted flashes of anxiety, dryness of mouth, moistening of lips, hesitations, discomfort, and uncalled-for repetitions of coached material. He watched for stammer and for needless reference by the witness to counsel’s name. ‘I never was there, Mr. Prosecutor.’ Eyes were of particular interest. How and when did pupils shift and dart? When did eyes narrow or blink? The giveaway laugh and wipe of forehead. Hands wring, cling, scratch, and readjust. Legs shuffle. A hand touches the pocket with notes taken from his lawyers on what to avoid at all costs.”

Body language and strange vocal noises can be indicators of a lie.

What we will look at are some of the things that people, including bad tenants, do that are giveaways that they may not be telling you the entire truth.

When you ask a question, just as Stryker did a witness, watch your applicant or tenant carefully. A question is called a “probing point” in body-language expert talk.

A probing point may appear when a word or phrase “touches a nerve” during a conversation, especially one that involves whether an applicant will get to move into your rental property.

One of your questions may elicit a lip-purse, a shouldershrug, or a throat-clear, for example. Other signs may be stumbling over words, a higher voice pitch, or repeated swallowing. However, Dr. Paul Eckman points out that “is no guarantee that a lie is being told, but it signifies a hot moment when something is going on you should

follow up with interrogation.” The question has hit some kind of sore spot with the applicant. Is it always something that will disqualify him or her as a tenant? Of course not. It could just be a bad memory. But you owe it to yourself to find out if it is important to you in your selection process and your decision whether to believe a tenant.

Body language expert John Mole provides the following list of body-language cues that could indicate someone is lying: • Touches face • Hand over mouth • Pulls ear • Eyes down • Glances at you • Shifts in seat • Looks down and to the left How does it work on the field of battle with an applicant in front of you and rental application in hand? Here’s an example: Finally! You have an applicant! They look and talk like terrific people. They tour the property and pronounce it a “really nice place, someplace we could live forever.” They even talk about how close the unit is to the school their children attend and that they have friends just a couple of blocks away.

The prospect of them living there forever pleases you because the last three tenants have moved out after just a couple of months. Now here is someone who wants to stay a long time. Hardly able to contain your excitement, you ask a simple question, “Do you think your last landlord will give you a good reference?”

“Oh, sure, no problem,” the wife says as she covers her face with her hand.

“Yeah, we got along—along, along fine, yeah, uh, fine,” says the husband while pulling his ear lobe. “He’s uh, uh, uh, uh, going to sell the building. That’s why we’re getting kic—, er,. Moving.” At that point, he stares at the ground, seemingly intensely interested in the bug crawling along the sidewalk. Then he glances at you out of the corner of his eye.

Too bad. And here you thought these folks looked so (continued on page 10

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:RENTAL ALLIANCE UPDATE MAY 2016

www.rhaoregon.org

Dear Maintenance Men:

By Jerry L’Ecuyer & Frank Alvarez Dear Maintenance Men: I have a hundred gallon water-heater serving seven units. The residents are complaining about a lack of hot water and sand coming out of the faucets and shower heads. The heater seems to be working normally. What would cause sand to come out of the lines?

Johan Dear Johan: Your water-heater probably needs the calcium build-up removed from inside the tank. If your 100-gallon water heater is a commercial unit, you should find a clean out port at the bottom of the tank. Determine the tank manufacturer and purchase a new gasket for this port.

Most plumbing supply outlets will have these in stock.

-Turn off the gas supply.

-Turn off the water supply to the tank

-Drain the water heater completely.

-Remove the clean out port. Some have a series of bolts, others have only one big nut to remove.

Once you gain entry into the interior of the tank, you may see white or yellow sediment on the bottom of the tank. If the tank has not been cleaned out regularly, the build-up may be significant. A hammer and chisel may be necessary to remove the more stubborn areas. This is also a good time to check the anode rod and dip tube (note: if your dip tube is damaged it can prevent the cold incoming water from reaching the bottom of the tank and being heated.) If either is damaged or eroded, check with your plumbing supply outlet for a replacement. The anode rod can be replaced by unscrewing it from the top of the tank. After completing the tank clean out, be sure to check all the faucet spout (continued on page 11)

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RENTAL ALLIANCE UPDATE MAY 2016

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How To Catch A Lier: continued from page 8

promising. You wonder why they don’t just tattoo “LIAR” across their foreheads. You vow to quiz their last landlord after making sure the number they gave you for him on their application is indeed their actual last landlord and not their best friend.

