MAY 2015 RHA UPDATE NEWSLETTER by Cari Pierce

May 2015

A monthly newsletter published by the Rental Housing Alliance Oregon

rha

Angie’s List Shops the Market; Finds Lead- Paint Misinformation & Violations

est. 1927

www.rhaoregon.org In this issue: Dinner Social

page 3

Angie’s List Shops the Market page 6 - 8 Training The Next Generation… page 10 & 11 Dear Maintenance Men page 14 & 15 Buying VS. Repairing Your Appliances page 16 & 18 How to Write Real Estate Listings Page 17

See Pages 6 - 8 Formerly the Rental Housing Association of Greater Portland

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Dinner Social

Wednesday May 20 2015 at 6 pm

Brought to you by:

Table of Contents

Speaker: Adam R. Kendall Abplanalp

Dinner Social |page 3

Subject: Fraud Prevention for Small Busninesses

President’s Message | page 4

Adam has over 10 years of experience in the fraud, risk management, and audit professions. He is a Certified Public Accountant, Certified Fraud Examiner, and Certified Internal Auditor. Adam is also a Certified Information Systems Security Professional and has experience in IT and computer security. While working for the largest bank headquartered in Oregon, he oversaw the bank’s fraud monitoring and prevention programs, with responsibility for mitigating card, check, and online fraud. He has experience working with real estate, property management, and other small businesses, ranging from sole proprietors to companies with 75 employees. In this presentation, you’ll learn about some of the most common fraud schemes that affect small businesses, and how you can protect yourself by being aware of, preventing, and detecting both internal and external fraud. Kendall Consulting offers accounting, tax, and small business consulting services to companies throughout the Portland metro area, with a special focus on the real estate and property management industries.

When: Wednesday May 20, 2015 at 5:00pm Beer Tour and 6pm Dinner Where: Widmer Brothers Pub, 929 N. Russell St., Portland OR 97227 $28.00 per Person if Registered by May 15, 2015 $33.00 per Person if Registered after May15 2015 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 meeting

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

Directions:

From I-405 North:

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

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

RENTAL ALLIANCE UPDATE May 2015

President’s Message Spring Fever!!!! Is that what we are all feeling right now? The warmer weather is making it difficult to concentrate on work and not dream about taking the day off and going fishing, hiking, golfing, or just going for a drive to the coast to walk along the beach. May is such a beautiful time of the year here in Oregon.

RHA Oregon BOARD MEMBERS President John Sage, PH. (503)667-7971 RHA Oregon President John Sage

The new foliage and splashes of colorful flowers that are everywhere. Mother’s Day and Memorial Day weekend are not too far away. Planning a trip on Memorial Day is usually done at this time of year if not sooner. So now is a great time to start making plans for spring and summer projects too. I start going through all my notes for projects that were meandering around in my head all winter: Repairing the deck at the rental property, cleaning the moss off the roof and gutters, putting down new bark dust and trimming all the arborvitae. So I sit down and go over the list, figuring out which project is the highest priority and then scheduling each project on my calendar. Once this is done I can move on. Then I start to think about my business. Am I up on the latest forms and how to use them? Is there a class that I need to take to make sure I have the latest information? Fortunately, RHA Oregon has several classes that would be of benefit to me in the month of May. After checking the calendar of events on the website, I find that RHA has an Online Tenant Screening class on May 6th and Landlording 101 on May 9th, which is taught by Attorney Mark Passannante. Then on May 14th is Becoming a Rental Housing Provider, taught by Ron Garcia. So here are several great opportunities for me to increase my knowledge base. I don’t know if you have heard either of these gentlemen speak. I have and can tell you that they bring a wealth of knowledge and experience to the subjects that they cover. Now I am feeling prepared for the next month and start to look forward to the upcoming months. What does RHA Oregon have in store for me? Well, in June there is the free dinner hosted by Contract Furnishings Mart, in July is our Annual Starry Nights Event at the RHA Office. If you attended last year’s event you will remember that we raised funds for JOIN and were able to get a family off the streets and into a home. In August is our annual Oaks Park picnic.

President Elect Ron Garcia, PH. (503)595-4747 Vice President Robin Lashbaugh, PH. (503)805-5993 Treasurer Elaine Elsea, PH. (503)258-0700 Secretary Lynne Whitney, PH. (503)284-5522 Past President Elizabeth Carpenter, PH. (503)314-6498 RHA Oregon DIRECTORS Katie Poole-Hussa, PH. (503)465-4404 Alita Dougherty, PH. (503)254-4723 Cathy Galuza, PH. (503)888-8830 Dana Brown, PH. (503)740-8432 Jerad Goughnour, PH. (503)303-8545 Jim Herman, PH. (503)-645-8287 Ami Stevens, PH. (503)-407-3663 AJ Shepard, PH. (360)772-6355 Matt Korshoj, PH. (503)822-5539 Mihyun Pratt, PH. (503)969-5412 Phil Owen, PH. PH: (503)-244-7986 RHAOregon OFFICE Monday - Friday * 9:00am - 5:00pm PH: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220

I am looking forward to the next month and a busy, exciting summer. My hope is that you as an RHA Oregon member will come out and have some fun with us. Get the education and training to help your business grow and be successful and also come have some fun with us at the Starry Night event and the Oaks Park Picnic. Sincerely, John Sage, President RHA Oregon Stegmann Insurance Agency Inc. Since 1927, the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing.

