May 2017 RHA Oregon Update Newsletter by Cari Pierce

May 2017

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

www.rhaoregon.org

In this issue:

RHA Oregon Dinner Meeting …………… page 3 RHA Mark Your Calendar … ………… page 5 Landlord Insurance…

page 7

Mind Your Business…

page 8

Portland’s Housing Almanac… page 13 Landscaping… ……… page 16 Volunteer… ………… page 17 Vendor Guide………… page 18

FIND EVICTIONS STRESSFUL?

503-‐242-‐2312

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

RHA Dinner Meeting

Table of Contents

Wednesday, May 17 2017 Speaker: Patrick Barry of Barry & Associates Topic for the evening: Slower gains and a return to a more normal market. A summary of the 2016 market and a forecast as to what to expect in the balance of 2017.

RHA Oregon Dinner | page 3 President’s Message | page 4 RHA Mark Your Calendar | page 5 Landlord Insurance: A Guide to Rental Property Insurance for Owners | page 7 Mind Your Business - Tia’s Tips for Better Rental

Affiliate speaker: Karl Mueller & Aaron McNally of Ductless Heating and Cooling

When: Wednesday, May17, 2017 at 6:00pm Location: The Old Spaghetti Factory 0715 SW Bancroft St Portland, OR 97239

Management | page 8 Portland’s Housing Almanac: It’s Going to be a Long Winter | page 13 Landscaping for Your Lifestyle | page 16 Volunteer Opportunities | page 17

Price: $23.00 per plate if registered by close of business May12, 2017 $33.00 per plate if registered after close of business May 12, 2017

The Vendor Guide | page 18

Plated Menu:

AND

Choice of:

Garden salad

Mizithra Cheese and Browned Butter with Spaghetti Fresh bread OR Chicken Marsala with Mizithra Cheese and Browned Butter with Spaghetti OR Sicilian Meatballs with Spaghetti

Spumoni ice cream Coffee, tea, and milk upon request

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

Mark your calendar for the

RHA Oregon Annual Picnic August 9, 2017 www.rhaoregon.org

RENTAL ALLIANCE UPDATE MAY 2017

President’s Message

“Since 1927 the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing.” I would say that the members of RHA Oregon represent some of the very best examples of self-sufficiency, RHA Oregon President entrepreneurism and community participation. Ron Garcia Let’s take a minute and explore who we are. We are not a committee, or a PAC. We haven’t just been around for years, or even for decades. We have been around for GENERATIONS. We are an alliance of property owners; people who have a vested stake in our community. There are people on our roster whose parents participated in RHA Oregon and who now have their own grown children who are also participating in this organization. RHA has been hosting monthly dinners for so long that many of us who show up simply take them for granted. Yet volunteers like A.J. Shepard and Lynne Whitney spend countless hours planning the events months in advance; reserving the venues, negotiating the price for meals and tracking down relevant speakers and sponsors to share their expertise. But it’s not just the beer and wine that we come for. We show up to network with other owners and learn directly or through osmosis from each other. More importantly, we get the chance to meet specialists in every sort of area – finance, repairs, debt collection, investors, insurance, emergency renovators, and more – and we form trusted relationships that become essential to our success and survival in this business. Nothing beats knowing the person and company on the other side of the line or email when we are desperate for assistance! These sponsors form the basis of keeping us educated – year in and year out - as they explain the ‘need to know’ on city codes, energy conservation, risk management, screening guidelines. Members of RHA Oregon can take pride in knowing that they have the best in the latest information pool to acquire the working knowledge and stay on top of an always changing industry.

RHA Oregon BOARD MEMBERS President Ron Garcia, PH. (503)595-4747 President Elect Mark Passannante, PH. (503)294-0910 Vice President Phil Owen, PH. (503)244-7986 Treasurer Sandra Landis, PH. (503)659-8803 Secretary Lynne Whitney, PH. (503)284-5522 Past President John Sage, PH. (503)667-7971 RHA Oregon DIRECTORS Adam Kendall Abplanalp, PH. (503) 319-3103 Alan Carpenter, PH. (360)772-2197 Elizabeth Carpenter, PH. (503)314-6498 Jerad Goughnour, PH. (503)303-8545 Jim Herman, PH. (503)645-8287 Charles Kovas, PH. (503)255-8795 Nathan Lindquist, PH. (503)833-2787 Katie Poole-Hussa, PH. (971)352-6760 Mihyun Pratt, PH. (503)969-5412 Rita Robinson, PH. (503)702-0255 Ami Stevens, PH. (503)407-3663 AJ Shepard, PH. (360)772-6355 RHAOregon OFFICE Monday - Friday 9:00am - 5:00pm PH: (503)254-4723 Fax: (503)254-4821 10520 NE Weidler St. Portland, OR 97220

And when, like me, members sometime have a brain slip or a senior (or junior) moment, they know they can dial the office and Cari Pierce or another member of the RHA Oregon team is there to help talk us off the ledge - or repeat the simple step by steps in handling how to fill in the blanks on a notice that needs to be sent, or they help us out with what other options might be available to us. What a relief! But of course, most of that working knowledge comes from, (what else??), THE FORMS that we all know and trust as the Number 1 reason that we continue to pay our membership dues. With each passing year the State Legislature comes up with something new, and we are never caught in the wrong when we get the updated forms. In today’s world this is critical. And, by the way, the forms come from the State’s most successful landlord attorneys (who are also members, and former and current board members (continued on page 6) of RHA Oregon). 4

RENTAL ALLIANCE UPDATE MAY 2017

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

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

5/10

Board Meeting

RHA Conference Annex

5:30pm

5/17

Dinner Meeting

5/20

New Member & Mentor Meeting

5/29

Memorial Day

6/14

Board Meeting

RHA Conference Annex

5:30pm

6/21

Dinner Meeting

TBA

6:00pm

6/22

New Member & Mentor Meeting

RHA Conference Annex

6:00pm

6:00pm RHA Conference Annex

INFORMATION

See page 3

11:00am RHA Oregon office closed for Memorial Day See June Update

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

CLASSES

LOCATION

TIME

INFORMATION

5/2

Screening Class

RHA Conference Annex

11:00am

5/5

Screening Class

Webex

11:00am

5/11

Terminating the Tenancy

RHA Conference Annex

6:30pm

5/11

Screening Class

Webex

7:00pm

5/18

Legislative Report & Strategy Report

RHA Conference Annex

11:30am

Taught by Jim Straub of Acorn Property Management

5/23

Tenant Screening & Fair Housing

Standard TV & Appliance

6:30pm

Taught by Marcia Gohman of National Tenant Network

5/26

Screening Class

Webex

11:00am

6/6

Screening Class

RHA Conference Annex

11:00am

6/9

Screening Class

Webex

11:00am

6/15

Screening Class

Webex

7:00pm

6/23

Screening Class

Webex

11:00am

Taught by Sam Johnson of Landlord Solutions

Class Policy

Those with prior registration to the class will be seated first. Walk-ins will only be accommodated once the class has started and if space is available. Registered attendees who arrive 15 minutes after the start of class be aware that your chair may be filled. If you register for a class and then do not cancel at least 48 hours before the class and /or do not show you will be charged for the class.