Other things to watch for that indicate deception are pupil dilation and fast blinking rates. Eckman observes that people make “fewer hand movements during deception compared to truth telling.”

None of these clues is absolute proof that an applicant is not telling the truth. They do mean that the person you are questioning is anxious or feeling stress. But liars, other than the pathological subspecies, always feel stress or anxiety when they spout their lies.

These cues should arouse suspicion about what they have told you. Remember at which question or at what point their body language indicating deception took place, and be extra vigilant in checking out that piece of the rental application. You are simply using your applicants’ body language to give you a better idea about where they might be trying to put one over on you.

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

Presidents Message: continued from page 4

Be sure to vote in the upcoming elections on May 17th.

It’s a privilege that others have given their lives for us to be able to vote. Remember that not voting is still a vote.

You just let someone else choose for you and if you let someone else choose for you, you don’t always get what you want!!

Sincerely, John Sage President RHA Oregon Stegmann Insurance Agency Inc.

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:RENTAL ALLIANCE UPDATE MAY 2016

www.rhaoregon.org

Dear Maintenance Men: continued from page 9

screens and shower heads to remove any accumulated debris. After all the work is completed, reinstall the port opening and always use a new rubber gasket. Your tank should work much more efficiently & cost less money to run while supplying more hot water. This clean out procedure should be done at least once a year.

Dear Maintenance Men: During the recent rains, my building started leaking.

I was surprised, as the roof is less than a year old. The odd thing about the leak is that it is only affecting the downstairs units. What is going on and how do I solve this?

Michael Dear Michael: Water is a funny thing and tracking down leaks sometimes takes a bit of detective work. The first thing we would check is the roof. As you stated, the roof is new, but sometimes the odd flashing does not get caulked and the water finds its way down the side of a pipe, valley or junction area. Have your roofer double check all the flashings. Another issue to look at is water pooling around the foundation. If you have cracks in the foundation, water will find its way in. Be sure to clear any debris, dirt and leaves from around your building or anything that will cause a water dam effect.

Overgrown or old landscaping can contribute to leaks by trapping water or redirecting water to the building instead of away from it. Inspect the building’s stucco for cracks. We have seen small cracks in the stucco suck in large amounts of water. Pay close attention to the stucco between floors or on the edge of balconies.

Balconies shed a lot of water which may cascade over the edge and flow back into the stucco where a hidden crack will allow the water to enter.

If you have aluminum windows, check the weep holes that allow water to drain out of the window tracks.

Dear Maintenance Men: Should I check smoke alarm batteries in my units or is

that the residents job? Also, how often should I clean out my water heaters, not to mention A/C filters and so on?

Linda Dear Linda: 1- Most rental agreements have a check box that says the resident is responsible for the operation of the smoke alarm. The newest rental agreements now have a check box for Carbon Monoxide alarms. We lay awake at night thinking about that little check box. In order to sleep, we check the residents smoke and CO alarms every time we do maintenance on the unit. We keep a log of each time we check and what action was taken. The smoke and Carbon Monoxide alarms should be “Officially” checked and logged, at least once a year. Typically,

January is a good month for the annual check.

2- A typical 100-gallon water heater depending on the BTU rating will costs anywhere from $1,800 to over $3000.00 installed. That cost alone should be incentive to clean out your heater

regularly. Normally, the clean out should be done at least once a year. If the water at your

building has a high mineral content, then it should be cleaned out every nine months.

Again

keep a log of each clean out; it will help in remembering when to do the next cleaning.

3- If your building has forced air & heating, the filter should be checked, cleaned or replaced each October or November and each May or June. This will help keep your systems working properly and reduce strain on the components.

It will also ensure proper filtration before the winter and summer workloads.

4- Cleaning out the exhaust vent tubes of (continued on page 14)

www.rhaoregon.org

RENTAL ALLIANCE UPDATE MAY 2016

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

Under A St

night y r r A

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

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

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:RENTAL ALLIANCE UPDATE MAY 2016

www.rhaoregon.org

Tualatin Valley Fire & Rescue

Monthly Fire Safety Tip

Apartment Matters

503.649.8577

www.rhaoregon.org

Fire Up the Grill...Not the Patio As temperatures begin to warm up, so do the barbecues. Keep it safe this year by following the tips below. Residents should also check with their landlord to ensure barbecues are allowed on decks or patios. 

