NOVEMBER 2015 RHA UPDATE NEWSLETTER

November 2015

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

www.rhaoregon.org

In this issue:

Resonable Accommodation / Modification Policies for ‌ Market Rate Tenancies

pages 6 & 8 - 9

Landlording In A Changing Market See Page 3

City of Portland Changes ‌ Rules on Landlords

page 7 Annual Toy Drive

page 11

Dear Maintenance Men: page 14 & 15 Security Deposits: Know The Laws page 15 - 16

Formerly the Rental Housing Association of Greater Portland

Dinner Social

Wednesday November 18, 2015 at 6 pm Landlording In A Changing Market Ron Garcia of The Garcia Group

Local rents are rising at a record pace. Tenant-friendly state laws are contemplated then enacted. Ground breaking social change is occurring nation-wide. How does all of this affect the daily operations of your rental property and your bottom line? As all investors know, the higher the return, the higher the risk. Ron Garcia will host a lively discussion of trends and techniques in this “new world order”.

Ron and his wife Belinda own The Garcia Group, “Great Rental Properties, LLC”; they manage approximately 400 units in the Greater Portland Metro market. Ron began investing in properties in 1979 at the age of 25 and has been a licensed real estate broker since 1987.

When: Wednesday, November 18, 2015 at 6:00pm Locaction: Stockpot Broiler, 8200 SW Scholls Ferry Rd., Beaverton OR 97008 Cost : $31.00 if registered by end of business day November 13, 2015 $36.00 if registered after the close of business November 13, 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.

Table of Contents RHA Oregon Dinner Social | page 3 President’s Message | pages 4 & 6 RHA Mark Your Calendar | page 5 Reasonable Accommodation / Modification Policies for Market Rate Tenancies | pages 6 & 8 - 9 City of Portland Changes Rules on Landlords| page 7 Dear Maintenance Men | pages 14 & 15 Security Deposits: Know The Laws | page 15 - 16 Tax Implications for Converting a Primary Residents to Rental Property | page 17-18 The Preferred Service Guide | page 19-22

**Effective January 1, 2016 **

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

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

Buffet: Mediterranean Breast of Chicken Served Over Creamed Orzo Rosemary Tied Lion of Pork, Roasted Garlic Pork Jus and Roasted Baby Red Potatoes, Chef’s Fresh Vegetables, Classic Caesar Salad with Roasted Garlic Croutons & a Crusty Roll, Fresh Fruit Coffee & Tea. Directions:

From DOWNTOWN Portland- take US- 26 W toward the Zoo. Merge onto OR- 217 S via Exit 69A towards Beaverton/Tigard.

Take the Hall Blvd exit, Exit 4A. Turn left onto SW Hall Blvd.

Turn left onto SW Scholls Ferry Road- 210 to 8200 SW Scholls Ferry Rd is on the right.

FROM SOUTH OR NORTH ON 1-5- From I-5 Merge onto OR-217 N toward Tigard/ Beaverton. Take the OR-210/Scholls Ferry Road exit, Exit 4. Turn right onto SW Scholls Ferry Rd/OR210 Stockpot at Red Tail Golf Course is on the right.

www.rhaoregon.org

RENTAL ALLIANCE UPDATE November 2015

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President’s Message I have been privileged in my time as president of RHA Oregon to work with some very dedicated and caring property owners.

They not only take great care of their units, but of their tenants. They make difficult decisions on how to operate their businesses and how to deal with difficult choices when it comes RHA Oregon to their tenants. Some would have you think that they view their President John Sage tenants as ATM’s. That their only focus is to see how much they can squeeze out of them in the name of profit for themselves. If you believe this, then you haven’t really gotten to know these people. The RHA Oregon office receives calls every day from property owners wanting to know if they are doing the right thing when it comes to evicting a tenant or raising the rent or any other myriad of complicated choices that have to be made when you own rentals. I have experienced what it is like to make a difficult choice when it comes to how to handle a tenant. In the past I have worked with a property owner who was being sued because of a choice that he had made to advise a prospective tenant on which unit to pick. He was concerned about their small children possibly falling out of a second story window. So he advised the tenant to take the first floor unit. Was this the right thing to do? From a humane perspective, I would have to say “Yes”. I would have a hard time looking at this as something that he did out of anything other than concern for a child. However, we all know that this is called steering according to fair housing law and thus he was sued for doing so.

I didn’t bring up this point to have a discussion about Fair Housing. We at RHA Oregon support and train on Fair Housing. The reason that I bring this up is to show the caliber of the property owners that I work with all the time.

They care about their communities and the people that are in them. They serve on the boards of non-profits and as you know they donate time, money and of themselves to organizations like RHA Oregon, JOIN, and numerous others.

Our late Vice President Robin Lashbaugh was always reminding us to gather coats and socks and other articles of clothing for the homeless. He would then gather them up and deliver them to a shelter. Property owners are not the “Bad Guys”, greedy and only looking out for themselves as some would have you believe. I, myself, am tired of being portrayed in the media as such when we all know better. Property owners (landlords) are hoping to find the same thing that we all want. Good neighbors that care about the area and home that they live in, have a good sense of community and want to see that everyone benefits and prospers. Pretty simple really!!