Terminating the Tenancy

Legislative Report & Strategy Report

Taught by: Sam Johnson of Landlord Solutions

Taught by: Jim Straub of Acorn Property Management

Thursday May 11

Thursday May 18 How are landlord tenant laws made in Oregon? House Bill 2004: how did it start, where is it now, and where is it going? Strategy: what are we doing to oppose HB 2004, and where are we in those steps?

Learn the process and procedures for

terminating your tenantâ&#x20AC;&#x2122;s tenancy. The most common forms used to do so and how to use them. 1 continuing education credit

Members $25.00, Non-Members $35.00 Register by close of business May 8th to save $5 www.rhaoregon.org

Tenant Screening & Fair Housing Taught by: Marcia Gohman of National Tenant Network

Tuesday May 23 A review on Fair Housing as it pertains to resident screening along with a discussion HUDâ&#x20AC;&#x2122;s guidance regarding use of criminal history and disparate impact.

Members $25.00, Non-Members $35.00

President’s Message CONTINUED FROM PAGE 4

Of course, knowing those regulations as they occur is just the second act to actually participating in the legislation – which our lobbyist Cindy Robert – does so well. She, along with members who have chosen to raise their hands like Phil Owen, Jim Herman, Jerad Goughnour, and I regularly meet with and participate in forums with the City and State leaders (and in the past, the Landlord Tenant Coalition) as well as the Fair Housing Council.

There is a huge heart and a great soul in The Rental Housing Alliance Oregon. There is dedication of purpose and a sense of steadfast resilience that, like the Ever-Ready bunny, just keeps going and going. So, more than being proud of participating or humbled to have the chance to be the current President, I’d like to simply encourage everyone reading this letter to pick up the baton and step outside of your comfort zone and habits and get more involved, because - even if it just seems like you are doing a chore like selling a raffle ticket or All of this is done to continue to stand up for our basic moving a table, like Alan Carpenter or Rita Robinson rights of property ownership in what seems like a do every month with little recognition or expectations, tsunami of protest and erosion that feels as though it the ripple effect magnifies many times over in what rivals nothing less than global warming. we can do together as a group and creates a bond that makes our cause strong. So does it sound like I’m bragging? What about men like John Sage, a successful insurance agent and expert in his So here is my question: Do we need to work together as field, who has spent countless hours involved in helping a group? Has there ever been a more important time to create and maintain The Good Landlord PAC, and stand up for our core values and principals and make now along with Mihyun Pratt are working diligently to sure the press and politicians get it right before they upgrade our website. Or Katie Poole-Hussa, ‘LandLady turn us into those greedy villains, as they portray us? Katie” who shares her knowledge freely in a monthly Join us today and be involved. And thank you for all column and coordinates all of the classes as head of the that you already do! Education Committee? Ron Garcia But I haven’t even begun to discuss the critical roles Rental Housing Alliance Oregon President of people like Liz Carpenter who has spent years cultivating new members and directors, or Sandra Landis who volunteers to do our accounting. Ami Stevens who devoted two years of her life to helping to re-brand and update our logo and marketing, or members like Cathy and Sue Herman and Sue Owen who work at registration and set up of every event to help make it go smoothly. Or Alita who along with Tony Kavanagh has worked for years and years without fanfare or ceremony, still make sure that every month scores of men women and children who are living on the streets of our community are fed a decent meal, and help sponsor our annual Christmas Toy Drive to bring joy to the families of disabled veterans.

RENTAL ALLIANCE UPDATE MAY 2017

www.rhaoregon.org

Landlord Insurance 101: A guide to Rental Property Insurance for Owners by American Apartment Owners Association

More and more Americans are becoming landlords – either by necessity or choice – but do they know what it takes to insure their rental property? Consider the trend: For more than a decade, homeownership rates have declined while rentals have increased. According to a recent report from Harvard University’s Joint Center for Housing Studies, the nation’s homeownership rate has fallen to just under 64 percent. Plus, the number of new rental households has increased by roughly 770,000 annually since 2004. Many homeowners who couldn’t sell their homes during the housing crisis decided to rent them out, says Bob Freitag, a North Carolina-based public adjuster.

occupying a property carry a different set of risks and liabilities than homeowners do. For instance, insurance companies know that homeowners generally take better care of a property than renters, which means they file fewer claims and are cheaper to insure. What’s more, once a house or condo is being rented, the insurance company considers this a commercial use of the property, which changes the insurance equation a bit. Types of landlord or rental dwelling policies What type of policy will you need?

“A lot of these new landlords didn’t know that they needed more than their existing homeowner policy to insure the property,” he says.

“You’re going to need what’s called a landlord or rental dwelling policy,” Zachman says, “and there are some distinct differences between that and a traditional homeowner’s policy.”

Now that the housing crisis has passed — and interest rates remain low — the idea of buying a second home as a rental property sounds lucrative to many who may be new to the real estate market.

But not all dwelling policies — sometimes called tenant occupied dwelling insurance — do the same things. Dwelling policies usually fall into three categories: DP-1, DP-2, and DP-3. Here’s how they break down:

Regardless of the situation that turned you into a landlord, it’s smart to talk to an insurance agent to make sure you have the proper coverage.

• DP-1 policy is the most basic and affordable dwelling policy you can buy, and it covers risks like vandalism and theft. • DP-2 policy expands coverage to risks like fire and windstorm damage. • DP-3 policy is the most comprehensive of all three, covering all perils unless they’re expressly excluded. Freitag suggests landlords purchase a DP-3 policy. Not only does it cover the broadest range of risks, but it also pays out full replacement costs on a claim as opposed to just “actual cash value.” The difference is critical, he says.

“Consider whether your needs or your circumstances have changed,” says Robert P. Hartwig, past president of the Insurance Information Institute. “And if they have — or if you don’t understand something — call your agent. A simple conversation can save you thousands of dollars in the future.” Landlords and insurance: Getting the right policy Rule No. 1: New landlords need to call their insurance agent as soon as they decide to rent their property. “Some insurance companies don’t even want to insure rental properties because of the added risks,” Freitag says. “So you may need to find a new insurer all together. At the very least, you’re going to make significant changes to your existing policy.” An average homeowners insurance policy doesn’t cover the property if the homeowner is not living there, according to Trent Zachmann, chief operating officer of Renters Warehouse. That’s because renters www.rhaoregon.org

For instance, let’s say a fire causes $10,000 in damage to your 20-year-old rental property. If your dwelling policy only pays out cash value the insurance company will consider the depreciated value of the home, which could cause 20 or 30 percent depreciation on the final claim payout. However, if your policy pays out full replacement costs, the insurance company will reimburse you for the present-day cost of rebuilding or making repairs, regardless of the home’s age. (continued on page 15) RENTAL ALLIANCE UPDATE MAY 2017

Mind Your Business - Tia’s Tips for Better Rental Management by Tia Politi of Acorn Property Management & ROA President

Think you know what you need to know about landlord-tenant law? 20 questions that will give you the answer

1. Using language, written or verbal, that causes a tenant or applicant in a protected class to fear discriminatory treatment is called: A. Cooling effect B. Steering C. Chilling effect D. Butterfly effect 2. If a landlord accepts a screening fee, they must: A. Provide written screening criteria to each applicant. B. Provide a receipt for the fee. C. Return the fee if another applicant is chosen. D. All of the above E. None of the above. 3. The HUD Memo regarding criminal history allows a landlord to continue to deny any applicant for any criminal history, regardless of circumstance. A. True B. False 4. If a landlord has accepted a security deposit to execute a rental agreement and has a signed Deposit to Hold (DTH) contract with the applicant, and the applicant decides not to move in: A. They must refund the DTH in full within 48 hours. B. They may retain the DTH in full. C. They may only retain the amount necessary to pay for your actual damages related to their failure to complete the contract and return the remainder within 31 days. D. None of the above. 5. Upon initiating a tenancy, a landlord may charge the following fees: A. A cleaning fee B. A pet fee C. A carpet fee D. All of the above E. None of the above