Read your Owners Manual prior to operating any grill.



Never leave your barbecue unattended. Always have a hose, bucket of water, or fire extinguisher nearby in case of fire.



If you use a barbecue lighter, do not leave it out where children can access it.



Use charcoal lighter fluid only — sparingly and with caution.



Briquettes can stay hot for several days and burn through paper or plastic bags. It is safest to wait at least three full days before transferring briquettes/ashes to a METAL can. Store the METAL can away from things that can burn such as decks or wood siding.



If using a propane barbecue, open the lid while igniting it.

For more fire safety tips, visit tvfr.com.

RENTAL ALLIANCE UPDATE MAY 2016

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Dear Maintenance Men: continued from page 11

the laundry room dryer. Everyone knows about cleaning out the dryer lint basket and throwing it on the laundry room floor. We’re talking about cleaning out the lines leading out the back of the dryer. Keeping the exhaust vent tubes clean will help cut down on gas and electric usage, longer machine life and shorter

drying time and lint in these tubes have been

known to be a fire hazard. It should be done at least once a year and again, keep a log of each cleaning for reference.

Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation.

JLE Property Management, Inc for management service or consultation, Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480, CA contractor lic: #797645, EPA, Real Estate lic. #: 01460075 Certified Renovation Company Websites: www.BuffaloMaintenance.com & www.ContactJLE.com www.Facebook.com/BuffaloMaintenance

Can You Select the “Most” Qualified Applicant?

by Jeffrey Taylor, Mr. Landlord

In seminars across the country this year, I’ve been making a point of challenging all attendees with a simple Fair Housing quiz.

Q: If several applicants approached you to rent a home and all chose to go through your application process, who would you select?

That question seems easy enough. The overwhelming response is always, “the most qualified”. If you too agree with that response, as 95% of most landlords would, STOP what you are doing! Let me give you a wake-up call, because you need to make a major mental adjustment to your current way of thinking.

• Selecting the most qualified is NOT the right or “fair” housing response. If you select on that basis alone, you open the door for a possible discrimination claim which is becoming a landlord’s nightmare. “Trick or Treat” is becoming an expression of reality for rental owners.

You either treat all applicants who approach your door with special care or you will receive a trick. Last year, the average fair housing claim cost landlords $35,000.

• You are not entitled to select the most qualified applicant. The “fair” response is that you must select the FIRST person who meets your qualifications and there is a difference.

Let’s say one prospective tenant showed up at 10:00 Saturday morning to fill out an application for your rental. He met your minimal requirements, but you wanted to take applications from others that day to see if there might be somebody better before you make your decision. You are happy you waited because at 3:00 that day, a second applicant shows up who makes more money than the first applicant and he dresses a lot better. The average landlord would go with the second applicant. But in this scenario, prospective tenant number one could file a discrimination claim and win.

How to Avoid a Discrimination Lawsuit To avoid or reduce the chances of a discrimination accusation against you, there are several steps you can follow.

• You need to start by having a WRITTEN LIST of minimal “objective” criteria for selecting and determining whether an applicant is qualified. I suggest your list include criteria that can be proven or documented. For example: Monthly income is at least three times the monthly rent. Avoid subjective criteria that you would have a harder time proving like “dresses poorly” or “there’s something not quite right about that person.” Besides … both of those reasons do not provide you with a legal or “fair” reason for turning someone down. And please don’t use the old fashion typical qualification of “must be working or employed”. If that is one of your qualifications, let me give you another wake up call.

(continued on page 16)

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:RENTAL ALLIANCE UPDATE MAY 2016

www.rhaoregon.org

Multifamily landlords win some/lose some in the short 2016

legislative session By Cliff Hockley, President Bluestone & Hockley Real Estate Services In the short spring Oregon legislative session of 2016, landlords were surprised by HB 4001, a bill introduced by tenant advocates.

harassment of a tenant by a landlord.

Landlord advocates were able to stop the bill in the Oregon State Senate, but they had to agree to the following concessions in a similar bill, HB 4143. HB 4143 was passed and will become effective April 14, 2016.

