A monthly newsletter published by the Rental Housing Alliance Oregon
April Is Fair Housing Month
APRIL 2014
In this issue: Dinner Meeting Guest Speaker Cindy Robert, RHAOregon Lobbyist Page 3 landlording 101 page 6 The Basic Rule of Fair Housingpage 10 Who’s In Charge Here? page 12 Exit Strategy Part II page 14 -19
April is fair Housing Month
April is fair Housing Month
rha est. 1927
Diversity Creates Better Neighborhoods
VISIT www.fhco.org Fair Housing Council Oregon
Dinner Meeting
Wednesday April 16, 2014 6 pm-9 pm RHAOregon Lobbyist Cindy Robert Government Gone Wild
Table of Contents RHAOregon Lobbyist Cindy Robert
Oregon just finished it’s second “short legislative session” but some tall changes are clearly in order. Come hear RHA landlord rights lobbyist Cindy Robert talk about where and why things are amok, how RHA works within such an environment, and what you can do to help straighten out the government.
Dinner Social/Meeting |page 3
Dinner Price: Special Pricing $19.00 per meal if registered by 4/11/14 $24.00 per meal if registering after 4/11/14 Call 503-254-4723 for reservations
Landlording 101 | page 6
Menu: Spaghetti with your choice of the following: Mizithra Cheese and Browned Butter, Chicken Marsala, Italian Sausage with Meat Sauce, Crisp Salad, Fresh Baked Bread, Coffee, Hot Tea, Iced Tea, or Milk and Rainbow Sherbert
President’s Message | page 4 RHA Mark Your Calendar | page 5
The Resident Who “Ran Out Of Checks| page 7 Why Tenants Want To Move, And Why Some Don’t | page 9
Affiliate Speaker: Trina Latshaw of Squires Electric
The Basic Rule of Fair Housing | page 10
Location:
Dear Maintenance Men | page 11
Old spaghetti factory 715 SW Bancroft St. Portland OR 97239 Who’s In Charge Here? | page 12
From SOUTH on I-5: Take exit 298 for Corbett Ave. Turn right onto SW Corbett Ave. Take the 2nd left onto SW Richardson Ct. Turn left onto SW Macadam Ave, right onto SW Bancroft St. Destination will be straight ahead. FROM NORTH ON 1-5: Take exit 299A to merge onto OR-43 S/SW Hood Ave toward Lake Oswego, continue to follow OR-43 S. Turn left onto SW Bancroft St. Destination will be straight ahead.
Dear Maintenance Men | page 13 Exit Strategy Pt. II Repositioning Your Real Estate Assets to Simplify Your Life| page 14-19 The Preferred Service Guide | page 18-20
P: 503/254-4723 F: 503/254-4821 10520 NE Weidler Portland OR 97220
www.rhaoregon.org
RENTAL ALLIANCE UPDATE - APRIL 2014:
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President’s Message
RHAOregon LIST OF COMMITTEES
April- creating member value through education I’m a cheerleading Mom. In the last 5 years, I’ve hauled 2 teenage girls to countless games and cheerleading events all over the Northwest. I love supporting my daughters Frances and Alexis. The first requirement to being in high school cheerleading is good grades. In my family, education is always first, cheerleading second.
Building
Chair: Phil Owen, PH: 503-244-7986
Community Relations/Donations
Chair: Tony Kavanagh, PH: 503-522-4474 Elizabeth Carpenter RHA President
At RHA Oregon, education is priority one. We create value by teaching our members how to make their rental businesses profitable, how to be a better or even a first time successful landlord, why something as mundane as building codes are important, turnover techniques, and our online tenant screening just to mention a few. When our members make better business decisions, more people are served and our entire industry does better. This month, take an extra moment with the calendar and look for classes that could help you better your business. Like a cheerleader, RHA Oregon is here to serve its members and encourage, -make that root for, their victory-. Another victory we are working towards is closing the gap between homelessness and the housing community. Rental Housing Alliance members are volunteering at JOIN; a Portland based non-profit. “This is a marriage made in heaven,” said Lynne Whitney, RHA board member. “Filling this need, being part of the community, serving people who need a hand into housing, is our motivation. It’s who we are. What is so impressive about JOIN is how thorough the organization is in helping people. We came to help serve 60 people, but left with such a warm impression and feeling of graciousness.” Lynne Whitney and Tony Kavanagh RHA Community Relations/Donations Chairman got the ball rolling and now we are inviting all RHA members to join in. Please call the office for more information. Did you know at the RHA Dinner meetings we highlight RHA Affiliate Businesses? It’s a great way for the RHA community to support the businesses that support our industry. We’ve had a lot of changes at RHA and none of it would have happened without our committed volunteer Board of Directors and our staff. If you see one of them, please thank them for all the extra hours and extra heart they’ve given in the last few months. RHA Oregon is moving forward, growing, and focused on serving our members through education. We mentor; come along side, and coach. Creating member value, serving our community, and helping businesses grow - we’re your RHA. Sincerely, Liz Carpenter, Rental Housing Alliance Oregon President Since 1927, the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing.
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:RENTAL ALLIANCE UPDATE - APRIL 2014
Dinner/Program
Chair: Lynne Whitney, PH: 503-284-5522
Education
Chair: John Sage, PH: 503-667-7971
Electronic Media Forms
Chair: Mark Passannante, PH: 503-294-0910
House
Chair: Robin Lashbaugh, PH: 503-760-7171
Legislative
Chair: Phil Owen, PH: 503-244-7986
Membership
Chair: Elizabeth Carpenter, PH: 503-314-6498
Newsletter
Chair: Will Johnson, PH: 503-221-1260
Office
Chair: Robin Lashbaugh, PH: 503-760-7171
Government Relations
Chair: Phil Owen, PH: 503-244-7986 Gresham Liaison: Jim Herman, PH: 503-645-8287
Marketing
Chair: Ami Stevens, PH: 503-407-3663
Board Consultant
Alita Dougherty, alita@rhagp.org, PH: 503-667-9288
RHAOregon LOBBYIST
Cindy Robert, PH: 503-260-3431
RHAOregon OFFICE TEAM
Cari Pierce, Office Manager - cari@rhagp.org Pam VanLoon, Bookkeeper - pam@rhagp.org Teresa Carlson, Member Svcs - teresa@rhagp.org Suzanne Fullerton, Member Svcs Asst suzanne@rhagp.org RHAOregon OFFICE Monday - Friday * 9:00am - 5:00pm PH: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220 RHAOregon is committed to educating members to fair housing practices and policies.
www.rhaoregon.org
RHA Mark Your Calendar Mark your calendar! DATE
EVENT
LOCATION
TIME
04/09 Board Meeting
RHA Office
5pm
04/16 RHA Dinner Meeting Social
Old Spaghetti Factory
6pm
04/24 Member Info/Mentor Meeting
RHA Office
6pm
05/14
Board Meeting
RHA Office
5pm
05/21
RHA Dinner Meeting Social
Red Lion Convention Center
6pm
05/22
Member Info/Mentor Meeting
RHA Office
6pm
INFORMATION
See Page 3 for details
See May Update for more details
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 DATE
CLASSES
LOCATION
TIME
INFORMATION
04/02
Online Tenant Screening
RHA Office
11am
**
04/04
Understanding Your Decision Point
WebEx
11am
**
04/10
Electrical Code Upgrades, How it Affects You
RHA Office
6:30 pm
Taught by Joe Squires of Squires Electric 10520 NE Weidler, Portland, OR 97220
04/17
Turnover Techniques
RHA Office
11:30am
Taught by Zach Howell of D & Z
04/17
Understanding Your Decision Point
WebEx
7pm
**
04/19
Landlording 101
The Monarch Hotel
9:00 am
See Page 6 for details
04/22
Online Tenant Screening
WebEx
7pm
**
04/22
Make Your Rental Business Profitable
Standard TV & Appliance
6:30 pm
Taught by Dana Brown, Full Spectrum Residential Svcs 3600 SW Hall Blvd., Beaverton, OR 97005
05/07
Online Tenant Screening
RHA Office
11am
**
05/08
Section 8
RHA Office
6:30 pm
Taught by Jill Smith, Home Forward
05/09
Understanding Your Decision Point
WebExe
11:00 am
**
05/15
Section 8
RHA Office
11:30am
Taught by Jill Smith, Home Forward
05/15
Understanding Your Decision Point
WebEx
7pm
**
05/27
Online Tenant Screening
WebEx
7:00 pm
**
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
Electrical Code Upgrades and How it Affects You
“Turnover Techniques”.