6.If a tenant wants a pet, a landlord may: A. Charge a pet fee. B. Limit the size or breed of pet. C. Charge a non-refundable pet deposit. D. All of the above. E. None of the above. 7. If an applicant or tenant requests an aid animal for a disability, a landlord may require that, A. The request be in writing B. There be only one assistance animal per resident C. Both A and B D. Neither A nor B 8. Landlords can charge an additional deposit for an assistance animal. A. True B. False 9. A landlord may require tenants to obtain renters’ insurance naming them as an Interested Party and requiring a minimum of $100,000 of liability coverage under the following circumstances: A. It is stated as a requirement in the application and rental agreement and disclosed prior to accepting any payments. B. Household income is above 50% of the median income for the area in which the rental property is located based on household size. C.There are no restrictions on how or when a landlord may require their tenants to obtain renters’ insurance. D. It is against landlord-tenant law to require renters’ insurance. E. Both A & B 10. If a tenant provides a landlord with a third-party verification that they have been a victim of domestic violence, sexual assault or stalking and asks that their door locks be changed, a landlord must do so promptly and may not charge them for the service. A. True B. False 11. A victim of domestic violence may be charged for damage caused by a perpetrator. A. True B. False

(continued on page 9)

RENTAL ALLIANCE UPDATE MAY 2017

www.rhaoregon.org

Mind Your Business CONTINUED FROM PAGE 8

12. A victim of domestic violence, sexual assault or stalking (DV) has the right to: A. Release themselves and any immediate family members from a rental agreement with only 14 daysâ&#x20AC;&#x2122; written notice. B. Ask that the perpetratorâ&#x20AC;&#x2122;s tenancy be terminated. C. Continue the tenancy, even if there have been noise complaints or damage to the property related to the act(s) of domestic violence, sexual assault or stalking. D. All of the above. E. None of the above.

13. In a month-to-month or fixed-term tenancy, if rent is not paid by 11:59 p.m. on the 4th day of the rental period, a landlord should serve: A. A 144-hour Notice to Pay or Vacate for Nonpayment of Rent. B. A 72-hour Notice to Pay or Vacate for Nonpayment of Rent. C. A Notice of Termination with Cause D. None of the above

17. If the power goes out due to bad weather, a landlord is obligated to: A. Put the tenant up in a hotel until power is restored. B. Provide food, blankets and an alternate heat source until the power is restored. C. It is an Act of God and they have no obligation. D. None of the above.

14. To have the right to post-and-mail a legal notice to a tenant, a landlord must: A. Have the right stated in writing in the rental agreement. B. List a physical address located a reasonable distance from the dwelling unit for the tenant to be allowed to post-and-mail notices to their landlord. C. Add three days for mailing. D. Both A & B E. Both B & C F. Both A & C G. All of the above H. None of the above

18. Once all tenants have vacated the premises, a landlord must provide a written accounting of all deposits paid within ___ days. A. 30 days B. 14 days C. 45 days D. 31 days

15. Landlords may charge non-compliance fees of $50 for a 2nd offense and $50 plus 5% of the rent amount for all subsequent offenses for the following breaches of contract: A. Disturbing the quiet enjoyment of the neighbors. B. Improper use of a vehicle. C. Smoking in a clearly designated non smoking unit or area of the premises. D. Keeping on the premises an unauthorized pet capable of causing damage. www.rhaoregon.org

E. Both A & B F. Both A & C G. Both C & D H. All of the above I. None of the above

16. Accepting behavior by a tenant outside the bounds of the rental agreement for three separate rental periods creates a problem called: A. Leave B. Waiver C. Discrimination D. Nothing, it creates no problem

19. In a month-to-month tenancy, if one tenant among a group gives notice and vacates, but the other tenants want to stay, a landlord is obligated to return any portion of the security deposit or prepaid rents the departing tenant tendered at the beginning of the tenancy. A. True B. False 20. If a tenant leaves any property behind after they vacate the premises, a landlord is obligated to: A. Serve an abandoned property notice, but only if the property value is more than $1000. B. Hold the property for 30 days and dispose of it if the tenant doesnâ&#x20AC;&#x2122;t make contact. C. Serve an abandoned property notice and provide the tenant with an opportunity to

(continued on page 10)

RENTAL ALLIANCE UPDATE MAY 2017

Mind Your Business CONTINUED FROM PAGE 9

retrieve their property. D. Sell the property and apply the proceeds to the tenant’s account. E. Withhold the property pending payment in full of all outstanding amounts owing to the landlord. F. The landlord has no obligation regarding a past tenant’s property and may consider the property abandoned.

Answer key:

1. C - chilling effect. Make sure your language, written or spoken, describes the property, not the kind of people you think should live there. Make sure the words you say or write don’t indicate discriminatory intent or action based on an applicant or tenant’s membership in a protected class. Protected classes are: Federal – Race, Color, National Origin, Religion, Gender, Familial Status (families with children), and Disability. State of Oregon: Marital Status, Source of Income (including housing subsidies like Section 8), Sexual Orientation, and Gender Identity. Eugene: Type of Occupation, Ethnicity and Domestic Partnership. 2. D - all of the above. If a landlord accepts screening fees to cover the cost of screening applicants, they must provide written screening criteria to view prior to or along with the application, provide a receipt for the fee, have an available unit or one that will be available, and refund the fee in full promptly if they do not screen the applicant. 3. B - false. The HUD Memo on the use of criminal history standards for applicants was issued due to a disparate impact of the use of these records against those of Hispanic or African descent. The clarification provides that a landlord must take into consideration not only a criminal act or acts, but the likelihood of recidivism, and the actual danger to the property, the neighbors, the landlord, or the landlord’s agent. Refer to the ROA website to read the text of the memo. 4. B - a landlord may retain the DTH in full. The DTH agreement gives each party certain rights. Should the applicants opt against moving in for any reason not related to the landlord’s ability to provide the property, they may keep their deposit to hold in its entirety. If for whatever reason, the landlord is unable to deliver the property as promised, they must refund the deposit to hold promptly in its entirety. Without 10