HB 4001: HB 4143: • Matched Portland’s 90 day rent increase notice • Rent increase notices for week to week tenancies requirement (and the reasons for the increase) must be received at least seven days prior to the and added the requirement that a 90 day notice effective date of the lease. be given for termination of tenancy after the first • Landlords may not increase the rent in the first year of occupancy. year of month to month tenancies, or at any • Required that landlords pay the tenant relocation time after the first year of the tenancy without assistance of one month’s rent at the delivery of giving at least 90 days written notice to a the termination notice. tenant. (Remember to add mailing time).

• Created the presumption of retaliatory actions o This applies to any rent increase and between landlord and tenant within 6 months

effectively overrules the city of Portland after a tenant’s report regarding maintenance. ordinance that called for 90 day notices • Added new language regarding unreasonable (continued on page 17) www.rhaoregon.org

RENTAL ALLIANCE UPDATE MAY 2016

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Can You Select The Most Qualified Applicant?: continued from page 14

• You cannot turn somebody down simply because they are not working! You can turn someone down based on insufficient income, but you can’t be the judge on whether their source of income is proper (as long as it’s legal).

By having a written criteria list, you will be able to know when the first person meets your criteria and therefore avoid turning someone down who would be able to file a discrimination claim against you because you went with someone later who you thought would be better.

Most landlords don’t have a written list of criteria outlined and make their decisions on general but not consistent guidelines. Others judge by vibrations given off by the prospective tenant and still some go by a gut feeling they have to select the best tenant.

[Editors Note* RHA form 101 Applicant Criteria and Screening Policies, is available for purchase at rhaoregon.org] Management tips provided by landlords on MrLandlord.com. To receive a free Rental Owner newsletter, call 1-800-950-2250 or visit their web site at mrlandlord.com where you can ask landlording

Please note: I don’t stop taking applications until the first person who qualifies pays all the money due for move-in and signs the lease. Until then, I continue to take applications. However, I judge all applicants in the order received. (I do number my applications) to see who next meets my criteria.

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IMultifamily Landlords Win Some / Lose some: CONTINUED FROM PAGE 15 only for rent increases over 5%. o Notices must specify the amount of the rent increase; the amount of the new rent; and the date the increase becomes effective.

• The statute does not address rent increases for the renewal of fixed term tenancies, such as a one year lease.

In light of these new requirements, attorneys for multifamily NW believe: • If the increase is built into the existing lease no specific additional notice of rent increase is required.

• If you would like to raise the rent on a tenant

who did not sign a renewal and you expect the lease to turn into a month to month agreement then you will want to give the tenants a 90 day notice (plus mailing time) to have the rent

increase occur at the same time that the lease

rolls into a month to month agreement.

• If you fail to plan ahead and the lease turns into a month to month agreement then you are stuck with the existing rent for one year after the

conversion to a month to month agreement.

• The terms of a fixed term tenancy, including the amount of rent, may not be unilaterally amended by the landlord or tenant.

Other items amended with HB 4143 include: •

Notices and penalties for smoking: Fees may be assessed for smoking in a clearly designated nonsmoking unit or area of the premises.

The fee for a second or any subsequent noncompliance may not exceed $250. A landlord may not assess this fee before 24 hours after the required warning notice to the tenant.

•

The legislature also fixed a small problem that occurred with new rules regarding changes for emergency exits in apartments established in the 2015 session. o

In ORS 90.460(2), it removed the language requiring a landlord to provide at all times during the tenancy “a route of exit from a bedroom, other than the main entrance

to the bedroom, for use during an emergency.” o

The language now requires the landlord to provide “a route or routes of exit from each bedroom and, if required, a secondary route of exit from each bedroom, for use during an emergency. The routes of exit must conform to applicable law in effect at the time of occupancy of the building or in effect after a renovation or change of use of the building, whichever is later.”

This change helped landlords who had permits for legal bedrooms that may not have had an immediate outside exit, and whose design had been approved by building officials.

The session also included a new bill regarding inclusionary zoning, SB 1533, which originally was also included in HB 4001. Inclusionary zoning is defined as zoning that requires permanently affordable residential units (inclusionary units) be set aside in either a new development or a substantial rehabilitation in exchange for a bonus density.

SB 1533 was a part of a ‘package deal’ of housing related bills instigated by House Speaker Kotek. The version that passed included many key incentives which earned the support of many building and development advocates.

SB1533: • Removes the preemption regarding local control against inclusionary zoning.

• Requires 20% of the units to be affordable to gain the benefits of inclusionary zoning.