On October 14, 2015 the City of Portland city council voted unanimously to amend City Ordinance 187380; this new regulations requires landlords increasing rent by more than 5% in a 12-month period or choosing to terminate tenancies for no cause must give a 90-day notice to tenants. This new regulation goes into effect November 13, 2015. Will the changes that were recently approved by the Portland City Council be a solution or even a step in the right direction for creating more affordable housing? What will be the long term effects of their short term changes? Why wasn’t something being done about the shortage of affordable housing long before it became a “crisis”? These are the questions that I have heard asked and have myself been (continued on page 9) 4

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RHA Oregon BOARD MEMBERS President John Sage, PH. (503)667-7971 President Elect Ron Garcia, PH. (503)595-4747 Vice President Phil Owen, (503) 244-7986 Treasurer Elaine Elsea, PH. (503)258-0700 Secretary Lynne Whitney, PH. (503)284-5522 Past President Elizabeth Carpenter, PH. (503)314-6498 RHA Oregon DIRECTORS Katie Poole-Hussa, PH. (503)465-4404 Alita Dougherty, PH. (503)667-9288 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 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 DATE

EVENT

LOCATION

TIME

INFORMATION

11/18

Dinner Social

Stockpot

6:00pm

See Page 3 of the Update

11/26

Thanksgiving Day

RHA Office

Closed

In Observance of Thanksgiving

11/27

Black Friday

RHA Office

Closed

In Observance of Black Friday

12/09

Board Meeting

RHA Conference Annex

5:30pm

12/16

Holiday Party

Riverside Golf & Country Club

12/25

Christmas Day

RHA Office

See Page 13 Closed

In Observance of Christmas

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

11/04

Online Tenant Screening

RHA Conference Annex

11:00am

11/06

Understanding Your Decision Point Report

Webex

11:00am

11/12

Mold Class

RHA Conference Annex

6:30pm

11/20

Understanding Your Decision Point Report

Webex

7:00pm

12/09

Online Tenant Screening

RHA Conference Annex

11:00am

12/11

Understanding Your Decision Point Report

Webex

11:00am

INFORMATION

Taught by: Mike Gardner, RHA Conference Annex 10520 NE Weidler, Portland, OR 97220

Installation of 2016 Directors and Officers December 16, 2015 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.

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

Mold Class Taught by: Mike Gardner As property and business owners, you cannot afford the liability risks of undetected mold and improper cleaning of affected areas. This class focuses on how to prevent mold growth in your properties along with the proper techniques for cleaning and recovering from mold damage.

1 Continuing Education $25 Members $35 Non-Members

www.rhaoregon.org

RHA Oregon’s Holiday Dinner Party & Installation of Officers Wednesday December 16, 2015 6pm- 9pm Riverside Golf & Country Club $33.00 Per Person if Registered by Friday December 11, 2015 $38.00 Per Person if Registered after December 11, 2015

Annual Toy Drive Toys will be given to families of National Guard and Reserve personnel serving overseas. Help brighten the life of a child, bring an unwrapped gift to the RHA Oregon office or to the

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Reasonable Accommodation/Modification Policies for Market Rate Tenancies

By Clifford A. Hockley, President, Bluestone & Hockley Real Estate Services

As the reasonable accommodation rules under the Fair Housing Act* continue to receive national press and more tenants use the rules to ask landlords to accommodate their special needs, it makes sense for landlords to codify their response to reasonable accommodation requests in order to maintain consistency.

To ensure consistency when it comes to a property manager’s enforcement of reasonable accommodation policies, we have drafted a set of common sense rules to serve as a guide and adapted by landlords. Note: The suggested rules discussed below do not apply to low income government delivered or tax credit properties.

Those properties have additional rules that need to be followed.

Tenants may request changes in housing policies to accommodate disabilities Tenants and/or applicants have the right to request a change in the rules, regulations, practices, or procedures of the property they want to live in if they have a disability and the requested change will better enable them to use and enjoy the property they rent. Common reasonable accommodation requests include, but are not limited to: • • • •

• •

Designation of a handicap parking space Installation of grab bars in the bathroom Installation of a

wheelchair ramp Installation of a flashing light smoke detector for a hearing impaired tenant Accommodation of a service or companion animal Release from a rental agreement without a lease break penalty

If a tenant asks you if they can modify their unit or have an accommodation to a community rule because of their disability, your response should be: “We’ll be happy to consider that. Can you please submit a request for a reasonable accommodation/modification to help us understand the need better? We have a form to use for your convenience.” (RHA Oregon form 240) 6

:RENTAL ALLIANCE UPDATE November 2015

Make sure the tenant provides the name, address, telephone number and email address for the third party professional who will verify that the applicant/resident is disabled and needs the accommodation requested.

NOTE: You should never ask the tenant what their disability is. The tenant’s medical professional will indicate if the tenant has a disability, and if their request would help them to more fully use and enjoy the property that they are renting, or will rent.

Keep in mind that just because a request has been made, it doesn’t mean the landlord has to say yes. The key word in this process is “reasonable.”

Tell the tenant that once the completed reasonable accommodation request is reviewed by the corporate office, the tenant or applicant household will receive a written approval or denial issued from the corporate office. Make sure their current and correct contact information is included in their request and in the property management client database.