RENTAL ALLIANCE UPDATE MAY 2017

a signed deposit-to-hold form landlords must return any money collected as a DTH if the tenant doesn’t move in, no matter who’s at fault. 5. E - none of the above. A fee is a non-refundable payment of money. Fees are strictly limited to the following: screening, late payment of rent or utilities, dishonored check, lease break, smoke/CO alarm tampering, unauthorized pets capable of causing damage, parking violation or improper use of a vehicle, trash violation, smoking violation, animal waste violation, HOA/COA move-in or move-out fees, and municipal fees. These are the only fees a landlord may charge. Landlords are not required to account to tenants for lawfully charged fees, but there are strict requirements that must be met for charging and billing fees to tenants, or terminating tenancies based on non-payment of fees. 6. B - limit the size or breed of pet. Landlords may limit the size, breed or species of pets allowed. Additionally, they may charge a pet deposit and pet rent for the privilege, but not a pet fee or non-refundable pet deposit. 7. D - neither A nor B. A landlord must consider all requests for reasonable accommodation, which is a request for a change in policy to accommodate an individual with a disability. In regard to assistance animals, there is no set number of animals that a resident may request; however, the request must be reasonable and while it is a violation to ask the nature of the disability, a landlord may require that the individual verifying the disability have direct knowledge of the disability. It is also okay to verify that a secondary or tertiary animal provides some additional service or assistance related to the disability that the first does not. 8. B - false. An assistance animal is an assistive device to allow a disabled tenant the right to enjoy their rental unit the way a non-disabled person could. Like a wheelchair, a landlord may not charge any deposits or fees for an assistance animal. 9. E - both A & B. Landlord-tenant law allows a landlord to require renter’s insurance with limitations. First, the requirement must be disclosed in writing prior to accepting any payments, but can be offered as a 30-day Notice of Change in Terms after move-in on

(continued on page 11)

www.rhaoregon.org

Mind Your Business CONTINUED FROM PAGE 10

a month-to-month agreement. Second, landlords may require that the renter’s insurance policy maintains liability coverage of at least $100,000, and names the landlord as an Interested Party. Third, the landlord may not require renter’s insurance if the household median income based on household size is below 50% of the median for the location of the dwelling unit. (Income calculator can be found at www.hud.gov.) If allowed by law, failure to maintain the required renter’s insurance policy in force, name the landlord as an Interested Party, or reduction of liability coverage below the minimum $100,000, is a breach of contract for which the tenancy can be terminated. 10. B - false (but partly true). Landlords must change the locks immediately upon demand after submission of a third-party verification of domestic violence, sexual assault, or stalking by the tenant, and may not require payment prior to changing the locks; but they may require repayment from the victim within a reasonable time frame for the cost. 11. B - false. A victim of domestic violence, sexual assault or stalking may not be held financially liable for damage caused by their perpetrator. 12. D - all of the above. Victims of DV have special rights, which include the ability to release themselves and any immediate family members from a rental agreement – including a fixed-term lease - with only 14 days’ written notice and without penalty. They also have the right to ask their landlord to terminate the tenancy of a perpetrator, and to continue their own tenancy, even if there have been police visits, noise complaints, or damage related to DV. All of these allowances require the victim to provide a third-party verification of the incident(s) of DV occurring within 90 days preceding the tenant’s request. 13. A - a 144-hour Notice to Pay or Vacate for Nonpayment of Rent. Typically, rent is due on the 1st, and if allowed by the rental agreement, late if not received by midnight of the 4th. This language allows landlords to charge a late fee and serve a notice for nonpayment at that point. Without that language in the rental agreement, rent is considered late if not received by midnight of the 7th. Most landlords wait and serve a 72-hour notice on the 8th day, but it is permissible to serve a 144-hour notice as early as the 5th day. Both notices will expire at the same time, the 144 just provides more time to cure. In a weekwww.rhaoregon.org

to-week tenancy, a landlord may serve a 72-hour notice on the 5th day, but that is the only exception. Some low-income housing providers are required to serve a Notice of Termination with Cause for late rent payments, giving the tenants 14-17 days to cure the notice, or the tenancy terminates in 30. 14. D - both A & B. To have the right to serve a legal notice by post-and-mail a landlord must meet three requirements: First, the right must be stated in the written rental agreement. (If landlords don’t have a written rental agreement, they don’t have the right to post-and-mail. If landlords have a written rental agreement and the post-and-mail language is absent, they don’t have the right to post-and-mail.) Secondly, the right must provide reciprocity to the tenant to post-and-mail notices to their landlord by the listing of a physical address wherein the landlord may be served notice. (If landlords don’t have a physical address listed in the rental agreement or some other document associated with the tenancy, such as a notice of change-in-terms, they don’t have the right to post-and-mail. If the stated location is a post office box or other mail box, landlords don’t have the right to post-and-mail.) Thirdly, the listed reciprocal location must be a reasonable distance from the dwelling unit. (The distance is not defined, but landlords should take into account the tenant’s abilities and transportation options when deciding if this requirement is being met.) If a landlord doesn’t have the right to post-andmail their legal notices, they have to either personally serve a notice to each named party, or mail the notice first class mail separately to each named party and all other occupants, adding three days for mailing (not counting the day it is mailed). 15. B - improper use of a vehicle. Disturbing the quiet enjoyment of neighbors is not an offense for which a landlord may charge a noncompliance fee, but repeated violations may be grounds for a termination of the rental agreement. Smoking violations will incur noncompliance fees, but the fee is $250 per violation, and the same is true of unauthorized pets capable of causing damage. There are substantial legal requirements and limitations for charging tenant fees, and for terminating a tenancy for nonpayment of fees. 16. B - waiver. When a landlord accepts rent for three separate rental periods with knowledge that the tenant is breaching the contract, they re-write the terms of the agreement. (continued on page 12) RENTAL ALLIANCE UPDATE MAY 2017

Mind Your Business CONTINUED FROM PAGE 11

17. C - it is an Act of God and there is no legal obligation. If a failure of essential services is caused purposefully or negligently by the landlord, there is a legal obligation to provide appropriate assistance. If the lack of essential service is due to factors beyond the landlord’s control, there isn’t, but many landlords sense a moral obligation to offer what help they can. This concept goes both ways. If the rental unit is damaged by an Act of God beyond the tenant’s control, they have no legal obligation to their landlord to mitigate damages, or protect the property, and cannot be held financially liable. 18. D - 31 days. A landlord has the obligation to provide a written accounting of all deposits and prepaid rents tendered by the parties to a rental agreement once the tenancy has terminated for all occupants. The 31day clock begins the day the landlord regains legal possession of the dwelling unit. 19. B - false. When deposit monies are tendered for a month-to-month tenancy, the deposit stays with the property until the last person vacates. Individual tenants may vacate the premises with a 30-day written notice, and release themselves from responsibility when their notice expires, but they abandon any rights to any portion of the refundable deposits paid, including pre-paid rents. In a fixed-term tenancy, if the landlord and the other residents choose to release one party from the agreement, they may be required to refund that party’s prepaid funds, so be careful to clearly state in any release agreement that by their signature of release, they are also waiving rights to those deposits or pre-paid rents. If all parties to a lease break the lease and move out early, landlords are still required to account for their deposits and pre-paid rents within the 31-day deadline. Additionally, the law states that the written accounting be placed in a firstclass mail receptacle on or before the 31st day, not that it must be postmarked that day. 20. C - serve an abandoned property notice and provide the tenant with an opportunity to retrieve their property. If you serve that notice personally, the tenant has five days, and if by mail eight days to make contact. The tenant then gets an additional 15 days from the date of contact to arrange to retrieve their belongings, but the retrieval may not pose an undue burden to the landlord. Withholding a tenant’s personal property pending the payment of monies 12

RENTAL ALLIANCE UPDATE MAY 2017

owing is illegal. A landlord may require the payment of storage charges alone, if incurred, as long as the personal property was not abandoned after an eviction action, in which case a landlord may not require prepayment of the storage charges before releasing the personal property. If there is no response during the statutory notice period of the notice, and the total value of the abandoned property is less than $1000, the property may be donated to charity. If the property is worth more than $1000, landlords are required to hold a public sale and apply any proceeds of the sale to the tenant’s account, refunding any overage to the tenant, or if unclaimed for two years, refunding the overage to the Department of State Lands. A landlord may not keep any of the abandoned property, but must donate to charity any items not sold.