Joe Squires of Squires Electric will go over code upgrades in the Electrical Industry and how it affects you and your rentals. Joe will also be reviewing electrical permits and licensing and when they’re required.
rental property Industry.
1 Continuing Education Credit $25 member | $35 non-member
$25 member | $35 non-member
Register by April 14, 2014 to receive $5 off the price of the class
Dana Brown of Full Spectrum Residential Services will show you how to improve your financial success in the
everything in between.
$25 member | $35 non-member Register by April 7, 2014 to receive $5 off the price of the class
Make Your Rental Business Profitable
Turnover is one of the most costly processes within the annual budget. This course is the nuts & bolts for making vacant units “RENT READY”. Zach will cover the pre move-out inspection to the final walk through and
Register by April 18, 2014 to receive $5 off the price of the class
To purchase event tickets online visit: http://www.rhaoregon.org/store/category/events www.rhaoregon.org
RENTAL ALLIANCE UPDATE - APRIL 2014:
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LANDLORDING 101 Effective Property Management Through Forms Mark Passannante, Instructor
Help minimize the frustration and improve profitability of property management with this seminar. From application through termination, all the essentials of property management are covered through a framework of court-tested forms geared for Oregon law. This class is an excellent training foundation for beginners and serves as an exceptional review of current laws and management for experienced landlords. From advertising your vacant unit through problems during occupancy to ending the tenancy this class will help with step-by-step information. Taught by the venerable Mark Passannante, Past President of RHAOregon, Property Owner, and Attorney. You’ll learn valuable and successful management methods. ~ Six Continuing Education credits are available with this seminar ~ ALL DAY class on Saturday, April 19, 2014 TIME: 9 – 4:30pm (Includes lunch) COST: $120 Members OR $170 Non-member Register by Monday April 14, 2014 and receive an early registration discount of $20 Place: The Monarch Hotel 12566 SE 93rd Ave Clackamas, OR 97015 NOTE: Non-member payment must accompany registration form. NAME(S) PHONE
ADDRESS Form of payment:
CITY Account (members only)
STATE
ZIP
Check OR Call RHAGP to register and pay by credit card.
TOTAL: $ 10520 NE Weidler, Portland, OR 97220 P: 503-254-4723 F: 503-254-4821
Pre-registration is required. If you register and are unable to attend, you must cancel within 48 hours or you will be charged a $20.00 no-show fee. 6
:RENTAL ALLIANCE UPDATE - APRIL 2014
www.rhaoregon.org
The Resident Who “Ran Out of Checks” By: Dan Arnold
If you thought that the broken-down-car excuse was a good one, you haven’t heard anything yet. The level of creativity desperate residents can achieve is only limited by the gullibility of the landlord(and I was pretty gullible sometimes). When it comes right down to it, you have to be prepared to deal with bad residents. I’ve heard many landlords who respond to that by saying how much time and effort they put into screening their applicants and as a result they don’t rent to bad residents. That is commendable and certainly the correct approach to take, but it won’t guarantee you that a good resident won’t “turn” bad over time. I had rented a three-bedroom apartment to a nice husband and wife with three kids. They seemed like the all-American family. Tom, the husband, worked as a delivery driver and Carolyn, the wife, worked nights at a furniture store. They basically lived paycheck to paycheck and just wanted a nice home to raise their three kids in. They were great residents for years and then they started to fall behind in the rent. Evidently, one of them had their work hours cut back and as a result, the bills started to pile up. Because of their previous good track record, I tried to work with them the best I could. Eventually, the rent went from coming in short a few dollars to not coming in at all. Instead of being a few days behind, now they were a month behind.
The RHAOregon Mission The Rental Housing Alliance Oregon is a group of rental housing owners and managers in the Portland metropolitan area who have joined together for the purposes of: • Providing information to improve the knowledge of rental owners and managers. • Enhancing the reputation of “landlords” by promoting professional practices. • Assisting local public officials on various community endeavors relating to public or private housing.
The Update is a monthly publication for members of The Rental Housing 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 • Teresa Carlson - Graphic Designer 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. www.rhaoregon.org
For a while, I actually believed many of the excuses, but then the excuses started to multiply and even get a little outlandish. Soon, it was evident that “I mailed you a check last week” was just a blatant lie to buy more time. I don’t know if Thomas Jefferson was a landlord, but he surely understood human nature when he stated a famous quote about it. Jefferson stated, “He who permits himself to tell a lie once, finds it much easier to do it a second and a third time ‘till at length it becomes habitual.” My residents had certainly changed from the honest people they were when they first moved in. The final straw was when Tom assured me that they had the rent money in their bank account, but they couldn’t pay me because they had “run out of checks.” Before I could even open my mouth to comment on how ludicrous that excuse was, Tom blurted out, “And we went down to the bank and spoke with the bank manager about getting our money out, but the bank manager insisted that we can’t access any of our money until more checks arrive and that will take about two weeks.” I didn’t know whether to laugh at how stupid that sounded or yell because I obviously wasn’t going to get my rent. Instead, I just said, “Okay,” and then drove to the courthouse to file the eviction papers. When the eviction was finally complete and they were thrown out of the apartment by the constable, they disappeared so fast they didn’t even bother to take their cat or their young son’s hamster. I had to find homes for them both. Can you imagine leaving your children’s pets behind?! Lesson Learned Even good people will lie when backed into a corner over providing shelter for their family. Treat everyone the same and just have a standard policy for how and when you’ll file for eviction. As Donald Trump says, “It isn’t personal, it’s just business.” Keep it business-like and follow your policy consistently with every resident. Dan Arnold is the author of Stupid Mistakes of a Self-Made Millionaire Landlord, available at www.LandlordBooks. com. Reprinted with permission of the Wisconsin Apartment Association News. Reprinted with permission of the Apartment Owners Association of California, Inc. http://www.aoausa.com
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Why Tenants Want to Move, and Why Some Don’t Leading rental listing service Apartments.com recently asked more than 1,500 renters to describe why they would or would not move in 2014. The results reveal both shifting trends in renter behavior, and a more lighthearted look at celebrity neighbor preferences. Affordability, neighborhood and apartment size topped the list of reasons people said they are moving; close to half (46 percent) of former homeowners said they prefer renting; and internet listing services and word of mouth were named as the top two resources for renters during their apartment search. “This year, both economic and lifestyle factors seem to be on the minds of most renters planning to move,” said Dick Burke, president of Apartments.com. “Many helpful online tools, like Apartments.com, are available to help renters make informed and responsible decisions with highly personalized searches, online video walk-throughs, the ability to post and read reviews and apps for iPhone and Android.” Why are people moving in 2014? And, why aren’t they? This year, moving decisions were heavily steered by economic factors. Shopping for a less expensive apartment topped the list of reasons renters are planning to move, while affordability topped the list for why renters are staying put. Other popular responses rounding out the top five reasons for whether or not to move included renter preferences, personal tastes, job security and family issues. Apartments.com details the top five reasons survey respondents said they are moving in 2014:
• • • • • • • • • • • 8
Shopping for a less expensive apartment: 24.6% Wanting to live in a different neighborhood: 13.6% Looking for a bigger apartment: 12% Change in marital status: 11.6% Looking for a smaller apartment, or to live alone: 10% When asked to check all that apply, the top five reasons that renters said they aren’t moving in 2014: Can’t afford to move elsewhere: 47.3% Like the neighborhood they live in: 40.8% Like the apartment building they live in: 40.8% Have job security: 22.5% Like their neighbors: 12.4%
:RENTAL ALLIANCE UPDATE - APRIL 2014
The 2014 Moving Trends Survey also shows that winning the lottery, a job loss or promotion, relationship changes, and noisy or annoying neighbors are the top reasons that would cause settled tenants to change their minds and move. Only 13% believed they could find something more affordable. Why are previous homeowners choosing to rent in 2014? Supporting a rapidly growing trend, close to half of all renters (44.1 percent) previously owned a home, up from 35.1 percent in 2013 and 33.6 percent in 2012. Interestingly, homeownership preferences are split right down the middle in 2014: • 54 percent of former homeowners wish they still owned a home • 46 percent of former homeowners prefer renting • 51.2 percent of renters (who have never owned a home) prefer renting • 48.8 percent of renters (who have never owned a home) would like to own a home right now When asked to check all that apply, the majority of survey respondents see the following as benefits of renting vs. owning: • No unexpected repairs (leaky toilet, clogged sink, etc.): 59.9% • No or low maintenance (don’t need to shovel a driveway, cut grass, etc.): 51.4% • Flexibility to move: 51.3% There was a sizable increase this year in previous homeowners who indicated that they are choosing to rent mainly because they cannot afford homeownership anymore, while the flexibility renting offers in choosing where to live remained as the number two reason for the third year in a row. Apartments.com provides the top five reasons former homeowners are choosing to rent in 2014, and compares these results to its 2013 survey. The statistics indicate the economy continues to be a driving factor for this group of renters: • Can’t afford homeownership anymore: 21.5% (up from 14.2% in 2013) • Flexibility renting offers in choosing where to live: 15% (down slightly from 15.7% in 2013) • Lost home due to foreclosure or divorce: 13% (up from 11.2% in 2013) (continued page 9) www.rhaoregon.org
2014 RHAOregon Office Closures:
• To relocate for employment: 12.4% (down from 13.3% in 2013) • Because renting is more affordable: 10.4% (down significantly from 22.2% in 2013)
Office Hours: Monday - Friday 9 - 5pm
Who will renters share their apartments with in 2014? One area that seems to be a constant is renter living arrangements, which have remained nearly identical for the past three years: • Husband/wife/significant other and/or kids: 47.6% • Living alone: 42.6% • Roommate(s): 9.8% • Celebrity Preferences Only 12 percent of renters planning to stay put in 2014 would change their minds (and move out) if Miley Cyrus moved in as their neighbor. “Apparently, most renters wouldn’t mind if guests at Miley’s parties have their hands in the air like they don’t care!” said Tammy Kotula, public relations and promotions manager, Apartments.com. More renters would prefer Dakota Fanning (23.4 percent) as their celebrity renter neighbor than Ashley Greene (12.9 percent). Also, Chris Noth (15.1 percent) would be preferred as a celebrity renter neighbor over Nick Jonas (8.2 percent). Source: Apartments.com American Apartment Owners Association offers discounts on products and services for all your property management needs. Find out more at www.joinaaoa.org.