Procedures 1. Obtain the request in writing to ensure that all parties agree on the accommodation that has been requested and that the documentation of the request exists for future reference.

2. Address the request for reasonable accommodation/modification as soon as possible (within five days after receipt to the main business office). A significant delay can be viewed as denial.

3. Require verification for all requests if the need is not visually obvious. For example, when a resident who uses a wheelchair requests a parking spot close to the resident’s front door, the resident’s disability and need for accommodation is obvious. This situation does not warrant the need for obtaining verification from a (continued on page 8) www.rhaoregon.org

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Just three minutes from the RHA Oregon Office!

City of Portland Changes Rules on Landlords

by Cindy Robert, RHA Oregon lobbyist

The Portland City Council voted on October 7 to change the tenant notification requirements currently set by the state. The 30 and 60 day no-cause termination notifications are changed to 90 days and any increase in rent over 5% for the year will also require 90 days notice to tenants.

Fact: For most landlords it is not about aimlessly terminating tenants, it is about protecting residents

These changes go into effect for Portland area landlords on November 13. This is part of the Council's declaration of a housing emergency.

Please look at the requirements on landlords…just what government has added to their obligations in the last four years.

Both the RHA Oregon legislative chair (Phil Owen) and myself (lobbyist) did testify before the Council the week before. While an immediate vote on the notification change was delayed, it was approved the next week.

What other private business has such regulation? What do they get in return from regulators?

Property tax breaks? NO Income tax breaks? NO Business license credits? NO Permit or zoning exemptions? NO

Here is part of what I said at the initial council meeting: This is not a landlord vs tenant issue - it is a rental market supply vs demand issue that the City must answer.

Fact: Changing the rules on landlords does not lead to more housing - the same number of people will be in need of units.

While you assume more people will be able to stay put with this ordinance, you will see that unhappy neighbors will actually be leaving...the main reason landlords terminate tenants is not because they want more money - it is because they want more peace.

Small landlords don’t want to evict anyone, but it sometimes happens for the good of the community. The current Oregon law is 30 days, which to neighbors of a bad actor already seems like an eternity.

Other tenants have the right to a safe community - and they should not have to wait 90 days to have one. The bad tenants will force the good ones out leading to exactly the displacement that you are trying to mitigate. www.rhaoregon.org

This is not an issue of bad landlords not giving enough notice. This is an issue of the city not having a plan for development and gentrification.

They pay taxes, pay employees, pay local fees, and meet business, tenant screening, zoning and housing requirements of governments. Landlords provide a service to people in this city…yet they are treated like pariahs.

Another Fact: If you want more of something, you remove barriers...if you want less, you put up barriers.

The actions in this ordinance will not change vacancy problem, will not lower turnover, and will not lead to cheaper, better or MORE housing.

BUT you do have the power to do all that… and you have already put real change into motion with your commitment to building more affordable housing – AND by taking down the barriers for building and developers.

Final Fact: People are not leaving Portland – we need to plan with vision.

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Reasonable Accommodations continued from page 6

a third party. If a similar request is made by a person who does not have an obvious mobility impairment, you may need to request that the resident’s need for accommodation be verified by a third party professional. Create a policy that when the need is not visually obvious you will need to verify with a third party professional. Use a consistent form.

4. All reasonable accommodation / modification requests will be reviewed and approved or denied by the property/portfolio manager, director of residential services and the upper management team of the property management company.

Notification of approval or denial will be provided from the corporate office to the tenant or applicant household in writing within five working days after the request is received by the corporate office.

5. No request should be rejected without first offering an alternative in writing. Rather than merely rejecting the resident’s request, which might enable the resident to accuse management of failing to accommodate, it makes more sense to offer an alternative accommodation that can provide the landlord with a defense in the event of a complaint, even if the resident rejects the offer.

6. For conventional properties (not federally financed), landlords must allow the tenants/applicant, to make reasonable modifications at their cost.

Typically, modifications at the resident’s expense are approved unless the resident cannot verify his need for the modification, the modification creates a structural or safety problem for the building, or it makes the space unusable by other patrons of the property.

7. If the modifications of the property might interfere with the next resident’s use of the apartment, the resident must agree to return the interior of the apartment to its unaltered condition upon the termination of the lease.

8. When the final determination is made on the resident’s request, the decision of the accommodation

or modification will be documented by a letter to the tenant or applicant.

9. All requests (accepted as well as rejected) for accommodation or modification will be saved in the tenant’s file for future review if necessary.

Additions to Accommodation Policies The following language can be adapted or added to existing policies and agreements: The Landlord (your company name here) complies with the Fair Housing Amendments Act of 1988, Section 504 of the Rehabilitation Act of 1973, and the Americans with Disabilities Act (ADA). This property will comply with any legislation protecting the individual rights of tenants, applicants, and/or staff that may subsequently be enacted.

The Landlord (your company name here) does not discriminate against persons with disabilities in its services and structures, provides equal opportunity to all persons with disabilities, and provides accommodations to meet the needs of persons with disabilities upon request, if the accommodation is both reasonable and financially feasible.