:RENTAL ALLIANCE UPDATE May 2015

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

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

5/13

Board Meeting

RHA Conference Annex

5:00pm

5/20

Dinner Social

Widmer Brothers Pub

6:00pm

5/28

New Member/Mentor Session

RHA Conference Annex

6:00pm

6/10

Board Meeting

RHA Conference Annex

5:00pm

6/16

Dinner Social

CFM - Free Dinner

6:00pm

6/25

New Member/Mentor Session

RHA Conference Annex

6:00pm

INFORMATION

See page 3

See June Update Newsletter

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 CLASSES

LOCATION

TIME

05/06

Online Tenant Screening Class

RHA Conference Annex

11:00am

05/08

Understanding Your Decision Point Reports

Webex

11:00am

05/09

Landlording 101

The Monarch

9:00am

Taught by: Mark Passannante Attorney At Law, 12566 Southeast 93rd Ave., Clackamas, OR 97015

RHA Conference Annex

6:30pm

Taught by: Ron Garcia of the Garcia Group, , 10520 NE Weidler, Portland OR 97220

RHA Conference Annex

11:30am

Taught by: Vince Kingston, 10520 NE Weidler, Portland OR 97220

05/21

Becoming A Rental Housing Provider Residential Financing Strategies in Today’s Markets

05/28

Online Tenant Screening Class

Webex

7:00pm

06/10

Online Tenant Screening Class

RHA Conference Annex

11:00am

06/12

Understanding Your Decision Point Reports

Webex

11:00am

06/23

Online Tenant Screening Class

Webex

7:00pm

06/26

Understanding Your Decision Point Reports

Webex

7:00pm

05/14

INFORMATION

Interested in knowing what is going on with Rental Housing Alliance Oregon? You are invited to attend our monthly board meetings. Please come and see what is happening! 2nd Wednesday of every month at 5pm.

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

Call RHA at 503/254-4723 to let us know that you will be there. Becoming A Rental Housing Provider:

Residential financing Strategies in Today’s Market:

Ron Garcia has been a landlord, Realtor and Property Manager for 30 years. Ron’s business and management style has morphed over the years in order to stay ahead of the curve on risk management and good landlord practices. He shares practical tips, techniques and attitudes that are essential to any rental property owners “survival kit”.

This 1.5 hour class starts with a broad introduction to today’s financing options for acquiring residential real estate. Whether your goal is to acquire your first rental property or tenth, specific strategies and techniques will be shared that can help you accomplish your vision.

$25 Members $35 Non-Members

Online Tenant Screening This class is offered to members of the RHA Oregon only. If you have a current service agreement and would like to do screening from the comfort of your own home or office this is the class that you would take to learn how to correctly read the National Tenant Network reports and input applicants information into the National Tenant Networks system in order to get the reports directly Free For Members only

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

RENTAL ALLIANCE UPDATE May 2015

Angie’s List Shops The Market; Finds Lead-Paint Misinformation & Violations By Jo Becker, Education/Outreach Specialist, Fair Housing Council of Oregon

Last fall angieslist.com published a very interesting article for their subscribers entitled “LEAD: Still Lurking.” This month I’d like to share some ARM YOURSELF salient points from that WITH INFORMATION article with you. Homeowners can’t rely on What follows is contractors and their local hardware store to know their portions of the Angie’s List article by Paul stuff where lead paint is Pogue with additional concerned. reporting by Kaley Belakovich, Oseye Boyd, James Figy, Staci Giordullo, Garrett Kelly, Lacey Nix, Michael Schroeder, Stephanie Snay, and Cynthia Wilson. Angie’s List takes lead paint seriously. That’s why they decided to conduct a “secret shopper” program this year to test contractors and hardware stores about their knowledge of lead safety. It’s been four years since the Environmental Protection Agency (EPA) implemented its Renovation, Repair, and Painting (RRP). Did awareness about the dangers of lead increase? Maybe. Are contractors passing along good advice about lead safety? Not always. While interviewing candidates for the project, the last thing a consumer expects to hear is: “It’s just a bunch of B.S., really.” However, that’s exactly what one contractor told one of Angie’s List reporters. Angie’s List contacted 150 randomly selected painters, remodelers and window contractors, and 50 hardware stores, in 10 major cities telling them a 2-year-old child’s room in a 1920s house was being renovated. What, they asked, were the proper methods to strip paint or replace windows? Nearly 11% of those contractors, and 47% of hardware stores, gave poor advice. Here are a few examples: • “Lead only harms you if you eat it.”

• “Just close the door, wear a mask. • “You might just be able to throw [lead paint debris] in the trash.”

KNOW THE RISKS Lead paint lurks in nearly half the nation’s homes. Here are several risk factors to consider, according to the EPA and highly rated lead testers: • About 38 million homes in the US, representing 40% of the residential housing stock, contain lead-based paint. • Any home build before 1978 might still have lead paint. And the chances increase the older the home. • Window and door frames often contain lead even when the rest of the home doesn’t, and they present particular dangers. Friction or impact surfaces such as door frames, stairs, and windows can break down The paint during normal use and release lead into the home. Some ceramic tile in pre-1978 homes also contains lead, which might be released if the tiles are removed or broken. • Deteriorated paint presents a significant hazard, as it releases paint chips and lead dust. Even small amounts of dust – not just chips – can easily be ingested by young children. • Soil can become contaminated when exterior lead paint flakes or peels off.

“The whole lead thing is very overblown unless your kids are chewing or gnawing on the windowsills.” While lead-safety awareness has increased, homeowners can’t rely on contractors and their local hardware store to know their stuff where lead paint is concerned. Your best defense? Arm yourself with information. Sadly, Angie’s List staff found that a significant number (continued on page 7)

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Angie’s List: continued from page 6

of those renovation contractors — nearly 11 percent — offered consumers bad advice when it comes to lead safety. But even more disconcerting, nearly 32 percent of those contractors told us they did not have the required EPA lead-safety certification. Every lead-painted surface contains invisible poison, easily unleashed by scraping, sanding, or melting the surface – all common techniques in renovations. Lawmakers banned lead-based paint in 1978 but contractors working in older properties operated with very little regulation until the EPA instituted the RRP Rule in 2010. Nationwide, about 40 percent of the housing stock remains at risk for lead paint, according to the EPA. Angie’s List estimates that number may be higher for its members as 46 percent of them report living in a pre-1978 home. According to Wendy Cleland-Hamnett, director of the EPA’s office of pollution prevention and toxics, “Our certified firms mentioned that they sometimes have to compete with firms underbidding jobs because that firm is uncertified and is willing to work without lead-safe work practices,” she says. “Those firms may be skirting other requirements as well.” In the past year, Cleland-Hamnett says the EPA stepped up its enforcement efforts against noncompliant firms or individuals. Going an additional step further to protect their members, Angie’s List excludes any contractor who performs this type of work and fails to provide proof of EPA certification from this service category and keyword searches. In addition, the site includes a notice on the company's profile to alert their members of the issue. “Correct practices are very easy to spot,” according to Ron Peik, owner of a highly rated lead-paint remediation company in Mass. “You should be seeing lots of plastic being set up to contain the area, literally taped down so air