Scoring: 19-20 – You are the Mary Poppins of landlords – practically perfect in every way. 15-18 – You are on the cusp of greatness. Continue your education, stay aware of changes in the law and you shall succeed. 11-14 – You know a lot, but not enough to avoid trouble. Continue to take classes, read the ROA bulletin, re-read through the archived articles on the website, and when in doubt call the Helpline. 6-10 – You are at legal risk. You should consider hiring an attorney or consultant to look over your situation to help you correct your deficiencies before they hurt you. Consider hiring a professional property manager. 0-5 – You are at great risk of costly legal claims and personal misfortune. Hire a professional property manager immediately.

Keep Us Informed

Moved? Hired or fired a manager? New email address or phone number? Keep the RHAO office up to date with your current information. Call the office with all changes: 503-254-4723

www.rhaoregon.org

Portland’s Housing Almanac: It’s Going to be a Long Winter by Mary Girsch-Bock of PropertyManager.com, a Service of AppFolio

Punxsutawney Phil’s wasn’t the only shadow cast on Groundhog’s Day. February 2nd also saw the adoption of Ordinance 188291 “Relocation Ordinance”, which amended Portland City Code 30.01 (Affordable Housing Preservation and Portland Renter Protections) to include thousands of dollars in relocation assistance paid by landlords to tenants displaced by a rent increase of 10%+ or ‘no-cause’ terminations. The emergency ordinance was revealed, debated, passed and implemented in one day, with final language not published until the following week. But while the weather in Punxsutawney, Pennsylvania was sunny, in typical Oregon fashion, it was cloudy here, and so too was the language of this new very impactful law. In their haste to placate the very powerful tenant special interest lobby, the Council overlooked one very important thing – THE DETAILS! Although only two pages long, the decree is littered with confusion and ambiguity, as our friend and trusted attorney, Jeff Bennett, does a great job of detailing at http://warrenallen.com/resources/articles/rentalagreement-enforcement-and-evictions/. Specifically troubling is the application of the law to existing leases and notices. Landlords and the legal community are struggling to interpret the new ordinance which has so many unintended consequences. We have spent a significant amount of time with our legal resources attempting to create policies that meet the requirements of the new City of Portland ordinance. Throughout this process, we were determined to follow one of our most fundamental principles: that it is our fiduciary duty to develop policies and procedures which best serve our clients and their tenants. Below are examples of a few select situations which embody challenges the ordinance creates. 1. Challenge: How to rescind a ‘no cause’ notice and then increase rent during ordinance transition. Solution: You can’t, unless the tenant was already in a month-to-month rental agreement (term as defined by the new ordinance). In 2015, the Oregon Legislature passed SB390 (see QuickFacts article at https://www.bluestonehockley.com/quickfacts-2015changes-to-the-oregon-landlord-tenant-act/) and Portland City Council enacted 30.01.085 “Portland Renter Additional Protections (QuickFacts article at www.rhaoregon.org

https://www.bluestonehockley.com/quickfacts-is-itreally-rent-control/) requiring 90-day advance notice of rent increases and ‘no cause’ notices and prohibited rent increases during the first twelve months of a month-to-month tenancy. If a tenant, in a 12-month lease, which defaults into a month-to-month term, was timely issued a ‘no cause’ notice and now, under threat of a relocation penalty, the notice is rescinded, state law prohibits the landlord from increasing rent for another year. 2. Challenge: How to satisfy the ordinance’s requirement that “substantially similar” lease terms and conditions be offered upon renewal to avoid triggering relocation assistance payments of $2,900 $4,500. Solution: Eliminate the month-to-month conversion at the end of a lease term and only offer tenants identical lease terms at renewal (i.e. MTM or 12-month) with the 9.9% allowable (or market) rent increase. Twelvemonth lease durations offer the most stability for landlords and tenants alike. 3. Challenge: How to protect landlords and their financial ability to maintain property from future rent restrictions. Solution: The Oregon Legislature is currently in session and important measures are being considered, including a repeal of the state’s ban on local rent control laws and eliminating ‘no cause’ notices. It’s possible that things might get worse before they get better… This is a good time to be a member of industry associations such as Multifamily Northwest and the Rental Housing Alliance Oregon to stay informed. Some have lobbying efforts resisting many proposed changes. Proprietary leasing documents and strategies are being developed in preparation of an even more restrictive environment. Promising solutions include building multi-year increases into the lease and developing a system of diminishing rental discounts. Bluestone & Hockley encourages the advancement of thoughtful policies designed to alleviate the region’s housing crisis, especially the challenges faced by low and very low income residents. We believe that the city should embrace policies that encourage the development of more housing. (continued on page 14) RENTAL ALLIANCE UPDATE MAY 2017

Portland’s Housing Almanac: It’s Going to be a Long Winter CONTINUED FROM PAGE 13

Despite rising rents, a combination of record high land values, punishing fees and ever-escalating construction costs have resulted in some of the most challenging conditions imaginable, swelling the cost of new construction to new levels over $250 a foot to build new multifamily housing. This drives the rent increases and limits developer options in supplying low income housing to the market place. Instead policies should be loosened to increase the density of housing as suggested by Clyde Holland in the article he penned in Portland State University’s Center for Real Estate’s Quarterly Report Winter 2016 at https://www.pdx.edu/sba/sites/www.pdx.edu.sba/files/Quarterly%202016-02.pdf. The reality of high rents impacts us all and it’s going to take all of us to contribute to a solution. The City of Portland should be leading the way with the carrot and not the stick. The Portland Metro area has over 13,000 units either under construction or in the entitlement process. Portland needs approximately 4,000 new units per year to satisfy the today’s demand. A proportion of this need (maybe 8%) is for affordable housing. The new ordinance doesn’t make a single contribution toward the cause of the housing crisis and will only exacerbate it. We need thoughtful leaders who are dedicated to solving problems, not merely succumbing to political expediency and convenience. Until then, every day that passes further discourages Landlords from renovating properties and investing in the city of Portland. More information including the new City of Portland ordinance can be found at https://www.portlandoregon.gov/ eudaly/article/627470. Additional Sources https://static1.squarespace.com/static/52b886f5e4b00d4e733f7a27/t/57f5282bbe65944d4a7b2cbe/1475684396937/ Fall+2016+-+Barry+Apartment+Construction+Report+-+All+Projects.pdfv https://www.huduser.gov/portal/publications/pdf/PortlandOR-comp-16.pdf demand is slowing https://www.pdx.edu/sba/sites/www.pdx.edu.sba/files/Quarterly%202016-02.pdf

This year’s winning Fair Housing Council of Oregon Poster was drawn by Sophia Jordan and Hannah Dirsa, 5th graders at Duniway Elementary 2

www.fhco.org 14

RENTAL ALLIANCE UPDATE MAY 2017

www.rhaoregon.org

Landlord Insurance 101 CONTINUED FROM PAGE 7

Freitag doesn’t favor cash-value policies, because landlords often need out-of-pocket money to make repairs after filing a claim. “Make sure you tell your agent that you want a policy written for replacement costs,” he says.