Lease Break Fees: If a tenant has provided documentation of a Reasonable Accommodation being necessary by their medical professional, specifically with a need to vacate their unit due to medical reasons, it is common sense not to charge a lease break fee or require 30 day notice.

Summary The purpose of this article was to help landlords and property owners plan, develop and implement policies that will guide property managers in the consistent support of tenants who qualify for reasonable accommodations due to disabilities. Consistency in polices translates into meeting fair housing requirements fairly and equitably for every tenant.

I encourage you to be consistent with your policies and protect your onsite and portfolio managers by developing clear and easy to follow rules.

P.S. Don’t forget to run your policies by your favorite fair (continued on page 9)

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:RENTAL ALLIANCE UPDATE November 2015

www.rhaoregon.org

Reasonable Accommodations continued from page 8

Presidents Message continued from page 4

housing attorney to make sure the rules have not changed as they so often do in Washington D.C.

asking for some time now. Vice President of RHA Oregon Phil Owen and lobbyist Cindy Robert, asked the same things of the Portland City Council when they went to the council meeting to testify on behalf of property owners. I really appreciate them taking the time to go to the council meeting and listen to the boo’s and scorn from the tenant advocates that were there. Thank you Phil and Cindy!!!

*Resources Authors Note: The author thanks the Fair Housing Institute for the use of their resources in the writing of this article. http://www.hud.gov/offices/fheo/library/huddojstatement.pdf Joint HUD and Justice department release that clarifies reasonable accommodations under the fair housing act. http://www.fairhouse.net/library/article.php?id=39 Create a Reasonable Accommodations Policy for Your Property http://www.justice.gov/jmd/eeos/manual-and-procedures-providingreasonable-accommodation. http://www.fhrc.org/HR

We need to keep asking these questions and watching what is going on with housing in Portland. RHA Oregon is watching what is happening in the rental industry and listening to the conversations at City Halls and the State legislature. As an organization our voice can be a call to make changes that are in the interest of all concerned.

So I urge you to get involved, pay attention to the choices being made by our local and state government that affect our industry. Watch the emails, alerts and newsletters for information and calls to action from RHA Oregon.

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

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

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

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

To JOIN in and help, contact Alita at (503)667-9288 www.rhaoregon.org

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VOTE NOVEMBER 18, 2015

Election of 2016 directors and officers Directors Continuing to Serve~ One Year Term Remaining Jerad Goughnour Jim Herman Ami Stevens AJ Shepard Matt Korshoj Mihyun Pratt

President President Elect Vice President Treasurer Secretary

John Sage Ron Garcia Phil Owen Elaine Elsea Lynne Whitney

Nominations for Directors ~ Two Year Term Adam Kendall Abplanalp Charles Karl Resa Boxell Liz Dauw Rita Robinson Charles Kovas

The following will continue to serve on the board: Past President Elizabeth Carpenter Election of Officers and Directors to serve in 2016 will be at the November 18, 2015 dinner meeting.

Call the office for reservations 503-254-4723.

RHA Oregon entors

• Not sure how to handle a tenant issue?

• Do you have a landlord questions?

• Help, what do I do?

Our Members Matter COME JOIN US! MENTORING SESSION

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:RENTAL ALLIANCE UPDATE November 2015

Refreshments Offered Thursday January 28, 2016 from 6:30pm RHA Oregon Conference Annex 10520 NE Weidler Portland OR 97220.

www.rhaoregon.org

RHA Oregon’s Annual Drive Toys will be given To families of

naTional guard and reserve personnel serving overseas

Help brigHTen THe life of a cHild,

bring an unwrapped gifT.

Please bring new unwrapped toys to the RHAOregon at: 10520 NE Weidler Portland, OR 97220 OR To RHA’S Holiday Dinner Party

GIFTS FOR CHILDREN AGES 9 & UP ARE ESPECIALLY NEEDED

www.rhaoregon.org

RENTAL ALLIANCE UPDATE November 2015

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:RENTAL ALLIANCE UPDATE November 2015

www.rhaoregon.org

16, 2015

www.rhaoregon.org

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Dear Maintenance Men:

By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men: Because of the drought, we have left our yards to dry out and the grass to die. One issue I have is the mature trees on the property. Grass and plants are easy to replace, however the trees are another thing altogether. How do we maintain our trees and still conserve water?

Margret Dear Margret: The extended drought we are experiencing is tough on everything and sacrifices must be made. However we think a line must be drawn at our trees.

The method we recommend to save the trees and still be draught aware is in the use of soaker hoses.

The placement of the soaker hose is important.

Visualize the shape of a tree with its truck and canopy of branches and leaves. The edge of the canopy is known as the “Drip Line” of the tree. This means that any “rain” or moisture that falls on the tree will be absorbed by the tree’s feeder root system at the drip line.

To take advantage of these thirsty roots, place a soaker hose at the drip line or edge of the tree’s canopy. A soaker hose is very water efficient and puts water exactly where you want it.

Water the trees at least twice a week and for a couple of hours at a time. The water will soak deep into the soil where it is needed without waste. The trees will be much happier and you will be using and conserving water efficiently.

Dear Maintenance Men: I am trying to do my part to conserve water and have found my toilets are the biggest offenders. The toilet constantly fills every five or ten minutes. I have replaced the fill & flapper valves but the problems persist. I’m at my wits end about this!