LEAD REQUIREMENTS In ‘96 federal regulation was passed requiring housing providers to disclose to potential buyers and occupants that pre-‘78 residences may contain lead-based paint before the consumer was obligated by contract. This involved distribution of a “Protect Your Family from Lead In Your Home” brochure and signatures a disclosure form. The RRP regulation was layered on top of the ’96 law, requiring those doing work that disturbs at least six square feet of painted surfaces inside pre-’78 homes (or 20 square feet on the exterior) provide residents with the “Renovate Right” brochure and complete another accompanying disclosure form. Two years later EPA went on to stipulate that those doing such work must be certified (or hire someone who is) and follow specific work practices to prevent lead contamination. The following work methods are specifically prohibited because they have been proven to create significant levels of lead dust: • dry sanding or scraping, • removing paint by torching or burning, • the use of heat guns over 1100°F, and • machine-sanding or grinding without HEPA equipment. Specialized paint strippers are available instead; some even render lead non-hazardous further decreasing risk to workers and residents. Safe work practice requirements include, among other things, posting of signage during the project; the use of plastic sheeting to seal and prevent contamination outside the work area; and proper disposal of lead-based paint waste. doesn’t get in, and windows, ducts and doorways sealed off. Homeowners really should insist on looking at the containment before actual work is executed.” The most important thing owners of pre-1978 homes can do is hire certified contractors on jobs that disturb lead paint, and verify that the contractor follows the law. Angie’s List also offers a Lead-Safe Practices Checklist to (continued on page 8)

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RENTAL ALLIANCE UPDATE May 2015

Angie’s List: continued from page 7

protect yourself and your property. You can find it at www.angieslist.com/articles/lead-safe-practices-checklist. htm and additional resources at www.angieslist.com/ articles/lead-paint-safety-what-you-need-know.htm. For help with your own specific lead questions, call the free Leadline at 503/988-4000.

Qs about this article? ‘Interested in articles for your company or trade association? Contact Jo Becker at jbecker@FHCO.org or 800/424-3247 Ext. 150 Want to schedule an in-office fair housing training program or speaker for corporate or association functions? Visit www.FHCO.org/pdfs/classlist.pdf

A reminder that although lead poisoning is especially dangerous for kids, the fear of lead poisoning or liability does not give housing providers the right to deny or discourage families with children away from pre-1978 using. Familial status is a protected class under federal fair housing law and doing anything to deny or discourage otherwise qualified families is illegal. Visit www.FHCO. org for more information on this topic. This article brought to you by the Fair Housing Council; a civil rights organization. All rights reserved © 2015. Write jbecker@FHCO.org to reprint articles or inquire about ongoing content for your own publication. To learn more… Learn more about fair housing and / or sign up for our free, periodic newsletter at www.FHCO. org.

Are You Ready for an Audit?

by Mary Girsch-Bock of PropertyManager.com, a Service of AppFolio

Isn’t it amazing how a simple five-letter word can create such panic and anxiety in so many of us. While tales of audit disaster are found everywhere, most audits are simple and straightforward, involving little drama and a lot of paperwork. Of course, even with these reassurances, being audited, whether it’s by the IRS, the Real Estate Board, or by an outside firm, can be stressful. The good news is that solid preparation can go a long way towards reducing that stress, while also keeping your office compliant, should an audit become a necessity. Here are a few suggestions that can be easily implemented and monitored:

:RENTAL ALLIANCE UPDATE May 2015

Keep all of your bank accounts reconciled. While the act itself may not seem critical, the information you garner as you reconcile your accounts is important. If you don’t reconcile your bank accounts, how will you know if there are unusual or unauthorized charges on the account, or that checks have been written that should not have been written? Keeping your accounts reconciled will give you a clearer picture of the health of your business than just about anything, and go a long way towards making an audit quick and easy.

Have trust accounts for your security deposits

(continued on page 15) www.rhaoregon.org

www.rhaoregon.org

RENTAL ALLIANCE UPDATE May 2015

Training The Next Generation of Real Estate Investors By Cliff Hockley, President of Bluestone & Hockley Real Estate Services

You don’t feel any older...but who is that person in the mirror? After fifty years of investing you have grown a portfolio that nets over $25,000 a month and you feel good about what you have accomplished. You ‘retired’ years ago when you hired a real estate property management company to handle the day to day upkeep of your investments and prior to that you made sure to build up significant reserve accounts for each of your properties, planning ahead for taxes, major capital expenses, vacancies that might require significant remodeling, and (in the case of commercial buildings) large leasing commissions. This allowed you the time to check off items on your bucket list while maintaining the income to finance each adventure. Whether you’re in a Paris hotel room or on a lounge chair at a beach resort, you still carefully review each monthly property report to keep apprised of your investments. Life is pretty good, but you know it can’t go on forever. You are aging; you may have small memory lapses now and then or a lack of stamina to keep up with rapid change. You know that you need to get young blood involved in your investments. You don’t need to hire another service provider. You need to recruit another you. Everyone you talk to offers the same advice, “Do you have kids?” they ask, “Are they interested in taking over?” You know you should have asked yourself this question earlier but somehow the opportunity escaped you. Even the closest families sometimes shy away from sharing financial details with each other. Maybe your kids were free spirits in their younger years and you questioned their judgment, maybe they never seemed interested in real estate, or maybe they were focused on their own career path and you didn’t want to complicate their lives. Maybe you don’t have children but some capable nephews and nieces you never approached. In any case, you have no idea if these potential successors are interested in real estate or