Wednesday January 1, 2014 - New Years Day Monday May 26, 2014 - Memorial Day Friday July 4, 2014 - Independence Day Monday September 1, 2014 - Labor Day Thursday November 27, 2014 - Thanksgiving Day
Thursday December 25, 2014 - Christmas Day Phone: (503)254-4723
Fax (503) 254-4821
10520 NE Weidler, Portland OR 97220
Visit: www.rhagp.org/store/category/forms
Keep Us Informed
Moved? Hired or fired a manager? New email address or phone number? Keep the RHAOregon office up to date with your current information. Being part of the Rental Housing Alliance Oregon feels good. The sharing of ideas, concerns and better ways of solving problems you face every day creates community.
Call the office with all changes: 503-254-4723 www.rhaoregon.org
RENTAL ALLIANCE UPDATE - APRIL 2014:
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506 SW Sixth Avenue, Suite 1111, Portland OR 97204 Phone: 503/223-8197 or 800/424-3247 (TTY) Fax: 503/223-3396 Website: www.FHCO.org Email: information@FHCO.org
The Basic Rule of Fair Housing
In most housing transactions, it is against the law to discriminate on the basis of any “protected class�. That means housing discrimination is illegal when a person is treated differently because they are a member of a protected group or class of people covered by fair housing laws.
Discriminatory Actions
Refusing to rent, sell, or finance Refusing to give information, discouraging from renting, or lying about availability Applying different rules, privileges, standards, and/or qualifications Making discriminating statement (spoken or published) Steering to certain housing Harassing, intimidating, threatening, or coercing Refusing to let a person with a disability make modifications necessary to use the dwelling Refusing to make reasonable changes in rules, policies, practices, or procedures so that a person with a disability can have equal use of the dwelling
Protected Classes In the entire U.S.: Physical or Mental Disability Race or Color National Origin or Ancestry Religion Sex Familial Status (the presence of children under 18 in the household, or pregnancy) In Oregon: Marital Status Source of Income Sexual Orientation / Gender Identity Domestic Violence Victims In Washington: Marital Status Sexual Orientation / Gender Identity Honorably Discharged Veterans / Military Status Domestic Violence Victims In some cities and counties: Age Occupation
Who must comply?
On-site managers Owners Property Manager Maintenance people Real Estate Agents Lenders Advertising Media Neighbors (In some circumstances) Zoning and permit departments
How is the law enforced?
Filing an agency complaint within one year, or a lawsuit within two years of the date of the discrimination.
HUD Complaint Hotline 1-800-877-0246 The work that provided the basis for this publication was supported by funding under a grant with the U.S. Dept. of Housing and Urban Development. The substance and findings of the work are dedicated to the public. The author and publisher are solely responsible for the accuracy of the statements and interpretations contained in this publication. Such interpretations do not necessarily reflect the views of the Federal Government.
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:RENTAL ALLIANCE UPDATE - APRIL 2014
www.rhaoregon.org
Dear Maintenance Men: By Jerry L’Ecuyer & Frank Alvarez
Dear Maintenance Men: How can I add more storage to my utilitarian type bathrooms? The residents complain that they need to store their toilet paper in the hallway! Please list a few suggestions on what to do?
Robert
Dear Robert: It does seem bathrooms are sometimes designed as an afterthought. Sink, toilet, bath and that is it. A modern bathroom will take into consideration the need for storage, electrical devises, personal hygiene etc. The first item that comes to mind is installing a bath sink cabinet. An old style cabinet might only have a set of doors under the sink. We find this is not adequate and a cabinet should have drawers along with access to under the sink. The drawers can store hair dryers, and all manner of personal bath items. A unique system we like utilizes the space between the studs in the wall. Cabinet doors or mirrors can be used to cover storage in the walls. The wall storage is perfect for toilet paper, rolled up towels, tooth brushes, and most other small items. Install multiple towel racks on the back of the bathroom door for additional towel storage. The space above the toilet can easily accommodate an overhead cabinet for larger items. Reversing the swing of the bathroom door from inward to outward will greatly increase the usable room and make the bathroom appear larger. Dear Maintenance Men: My building is clad in aluminum siding and it is looking very dull. The siding has its original finish and I was wondering if it can be painted? If so what is the procedure to insure a long lasting finish? Joann Dear Joann: Painting aluminum siding is not a problem. Good prep work will be time well spent for a long lasting finish. The biggest issue with old aluminum siding is the chalking of the surface. To check for chalking, rub the siding with your hand and if your hand picks up any color, that is chalking. Paint will not stick to the chalk. Check at any home improvement center for aluminum siding cleaner or use TSP Cleaner and scrub the siding using a soap bucket and a brush. Don’t forget to remove any mold or mildew as well. An alternative is to use a pressure washer to clean the siding. The pressure washer is much faster, but be careful about water intrusion. Be sure to rinse the siding with clear water to remove any cleaning chemicals before painting. We recommend using a good quality oil based primer if the siding is bare aluminum. (Acrylic primers may react with bare aluminum over time.) After priming or if the siding has been previously painted, top coat with an acrylic paint and only primer the bald spots. Use a satin finish for best results. www.rhaoregon.org
Dear Maintenance Men: I hear the term “Aging in Place” and wondered as an apartment owner, what I could do to market to this growing segment of our population? What should I do to make my property more “Aging in Place” friendly? Sanford Dear Sanford: Baby Boomers are 25 percent of the population and the first of the Boomers turned 65 in 2011 and the last will turn 65 in 2029. We heard on the radio the other day that 85 is now the new 75 and so on down the line. That is a large healthy aging group! They are not going to go quietly into a nursing home which means as apartment owners & managers; we need to prepare for this group. Aging in place means bigger showers with wider doors, taller toilets, grab bars and bath sinks that will accommodate wheelchairs. This does not mean turning our units into institutions; there are many stylish accommodations to fit a number of needs. For example a grab bar capable of supporting 250 pounds does not need to look like it came out of a hospital. Grab bars come in a variety colors and designs. Many will double as towel bars and be virtually invisible to their primary purpose unless needed. A larger shower stall also will look opulent and practical at the same time. Replace old two handle faucets in the kitchen and bathroom for single handle or touch faucets. Consider installing anti-skid flooring in the bathroom and tub/ shower area. A few other items might be contrasting color edging for the counter tops along with rounded edge and corners. Replace all door knobs with lever handles for ease of use. This is a small sample of the things you can do to stay competitive in a growing market while not making changes that younger generations would objectionable. QUESTIONS? QUESTIONS? QUESTIONS? Maintenance Questions!!!