• Applies to units that are 80% MFI or above.

• Has a number of incentives that can be offered (including tax abatement).

These were the key landlord tenant bills that passed in the 32 days of the short legislative session. Tenant advocates were very disappointed as their fight for affordable housing and more substantial rent control appeared somewhat stymied in the Senate. Landlords beware; the tenants will be back in 2017 to fight for more help in controlling the fast increasing rents, especially in the major metropolitan areas. The battle for regulated (continued on page 18)

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RENTAL ALLIANCE UPDATE MAY 2016

17

PREFERRED VENDORS: .

Multifamily Landlords Win Some / Lose some: CONTINUED FROM PAGE 17

affordable housing is far from over.

Unfortunately, in the fight to provide affordable housing for low income Oregonians, laws will be passed that affect all tenants and this could hurt landlords in the future. Residential landlords must stay engaged and be involved in the upcoming local elections for Oregon Senators and Representatives if they want to protect their investments.

1031 EXCHANGES / REITS TENANCY IN COMMON

Beutler Exchange Group, LLC P.503-748-1031, P.844-414-1031 Email: toija@beutlerexchangegroup.com www.BeutlerExchangeGroup.com NW Exchange Facilitators, Inc., Sloan Kimball P.503-893-9425 Consultation & Facilitator Services Email: sloanenwexchange.com Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake Oswego, OR 97035 rs@peregrineprivatecapital.com Tryon Equities LLC & Rimrock Property Management Michael Templeton P.O. Box 775, Sherwood, OR 97140 Phone 503-713-7291 Email:mtempleton@tryonequities.ccom www.rimrockpropertymanagement.com

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

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

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

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

Balancing Point, Inc., Sandy Buhite-Landis P.503-659-8803 C.503-504-9466 8189 SE Clackamas Rd., Milwaukie 97267 Email: info@balancingpt.com Kendall Consulting Accounting and Business Consulting 1100 NE 28th Ave., Ste 101 Portland, OR 97232 P.503-206-5660 Email: adam@kcportland.com Portland Tax Co. Full Service Tax and Accounting P. 503-258-0700 F. 503-256-1527

ADVERTISING / MARKETING From Here 2 There Helping solve business challenges to reach your goals.

Ami Stevens, P.503-407-3663 Email: astevens@fromhere2there.com Rental Housing Journal P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.com

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

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

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

APPLICANT SCREENING

Complete Screening Agency LLC Jacob Turner & Tiffany Webb P.800-827-3130 www.complete-screen.com Email: info@complete-screen.com 18

:RENTAL ALLIANCE UPDATE MAY 2016

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

National Tenant Network Marcia Gohman P.503-635-1118, F.503-635-9392 P.O. Box 21027, Keizer 97303 www.ntnonline.com RHA Oregon P.503-254-4723, F.503-254-4821 Fast,affordable tenant screening www.rhaoregon.org Email: info@rhaoregon.org TrueSource Screening, LLC David Mustard P.888-546-3588, F.888-546-3588 www.truesourcescreening.com

ASPHALT PAVING

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

CARPET CLEANING

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 Dura Clean Carpet Cleaning Upholstery, Pet Odor Removal, Flood Service P. 503-914-8785, F. 503-372-9163 www.duracleanllc.com Email: dura-clean@comcast.net O’Meara Carpet Cleaning P.503-538-1983, 503-620-5005 Cleaning, Pet Odor

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

CARPET SALES

ASSOCIATIONS

Contract Furnishings Mart-Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com

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

ATTORNEYS

Bittner & Hahs, P.C. Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego, OR 97035 Broer & Passannante, P.S. Mark G Passannante, P.503-294-0910 1001 SW Fifth Ave, Ste. 1220 Portland, OR 97204 Warren Allen LLP Jeff Bennett. P.503-255-8795 850 NE 122nd Ave. Portland, 97230 Protecting landlords’ rights in Oregon and Washington for over 25 years Law Offices of Richard Schneider, LLC P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11 Portland 97210, Business formation - LLCs Scott A. McKeown, P.C. Scott McKeown, P.503-224-1937 8700 SW 26th Ave Ste S. Portland, 97219 Email: scottmckeown@comcast.net Murphy Law Group P.C. Always representing ONLY landlords Tim Murphy P.503-550-4894 621 SW Morrison St. Ste 1225 Portland,97204