investing for that matter. You also need to understand that just because these people are related doesn’t mean your successor(s) have real estate in their DNA or the ability to collaborate well with each other. You need to identify people who are passionate about real estate investing, like you are. They will need the ability to work cooperatively in a way that will last into the future. How do you gauge interest, compatibility and aptitude for a job they will assume after you are gone? Introducing the next generation to real estate At this point, the best approach is a fairly direct one. Invite your potential successor(s) to visit you for a planning session on the future of your real estate investments. Give them some idea of the nature of your real estate holdings, your intentions of passing it on to the next generation, and explain why their involvement now will help make the transition a successful one. Let them know to expect something more like a workshop and less like a family reunion and discourage them from bringing their spouses or children. In preparation for the planning session, have your property manager prepare a briefing book for each property which includes the property histories, tenant information, condition of the property, latest capital improvements, individual balance sheets and income statements on a year over year basis, and then schedule him or her to take your group on a tour of your properties. After your tour, break down the business details to your successor(s). Explain the LLC structure of your investments, the trust structure of your estate, and what that would mean to them. Review the potential estate taxes that might arise as a result of your passing and how you propose they manage that burden. If you have a number of successors, you will need to designate one to work with the property manager on day to day decisions. It is important, however, to train all (continued on page 11

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Training the Next Generation: continued from page 10

successors so they can create a process of decision making. Major decisions over $10,000 and those involving strategy and refinancing, purchasing and sales of properties will involve all of your successors as a group, so they must have a strategy to reach consensus. (You will also need to plan for what happens if one of your successors dies, or is incapacitated, or just wants out of the partnership. If you start planning early, you can gauge interest level and compatibility to prevent this last scenario.) Devise a training program Devise a training program to give your successor(s) the knowledge to make the best decisions possible and, in the case of multiple successors, to establish as a group who has the skills and interest to be the leader. Make sure this training program includes the following: 1. Pay for your successor(s) to take basic real estate courses, either online, or at a college/community college near them. They will need to pass with a B or better. 2. Put together an orientation so your successor(s) understands the current condition of the properties, how and why you bought them and put five-year plans in place

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for each property. In this way they will also be setting long term and short term goals for asset growth and repositioning of the portfolio. 3. Teach them real estate mathematics, how to underwrite real estate deals, how the financials work, what pro formas are and how to evaluate property financing so they can make informed purchase, sale and refinance decisions. Evaluate the purchase of potential properties together. 4. Review and role play how to make decisions regarding leasing commercial space and how to handle commercial leases, commercial brokers and their commissions and how to evaluate tenant improvement expenses and lease rates. 5. After all of this training, allow them to take a key role in decision making for your portfolio. (Remember to modify the LLCs to take their involvement into consideration!) All this may overwhelm your successor(s) at first, especially if they had no previous exposure to your investments. Allow them to air their concerns and coach them best you can. If you plan carefully you will have the added bonus of more quality time spent with your loved ones. You will be able to connect with them as adults, and enable them to prepare for their retirement as well as the future of other family members down the line. With the right planning and training, everyone wins.

RENTAL ALLIANCE UPDATE May 2015

:RENTAL ALLIANCE UPDATE May 2015

www.rhaoregon.org

RENTAL ALLIANCE UPDATE May 2015

Dear Maintenance Men: By Jerry L'Ecuyer & Frank Alvarez

Dear Maintenance Men: How do we repair a mirror that starts to de-silver around the edges? Our units have large mirrors in the bathrooms and the mirrors edges just look terrible. I don’t want to remove them as the mirror is glued to the wall and expensive to replace if broken. Paul Dear Paul: This is common in edgeless mirrors used in a wet environment. The moisture gets in at the edges of the mirror and deteriorates the silvering material behind the glass. We have a couple of solutions depending on the finished look you want to achieve. An easy to do yourself method is to glue picture frame material around the edges of the mirror. A wood frame can be as simple or as fancy as you like and the material can be found at any hardware store or picture framing shop. If you don’t want to use wood, we found HD Supply and many other hardware outlets sell a product called “MirrEdge”, a beveled acrylic strip designed especially for mirror edge de-silvering. It comes in different bevel designs and even in woodgrain or mirror finishes. You can order kits to fit most mirror sizes or cut to fit. Dear Maintenance Men: We have a Formica style kitchen counter top in a vacant unit which has knife cut damage from a previous resident. The damage is localized and the rest of the counter top is in great shape. I really don’t want to replace the top for such a small area of damage. Do you have any suggestions on repairs? Frank Dear Frank: Depending on the location of the countertop damage, use a wood, tempered glass or nylon cutting board of slightly larger size than the damaged area. Draw a template on the countertop using the cutting board as a guide. Carefully cut the damage area out. Use a very fine saw to make the opening, this will keep the edges clean. The hole should not be more than one-eighth inch larger than the cutting board. This will leave a hole in your countertop the size of the cutting board.

The hole may need to be reinforced and spacers added to make up for the thickness of the new board. The cutting board should either be flush to the existing surface or no more than one-eighth inch above the surface. Use good quality adhesive silicone caulk to install and seal the cutting board to the countertop. If you don’t feel confident in your cutting skills, there is an alternative. The tempered glass cutting board is very thin and could be applied directly over the damaged area of the countertop. First remove any “feet” or other spacers under the cutting board. If the board is clear, you may want to paint the underside to help hide the countertop damage. Clean any grease or wax from the damaged area of the countertop and apply water proof construction glue and press the glass cutting board into place. After the glue has cured, use a good quality silicone caulk to seal and dress the edges. Dear Maintenance Man: I have been tasked with caulking the bathtubs at an apartment building I do maintenance at. My issue is that I always make a mess of the caulk. I’m sure it is not hard, but I don’t know the technique. Can you explain the proper way to apply caulk? Tom Dear Tom: Yes, we’ve all struggled with our caulking nightmares. Here is a simple solution; First always remove the old caulk and clean before installing new caulk, then: 1. Check the size of bead you will need. Smaller is better than larger. (Between one eighth & a quarter inch bead size.) 2. Cut the nozzle of your tube to the desired size. It is best to cut the nozzle at a 45-degree angle and again, the smaller the opening (within reason) the easier it will be to apply. 3. (If you are new at this, it is best to use a water-based product. The clean-up is easy.) Apply your caulk in a slow and even continuous fashion. Do not stop or worry about defects at this time. Your caulking gun should be at a 45-degree angle to your work. If you don’t have enough caulk the first time, you can go over it again. (continued on page 15)