What can I do besides replacing the toilets?

Benjamin Dear Benjamin: Leaks at the Flush Valve are possibly caused by a damaged flush valve seat which may have a hole or the rim is pitted or

cracked. The seat is the large drain hole at the bottom of the tank. A temporary repair may be to sand the seat with a steel wool pad or wet/dry sandpaper. This will remove the calcium build-up. If the seat is damaged, replacing the seat will be the next option. “Fluidmaster, Inc” makes a Flusher Fixer Kit that can be cemented directly on top of your old worn flush valve seat. This is a quick fix that may not work on all toilets. If the seat kit does not work, you will need to replace the valve seat. This can be accomplished by removing the tank from the base of the toilet: Turn off the water to the fill valve, disconnect the water line and remove any water from the tank. Unscrew the two or three brass bolts under the tank and carefully lift the tank off. Once the tank is removed, turn it upside down. Remove the rubber “Spud” washer from the tank.

Spin the large nut from the threads and then push the valve seat through the tank. Reverse the procedure when installing the new valve seat. Always install a new “Spud” washer and new brass bolts and washers. Be sure your toilet tank is installed level, as this will aid in its operation. The new flush valve will give the rubber flapper a smooth seat for a positive seal.

Dear Maintenance Men: I hear people talking about winterizing their buildings. I grew up on the east coast where that meant something! In Southern California, what “Winterizing” could we possibly be doing?

Jonathon Dear Jonathon: In California and many western states, “Winterizing” simply means we switch from light shorts and white T-shirt to dark shorts and a long sleeve T-shirt! When it comes to your building, “Winterizing” California style is simple. Start from the top and go down. Inspect your roof; replace any loose tiles, shingles etc. Caulk all flashings around fireplaces, vent pipes, siding to roof transitions and skylights. Remove any junk on (continued on page 15)

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:RENTAL ALLIANCE UPDATE November 2015

www.rhaoregon.org

Dear Maintenance Men: continued from page 14

the roof, clean your gutters, and secure any loose gutters. Test your gutters with water to make sure they are pitched correctly and check your gutter downspouts; make sure they direct the water away from the building. If you have any floor drains, clean out and snake them. Caulk any wood seams, window trim, stucco cracks, vents and any area that might soak in water during a rainstorm. Check your sprinkler timers and adjust the duration and days watered.

Depending on water restrictions in your area, to keep your grass green all winter, fertilize and seed with Rye grass. During windy, rainy weather, trees may touch both the side and roof of your building, trim any branches that may cause damage. Secure any weak or young trees or bushes that may fall in a storm. These simple winterizing steps will help keep you dry and off of the roof during winter weather.

Bio:

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

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

SECURITY DEPOSITS: KNOW THE LAWS

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

Security deposits continue to present a very unique set of problems for both property managers and staff alike. Property management companies large and small continue to struggle with this very routine task and often lose money in the process.

The following is an example of security deposit mismanagement and the associated repercussions experienced by the management company.

Company A is a fairly large property management company in a metropolitan area. The company is prominent in the community and handles both residential and commercial properties. Tenant B moves into a residential unit in February and leaves when their lease is up one year later. The unit is not damaged, but there is trash left behind that needs to be disposed of. Tenant B gives the apartment manager the proper notice and provides a timely forwarding address.

It is now nearly four weeks since Tenant B has moved out, but www.rhaoregon.org

they have yet to receive any correspondence from Company A. Tenant B calls Company A, only to be told that their security deposit was used for cleaning the unit and disposing of trash. Tenant B requests a detailed invoice. Two weeks pass before Tenant B receives an invoice with no detail; just the security deposit amount and a line item that says cleaning and damages.

After doing some very basic research, Tenant B realizes that Company A has violated state statutes which state that all tenants with a valid forwarding address need to either receive a refund of their security deposit or a detailed invoice listing the damages and how the money was used to pay for those damages. It’s now been nearly six weeks, and Tenant B has not received any of those things. Tenant B sends a certified letter, citing those statutes, demanding that their security deposit be returned in full, which Company A ultimately ends up doing. (continued on page 16) 15

RENTAL ALLIANCE UPDATE November 2015

Security Deposits: Know The Law Continued from Page 15

Company A had a legitimate reason to withhold at least a portion of Tenant B’s security deposit, but they forfeited that right, along with over $1,000, by not providing their former tenants with the information they had every right to receive.

So how does a prominent, experienced property management company make a mistake like this? It could be many things: an untrained employee or an overworked property manager who failed to manage their staff properly. Whatever the reason, until property managers know and abide by the appropriate state statutes, they will continue to suffer the consequences.

Know the Law An inexperienced employee or a simple oversight can certainly be contributing factors to the above scenario.

However, the number one reason this happens is simple: ignorance of state statutes. Each state has differing regulations, and managers must know the statutes that govern the states in which they operate.

For instance, Illinois property management companies must return security deposits or provide itemized statements between 30-45 days after move-out and must also provide an itemized list of damages and charges.