We need more
To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@ BuffaloMaintenance.com Please “Like” us on Facebook.com/ BuffaloMaintenance Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA Real Estate lic. #: 01460075 Certified Renovation Company RENTAL ALLIANCE UPDATE - APRIL 2014:
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Who’s In Charge Here? By Bob Cain-Rental Property reporter
The beauty of real estate investing is that it is in your control. You decide what to buy, where, at what price. Then, you rent to tenants of your choosing–ones who are good neighbors and caretakers of their homes. You pay all the expenses from the rent you receive, and have some money left over for reinvesting, savings and profits. But wait! That’s not what’s happening! After the buying of the property, the rest is only fantasy. How did it get like this? Tenants do whatever they want and pay the rent when it suits them. Meanwhile money for mortgages, taxes, insurance and repairs gets shorter and shorter. And forget about the savings and profit part. You wake up every morning and wonder, “what are they going to do to me today?” Your investments are out of control. You may as well be invested in the stock market where you throw your money at a company and hope for good management. Real estate investing isn’t so beautiful, after all. Who is in charge here? If it’s your tenants, you and your investments are in deep trouble. The disadvantage of rental property investing is that it is hands-on. You have to tend to it and watch over it. If you can’t or won’t tend to it, you are better off with your money in a mutual fund. The advantage of rental property investing is also that it is hands-on. It is entirely in your hands if you make any money at it. No one else to blame, no economy to complain about, no corporate management, only your decisions about how you handle it. If you do what you’re supposed to do, if you take control of your rental property, you will turn a profit. If your tenants are in control, you’ll lose money and wake up every morning wondering, “what are they going to do to me today?”
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:RENTAL ALLIANCE UPDATE - APRIL 2014
Decide—right now—to take charge. Be committed. If you don’t or aren’t, you will never gain or regain control of your investments. First, decide exactly what you want to happen. These are goals. They have to be written, specific, measurable and with a date by which they will be accomplished. So goal number one might be tenants who pay the rent on time and take care of the property in every rental unit by January 1, 2005. Another goal might be showing a 10 percent profit by the end of the year. They are your goals, though, so it’s up to you to pick exactly what you want them to be. Know the outcome, or result, you want. Model what works by looking at what other landlords do to make their investments work for them. You find other landlords in apartment and landlord associations. Be willing to change your approach as necessary to accomplish your goals. Finally, expect to succeed. What right do bad and marginal tenants have to interfere with your investments? You invested the money and took the risks. It’s past time to take charge of your rental property investments once and for all. Robert Cain has been publishing information, giving speeches and putting on seminars and workshops for landlords on how to buy, rent and manage property more effectively for over 15 years. Copyright© 2006, Cain Publications, Inc. All right reserved. For information contact FrogPond at email susie@FrogPond.com.
www.rhaoregon.org
It is difficult to imagine the cold and wet, the isolation and alienation. Homelessness seems so distant to many of us. We ask ourselves, “How can this Happen?� And yet it can, and it does. For diverse, and sometimes complex reasons it happens to ordinary people. And sadly, over time, the street disconnects them from the rest of us. Homelessness too often and too easily destroys the human spirit. That is why we founded JOIN. JOIN process does work, and you can join our efforts.
Donation Needs Blankets Deodorant, Razors Sleeping Bags Creamer Medium size cardboard boxes Tarps Socks Hats, Gloves Adult Coats (other cold weather gear) Sugar Peanut Butter Individual sized Shampoo, Conditioner & Lotion
Where and how do I donate items to JOIN? You are welcome to bring donated items to our day center, located at 1435 NE 81st Ave., Suite 100 Portland OR 97213 Hours: 10am - 3pm Monday through Friday If you would like to come before or after our service center hours--no problem! Just contact Sydney at slinden@joinpdx.com or (503) 232-7052 ext. 204 to arrange a different time to pick-up or drop off items
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RENTAL ALLIANCE UPDATE - APRIL 2014:
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Exit Strategy Pt. II: Repositioning Your Real Estate Assets to Simplify Your Life By Cliff Hockley President of Bluestone & Hockley Real Estate
As Baby Boomers age, they realize that things may need to change with how they handle their real estate investments. First of all, they may be tired of dealing with the details that are involved with the day to day operations of real estate investments; secondly, they start having to come to grips with their mortality and may not want their spouse or family to have to deal with those investments. Finally they may be concerned about the tax implications involved with selling their assets; inasmuch as the direct sale of a property could cost forty percent or more of the capital return. Making decisions regarding the future of existing real estate investments is much like selling a business. Typically, most real estate investors spend a lifetime [40 – 50] years building a retirement vehicle, poured blood, sweat and tears into their investments to build a legacy. They are now faced with decisions on how to maintain a sufficient cash flow during their lifetime and transitioning their assets either to their spouse, children, grandchildren or charitable organizations. There are many different directions baby boomers can choose to reposition their real estate investments to prepare for retirement and / or to reduce the time and energy needed to manage them. These include: 1. Selling their real estate investments 2. Family succession planning 3. Selling to partners 4. Contributing to a charitable organization 5. Repositioning your portfolio 6. Using a 1031 exchange to invest in an UPREIT (Umbrella Partner-ship Real Estate Investment Trust) 7. Tenant in Common Investments 8. Hiring a property manager Sale of the real estate investments Typically when investors choose to sell their real estate holdings, they are faced with the following costs, taxes and possible prepayment penalties: 1. Federal Taxes Federal capital gains: 20% Federal Medicare tax: 3.8% 2. State capital gains (depends on state) 9.9% (Oregon) 13.3% (California) RED FLAG: Depending on the number of 1031 exchanges involved with their holdings, the state’s revenue departments (tax collectors) will come after the investor to recapture taxes one may have put off paying in the past closings. Should you die before the state gets its share, the beneficiaries basis in the properties received from the decedents estate is valued at the properties Fair Market Value at date of death or 6 months later. (The estate has an option regarding the valuation date) 14
:RENTAL ALLIANCE UPDATE - APRIL 2014
3. Real Estate Transfer Taxes** (state and county) See below for examples: **Washington State collects 1.28% and Clark County collects .5%, equaling a total of 1.78% of the sale of transfer of ownership of real property. **Washington County, Oregon: The current rate is $1.00 per $1,000.00 of consideration. The transfer tax in Washington County is customarily divided equally between the seller and the purchaser. ** Go to this chart to decode the transfer taxes in California. http://www.chicagotitletransfertax.com/ 4. Local city and county business taxes Note: (in the City of Portland, Multnomah County, Oregon, the sale of a property could trigger a 2.2% city tax plus a 1.45% county tax, if one does not reinvest the funds via a 1031 exchange. 5. Federal depreciation recapture, which is 25% of the depreciation written down over the life of the ownership of the property. RED FLAG This could be a huge number depending on the number of 1031 exchanges one has closed to get to the final exit sale since with each 1031 the property basis is typically adjusted , though you can avoid those taxes at death. Upon death, property basis is “stepped up” to Fair Market Value at date of death or 6 months later. 6. Prepayment Penalties: Many properties have underling financing issues the most important being the prepayment penalty. With Commercial Mortgage Backed Securities (CMBS) loans, an investor may have yield maintenance clauses and with other loans there may be percentage payoff between 1 and 5 percent of the outstanding loan balance, which might last over ten years. These penalties are a significant issue and need to be calculated into the costs of sale as one makes the critical decisions to sell and exit the real estate investment marketplace. These significant expense hits (Tax and prepayment penalties) frequently make real estate investors uneasy, so they tend to look at other ways to exit or reposition their real estate holdings. (continued page 15) www.rhaoregon.org
Exit Strategy Pt. II: (continued from page 14)
Family Succession Many investors dream of leaving their hard built real estate “nest egg” to their families. Unfortunately there are many challenges with this plan. Most important is that one will need to find a family member who is mature enough, has an interest and wants to learn about the family’s existing real estate investments. This typically proves very difficult to do. Real estate investors tend to forget that they made many mistakes building their portfolios. They expect the next generation to make the “right” decisions, just like they did. This is an unrealistic expectation. The next generation needs to be mentored and educated; patiently, over time. Decisions need to be discussed An investor might request their successor(s) to take real estate and/or finance classes to prepare them for their future decision making. They should be involved in the basics: Property inspections, financial reviews, attorney meetings, refinancing and purchasing decisions. Finally they should draft long and short term plans on paper to insure a record of their plans. Use this process as a road map for family leadership. Remember that over time one needs to relinquish control, if the transition is going to be successful. This does not mean relinquishing control of your income, just planning and decision making. Yes, mistakes will be made. Consider relinquishing control a small step at a time so that your successor(s) can learn in a controlled environment. At the same time, if there are numerous “stakeholders”, children, grandchildren, nieces and nephews, create a reporting relationship that is reasonable. Decide who is going to make the decisions. Create dispute resolution processes. Don’t let disagreements in the family ruin your investments. Have a plan B in place in case your next generation manager gets ill and can no longer serve in his or her role. Most important is that you, as the owner of the investments, understand the next generation’s needs. In every generation there is most likely one of the following:
WANT TO KNOW WHAT IS GOING ON AT RHAOregon? VISIT: www.rhagp.org/calendar-event www.rhaoregon.org
• • • • • • •