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Dear Maintenance Men: continued from page 14

As you get more comfortable caulking, try pushing the caulking gun as opposed to pulling when applying caulk. With practice, this will give you a better caulk bead. 4. Now using your damp finger wipe away excess caulk from your desired location. Some basics to keep in mind; keep a damp rag with you to wipe off your nozzle and fingers from time to time. Don’t let the caulk build-up too much. Position your finger between a 30 to 45 degree angle to the work, pull your finger along the caulk, gently pushing the material into the corner. 98 percent of the material should glide under your finger and not be pushed in front of your finger. If you have a big gob of caulk on your finger, you may be pushing too hard on the caulk and not letting enough glide through or you have used too much caulk. 5. Now taking a damp square sponge wipe in a slow continuous fashion along your new caulk. Being careful to not wipe too much away. You should see a noticeable difference in your finish. Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation

Are Your Ready for an Audit?: continued from page 8

and use them properly. Almost every state requires property managers to maintain a separate bank account for security deposit monies. It’s important to learn the rules of your state and follow them accordingly. Mis-use of trust accounts is the number one reason why property management companies are audited by their state real estate departments. This is an easy one to fix. Establish your trust accounts and use them properly. o Be up to date on filing. I know in a busy property manage ment office, the task of filing is way down on the priority list. But it’s important to have all of your resident files up to date, meaning that everything that belongs in that resident file needs to be in that file, in that cabinet – and not in a pile on your desk. Spend a few minutes at the end of the week filing away all of your paperwork. It will make an audit much easier. o Have a process in place for everything from approving invoices to processing security deposit refunds and be able to document that process. If your state requires security deposit refunds to be processed within 30 days of move-out, make sure that you honor that requirement and are able to document it accordingly. By instituting these processes, you’ll have no reason to fear an audit, now or in the future. Reprinted with permission from PropertyManager.com AppFolio provides web-based property management software that allows residential property managers to more effectively market, manage and grow their business. AppFolio's software solution includes complete accounting functionality, integrated marketing, resident screening, online payments and property management. AppFolio is committed to industry education and is the provider of PropertyManager.com and GreenPropertyManagement.com-two online education resources for property managers. To learn more, please visit us at www.appfolio.com or call 866.648.1536.

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RENTAL ALLIANCE UPDATE May 2015

BUYING VS. REPAIRING YOUR APPLIANCES By Sandy Adams, American Apartment Owners Association

Sometimes the cost of repairing an old appliance just doesn’t make sense. But when is a good time and what brand should I consider buying? Last week I sat down with Chris Boucher from De Anza Appliance (a California based company), Service and Repair, to ask him a few questions about purchasing a new appliance. WHEN IS IT TIME TO REPAIR VS. REPLACE MY APPLIANCE? There are a lot of factors to consider but the general rule of thumb if your appliance is less than 10 years old have someone take a look. If it’s over 15 years old I suggest you consider replacing it. New appliances will be more efficient and you’ll start fresh with a new useful life. That middle ground inbetween depends on a couple items: 1) Is the appliance in otherwise good shape? 2) Is it built-in to the cabinet and harder to install? 3) How long will it be before I remodel the kitchen again? With some appliances, like built-in double wall ovens, professional style ranges, large Sub Zeros or other built-in appliances, it may be worth fixing an older model since the replacement cost could be in the thousands of dollars. I would estimate the useful life of most current washers, dishwashers, and refrigerators to be between 12-18 years; and dryers, ovens, and cook tops between 15-25 years. WITH SO MANY BRANDS OUT THERE, HOW DO I FIGURE OUT WHICH ONE IS BEST FOR ME? Whirlpool is a manufacturer that owns several brands. Currently Amana, Maytag, KitchenAid, and Jenn-Air appliances are all built the by the Whirlpool company. Swedish based Electrolux owns the Frigidaire brand and was recently purchased General Electric home appliance division. Whirlpool also builds the Kirkland brand you see in Costco and many of the appliances you

find at IKEA. There’s a lot fewer brands than you might think. For instance Kenmore at Sears is built by other manufacturers. Most of their current models are built by Whirlpool, Electrolux, Samsung, or LG. Sears carries the most brands of any of the big box retailers, but their sales team might recommend Kenmore since it has the best profit margins. Other big box chains have Electrolux, LG, Samsung, and Whirlpool brands. Check out your local independent if you’re looking for commercial or boutique brands, such as Dacor, Speed Queen, Sub Zero, or Thermador. Although you might pay a bit more we always recommend our customers start there. You’ll get better selection, a more knowledgeable sales staff, and full-service installation options. Price is sometimes negotiable at the independents, especially if you’re buying a laundry pair, doing an entire kitchen remodel or revamping multiple units. Checking out consumer reports for repair rates and efficiency ratings doesn’t provide a complete picture. If you have an appliance repair company you work with talk with their technicians and ownership team about brands they service, ones that last the longest, brands that have lower costs of repair. Finding a good servicer you can trust that can handle your appliances is as important as having a quality appliance. Even the best rated machines can break down and you’ll be in a pickle if you don’t have a good servicer. WHAT CAN I DO TO HELP MAKE THE SALES PROCESS EASIER? Size matters. If you have a technician on site and you decide it’s better to replace rather than repair have the tech measure both the appliance and the opening around the appliance. The “cut-out” dimensions will help guide the sales professional in finding an appliance that will come closest to fitting the existing opening. If the new built-in appliance is bigger or smaller, knowing the (continued on page 18

:RENTAL ALLIANCE UPDATE May 2015

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How to Write Real Estate Listings People Will actually Read by Katrina Langer

Did you know it takes less than a minute for prospective tenants to decide whether or not they’d like to learn more about your property?

like, “3br/2b, 1800SF, H/HW,” but may be more inclined to click on something like, “3 bed/2 bath in Brookline, $3,000/month.”