Texas statutes are similar with a 30-day deadline for returning security deposits or providing the required itemized listing of damages. California requirements are even more stringent with management companies required to provide a security deposit refund or itemized statement within 21 days of move-out. Any damages over $126 must also have a receipt included. Oregon managers must return deposits within 31 days, and provide an itemized list of any charges during that same time frame (ORLTA 90.300).

How can you make sure that you and your staff won’t exceed state guidelines? Here are a few tips:

deposit back, delaying the processing of the security deposit can put you in direct violation of state statutes.

The statutes don’t care if the tenant had thousands of dollars in damages. You must be able to supply him or her with the proper documentation as to how that security deposit was used against damages, or you run the risk of forfeiting all of it. o Be sure to track all repair expenses meticulously. As I mentioned earlier, a simple statement is not sufficient; the statement must be itemized with a complete list of all charges.

:RENTAL ALLIANCE UPDATE November 2015

o Obtain a forwarding address when the resident gives notice. This avoids a delay in sending the security deposit information. o Schedule work on the vacated unit as quickly as possible. This allows time for delays and extensive work to be done if necessary while still allowing plenty of time to process the deposit and get a refund or detailed invoice to the former tenant within the time specified by your state.

By knowing the statutes of the state(s) in which your property management company operates, conveying that information to your staff, and handling move-outs promptly, it’s unlikely that you’ll be forfeiting security deposit monies anytime soon. You’ll also make your residents move-out experience much more positive, which could result in referrals or great online reviews down the road.

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.

o Don’t put off processing a security deposit because a unit is a mess. Even if you’re absolutely certain that the former resident will receive none of his or her 16

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Tax Implications for Converting a Primary Residence to Rental Property www.american-apartment-owners-association.org If you have outgrown your current residence or want to move for other reasons, you have a few choices to make, such as selling or renting out your home. If market conditions are favorable, you could sell the property, cashing in your equity and making a profit. If getting your equity out of the property isn’t a must, you may also consider using the house to generate income as a rental property.

This is the first of two articles about converting a principal residence to a residential income property. While we will be exploring some of the main considerations for this type of conversion, the tax code is very complex, and it is advisable to work with a certified public accountant who can offer advice based on your personal situation.

A primary residence is defined as a living space which you inhabit, but may rent out for up to two weeks per year without paying tax on the income. On the other hand, a rental home is primarily used as an income property, and personal use does not exceed the greater of 14 days or 10 percent of the number of days during the year the home is rented. If you are planning on turning your primary residence into a rental property, there are tax considerations to take into account before making a final decision.

Once you make the conversion, taxes on the property will be handled differently. While you will have to report the income from the rental as taxable income, you may also be allowed to deduct expenses for maintaining and fixing the property, as well as take a deduction for depreciation. Should you choose to sell the rental, the basis for calculating taxes on the gain (or loss) for the income property will be different than the calculations for a primary residence.

Tax deductions for landlords. The Internal Revenue service allows you to claim deductions on your income taxes for

depreciation and other write-offs for rental properties.

You can use the depreciation to offset the income the house will generate from rent. You can also make allowable deductions on your income taxes, which will offset the rental income you receive from your tenants. Here is a breakdown of possible rental property deductions: • • • • • •

Mortgage interest Property taxes Insurance Association fees (HOA) Utilities Repairs and maintenance

In most situations, under the passive activity loss (PAL) rules, you cannot write off deductions that are more than the total sum of the rent received, unless during that year your “adjusted gross income doesn’t exceed $100,000, you actively participate in running the home-rental business, and your losses from all real estate activities in which you actively participate don’t exceed $25,000,” according to the The Savvy Real Estate Investor website. Note that the limits are for individuals using a single tax filing status, and the threshold will vary depending on your personal filing status. Basically, the PAL rules mainly provide exceptions for those that can offset their deduction losses by gains on other properties.

Tax basis for depreciation. There is a formula for computing the tax basis of a personal residence converted to rental property. In general, the adjusted tax basis of a primary residence is the purchase price of the home plus amounts spent for capital improvements that have added value to the property, prolonged its life, or adapted it for a new use. Examples of qualified improvements include additional square footage, fences, or landscape improvements. Note that regular repairs and maintenance are not included in the adjusted tax basis of the home.

When a personal residence is converted to rental property, you need to know the basis for depreciation purposes. This is the lower of your adjusted basis in the residence at the (continued on page 18)

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RENTAL ALLIANCE UPDATE November 2015

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Tax Implications: Continued from Page 17

date of conversion (purchase price plus qualified capital improvements), or the fair market value of the property at the time of conversion. In general, you must depreciate your residential rental property over a 27.5-year period.

Depreciation, however, only applies to the portion of the house used solely for generating income and does not apply to land. So if you purchase a multi-family and wish to rent one unit and live in another, you can only deduct the depreciation expense on the rented portion.

The IRS provides depreciation tables to assist you in determining the depreciation expense to recognize each year.

But be aware that each of the assets may have a separate life. For example, the structure is based on 27.5 years versus appliances, which would be seven years. Consult with your tax advisor to assist you with this calculation.

Selling a converted rental property. When you decide to sell a personal residence, you cannot write off any depreciation expense, as you can with a rental property.