EMBERSHIP

Landlord policies may protect against loss of rental income

AND

Landlord policies may also cover the loss of rental income, which is a critical consideration for landlords.

ENTOR

For instance, extensive fire or water damage may make your rental property uninhabitable for several months. If your dwelling policy covers loss of rent — sometimes called fair rental income protection — the insurance company will reimburse you for that unexpected financial hit. “Make sure you ask your agent to include loss of rent in the policy,” Freitag says. “It only costs pennies on the dollar and it’s incredibly worth it if you need it.” How much does a landlord insurance policy cost? Many variables go into pricing a dwelling policy for landlords, but according to Melissa Neis, vice president of Chicago-based Parr Insurance Brokerage, it will probably cost between 20 percent and 30 percent more than a typical homeowner policy.

MEETING

OUR MEMBERS MATTER! • • • • •

Even numbered months: 4th Thursday at 6pm Odd numbered months: 3rd Saturday at 11am Open to the public Mentoring for new and established members Learn more about RHA Oregon and what membership benefits are offered • Refreshments provided RHA Conference Annex 10530 NE Weidler, Portland OR, 97220

“That’s because the insurer is taking on more risk,” Neis says. According to a 2016 study by the National Association of Insurance Commissioners, the average homeowners insurance premium across the United States in 2013 (the most recent data available) was $1,096. So a landlord policy will cost between $220 and $330 more per year than a traditional homeowners policy. Important to note: No matter what type of dwelling policy you purchase, it will not cover the possessions of your renter (such as clothes, electronics or furniture.) Neis suggests landlords require tenants to carry renters insurance, which will protect you against a potential lawsuit if a tenant’s possessions are destroyed. Reprinted with permission of American Apartment Owners Association offers products and services for landlords related to your rental housing investment, including rental forms, tenant debt collection, tenant background checks, insurance and financing. Find out more at www.joinaaoa.org. www.rhaoregon.org

RENTAL ALLIANCE UPDATE MAY 2017

Landscaping for Your Lifestyle Presented by Nate Lindquist, Broker at Hasson Company, Realtors® Authored by Megan Swindells, Digital Content Specialist at Hasson Company, Realtors® http://www.thelocalarrow.com/2017/03/landscapingfor-your-lifestyle/ Now that the snow has started to melt (mostly) and the sun is out (some days) it has become obvious that winter did a number on our gardens. While many find gardening to be a relaxing activity, without proper upkeep it can quickly become overwhelming. One way to combat this is to create a low maintenance space that goes along with many of the natural elements of the area that you’re in. By hardscaping some of your yard through pathways, patios, and rock gardens, it allows you to enjoy an aesthetically pleasing area that requires little to no upkeep. If you are still looking for plants to fill the space, we encourage you to consider selecting plants native to your specific region. Not only is it beneficial to the local ecosystem, the native plants are already adjusted to the weather and soil of the area and will require less work from you. HGTV offers a helpful guide on how to use rocks in your landscape (http://www.hgtv.com/design/ outdoor-design/landscaping-and-hardscaping/howto-use-rocks-in-your-landscape-pictures) . While it is initially more expensive, a simple way to incorporate rocks is to simply replace the mulch. Mulch needs to be refreshed yearly, while rocks are a great longterm solution. A rock garden (http://www.hgtv.com/ outdoors/gardens/garden-styles-and-types/how-tomake-a-rock-garden-pictures) in your front or back yard is another great alternative. Incorporating some of the rocks found in Central Oregon into your garden is guaranteed to update the look. Lava rocks are a unique feature found in Central Oregon and are a nod to the nearby lava fields, but generally river rock is the most popular choice in Bend and the Portland Metro area. Southwest Washington and the greater Portland area offer a unique type of environment to consider when landscaping. The soil is rich and water is plentiful, but there is a point when it can be too much. Rocks can be used to cut down on the mud, but most importantly native plants have adapted to the high rainfall in the winter and low rainfall in the summer. Better Homes 16

RENTAL ALLIANCE UPDATE MAY 2017

& Gardens created a PNW No-Fail Perennials (http:// www.bhg.com/gardening/gardening-by-region/ pacific-northwest/types-of-pacific-northwesternperennials/) list that will add colors and textures to your garden without the added work. Plant Native (http://www.plantnative.org/), a site dedicated to moving native plants and naturescaping into mainstream landscaping practices, also provides a list of native plant nurseries in the Portland Metro Area (http://www.plantnative.org/nd_or.htm) and Washington (http://www.plantnative.org/nd_wa.htm) to help you make the right choices. For the much drier climate of Bend, various grasses, trees, shrubs, and flowers that require less water and more sun than the Willamette Valley are ideal. Examples include Common Juniper, Pink Monkeyflower, Creeping Phlox, and Goldenrod. Check out this list of native plants to Central Oregon (http://extension.oregonstate.edu/deschutes/sites/ default/files/ec1623-e.pdf). As with many things around the home, it can be especially beneficial to consult an expert. Clearwater Native Plant Nursery (http://www.clearwaternatives.com/) offers a wide variety of native plants and is located in Redmond, OR and supplies a number of nurseries throughout Central Oregon. Wintercreek Restoration & Nursery (http://www.wintercreeknative.com/), located in Bend, is a full service landscape and nursery company working exclusively with native plants. Of course, before spending a significant amount of money on plants, keep in mind that that many local species, including deer, like to nibble on many items found in the garden. No matter what you decide to go with, take advantage of the spring weather and create a space that you will be able to enjoy all summer long!

Law Offices of

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

Wills Living Trusts Asset Protection Planning Business Formation Probate and Trust Administration Financial Planning Assistance www.rhaoregon.org

Opportunities Available GETTING INVOLVED IS IMPORTANT WHEN IT COMES TO MAKING A DIFFERENCE. RHA OREGON IS ALWAYS LOOKING FOR ACTIVE MEMBERS WHO WANT TO GET INVOLVED WITH AN EVER CHANGING ORGANIZATION AND INDUSTRY. THE FOLLOWING IS A LIST OF COMMITTEES THAT NEED YOUR INVOLVEMENT. CONTACT RHA OREGON AND GET INVOLVED

RHA Oregon LIST OF COMMITTEES Building

Chair: Phil Owen PH: 503-244-7986

Community Relations/Donations Chair: OPEN PH:

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

Education

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

Forms

Chair: Mark Passannante PH: 503-294-0910

House

Chair: Lynne Whitney PH: 503-284-5522

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

Legislative

Chair: Phil Owen PH: 503-244-7986

Membership

Chair: Elizabeth Carpenter PH: 503-314-6498

Office

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

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

Chair: Phil Owen PH: 503-244-7986

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

Gresham Liaison Jim Herman PH: 503-645-8287

Marketing Chair: OPEN PH:

www.rhaoregon.org

RENTAL ALLIANCE UPDATE MAY 2017

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

1031 EXCHANGES / REITS TENANCY IN COMMON

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

ACCOUNTING/BOOKKEEPING

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

APPLICANT SCREENING

Portland Tax Co. Full Service Tax and Accounting P. 503-258-0700 F. 503-256-1527

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

ADVERTISING / MARKETING From Here 2 There Helping solve business challenges to reach your goals. Ami Stevens, P.503-407-3663 Email: astevens@fromhere2there.com

National Tenant Network Marcia Gohman P.503-635-1118, F.503-635-9392 P.O. Box 21027, Keizer 97303 www.ntnonline.com