Yup. It’s true. When browsing home listings online, people spend the first 20 seconds looking at the main image of the house, and within two of those seconds, they make a snap decision about whether or not to continue browsing the listing. Now, we’ve talked about the importance of fine-tuning your listings before, including writing better headlines and taking great photos, but we’ve never before been able to tell you exactly how a searcher will scan and evaluate your listing.

Keep it short! Like we mentioned above, people may skip over the listing agents’ remarks altogether, so there’s no need to get fancy with them. Use a bulleted list to highlight the best features of the property, and leave out the flowery language. “3 pristine and quaint bedrooms with windows to let in the morning sun,” isn’t as effective as saying, “3 bedrooms with big windows.”

This article was originally published at www. allthingspropertymanagement.com, a property management industry blog managed by property management software company Buildium, LLC.

But now we can, thanks to researchers at Old Dominion University, who found that 60% of the time spent looking at a listing are on photos. 20% is spent on the property description (how many square feet and the price), and another 20% is spent reading the remarks agents make about the property (“Great views! Charming price!”) — that is, if they read that section at all. A whopping 41% of respondents said they skip over realtors’ remarks altogether.

2015 RHA Oregon Office Closures Office Hours Monday - Friday 9 - 5pm Thursday January 1, 2015 - New Years Day

The study, which also determined that people examine listings in a “Z” shape (left to right, top to bottom), was conducted by Michael Seiler, founder and director of the Institute for Behavioral and Experimental Real Estate at Old Dominion. In addition, it was accepted by the Journal of Real Estate Research in 2013. Clearly, crafting compelling listings is critical to your real estate marketing plan. So how do you get people to stick around after they’ve flipped through the photos of the property?

Monday May 25, 2015 - Memorial Day Monday September 7, 2015 - Labor Day Thursday November 26, 2015 - Thanksgiving Day Friday November 27, 2015 Black Friday Friday December 25, 2015 Christmas Day Phone: (503)254-4723

Fax (503) 254-4821

10520 NE Weidler St., Portland, OR 97220

3 keys to write real estate ads that capture renters’ & buyers’ attention The pros at Zillow recommend: 1

Avoid using all caps in the remarks section or headlines. It’s the virtual equivalent of shouting, and is a turn-off to many would-be renters. Go ahead, try to read this and imagine the person speaking to you is calm and quiet: “GREAT PRICE! WON’T LAST LONG!!!” Try to limit the abbreviations and “real estate” speak. Searchers will probably glaze right over something

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2143 NE Broadway St Portland, OR 97232 Office: 503-281-1172 Cell: 503-314-6498 Email: liz@lizcrei.com www.lizcrei.com

Real Estate Services

RENTAL ALLIANCE UPDATE May 2015

Buying VS Repairing: continued from page 16

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 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.

dimensions helps the installation team provide an accurate quote that includes cutting into the cabinets or countertop or building a trim to fill in the gaps. What’s important to you; time-saving features, energy efficiency, or price. With today’s units you usually can’t have it all. The least expensive appliances will last the longest but won’t be as efficient or have as many options as their more expensive counterparts. Energy efficient laundry and dishwashers can save you money but sometimes have longer cycles than you are accustomed to. Feature laden appliances, especially refrigerators with ice makers, computer controlled crisper bins, and other additional electronics provide a lot of convenience but you sacrifice energy efficiency and pay a higher price tag. Be prepared to answers questions like; how many people are living in each unit or home, how many loads of laundry do they do, do they wash king size bedding, do they cook frequently, do they like to bake, how often do they go grocery shopping and what appliance features are important to most people. 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.

RHA Oregon entors

• Are you a member of RHA Oregon? Are you interested in knowing what RHA Oregon is all about? • Thinking about becoming a member? • Have landlord questions? • Come speak to some experienced landlords and learn more about an RHA Membership

Our Members Matter COME JOIN US! NEW MEMBER ORIENTATION AND MENTORING SESSION

:RENTAL ALLIANCE UPDATE May 2015

Refreshments Offered Thursday May 28, 2015 from 6-8pm RHA Oregon Conference Annex 10520 NE Weidler Portland OR 97220.

www.rhaoregon.org

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

ACCOUNTING/BOOKKEEPING Balancing Point, Inc., Sandy Buhite-Landis P.503-659-8803 C.503-504-9466 12500 SE Oatfield Rd Milwaukie 97222 melandsandyl@hotmail.com

Kendall Associates Accountants and Business Consultants 1100 NE 28th Ave., Ste 101 Portland, OR 97232 P.503-206-5660 adam@kendallassoc.com Portland Tax Co. Full Service Tax and Accounting Phone: 503-258-0700 Fax: 503-256-1527

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

Oregonian Media Group David Sandvig, P.503-221-8417 1500 SW 1st Ave., Ste 500, Portland 97201 dsandvig@oregonian.com www.oregonianlive.com

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 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 halspave@easystreet.net

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

Zillow.Inc Find your next tenant 1301 2nd Ave., Seattle, WA 97101 www.zillow.com

Broer & Passannante, P.S. Mark G Passannante, P.503-294-0910 1001 SW Fifth Ave, Ste. 1220 Portland, OR 97204

APPLIANCE-RENT -SRVS- LEASE

Jeffrey S. Bennett Jeff Bennett. P.503-255-8795 850 NE 122nd Ave. Portland, 97230 Protecting landlords’ rights in Oregon for over a decade.