In order to calculate the capital gain or loss when you sell a primary residence that had been converted to rental property, you need to know three things: 1) Your adjusted basis in the property (both at the time of conversion and at the time of the sale); 2) The sale price; 3) The fair market value of the property when it was converted to rental property.

If the converted property is sold at a gain, the basis for the purposes of calculating the capital gain is your adjusted tax basis on the property at the time of the sale. However, if the sale results in a loss, the basis is the lower of the property’s adjusted tax basis at the time of the conversion or the fair market value of property when it was converted from personal use to a rental.

Example: Dexter converted his primary residence to a rental property. He originally paid $320,000 for the property, the assessed value of the land was $40,000 and the home was $280,000. When the home was converted to a rental on Jan. 1 it had a fair market value of $360,000, of which

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:RENTAL ALLIANCE UPDATE November 2015

$50,000 was land. Fifteen years later, he sells the property for $500,000.

1. Original cost $280,000 2. FMV at conversion $310,000 3. Depreciation taken $152,727 4. Adjusted basis if sold at gain (#1 – #3) $127,273 5. Adjusted basis if sold at loss (lesser of #1 – #3 or #2 – #3) $127,273 6. Sale price $500,000 7. Capital gain (#6 – #4) $372,727 For simplicity, this example excludes the potential impact of carryover losses and depreciation recapture. At a high level, depreciation recapture is essentially paying tax on a portion of the depreciation deductions (discussed earlier). Depreciation recapture tax is assessed at a different rate (25 percent in 2015) and only applies to the lesser of the gain or depreciation already taken. Sound complicated? It is. That’s why it’s important to consult a tax professional.

There are tax benefits for selling a primary residence that won’t be available on a long-term rental property. When selling your converted rental property, you lose the home sale exclusion. In 2015, the first $250,000 for single, or $500,000 of gain for married filing jointly is excluded from taxable income for the sale of a primary personal residence you’ve lived in for at least the last two of five years.

Real estate can be a great investment, particularly if you’re in a stable or developing neighborhood. There are many complicated tax guidelines when it comes to converting a primary residence that should be considered before making the final decision. In my next post, we’ll discuss cash flows, tenant rights and other considerations.

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.

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

1031 EXCHANGES / REITS TENANCY IN COMMON

Beutler Exchange Group, LLC P.503-748-1031, P.844-414-1031 Email: toija@beutlerexchangegroup.com www.BeutlerExchangeGroup.com

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

APPLICANT SCREENING

BASEMENT WATERPROOFING John’s Waterproofing,

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

NW Exchange Facilitators, Inc., Sloan Kimball P.503-893-9425 Consultation & Facilitator Services Email: sloanenwexchange.com

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

CARPENTRY & REPAIRS

Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake Oswego, OR 97035 rs@peregrineprivatecapital.com

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

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

Tryon Equities LLC Michael Templeton 23214 SW Saint Charles Way, Sherwood, OR 97140 P. 503-713-7291 Email: mtempleton@tryonequities.com

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

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

ACCOUNTING/BOOKKEEPING

TrueSource Screening, LLC David Mustard P.888-546-3588, F.888-546-3588 www.truesourcescreening.com

Certified Carpet Services Cleaning, restretching,repairs and flood service.

P.503-313-7963

ASPHALT PAVING

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

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

Hal’s Construction, Inc. CCB#34434 Brian King, P.503-656-4999 20666 S HWY 213, Oregon City, OR 97045 www.halsconstruction.com Email: halspave@easystreet.net

O’Meara Carpet Cleaning P.503-538-1983, 503-620-5005 Cleaning, Pet Odor

ADVERTISING / MARKETING

ASSOCIATIONS

Balancing Point, Inc., Sandy Buhite-Landis P.503-659-8803 C.503-504-9466 12500 SE Oatfield Rd Milwaukie 97222 Email: melandsandyl@hotmail.com Kendall Consulting Accounting and Business Consulting 1100 NE 28th Ave., Ste 101 Portland, OR 97232 P.503-206-5660 Email: adam@kcportland.com

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

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

Oregonian Media Group David Sandvig, P.503-221-8417 1500 SW 1st Ave., Ste 500, Portland 97201 Email: dsandvig@oregonian.com www.oregonianlive.com Zillow.Inc Find your next tenant 1301 2nd Ave., Seattle, WA 97101 www.zillow.com

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

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

www.rhaoregon.org

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

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

ATTORNEYS

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

Eaton General Construction CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com

CARPET CLEANING

CARPET SALES

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

RENTAL ALLIANCE UPDATE November 2015

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PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Contract Furnishings Mart-Beaverton Garrett Anderson P. 503- 207-5230, 844-214-4220 6050 SW Arctic Dr, Beaverton, OR 97005 Email: garrett.anderson@cfmfloors.com

ESTATE PLANNING

FLOOR COVERING

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

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

Contract Furnishings Mart - Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com

COLLECTION AGENCIES

EVICTIONS

Contract Furnishings Mart - Hillsboro Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com

National Credit Systems, Inc. Mary Bass Regional Sales Director P. 1-800-530-2797

Barrister Support Service P.503-246-8934 Evictions, 1st Appearance, Process Serving www.barristersupport.com

Contract Furnishings Mart - Tigard Jim Plath P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com