BASEMENT WATERPROOFING John’s Waterproofing,

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

CARPENTRY & REPAIRS

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

www.rhaoregon.org

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

Contract Furnishings Mart-Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Contract Furnishings Mart-Hillsboro Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Contract Furnishings Mart-Tigard Jim Plath P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Contract Furnishings Mart-Clackamas Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 Email: info@cfmfloors.com Contract Furnishings Mart-Beaverton Garrett Anderson P. 503- 207-5230, 844-214-4220 6050 SW Arctic Dr, Beaverton, OR 97005 Email: garrett.anderson@cfmfloors.com Contract Furnishings Mart - Gresham Ross Williams P. 503-328-7260 3108 NE 181st Ave., Gresham 97230 www.cfmfloors.com

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

COLLECTION AGENCIES

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

DOORS

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

DUCTLESS HEATING & COOLING

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

ELECTRIC

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

ENERGY EFFICIENCY

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

ESTATE PLANNING

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

EVICTIONS

Action Services Wally Lemke, P.503-244-1226 15 82nd Dr., #20 Gladstone, OR 97027 Your eviction & process Service Specialist RENTAL ALLIANCE UPDATE MAY 2016

19

PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Barrister Support Service P.503-246-8934 Evictions, 1st Appearance, Process Serving www.barristersupport.com Landlord Solutions P.503-242-2312, F.503-242-1881 P.O. Box 7087, Portland 97007 Online evictions & First Appearance www.landlord-solutions.com Oregon Legal Assistance Srvs P.503-954-1009, F.971-266-8372 Evictions, small claims and Process Servicing

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

Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 Email: steve.mozinski@chase.com Northwestern Mutual Financial & Retirement Planning Charlene Quaresma, P.503-421-5058 www.charlenequaresma.nm.com Email: charlene.quaresma@nm.com

Contract Furnishings Mart - Tigard Jim Plath P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Contract Furnishings Mart - Clackamas Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 Email: info@cfmfloors.com Contract Furnishings Mart - Beaverton Garrett Anderson P. 503- 207-5230, 844-214-4220 6050 SW Arctic Dr, Beaverton, OR 97005 Email: garrett.anderson@cfmfloors.com Contract Furnishings Mart - Gresham Ross Williams, P. 503-328-7260 3108 NE 181st Ave., Gresham 97230 www.cfmfloors.com J & B Hardwood Floors, Inc Jim Cripps, P.503-519-4920 Email: jandbhardwoodfloors@gmail.com Rental Housing Maint Svcs CCB# 163427 Gary Indra, P.503-678-2136 Vinyl, VCT, Ceramic, Hardwood

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

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

Vince Kingston Mortgage Loan Officer NMLS #291740 Eagle Home Mortgage P. 971-221-8525 direct Email: vince@vincekingston.com

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

G&G construction Inc. P.503-826-9404 Maintenance & Painting Specialist gandgconstruction@me.com Email:garyindra@rentalrepairs.com Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all

HAULING

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

HEATING & COOLING

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

FORMS

HEATING OIL

FIRE/WATER DAMAGE RESTORATION

GENERAL CONTRACTORS

HEATING OIL TANK

FIRE SAFETY

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

HOUSING AUTHORITIES

Servpro Serving North Portland, Lake Oswego & West Linn P. 503-283-3658 F. 503-444-7130 www.servpronorthportland,com Tualatin Valley Fire & Rescue Eric T. McMullen, P.503-612-7000 7401 SW Washo Ct. Ste 101 Tualatin, OR 97062 Email: eric.mcmullen@tvfr.com

FLOOR COVERING

Contract Furnishings Mart - Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver, 98682 www.cfmfloors.com Contract Furnishings Mart - Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Contract Furnishings Mart - Hillsboro Rebecca O’Neill, P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com

Advanced Construction & Repair CCB#181918 Residential & Light Commerical Remodeling www.advancedconstructionpdx.com Licensed and Bonded, Insured 503-841-1323

Uptown Properties CCB# 198205 AJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bonded www.uptownpm.com

HANDYMAN

Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 Email: main@bluestonehockley.com Certified Services CCB# 184070 Full service repairs and Maintenance Mark Sandstrom, P.503-313-7963 Email: mpsandstrom@comcast.net

Midway Heating Co. CCB# 24044 P.503-252-4003 12625 SE Sherman St. Portland, OR 97233 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, 97204