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 CoreLogic SafeRent 7300 Westmore Road, Suite 3 Rockville, MD 20850 P.888-881-3400 www.corelogic.com/saferent

Complete Screening Agency LLC Jacob Turner & Tiffany Webb P.800-827-3130 www.complete-screen.com info@complete-screen.com National Tenant Network Marcia Gohman P.503-635-1118, F.503-635-9392 P.O. Box 21027, Keizer 97303 www.ntnonline.com RHA Oregon P.503-254-4723, F.503-254-4821 Fast,affordable tenant screening www.rhaoregon.org

www.rhaoregon.org

Law Offices of Richard Schneider, LLC P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11 Portland 97210, Business formation - LLCs Scott A. McKeown, P.C. Scott McKeown, P.503-224-1937 8700 SW 26th Ave Ste S. Portland, 97219 scottmckeown@comcast.net 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

Eaton General Construction CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists email: gandgconstruction@me.com

CARPET CLEANING

Americlean Inc., Since 1972 We are very good at what we do, Frank Porter, P.503-771-0554 info@iloveamericlean.com www.iloveamericlean.com

Certified Carpet Services Cleaning, restretching,repairs and flood service. P.503-313-7963 Dura Clean Carpet Cleaning Upholstery, Pet Odor Removal, Flood Service P.503-914-8785 F,503-372-9163 www.duracleanllc.com dura-clean@comcast.net O’Meara Carpet Cleaning P.503-538-1983, 503-620-5005 Cleaning, Pet Odor

CARPET SALES

Certified Carpet Servies CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching, repairs & Flood Srvs mpsandstrom@comcast.net Contract Furnishings Mart Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com The Floor Store Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 ted@floorstoreportland.com

COLLECTION AGENCIES

Anderson & Associates Credit Services, LLC P.503-293-5400, F.503-813-2159 P.O. Box 230286, Portland, 97281 andersoncollectionagency@gmail.om National Credit Systems, Inc. Mary Bass Regional Sales Director P. 1-800-530-2797

COMMUNICATIONS CONCRETE

Hal’s Construction, Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR97045 www.halsconstruction.com

RENTAL ALLIANCE UPDATE May 2015

PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA 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 marymann@goosehwc.com Goosehwc.com Energy Trust Trade Ally

ELECTRIC

DeKorte Electric, Inc. CCB# 159954 P.503-288-2211 5331 SW Macadam #258-113 Portland, OR 97239 Freeman Electric CB#61648 P.503-803-6859 Call for RHA Member Discount Portland General Electric Anne Snyder-Grassmann P503-464-7534 1215 SW Salmon, Pdx 97204 Rental Housing Maint Service CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com Squires Electric Joe Squires P. 503-252-1609 1001 SE Division St., #1 Portland, OR 97202 www.SquiresElectric.com

ENERGY EFFICIENCY

Energy Trust of Oregon Existing Multi Family 421 SW Oak St., Suite 300 Portland, OR 97204, 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 charlene.quaresma@nm.com

EVICTIONS

Action Services Wally Lemke, P.503-244-1226 6400 SE Lake Rd, Portland, 97222 Your eviction & process Service Specialist Barrister Support Service P.503-246-8934 Evictions, 1st Appearance, Process Serving www.barristersupport.com Landlord Solutions P.503-242-2312, F.503-242-1881 P.O. Box 7087, Portland 97007 Online evictions & First Appearance www.landlord-solutions.com Oregon Legal AssistanceSrvs P.503-954-1009,F.971-266-8372 Evictions,small claims and Process Servicing

1031 EXCHANGES / REITS TENANCY IN COMMON

Beutler Exchange Group, LLC P.503-748-1031, P.844-414-1031 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 Michael Templeton 23214 SW Saint Charles Way, Sherwood, OR 97140 Phone. 503-713-7291 Email: mtempleton@tryonequities.com

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

Banner Bank NMLS 120713 Residential Commercial Investment Financing Matt Schiefer P.360-259-6990 mschiefer@bannerbank.com Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 steve.mozinski@chase.com Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com charlene.quaresma@nm.com

FIRE/WATER DAMAGE RESTORATION

Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette Valley P.888-728-4208, Em.503-822-5539 www.restorationportland.com

FIRE SAFETY

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

FLOOR COVERING

Contract Furnishing Mart Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Rebecca Oâ&#x20AC;&#x2122;Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com

Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com Eaton General Construction CCB# 154142 Eric Eaton P.503-539-0811 All Types of Floor Covering www.eatongeneral.com J & B Hardwood Floors, Inc Jim Cripps, P.503-519-4920 jandbhardwoodfloors@gmail.com Rental Housing Maint Svcs CCB# 163427 Gary Indra P.503-678-2136 Vinyl, VCT, Ceramic, Hardwood The Floor Store Ted Stapleton P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 ted@floorstoreportland.com

FORMS

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

GENERAL CONTRACTORS

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 main@bluestonehockley.com Certified Services CCB# 184070 Full service repairs and Maintenance Mark Sandstrom P.503-313-7963 mpsandstrom@comcast.net Eaton General Construction CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com G&G construction Inc. P.503-826-9404 Maintenance & Painting Specialist gandgconstruction@me.com garyindra@rentalrepairs.com

HAULING

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

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

:RENTAL ALLIANCE UPDATE May 2015

www.rhaoregon.org

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

HEATING & COOLING

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 wvandoorninck@epbb.com

NW Pest Control Bruce Beswick P.503-253-5325 9108 NE Sandy Blvd., Pdx, 97220 www.goodbyebugs.com nwpestcontrol@aol.com

Pyramid Heating & Cooling CCB#59382 P.503-786-9522 Serving the Portland Metro area info@pyramidheating.com

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

Orkin Pest Control Dan Wolcott Account Manager & Inspector P.503-384-8384 dwolcott@orkin.com