Rental Housing Journal P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.com

APPLIANCE-RENT -SRVS- LEASE

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

APPLIANCE-SALES ONLY

G&C Distributing Company Tony Kavanagh, P.503-288-0221 1205 NE 33rd, Portland, OR 97232 Standard TV & Appliance Joe Mosee & Cathy Mosee P.503-619-0500, C.503-888-6927 3600 SW Hall Blvd, Beaverton 97005

RHA Oregon P.503-254-4723, F.503-254-4821 Fast,affordable tenant screening www.rhaoregon.org Email: info@rhaoregon.org

ASPHALT PAVING

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

ASSOCIATIONS

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

ATTORNEYS

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

VISIT www.fhco.org FAIR HOUSING COUNCIL OF OREGON

RENTAL HOUSING ALLIANCE OREGON SUPPORTS FAIR HOUSING RHA values our Affiliates, the goods and services provided to our membership, their participation in our Association and their continued support. RHA does not, however, warrant or guarantee the quality of goods and/or services provided by Affiliates. 18

RENTAL ALLIANCE UPDATE MAY 2017

www.rhaoregon.org

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

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

BASEMENT WATERPROOFING John’s Waterproofing,

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

CARPENTRY & REPAIRS

Contract Furnishings Mart-Beaverton Garrett Anderson P. 503- 207-5230, 844-214-4220 6050 SW Arctic Dr., Beaverton, OR 97005 Email: garrett.anderson@cfmfloors.com Contract Furnishings Mart - Gresham Ross Williams P. 503-328-7260 3108 NE 181st Ave., Gresham 97230 www.cfmfloors.com

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

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

CARPET CLEANING

COLLECTION AGENCIES

Americlean Inc., Since 1972 We are very good at what we do Frank Porter, P.503-771-0554 Email: info@iloveamericlean.com www.iloveamericlean.com Certified Carpet Services CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching,repairs and flood service. Email: marksandstrom321@comcast.net O’Meara Carpet Cleaning P.503-538-1983, 503-620-5005 Cleaning, Pet Odor

CARPET SALES

Certified Carpet Services CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching,repairs and flood service. Email: marksandstrom321@comcast.net Contract Furnishings Mart-Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver, WA 98682 www.cfmfloors.com Contract Furnishings Mart-Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd, Portland 97214 www.cfmfloors.com Contract Furnishings Mart-Hillsboro Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave, Hillsboro, OR 97124 www.cfmfloors.com Contract Furnishings Mart-Tigard Jim Plath P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110, Tigard, OR 97224 www.cfmfloors.com Contract Furnishings Mart-Clackamas Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr., Clackamas, OR 97015 Email: info@cfmfloors.com

Anderson & Associates Credit Services, LLC P.503-293-5400, F.503-813-2159 P.O. Box 230286, Portland, 97281 Email: andersoncollectionagency@gmail.com

CONCRETE

Hal’s Construction, Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213, Oregon City, OR 97045 www.halsconstruction.com Email: office@halsconstruction.com Metro Sidewalk Repair P. 503-875-7900 Concrete Water Proofing, Maintenance & repair and new structure installation

DOORS

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

DUCTLESS HEATING & COOLING

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

ELECTRIC

ESTATE PLANNING

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

EVICTIONS

Action Services Wally Lemke, P.503-244-1226 15 82nd Dr., #20 Gladstone, OR 97027 Your eviction & process Service Specialist Barrister Support Service P.503-246-8934 Evictions, 1st Appearance, Process Serving www.barristersupport.com IRC Property Management 50% discount for new property management clients P. 503-999-0477 Email: info@ricenterprises Landlord Solutions P.503-242-2312, F.503-242-1881 P.O. Box 7087, Portland, OR 97007 Online evictions & First Appearance www.landlord-solutions.com

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

On Electric P.503-288-2211 14865 SW 74th Ave., #170 Tigard, OR 97224

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

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

FIRE/WATER DAMAGE RESTORATION

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

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

FIRE SAFETY

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

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

RENTAL ALLIANCE UPDATE MAY 2017

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

FLOOR COVERING

Contract Furnishings Mart - Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St., Vancouver, WA 98682 www.cfmfloors.com Contract Furnishings Mart - Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd., Portland, OR 97214 www.cfmfloors.com Contract Furnishings Mart - Hillsboro Rebecca O’Neill, P.503-716-4848 4865 NW 235th Ave., Hillsboro, OR 97124 www.cfmfloors.com Contract Furnishings Mart - Tigard Jim Plath P.503-542-8900, 800-935-1250 14190 SW 72nd Ave. #110, Tigard, OR 97224 www.cfmfloors.com Contract Furnishings Mart - Clackamas Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr., Clackamas, OR 97015 Email: info@cfmfloors.com Contract Furnishings Mart - Beaverton Garrett Anderson P. 503- 207-5230, 844-214-4220 6050 SW Arctic Dr., Beaverton, OR 97005 Email: garrett.anderson@cfmfloors.com Contract Furnishings Mart - Gresham Ross Williams, P. 503-328-7260 3108 NE 181st Ave., Gresham, OR 97230 www.cfmfloors.com J & B Hardwood Floors, Inc Jim Cripps, P.503-519-4920 Email: jandbhardwoodfloors@gmail.com Rental Housing Maint Svcs CCB# 163427 Gary Indra, P.503-678-2136 Vinyl, VCT, Ceramic, Hardwood The Floor Store Joe Billarreal, P.503-408-6488 5628 SE Woodstock Blvd., Portland, OR 97206 Email: joe@floorstoreportland.com

FORMS

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

GENERAL CONTRACTORS

Clear Water Construction Services - CCB# 194703 Both Residential & Commercial Service P. 503-974-6654, F. 503-217-0308 Email: daleh@cwcsnw.com Web Site: www.cwcsnw.com Uptown Properties CCB# 198205 AJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bonded www.uptownpm.com

HANDYMAN

Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd. Ste 300, Portland, OR 97219 Email: main@bluestonehockley.com Certified Services CCB# 184070 Full service repairs and Maintenance Mark Sandstrom, P.503-313-7963 Email: mpsandstrom@comcast.net G&G construction Inc. P.503-826-9404 Maintenance & Painting Specialist gandgconstruction@me.com Email:garyindra@rentalrepairs.com Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Wieder Works Darren J Wiederhold Residential Property Maintenance CCB#164323 P. 503-260-2133 ~ F. 503-669-5133 Email: d.wiederworks@yahoo.com I do a little bit of almost everything!