INSULATION

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

INSURANCE

AAA Oregon Insurance Agency Home-Auto-Comerical-Life Antoinette (Toni) Bradfield Tryon Equities LLC & Rimrock Property Management Michael Templeton P.O. Box 775, Sherwood, OR 97140 Phone 503-713-7291

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

:RENTAL ALLIANCE UPDATE MAY 2016

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

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, 97068 Stegmann Agency Farmers Insurance John Sage, Insurance Specialist Insuring Property Owners for 25 years P.503-667-7971, F.503-666-8110 202 SE 181st Ave #201, Portland, OR 97233 Email: john.lstegmann@farmersagency.com Wolter Van Doorninck,CPCU Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 1521 SW Salmon, Portland, OR 97205 www.epbb.com Email: wvandoorninck@epbb.com Titus & Associates Insurance and Financial Srvs Tim Titus, P.971-224-5961 ext. 4820 Our Apartment Owners Insurance Program is unlike the Competition www.titusins.com Email: ttitus@titusins.com

INVESTMENT SERVICES

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

LOCK SMITH

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

MASON CONTRACTORS

D&R Masonry Restoration Inc. CCB# 99196 Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie, OR 97222 www.drmasonry.com

MOLD

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

MOVERS-HOUSE

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

PAINT / PAINTING

PROPERTY MANAGERS

Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Prof. Interior & Exterior painting Email: garyindra@rentalrepairs.com

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

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

Richard Hallman Painting CCB# 142467 Rick Hallman, P.503-819-1210 Quality Interior Painting Since 1992 Rodda Paint Tim Epperly, P.503-572-8191 Email: tepperly@roddapaint.com

PEST CONTROL

Alpha Ecological Pest Control Alexa Fornes, PDX 800.729.3764 1200 NE 112th Ave Vancouver, 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., Pdx, 97220 www.goodbyebugs.com Email: nwpestcontrol@aol.com Orkin Pest Control Dan Wolcott, Account Manager & Inspector P.503-384-8384 Email: dwolcott@orkin.com

PLUMBING/DRAIN CLEANING Apollo Drain P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We gladly quote prices over the phone MJ’s Plumbing CCB#36338 Michael LeFever, P. 503.261.9155 1045 NE 79th Portland, OR 97213 ProDrain & Rooter Svcs Inc West 503.533.0430 East 503.239.3750 Drain Cleaning/Plumbing www.prodrainpdx.com Rental Housing Maint. Svcs CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Email: garyindra@rentalrepairs.com Soil Solutions Environmental Services Sewer inspection and repair P. 503-234-2118 Email: info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com

PRINTING & PROMOTIONAL PRODUCTS

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

Alpine Property Mgmt & Maintenance Tiffany Laviolette, P.503-641-4620 4800 sw Griffith Dr., #209 Beaverton, OR 97005 www.alpinepdx.com Legacy Property Management 15635 SE 114th Ave., #206 Clackamas, OR 97015 W.503-765-9479 C. 503-522-6997 www.awalsh@legacynw.com Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 97219 Fox Management, Inc. Tressa L Rossi, P.503-280-0241 C.503-750-8124 F.503-280-0242 2316 NE Glisan St Portland, 97232 Email: tressa@foxmanagementinc.com Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right HSH Property Management HONESTY, INTEGRITY, TRANSPARENCY P. 503-305-7204 or 503-305-7365 704 Main St., Ste. 305-5, Oregon City 97045 www.hshmgmt.com PropM, Inc Michelle Wrenge, P.503-828-2283 Finding Home Owners Qualified Tenants www.lakesidepmc.com Micro Property Mgmt.

We focus on the small details P.503-473-3742 Email: jeannie@micropropertymgmt.com Prim & Prosperous Property Management Patricia Turner, P. 503-635-8926 Email: turnerfp@yahoo.com The Garcia Group Ron Garcia, P. 503.595.4747 425 2nd St #230, Lake Oswego, OR 97034 www.GarciaGRP.com Titus & Associates Insurance & Financial Srvs Tim Titus, P.971-224-5961 ext. 4820 Our Apartment Owners Insurance Program is unlike the Competition www.titusins.com Email: titus@titusins.com