INVESTMENT SERVICES

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

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

HEATING OIL

Midway Heating Co. CCB# 24044 P.503-252-4003 12625 SE Sherman St. Portland, OR 97233 Deluxe Heating & Cooling Brian Ray, P.503-287-6688 www.deluxefuel.com

HEATING OIL TANK

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

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

INSULATION

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

INSURANCE

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

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

LOCK SMITH

Pop-A-Lock of Portland & Vancouver 24/7 Residential, Commercial & Automotive P.503-241-4922, F.503-395-2734 8931 SE Foster Rd., #101 Portland OR 97266 thomas@pdxpal.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

PLUMBING/DRAIN CLEANING

Liberty Plumbing CCB#176655 Tim Galuza P.503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms MJ’s Plumbing CCB#36338 Michael LeFever, P503-261-9155 1045 NE 79th Portland, OR 97213 ProDrain & Rooter Svcs Inc West 503-533-0430 East 503-239-3750 Drain Cleaning/Plumbing www.prodrainpdx.com

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

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

MOVERS-HOUSE

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

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 mail: gandgconstruction@me.com

Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com charlene.quaresma@nm.com

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

Robinson Financial Group Rita J. Robinson, P503-557-4997 Group & Indiv. Health Insurance

Richard Hallman Painting CCB# 142467 Rick Hallman P.503-819-1210 Quality Interior Painting Since 1992

State Farm Insurance Paul Toole, P.503-655-2206 6105 W ‘A’ St #B West Linn, 97068

Rodda Paint Tim Epperly, P.503-572-8191 tepperly@roddapaint.com

John Sage, Insurance Specialist Stegmann Agency Farmers Insurance Insuring Property Owners for 25 years P.503-667-7971, F.503-666-8110 202 SE 181st Ave #201, Portland, OR 97233 john.lstegmann@farmersagency.com

Alpha Ecological Pest Control Alexa Fornes PDX800-729-3764 1200 NE 112th Ave Vancouver, 98684

PEST CONTROL

Frost Integrated Pest Mgmt P.503-863-0973Residential.Commercial.Multi Family www.frostpestfreezone.com

PRINTING & PROMOTIONAL PRODUCTS

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

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

The Alpine Group, Inc. Tiffany Laviolette P.503-641-4620 4750 SW Washington Ave Beaverton, OR 97005 www.alpinepdx.com Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Apartment CommunityMgmt 2010 Fairview Ave Fairview, OR 97206 P.503-766-3365 www.acmportland.com

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

RENTAL ALLIANCE UPDATE May 2015

PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 97219

Elizabeth Carpenter CRIS Principle Broker P.503-314-6498, F503-882-8680 Liz@lizcrei.com, www.lizcrei.com

Fox Management, Inc. Tressa L Rossi P.503-280-0241 C.503-750-8124 F.503-280-0242 2316 NE Glisan St Portland, 97232 tressa@foxmanagementinc.com

HFO Investment Real Estate Greg Frick, P.503-241-5541 1028 SE Water Ave, STE 270, Portland 97214 www.hfore.com

Ron Garcia, Principal Brooker The GARCIA Group P. 503.595.4747 425 2nd St #230, Lake Oswego, OR 97034 www.GarciaGRP.com Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right! Lakeside Property Mgmt Co Michelle Wrege,P.503-828-2283 Finding Home Owners Qualified Tenants www.lakesidepmc.com MicroProperty Mgmt. We focus on the small details P.503-473-3742 jeannie@micropropertymgmt.com Prim & Prosperous Property Management Phone 503-635-8926 Patricia Turner turnerfp@yahoo.com Uptown Properties Chris Shepard P.520-204-6727 2830 NW 29th Portland, 97210 www.uptownpm.com Voss Property Management Richard Voss, P.503-546-7902 6110 N Lombard St. PDX, 97203 Titus & Associates Insurance & Financial Srvs Tim Titus P.971-224-5961 ext. 4820 Our Apartment Owners Insurance Program is unlike the Competition http://www.titusins.com Email: titus@titusins.com

RADON

Soil Solutions Environmental Services Radon Testing and Mitigation Phone: 503-234-2118 info@soilsolutionsenvironmental.com soilsolutionsenvironmental.com

REAL ESTATE SALES

Bluestone & Hockley Real Estate Services Cliff Hockley P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 Chris Anderson John L. Scott Real Estate P. 503-783-2442 chrisanderson@johnlscott.com Denise L. Goding Keller Williams Realty P.503-336-6378 C.503-799-2970 www.denisegoding.com

:RENTAL ALLIANCE UPDATE May 2015

Premiere Property Group LLC Jim Lutz Phone 503-297-7101 ~ Fax 503-291-7851 Web Site: www.jimlutzccim.com E-mail: contactjimlutz@gmail.com The Garcia Group Ron Garcia, P. 503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239 www.4-homes.com

STRIPING

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

TELEPHONE

Comcast Business Services Telephone, Internet, Cable & TV Srvs Dave Dronkowski, P.503-957-4186 E-mail: dave_dronkowski@cablecomcast.com

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

WINDOWS / STORM WINDOWS

RESTORATION/RECONSTRUCTION Eaton General Construction CB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com

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

Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette Valley P.503-427-2671, Em.503-822-5539 www.restorationportland.com Rental Housing Maint Svcs CCB# 163427 Gary Indra,P.503-678-2136 Fully Licensed to do it all Garyindra@rentalrepairs.com www.roofpdx.com

ROOFING

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

While the Rental Housing Alliance Oregon accepts advertising at face value, it cannot endorse the advertiser or otherwise guarantee the quality of the products or services being advertised. Such guarantees, written or implied, are solely the responsibility of the advertiser.

SEAL COATING

Benge Industries Parking Lot Maintenance Svcs Corey Wilkerson, P.503-803-1950 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 halspave@easystreet.net

SEWER

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

SMALL BUSINESS SUPPORT From Here 2 There Helping solve business challenges to reach your goals. Ami Stevens, P.503-407-3663 astevens@fromhere2there.com

Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon 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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10520 NE Weidler Portland, OR 97220

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