HAULING

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

HEATING & COOLING

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

HEATING OIL

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

HEATING OIL TANK

Soil Solutions Environmental Services Tank Locating, Sampling, Decommissioning and DEQ Certified Clean-ups P. 503-234-2118 Email: info@soilsolutions-environmental.com www.soilsolutions-environmental.com

HOUSING AUTHORITIES

Housing Authority of Portland Jill Smith, P.503-802-8565 135 SW Ash St., Portland, OR 97204

INSULATION

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

INSURANCE

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

INVESTMENT SERVICES

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

MASON CONTRACTORS

D&R Masonry Restoration Inc. CCB# 99196 Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie, OR 97222 www.drmasonry.com MOLD Good Affordable Roofing Services LLC CCB # 208939 For all things mold we do it Good & Affordable Call today 971-312-7767 Email: goodaffordableroofingservices@gmail.com www.goodaffordableroofingservice.com Real Estate Mold Solutions Lynne Whitney, P.503-232-6653 Free inspections, Testing and Remediation www.realestatemoldsolutions.com

RENTAL ALLIANCE UPDATE MAY 2017

www.rhaoregon.org

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

MOVERS-HOUSE

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

PAINT / PAINTING

G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialistse Email: gandgconstruction@me.com Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Prof. Interior & Exterior painting Email: garyindra@rentalrepairs.com Richard Hallman Painting CCB# 142467 Rick Hallman, P.503-819-1210 Quality Interior Painting Since 1992

PEST CONTROL

Frost Integrated Pest Mgmt P.503-863-0973 Residential.Commercial.Multi Family www.frostpestfreezone.com NW Pest Control Bruce Beswick, P.503-253-5325 9108 NE Sandy Blvd., Portland, OR 97220 www.northwestpest.com Email: nwpestcontrol@aol.com Orkin Pest Control Dan Wolcott, Account Manager & Inspector P.503-384-8384 Email: dwolcott@orkin.com

PLUMBING/DRAIN CLEANING Apollo Drain P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We gladly quote prices over the phone MJâ&#x20AC;&#x2122;s Plumbing CCB#36338 Michael LeFever, P. 503.261.9155 1045 NE 79th, Portland, OR 97213 ProDrain & Rooter Svcs Inc West 503.533.0430 East 503.239.3750 Drain Cleaning/Plumbing www.prodrainpdx.com Rental Housing Maint. Svcs CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Email: garyindra@rentalrepairs.com Soil Solutions Environmental Services Sewer inspection and repair P. 503-234-2118 Email: info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com

PRINTING & PROMOTIONAL PRODUCTS

Inkberry Print & Promotional Logoâ&#x20AC;&#x2122;d Promotional Products, Signs & More Pamela Maio, P. 503-706-7711 Email: inkberryprinting@comcast.net www.inkberryprinting.com

PROPERTY MANAGERS

Acorn Property Management, LLC - PDX Katie Poole-Hussa, Property Manager Office: 971-352-6760 Cell: 541-968-1703 www.acornpm.net Action Management Wendi Samperi P.503-710-0732

The Garcia Group Ron Garcia, P. 503-595-4747 5331 SW Macadam Ave. Suite 361, Portland, OR 97239 www.garciagrp.com Uptown Properties Chris Shepard, P.520-204-6727 2830 NW 29th, Portland, OR 97210 www.uptownpm.com

Alpine Property Mgmt & Maintenance Tiffany Laviolette, P.503-641-4620 4800 sw Griffith Dr., #209, Beaverton, OR 97005 www.alpinepdx.com

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

Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300, Portland, OR 97219

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

Fox Management, Inc. Tressa L Rossi, P.503-280-0241 C.503-750-8124 F.503-280-0242 2316 NE Glisan St., Portland, OR 97232 Email: tressa@foxmanagementinc.com Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right IRC Property Management Full Service & Hands-On Management Residential & Commercial P. 503-999-0477 / info@ircenterprises.com Kinetic Properties HONESTY, INTEGRITY, TRANSPARENCY P. 503-305-7204 or 503-305-7365 PO Box 903, Canby, OR 97013 www.kineticpropertiesllc.com Micro Property Mgmt. We focus on the small details P.503-473-3742 Email: jeannie@micropropertymgmt.com MLK Property Management & Support Services LLC Management & Consulting Oregon License #200308196 Affordable & Conventional Compliance, Consulting, Staffing & Training Services P. 503-760-0088 2410 SE 121st, Suite 102, Portland, OR 97216 Osmundson & Sons Onsite property management & maintenance 17 years of experience P. 503-960-8761 PropM, Inc Michelle Wrege, P.888-780-2938 Finding Home Owners Qualified Tenants www.propmhomes.com Tangent Property Management, Inc. Ann-Marie Lundberg P. 503-594-2101 www.tangentpm.com The Cobalt Group Accounting and Business Consulting 1100 NE 28th Ave., Ste 100, Portland, OR 97232 P. 503-239-8432 Email: info@thecobaltgrp.com

RADON

REAL ESTATE SALES

Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste. 300, Portland, OR 97219 Denise L. Goding Keller Williams realty P.503-336-6378 C. 503-799-2970 www.denisegoding.com Elizabeth Carpenter, CRIS LizC Real Estate Investments, LLC C.503-314-6498, F.503-882-8680 Email: liz@lizcrei.com IRC Real Estate Specializing in Investment Property P. 503-999-0477 Email: info@ircenterprises.com Liz Dauw, Summa Realty, Realty Pro Phone: (503) 880-5561 Specializing in 1-4 Units, Oregon & Washington E-mail: liz@lizdrealtor.com Blog: www.facebook.com/LizdRealEstate Liz Robinson Real Estate - Windermere Stellar Liz Robinson P. 503-267-7418 Email: lizrobinsonrealestate@windermere.com www.lizrobinsonrealestate.com HFO Investment Real Estate Greg Frick, P.503-241-5541 2424 SE 11th Ave., Portland, OR 97214 www.hfore.com The Garcia Group Ron Garcia, P. 503-595-4747 5331 SW Macadam Ave Suite 361 Portland, OR 97239 www.garciagrp.com

RESTORATION/RECONSTRUCTION

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

RENTAL ALLIANCE UPDATE MAY 2017

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

Kennedy Restoration Restoring Lives...Rebuilding Properties Since 1950 P. 503-234-0509 PDX, OR 360-693-5288 VAN, WA www.kennedyres.com Rental Housing Maint Svcs CCB# 163427 Gary Indra,P.503-678-2136 Fully Licensed to do it all Email: Garyindra@rentalrepairs.com www.roofpdx.com Servpro Serving North Portland, Lake Oswego & West Linn P.503-283-3658 F. 503-444-7130 www.servpronwportland.com

ROOFING

Good Affordable Roofing Services LLC CCB # 208939 For all things roofs we do it Good & Affordable Call today 971-312-7767 Email: goodaffordableroofingservices@gmail.com www.goodaffordableroofingservice.com 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 Svcs Corey Wilkerson, P.503-803-1950 Email: corey@bengeindustries.com

Halâ&#x20AC;&#x2122;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 Seal Coat Specialties, LLC-OR CCB#197991 WA Seal CSL 882m3 Asphalt maintenance Chuck Jordan, P.503-914-9837 Email: sealcoatspecialties@hotmail.com

WINDOWS / STORM WINDOWS

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

SEWER

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

STRIPING

Benge Industries Parking Lot Maintenance Services Corey Wilkerson, P.503-803-1950 Email: corey@bengeindustries.com Seal Coat Specialties, LLC-OR CCB#197991 WA Seal CSL 882m3 Asphalt maintenance Chuck Jordan, P. 503-914-9837 Email: sealcoatspecialties@hotmail.com

WATERPROOFING / CONCRETE REPAIR

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

For Rent RENT Meeting Space Available

-Are you looking for a great place to have a meeting? -Are you planning an event, but just not sure where to hold it? 935 square feet, audio and video available, small kitchen prep area. Classroom/Banquet tables and chairs. For more information contact: Ami Stevens at 503-407-3663 or RHA Oregon at 503-254-4723 22

RENTAL ALLIANCE UPDATE MAY 2017

www.rhaoregon.org

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

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

10520 NE Weidler Portland, OR 97220

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