A thrifty spender A very conservative investor A very risk oriented investor A very sophisticated investor Someone that does not get along with the others Someone who needs cash to pay for the kids college Someone who needs cash to retire or make their house payment • A child with a disability or a mental illness (a conservator needs to be appointed to protect their interest) • Someone that has no interest in real estate at all and is willing to opt out of all decision making • A son or daughter in law that have different ideas from the rest of the family. One needs to plan ahead with your estate and real estate attorney to build a Trust structure that addresses the needs of the next generation. Remember also that at some point in time (with the exception of those of you that have property in Alaska) that these real estate trusts that you build, will not last into perpetuity. Note: Whichever option you choose, have a designated person to manage your real estate in case you are hit by a car or suddenly become incapacitated.] Sale to partners This is the easiest one to accomplish, if you planned ahead. In other words you added a buy sell agreement into your other partnership agreements. Of course this is dependent on how your partnership was formed. If one has planned this in advance, you most likely crafted a partnership agreement or more likely formed an LLC. In that agreement you addressed the terms of your partnership. If on the other hand you had been operating on love and trust alone, now is the time to draft those agreements and spell out everything, including how to value the real estate assets once you exit. You will want to sit down with your CPA and attorney to review the tax implications of this decision and plan out if it is possible to defer or avoid some of the income taxes on the sale of your shares of the property. Note: Minority partner discount (fractional interest): Sales or partnership interests are generally valued at Fair Market Value (FMV). The FMV of a third party arms-length transaction may include a discount for owning a non-controlling minority interest. That is a matter between the buyer and seller. The IRS has accept-ed up to 30% value discounts in the valuation of fractional interests. (continued page 16) RENTAL ALLIANCE UPDATE - APRIL 2014:
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Exit Strategy Pt. II: (continued from page 15)
Transfers to trusts for estate planning purposes may also be valued at a lesser amount – minority discount. The issue here is reduction of the gift/estate tax upon demise of the property owner. Contribute to Charitable Organization You can always donate all or part of your properties to a charity via a charitable remainder trust (CRT). The advantage to doing this is that the size of the tax deduction is based on the then current market value of the property, not its cost basis. If structured properly, the CRT can pay you an annuity (income for the balance of your life, or for a specified term, and then distributes what is left over to the charity.) As a tax exempt entity, the CRT can sell the real estate donated tax free and reinvest the proceeds in income producing assets (that are typically more liquid than real estate). You do have to pay income taxes on the distributions you receive, but each payment may include a combination of ordinary income, capital gain and tax free return of principal. The charity can also buy an annuity in your name from the proceeds of the sale of the real estate investment. Critical tax potholes you need to sidestep: 1. Substantiate the value with an appraisal as part of the donation process. Don’t just estimate a value; the IRS might disallow the donation. For properties over $500,000 you must attach an appraisal to your tax return. 2. If the charity sells the property within three years of the donation ( most do in the first year), and the property sells for less than the appraised value, the IRS will most likely challenge your deduction. 3. Donating properties that are free and clear is a cleaner process than donating one with a mortgage still in place. According to Attorney Peter Lennington of the Lenning-ton Law firm PLLC, St Paul Minnesota, you might end up recognizing taxable income for some of the outstanding mortgage’s value. 4. Don’t prearrange the sale of the property before it is donated to the charity. If you do the IRS will disallow the donation and you will have to pay capital gains taxes. A simple summary on charitable real estate donations is available at:
http://lennington.com/global_pictures/Shouldyoudonaterealestatetochari-ty.pdf or go to the Oregon Community Foundation’s Website at http://www.oregoncf.org/donors/ give. Giving real estate to a charity is not easy. Many charities are not geared to accepting real estate; they want cash or stocks etc. If they take real estate they have to figure out how to manage it and sell it, not always an easy task. Most charities prefer donations without a mortgage because of the complicated tax implications. It is not unusual to have a home donated to charity with a life estate attached also known as a “Gift of a Remainder Interest with a Life Estate”. This donation process takes time and has to be planned in advance. For more info see this link: http:// www.weikellaw.com/news-story/should-i-donate-myhouse-charity-part-4-donating-your-house-and-reservinglife-estate. Repositioning your real estate portfolio One way to simplify your real estate portfolio is to reposition your assets. Assuming you have a multifamily portfolio, you might want to transition out of those assets and trade into quality triple net (NNN) investments, with longer term leases. There are tradeoffs in making this decision, primarily as the market changes you can typically adjust your rents with multifamily tenancies. Commercial long-term leases don’t have the same flexibility and the rents with national AAA tenant leased properties, which typically only increase 10% over a five year period with adjustments coming at the lease anniversary mark. On the other hand they are triple net leases and the tenants are picking up almost all of the costs in taking care of their buildings. Though it bears remembering that critical to a successful investment in a NNN property are a great location and a financially strong tenant. This may mean that you trade a higher yield for a lower yield but the benefit is a long term tenant and an easy monthly check with no midnight calls for maintenance.
Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing. (continued page 17)
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:RENTAL ALLIANCE UPDATE - APRIL 2014
www.rhaoregon.org
Exit Strategy Pt. II: (continued from page 16)
Note: Single tenant investments exist with medical, retail, industrial and office tenancies. It pays to do some research before you decide on a tenant and an industry group. Use of 1031 exchange to an invest in an UPREIT (Umbrella Partnership Real Estate Investment Trust) Basically to take advantage of an UPREIT, you sell your property on the open market using a 1031 exchange and then using your 1031 proceeds you invest in a REIT. Then, by virtue of a 721 exchange, the assets are traded into shares of the REIT. It is possible to just trade your investment into a REIT, but that rarely happens because UPREITs want to be able to choose their own property focus. It looks like this: The first step is selling the relinquished property and structuring a 1031 Exchange. However, instead of searching for suitable replacement property, the investor identifies and acquires a fractional interest (tenant-in-common interest) in real estate that the REIT has already designated. This completes the 1031 Exchange portion of the transaction. The second step is to contribute the fractional interest into the operating partnership after a holding period of 12 to 24 months as part of a 721 Exchange (tax deferred contribution into a partnership). The investor receives an interest in the operating partnership (OP) in exchange for his or her contribution of the real estate and is now effectively part of the REIT. http://www.exeter1031.com/article_upREIT_1031_721.aspx Benefits of an UPREIT The benefits of an UPREIT are numerous, most importantly they deliver a tax deferral strategy to the
holder of the real estate. In trade for your property, you receive a return on your investment and someone else is managing it for you. The real estate investor just has to cash the quarterly check and does not have to pay capital gains on the sale of the real estate asset. To summarize an UPREIT: • Provides a viable tax deferral/avoidance exit strategy to property owners facing significant capital gain tax liabilities on the sale of appreciated property with a low tax basis. • Allows diversification of real estate holdings (i.e., OP Unit Holders have an interest in a portfolio of properties instead of just one). • Gives one potential to convert liquid‚ long-term assets (i.e.‚ real estate) into more saleable securities (i.e., OP Units → REIT Share → Cash). • Eliminates or reduces property management • responsibilities or concerns. • Provides quarterly income distributions. • Provides potential to recognize unrealized gains as earnings. • Can provide professional management and expertise in capital markets. • Avoids risk of negative cash flow. • Establishes estate simplification. • Allows the owner to dispose of property in a way that maximizes its value. • Can improve cash position through potential leveraging of OP Unit More information through this link: http://www.broadstone.com/real-estate-services/upreit/ UPREITs can help you restructure your real estate assets and make it easier to give away or inherit after your death. If structured correctly, ownership in UPREITS might not result in a taxable event until the shares are sold; however when doing business with another company you must carefully vet the strength of the company, its history and its future goals, as well as the experience of the officers running the REIT. Additionally, remember they are trying to make a buck as well. It is very important to understand all of the costs that are involved with investing with an UPREIT and the ups and downs of the stock market as well. Note: Fore more details regarding the definition of an UPREIT, see (http://www.exeter1031.com/article_upRE(continued page 18)
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RENTAL ALLIANCE UPDATE - APRIL 2014:
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EXIT STRATEGY (continued from page 17)
IT_1031_721.aspx) from the Exeter 1031 website. TIC investments Tenant in common investments were a common real estate investment vehicle before the market downturn in 2008. Then the short term mortgages that many of them were financed with needed to be refinanced and financial institutions were loath to refinance, because vacancy rates had increased and income had declined. Many investors lost significant assets due to the so called “TIC Meltdown”. All was not as advertised and the SEC decided that these were securities and needed to be sold by stock brokers with securities licenses vs real estate agents. On the other hand, out of this challenge a few companies in Utah, Rockwell and Realty Net Advisors, decided that they could mitigate investment risk by taking investors 1031 returns and place then into NNN investments where no loan was needed. In other words 100 % of the purchase price for a single tenant investment came from 1031 proceeds that investors placed in the pool. They also focused on very small investments in the $1,000,000 range, possibly to avoid securities regulations. This means less risk for the investors, because the worst thing that could happen to the investors is the loss of the tenant, resulting in an empty building they have to retenant. They cannot lose the building to a financial institution since there is no loan in place. In addition, the TIC sponsors mitigate this risk, by only choosing high quality national tenants. They keep it simple. They collect the rent, charge a management fee, inspect the property and then send a check to the investor, {Note* There is no loan in this scenario so no mortgage to pay off, this helps with upside on the yield for the property.). Average returns are in the conservative but steady 5-7% range. This also means though that you don’t have help from Uncle Sam in this kind of transaction i.e. an interest expense write off. Additionally, in this kind of a transaction don’t get the benefit of leverage which could increase your returns.