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

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

RENTAL ALLIANCE UPDATE MAY 2016

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PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Tryon Equities LLC & Liz Robinson Real Estate - Windermere Stellar Rimrock Property Management Liz Robinson P. 503-267-7418 Michael Templeton Email: lizrobinsonrealestate@windermere.com P.O. Box 775, Sherwood, OR 97140 www.lizrobinsonrealestate.com P. 503-713-7291 HFO Investment Real Estate Email: michael@rimrockpropertymanagement.com Hal’s Construction Inc. CCB# 34434 Greg Frick, P.503-241-5541 www.rimrockpropertymanagement.com Brian King, P.503-656-4999 2424 SE 11th Ave., Portland 97214 20666 S HWY 213 www.hfore.com Uptown Properties Oregon City, OR 97045 Chris Shepard, P.520-204-6727 www.halsconstruction.com Property Group LLC 2830 NW 29th Portland, 97210 Email: halspave@easystreet.net Jim Lutz www.uptownpm.com P. 503-750-6388, F. 971-228-8133 Seal Coat Specialties, LLC-OR www.jimlutzccim.com Voss Property Management CCB#197991 WA Seal CSL 882m3 Email: contactjimlutz@gmail.com Richard Voss, P.503-546-7902 Asphalt maintenance 6110 N Lombard St. PDX, 97203 Chuck Jordan, P.503-914-9837 The Garcia Group Email: sealcoatspecialties@hotmail.com Ron Garcia, P. 503-595-4747 RADON 5320 SW Macadam Ste 100 Soil Solutions SEWER Portland, OR 97239 Environmental Services Soil Solutions www.4-homes.com Radon Testing and Mitigation Environmental Services P. 503-234-2118 Sewer inspection and repair RESTORATION/RECONSTRUCTION Email: info@soilsolutionsenvironmental.com P. 503-234-2118 Servpro soilsolutionsenvironmental.com Email: info@soilsolutionsenvironmental.com Serving North Portland, Lake Oswego & West Linn www.soilsolutionsenvironmental.com P.503-283-3658 F. 503-444-7130 REAL ESTATE SALES www.servpronorthportland.com Bluestone & Hockley STRIPING Real Estate Services Benge Industries Rental Housing Maint Svcs CCB# 163427 Cliff Hockley, P.503-222-3800 Parking Lot Maintenance Services Gary Indra,P.503-678-2136 9320 SW Barbur Blvd Ste 300 Corey Wilkerson, P.503-803-1950 Fully Licensed to do it all Portland, OR 97219 Email: corey@bengeindustries.com Email: Garyindra@rentalrepairs.com www.roofpdx.com Chris Anderson Seal Coat Specialties, LLC-OR John L. Scott Real Estate ROOFING CCB#197991 WA Seal CSL 882m3 P. 503-783-2442 Good Affordable Roofing Services LLC Asphalt maintenance Email: chrisanderson@johnlscott.com CCB # 208939 Chuck Jordan, P. 503-914-9837 For all things roofs we do it Good & Affordable Email: sealcoatspecialties@hotmail.com Denise L. Goding Call today 971-312-7767 Keller Williams Realty Email: goodaffordableroofingservices@gmail.com WATERPROOFING / CONCRETE REPAIR P.503-336-6378 C.503-799-2970 www.goodaffordableroofingservice.com D&R Waterproofing, Inc. www.denisegoding.com Ray Elkins, P.503-353-1650 Real Estate Roofing Service CCB# 149575 8890 SE McLoughlin Blvd.

Elizabeth Carpenter CRIS Lynne Whitney, P.503-284-5522 Milwaukie, OR 97222 Principle Broker Free Inspections, www.drmasonry.com P.503-314-6498, F. 503-882-8680 ReRoof and Repairs.

Liz@lizcrei.com, www.lizcrei.com www.realestateroofing.com WINDOWS / STORM WINDOWS Goose Hollow Window Co Inc CCB# 53631 SEAL COATING Liz Dauw, Summa Realty, Realty Pro Mary D. Mann, P.503-620-0898 Benge Industries Phone: (503) 880-5561 Energy Trust Trade Ally Parking Lot Maintenance Svcs Specializing in 1-4 Units, Oregon & Washington Email: marymann@goosehwc.com Corey Wilkerson, P.503-803-1950 goosehwc.com E-mail: liz@lizdrealtor.com Email: corey@bengeindustries.com blog: wwwfacebook.com/LizdRealEstatePremiere

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:RENTAL ALLIANCE UPDATE MAY 2016

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