you also have to replace the debt, if any, you have in place in the replacement property. For more details follow these links: http://www.securitieslawyersblog.com/2013/10/30/tenants-common/ www.realtynetadvisors.com/ www.rockwelltic.com/ Hire a property/asset manager Many investors hate spending money to have their properties managed, but a good property manager is worth his/ her weight in gold. Life is simplified. You can travel, work and enjoy your family and not have to pay daily attention to your property, though you still need to be involved with your property. In preparing for retirement, you can have a property manager manage your assets for you and for the next generation as well. Annual or semiannual property inspections, reviewing financial reports and involvement in capital expense decisions are still on your required list of things to do. These are things that your spouse/life companion can also do, should you be unable to due to an illness or other incapacity. If you have significant assets, you might hire an experienced real estate professional in the form of an asset manager who makes all of your decisions for you, from acquisition to disposition, from long range planning, to holding property managers accountable. They typically are paid a fee for services. In some cases banks have trust departments that also can manage properties for you either with their own staff or through the use of property managers; they would perform this in an asset management role, much as they manage stocks and bonds for their clients. (continued page 19)
The downside is that you are in a type of a partnership and when you want to exit from this structure, you have to live by the TIC agreement. Basically in this structure, much like the UPREIT structure, you have ceded control of the investment to a third party. If the third party mismanages your property/ies, you may lose all of the return from your investment. For more on the downside risk see this link: Note: don’t forget that when you complete a 1031 exchange 18
:RENTAL ALLIANCE UPDATE - APRIL 2014
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Exit Strategy Pt. II: (continued from page 18)
Conclusion So how do you best protect yourself when you are ready to retire from active real estate investing? Which one of the exit strategies do you use?
“Gold clingeth to the protection of the cautious owner who
1. Selling your real estate investments 2. Family succession planning 3. Selling to partners 4. Contributing to a charitable organization 5. Repositioning your portfolio 6. Using a 1031 exchange to invest in an UPREIT (Umbrella Partnership Real Estate Investment Trust) 7. Tenant in Common Investments 8. Hiring a property manager
businesses orpurposes with which he is not famil-iar or which are not approved by those skilled in its keep.
In the end your own personal situation and personal preferences will dictate or influence your decisions. I always fall back on the thoughts of George S. Clason and his book published in 1926, The Richest Man in Babylon.* Some of his key points were as follows:
invests it under the advice of men wise in its handling. Gold slippeth away from the man who invests it in
Gold flees the man who would force it to impossible earnings or who followeth the alluring advice of tricksters and schemers or who trusts it to his own inexperience and romantic desires in investment.” Bottom line is that you need to carefully investigate all of your investment strategies. You should hire advisors you trust. Hire experienced CPA’s, Attorneys, and real estate advisors. Spend some of that hard earned money to protect the rest of the corpus. Seek out specialists in estate planning and real estate. I recommend that you do not have your employment attorney tell you what to do. The real estate attorney, who is an expert at evictions, is the wrong person. You need to talk to someone that understands all of the exit strategies. Interview and meet many people. If your gut tells you that you are over your head, trust your gut. You will find the answer that is right for you; it just may take some time! Plan ahead! Don’t let the tail wag the dog, understand all of the tax implications (estate tax and real estate capital gains taxes) first before you make a final decision. *The Richest Man in Babylon - The Success Secrets of the Ancients, by George S. Clason. Publisher - Signet / First published in 1926
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Since 1927 the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing. Legislative Representation Supporters of Fair Housing Education/ Seminars Up-to-date law information Attorney Drawn Forms Tenant Screening Fully Staffed Office Walk-in, Office open 9-5 M-F 10520 NE Weidler Portland OR 97220 www.rhaoregon.org
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PREFERRED VENDORS:
Dual and Affiliate members support the interest of rental housing through their membership in RHA
ACCOUNTING/BOOKKEEPING
ASSOCIATIONS
Balancing Point, Inc.,
Metro Area Smoke Free Housing Project
Sandy Buhite-Landis P.503-659-8803 C.503-504-9466 12500 SE Oatfield Rd Milwaukie 97222 melandsandyl@hotmail.com
P.503-718-6145 www.smokefreeoregon.com
ATTORNEYS
Bittner & Hahs, P.C.
ADVERTISING / MARKETING
Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego, Or 97035
The Landlord Times P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.com
Azuma Leasing BJ Rosow, P.800-707-1188 P.512-236-9000, F.512-239-9009 2905 San Gabriel St. #218 Austin, TX 78705
Law Offices of Richard Schneider, LLC P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11 Portland 97210, Business formation - LLCs
APPLIANCE-SALES ONLY
G&C Distributing Company
Standard TV & Appliance Joe Mosee & Cathy Mosee P.503-619-0500, C.503-888-6927 3600 SW Hall Blvd, Beaverton 97005
CoreLogic SafeRent
National Tenant Network
G&G Construction Inc.
CCB# 154142
CCB# 162743
P.503-826-9404 Maintenance & Painting Specialists www.miesner@comcast.net
Prospective RentersVerificationService Charlie Kamerman P.503-655-0888, F.503-655-0900
CARPET CLEANING
Dura Clean Carpet Cleaning Upholstery, Pet Odor Removal, Flood Service P.503-914-8785 F.503-372-9163 www.duracleanllc.com dura-clean@comcast.net
RHAGP P.503-254-4723, F.503-254-4821 Fast,affordable tenant screening www.rhagp.org
O’Meara Carpet Cleaning P.503-538-1983, 503-620-5005 Cleaning, Pet Odor Removal, Flood Damage www.omearacarpetcleaning.com
TrueSource Screening, LLC David Mustard P.888.546-3588, F.888-546-3588 www.truesourcescreening.com
CARPET SALES
Contract Furnishings Mart
ASPHALT PAVING
Benge Industries Parking lot Maintenance Service Corey Wilkerson P.503-803-1950 corey@bengeindustries.com
CCB#34434
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,97124 www.cfmfloors.com
1031 EXCHANGES / REITS TENANCY IN COMMON
Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake Oswego, OR 97035 rs@peregrineprivatecapital.com
FINANCIAL SERVICES
Dave Dronkowski, P.503-957-4186 Telephone,Internet & Cable TV Srvs david_dronkowski@cablecomcast.com
American Commercial Mortgage Network
CCB# 34434
Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, 97045 www.halsconstruction.com
Chase Commercial Term Lending
Goose Hollow Window Co Inc. CCB# 53631 Mary D. Mann P.503-620-0898 marymann@goosehwc.com Goosehwc.com Energy Trust Trade Ally
Cooper Construction
Energy Diet
Horizon Restoration
ELECTRIC CCB# 159954
P.503-288-2211 5331 SW Macadam #258-113 Portland, OR 97239
Portland General Electric Anne Snyder-Grassmann P503-464-7534 1215 SW Salmon, Pdx 97204
Rental Housing Maint Service CCB# 163427
ENERGY CONSERVATION
EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.com
CCB# 160672
John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd Portland, 97224
Paul Davis Restoration CB#61648
P.503-803-6859 Call for RHA Member Discount
Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com
CCB# 08587
P.503-232-3121, Since 1950 2305 SE 9th Ave, Portland, 97214 www.fire-water-restoration.com
Free Efficiency Installations P.503-960-5482 theenergydiet@gmail.com
Freeman Electric
Premier Mortgage Resources Matt Schiefer P.360-259-6990 MLO-120713 NMLS-1169 matt@mshomeloans.com www.pmmtg.com
FIRE/WATER DAMAGE RESTORATION
EFFICIENCY
DeKorte Electric, Inc.
Al Williams, P.206-264-1325 1366 91st Ave. NE Clyde Hill WA 98004
Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 steve.mozinski@chase.com
DOORS
CARPENTRY & REPAIRS P.503-539-0811 Full Service General Contractor www.eatongeneral.com
Marcia Gohman P.503-635-1118, F.503-635-9392 P.O. Box 21027, Keizer 97303 www.ntnonline.com
Hal’s Construction, Inc.
CCB# 15830
Crawlspace Waterproofing P.503-233-0825 Fully Staffed www.johnswaterproofing.com
Eaton General Construction
P.503-293-5400, F.503-813-2159 P.O. Box 230286, Portland, 97281 andersoncollectionagency@gmail.om
Hal’s Construction, Inc.
John’s Waterproofing,
Complete Screening Agency LLC
Oregon Legal AssistanceSrvs P.503-954-1009,F.971-266-8372 Evictions,small claims and Process Servicing
CONCRETE
BASEMENT WATERPROOFING
Jacob Turner & Tiffany Webb P.800-827-3130 www,complete-screen.com info@complete-screen.com
Anderson & Associates Credit Services, LLC
Comcast Business Services
Always representinng ONLY landlords Tim Murphy P.503-550-4894 522 SW 5th Ave #812 Portland,97204
7300 Westmore Road, Suite 3 Rockville, MD 20850 P.888-881-3400 www.corelogic.com/saferent
COLLECTION AGENCIES
COMMUNICATIONS
Timothy Murphy Attorney at Law
APPLICANT SCREENING
Landlord Solutions
National Credit Systems, Inc.
Scott McKeown, P.503-224-1937 8700 SW 26th Ave Ste S. Portland, 97219 scottmckeown@comcast.net
P.503-246-8934 Evictions, 1st Appearance, Process Serving www.barristersupport.com
P,503-242-2312, F.503-242-1881 P.O. Box 7087, Portland 97007 Online evictions & First Appearance www.landlord-solutions.com
Mary Bass Regional Sales Director P. 1-800-530-2797
Scott A. McKeown, P.C.
Tony Kavanagh, P.503-288-0221 1205 NE 33rd, Portland 97232
Brian King, P.503-656-4999 20666 S HWY 213 OregonCity, 97045 www.halsconstruction.com halspave@easystret.net
CCB#189489 Adam Zumwalt P.503-781-3611 Exterior Surface Clean & Restore www.allsurfacecleaning.com
Jeffrey S. Bennett
Formerly Web-Laundry Company Karen Anthony P.503-330-9628
Barrister Support Service
All Surface Roofing & Maintenance LLC
Jeff Bennett. P.503-255-8795 850 NE 122nd Ave. Portland, 97230 Protecting landlords’ rights in Oregon for over a decade.
Mac-Gray Corporation
Action Services Wally Lemke, P.503-244-1226 P.O. Box 69621, Portland, 97239 Your eviction & process Svcs Special
CLEANING / CLEAN UP
Hanson Legal Servics Milan Hanson P.503-664-0133 1020 SW Taylor St. Portland, OR 97205 milan@hanson-law.com
APPLIANCE-RENT SRVS LEASE
EVICTIONS
Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 ted@floorstoreportland.com
Mark G Passannante, P.503-294-0910 1001 SW Fifth Ave, Ste. 1220 Portland, OR 97204
The Oregonian Media Group
Law Offices of Richard Schneider, LLC P.503-241-1215, 2455 NW Marshall St #11 Portland, OR 97210 www.rbsllc.com
The Floor Store
Broer & Passannante, P.S.
David Sandvig, P.503-221-8417 1320 SW Broadway Portland 97201 dsandvig@orgonian.com www.oregonianlive.com
ESTATE PLANNING
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
Serving Greater Pdx, The Coast & Willamete 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
Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon 20
:RENTAL ALLIANCE UPDATE - APRIL 2014
www.rhaoregon.org
Dual and Affiliate members support the interest of rental housing through their membership in RHA:. 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,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
Junk Away Hauling
CCB# 177966
Midway Heating Co.
CCB#24044
Pyramid Heating & Cooling CCB# 154142
CCB#59382
P.503-786-9522 Serving the Portland Metro area info@pyramidheating.com
Midway Heating Co.
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
Ted Stapleton P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 ted@floorstoreportland.com
CCB# 24044
RHAGP
EcoTech LLC
Brad Poppino Painting Co.
Aylwin Construction
CCB# 104039
Gutter Installation,Repair, Cleaning P.503-998-7663 www.roofpdx.com
CCB#53631
Mary D. Mann P.503-620-0898 Energy Trust Trade Ally www.goosehwc.com marymann@goosehwc.com
INSURANCE
Larry Thompson Agency
HANDYMAN
Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 main@bluestonehockley.com
P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, Ste 220 Lake Oswego, OR 97035
Robinson Financial Group Rita J. Robinson, P503-557-4997 Group & Indiv. Health Insurance
Eaton General Construction
CCB# 154142
P.503-539-0811 Full Service General Contractor www.eatongeneral.com
State Farm Insurance Paul Toole, P.503-655-2206 6105 W ‘A’ St #B West Linn, 97068
G&G Construction Inc.
CCB# 163427
P.503-826-9404 Maintenance & Painting Specialist miesner@comcast.net
Home Repair PDX
CCB#
201298 Troy K. Rappold, P.503-236-8274 1125 SE Madison St. #201 Portland, OR 97214 www.homerepairpdx.com
Stegmann Agency Farmers Insurance P.503-667-7971, F.503-666-8110 202 SE 181st Ave #201, Portland, OR 97233 john.lstegmann@farmersagency.com
Wolter Van Doorninck,CPCU Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 8355 SW Davies Rd Beaverton, 97008 www.epbb.com wvandoorninck@epbb.com
Rental Housing Maint. Svcs.
CCB# 163427
Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com
Wieder Works
CCB#
Workman Insurance-Allstate Insurance & Financial Planning P.503-655-2000 1751 Willamette Falls Dr., West Linn, 97068 Allstate Agencies / Sam Workman
Action Management Wendi Samperi, P.503-710-0732
Alpine Property Mgmt. CCB# 185497
Brad Poppino P.503-659-7551, 503-957-8298 Interior/exterior/Lead Paint Certified CCB# 162743
P.503-826-9404 Maintenance & Paintng Specialists miesner@comcast.net
Richard Hallman Painting
CCB# 163427
CCB# 142467
Rick Hallman P.503-819-1210 Quality Interior Painting Since 1992 hallmanrj@gmail.com
Rodda Paint Tim Epperly, P.503-572-8191 tepperly@roddapaint.com
PEST CONTROL
Alpha Ecological Pest Control Alexa Fornes PDX800-729-3764 1200 NE 112th Ave Vancouver, 98684
Frost Integrated Pest Mgmt P.503-863-0973 Residential.Commercial.Multi Family www.frostpestfreezone.com
NW Pest Control
Bruce Beswick P.503-253-5325 9108 NE Sandy Blvd., Pdx, 97220 www.goodbyebugs.com nwpestcontrol@aol.com
Orkin Pest Control Dan Wolcott Account Manager & Inspector P.503-384-8384 dwolcott@orkin.com
Tiffany Arrington P.503-641-4620 4750 SW Washington Ave Beaverton, OR 97005 www.alpinepdx.com
Apartment CommunityMgmt
G&G Construction Inc.
Gary Indra, P.503-678-2136 Prof. Interior & Exterior painting garyindra@rentalrepairs.com
INSULATION
GUTTERS
Sewer inspection and repair Phone: 503-234-2118 info@soilsolutionsenvironmental.om www.soilsolutionsenvironmental.com
PROPERTY MANAGERS
Rental Housing Maint. Svcs.
Housing Authority of Portland
Goose Hollow Window Co inc
Environmental Services
Ed White, P.503-232-6653 Free inspections, Testing and Remediation www.realestatemoldsolutions.com
PAINT / PAINTING
Jill Riddle, P.503-802-8565 135 SW Ash St. Portland, 97204
Uptown Properties CCB# 198205 AJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bonded www.shepardbrothersmanagement.com
CCB# 163427
SOIL SOLUTIONS
Terry Emmert, P.503-655-9933 11811 SE Hwy 212, Clackamas, OR 97015
HOUSING AUTHORITIES
GENERAL CONTRACTORS
Rental Housing Maint. Svcs Gary Indra, P503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com
Emmert Development Co
HEATING OIL TANK
Environmental Services Tank Locating, Sampling, Decommissioning and DEQ Certified Clean-ups Phone: 503-234-2118 info@soilsolutions-environmental.com Website: www.soilsolutions-environmental.com
Attorney Drawn, Up-to-date Rental Forms P.503-254-4723 F.503-254-4821 Court-tested up-to-date rental forms
Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie, OR 97222 www.drmasonry.com
MOVERS-HOUSE
Soil Solutions
FORMS
MASON CONTRACTORS
Real Estate Mold Solutions
P.503-493-1040 info@ecotechllc.com www.ecotechllc.com
The Floor Store
ProDrain & Rooter Svcs Inc
MOLD
P.503-252-4003 12625 SE Sherman St. Portland, OR 97233
CCB#36338
West 503-533-0430 East 503-239-3750 Drain Cleaning/Plumbing www.prodraidpdx.com
D&R Masonry Restoration Inc. CCB# 99196
HEATING OIL
J & B hardwood Floors, Inc
LANDSCAPING
Oregon Tree Care
P.503-252-4003 12625 SE Sherman St. Portland, OR 97233
Eaton General Construction
MJ’s Plumbing Michael LeFever, P503-261-9155 1045 NE 79th Portland, OR 97213
P.503-929-9437 www.oregontreecare.com info@oregontreecare.com
HEATING & COOLING
CCB#176655
Tim Galuza P.503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms
P.503-241-4949 5000 Meadows Rd, #230 Lake Oswego, OR 97070 rs@peregrineprivatecapital.com
P. 503-517-9027 Licensed bonded insured trash outs jcdoud@msn.com
Eric Eaton P.503-539-0811 All Types of Floor Covering www.eatongeneral.com
164323
Peregrine Private Capital Corp
HAULING
PREFERRED VENDORS
Liberty Plumbing
INVESTMENT SERVICES
Darren J Wiederhold, C.503-260-2133 Maintenance Repair Replacement www.wiederworks.com
2010 Fairview Ave Fairview, OR 97206 P.503-766-3365 www.acmportland.com
Associated Property Mgmt Jane Raffety, P.503-648-2150 408 SE Baseline,Hillsboro, 97123 www.associatedmgmt.com
Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 97219
Elizabeth Carpenter LizC Real Estate Invest. LLC P.503-314-6498, F.503-698-6566 10117 SE Sunnyside Rd #F-215 Clackamas, OR 97015
Fox Management, Inc. Tressa L Rossi P.503-280-0241 C.503-750-8124 F.503-280-0242 2316 NE Glisan St Portland, 97232 tressa@foxmanagementinc.com
The Garcia Group Ron Garcia, P.503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239
Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right!
<<CATEGORY>>
PLUMBING/DRAIN CLEANING
Apollo Drain P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We galdly quote prices over the phone
Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon www.rhaoregon.org
RENTAL ALLIANCE UPDATE - APRIL 2014:
21
PREFERRED VENDORS: PROPERTY MANAGERS
Dual and Affiliate members support the interest of rental housing through their membership in RHA
(continued)
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
Portland Pioneer Properies P.503-238-2560 pppropertiesllc@comcast.net Full Property Mgmt service
Uptown Properties Chris Shepard P.520-204-6727 2830 NW 29th Portland, 97210 www.shepardbrothersmanagement.com
Voss Property Management Richard Voss, P.503-546-7902 6110 N lombard St. PDX, 97203
RADON
Cascade Radon Inc. P.503-421-4813 cascaderaon.com office@cascaderadon.com
Chris Anderson John L. Scott Real Estate
Rental Housing Maint Svcs
P. 503-783-2442 503-783-2442 chrisanderson@johnlscott.com
Denise L. Goding Keller Williams Realty
All Surface Roofing & Maintenance LLC
P.503-336-6378 C.503-799-2970 www.denisegoding.com
Elizabeth Carpenter LizC Real Estate Investment LLC P.503-314-6498, F503-698-6566 Liz@lizcrei.com, www.lizcrei.com
HFO Investment Real Estate
J.L. Lutz & Company Jim Lutz P.503-297-7101 F.503-291-7851 www.jimlutzcim.com contactjimlutz@gmail.com
REAL ESTATE SALES
Bluestone & Hockley Real Estate Services Cliff Hockley P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219
Horizon Restoration John Pedden P.503-620-2215, F503-624-0523 7235 SW Bonita Rd PDX, 97224
Paul Davis Restoration Serving Greater Pdx, The Coast & Willamete Valley P.888-728-4208, Em.503-822-5539 www.restorationportland.com
Commercial & Residential Replacement, repair & cleaning P.503-998-7663 www.roofpdx.com
TELEPHONE CCB# 149575
CCB# 160672
Comcast Telephone, Internet, Cable & TV Srvs Dave Dronkowski P.503-957-4186
WATERPRROFING / CONCRETE REPAIR
D&R Waterproofing, Inc. Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd. Milwaukie, OR 97222 www.drmasonry.com
Parking Lot Maintenance Svcs Corey Wilkerson P.503-803-1950 corey@bengeindustries.com
Hal’s Construction Inc.
Benge Industries Parking Lot Maintenance Services Corey Wilkerson P.503-803-1950 corey@bengeindustries.com
Benge Industries
P.503-539-0811 Full Service General Contractor www.eatongeneral.com
Helping solve business challenges to reach your goals. Ami Stevens, P.503-407-3663 astevens@fromhere2there.com
STRIPING CCB# 104039
SEAL COATING
Eaton General Construction CB# 154142
Soil Solutions
From Here 2 There CCB# 189489
Lynn Whitney, P.503-284-5522 Free Inspections, ReRoof and Repairs. www.realestateroofing.com
RESTORATION/RECONSTRUCTION
Environmental Services Radon Testing and Mitigation Phone: 503-234-2118 info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com
SMALL BUSINESS SUPPORT
Real Estate Roofing Service
The Garcia Group
EcoTech LLC
EcoTech LLC
Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleanig.com
Aylwin Construction
Greg Frick, P.503-241-5541 1028 SE Water Ave Ste 270 Portland, OR 97214 www.hfore.com
SEISMIC RETROFITS P.503-493-1040 info@ecotechllc.com www.ecotechllc.com
ROOFING
Ron Garcia, P. 503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239 www.4-homes.com
P.503-493-1040 info@ecotechllc.com www.ecotechllc.com
CCB# 163427
Gary Indra,P.503-678-2136 Fully Licensed to do it all Garyindra@rentalrepairs.com www.roofpdx.com
WINDOWS / STORM WINDOWS CCB# 34434
Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR 97045 www.halsconstruction.com halspave@ easystreet.net
Goose Hollow Window Co Inc
CCB# 53631
Mary D. Mann P.503-620-0898 Energy Trust Trade Ally marymann@goosehwc.com goosehwc.com
SEWER
Soil Solutions Environmental Services Sewer inspection and repair Phone: 503-234-2118 info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.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.
Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon
22
:RENTAL ALLIANCE UPDATE - APRIL 2014
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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rental housing alliance oregon
PRSRT STD US POSTAGE PAID PORTLAND, OR PERMIT NO. 655
10520 NE Weidler Portland, OR 97220
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ll ia n c e s t 1927
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