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

CONCRETE

Law Offices of Richard Schneider, LLC P.503-241-1215 2455 NW Marshall St #11 Portland, OR 97210 www.rbsllc.com

Action Services Wally Lemke, P.503-244-1226 6400 SE Lake Rd, Portland, 97222 Your eviction & process Service Specialist

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

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

Oregon Legal AssistanceSrvs P.503-954-1009, F.971-266-8372 Evictions, small claims and Process Servicing

DOORS

FINANCIAL SERVICES

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

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

DUCTLESS HEATING & COOLING

Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 Email: steve.mozinski@chase.com

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

ELECTRIC

DeKorte Electric, Inc. DDB# 159954 P.503-288-2211 14865 SW 74th Ave., #170 Tigard, OR 97224 Rental Housing Maint Service CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Email: garyindra@rentalrepairs.com

Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com Email: charlene.quaresma@nm.com Vince Kingston Mortgage Loan Officer NMLS #291740 Eagle Home Mortgage P. 971-221-8525 direct Email: vince@vincekingston.com

FIRE/WATER DAMAGE RESTORATION

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

Contract Furnishings Mart - Clackamas Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 Email: info@cfmfloors.com Contract Furnishings Mart-Beaverton Garrett Anderson P. 503- 207-5230, 844-214-4220 6050 SW Arctic Dr, Beaverton, OR 97005 Email: garrett.anderson@cfmfloors.com 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 Email: jandbhardwoodfloors@gmail.com Rental Housing Maint Svcs CCB# 163427 Gary Indra P.503-678-2136 Vinyl, VCT, Ceramic, Hardwood The Floor Store Joe BillarrealP.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 Email: joe@floorstoreportland.com

Squires Electric Joe Squires P. 503-252-1609 1001 SE Division St., #1 Portland, OR 97202 www.SquiresElectric.com

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

FORMS

ENERGY EFFICIENCY

FIRE SAFETY

GENERAL CONTRACTORS

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

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

RHA Oregon Attorney drawn, Up-to-date Rental Forms P.503-254-4723 F.503-254-4821 www.rhaoregon.org Advanced Construction & Repair CCB#181918 Residential & Light Commerical Remodeling www.advancedconstructionpdx.com Licensed and Bonded, Insured 503-841-1323 Clear Water Construction Services - CCB# 194703 Both Residential & Commercial Service P. 503-974-6654, F. 503-217-0308 Email: daleh@cwcsnw.com Web Site: www.cwcsnw.com

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

:RENTAL ALLIANCE UPDATE November 2015

www.rhaoregon.org

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

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

HANDYMAN

Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 Email: main@bluestonehockley.com Certified Services CCB# 184070 Full service repairs and Maintenance Mark Sandstrom P.503-313-7963 Email: mpsandstrom@comcast.net 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 Email:garyindra@rentalrepairs.com Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all

135 SW Ash St. Portland, 97204

INSULATION

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

INSURANCE

American Family Insurance Auto/Home/ Life/ Commerical Larry Thompson Agency P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, Ste 220 Lake Oswego, OR 97035 Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com Email: charlene.quaresma@nm.com Robinson Financial Group Rita J. Robinson, P. 503-557-4997 Group & Indiv. Health Insurance State Farm Insurance Paul Toole, P.503-655-2206 6105 W ‘A’ St #B West Linn, 97068

HAULING

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 Email: john.lstegmann@farmersagency.com

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 Email: wvandoorninck@epbb.com

Junk Away Hauling CCB# 177966 P. 503-517-9027 Licensed bonded insured trash outs Email: jcdoud@msn.com Midway Heating Co. CCB#24044 P.503-252-4003 12625 SE Sherman St. Portland, OR 97233 Oregon Ductless, Inc. CCB#204219 Aaron McNally P. 503-410-1309 Sales and installation of ductless heat pumps Serving all Portland Metro areas Email: info@oregonductless.com www.oregonductless.com Pyramid Heating & Cooling CCB#59382 P.503-786-9522 Serving the Portland Metro area Email: info@pyramidheating.com

HEATING OIL

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

HEATING OIL TANK

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

HOUSING AUTHORITIES Housing Authority of Portland Jill Smith, P.503-802-8565

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

INVESTMENT SERVICES

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

LOCK SMITH

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

MASON CONTRACTORS

www.realestatemoldsolutions.com

MOVERS-HOUSE

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

PAINT / PAINTING

G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialistse Email: gandgconstruction@me.com Rental housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Prof. Interior & Exterior painting Email: garyindra@rentalrepairs.com Richard Hallman Painting CCB# 142467 Rick Hallman P.503-819-1210 Quality Interior Painting Since 1992 Rodda Paint Tim Epperly, P.503-572-8191 Email: tepperly@roddapaint.com

PEST CONTROL

Alpha Ecological Pest Control Alexa Fornes, PDX 800.729.3764 1200 NE 112th Ave Vancouver, 98684 Frost Integrated Pest Mgmt P.503-863-0973 Residential.Commercial.

Multi Family www.frostpestfreezone.com NW Pest Control Bruce Beswick P.503-253-5325 9108 NE Sandy Blvd., Pdx, 97220 www.goodbyebugs.com Email: nwpestcontrol@aol.com Orkin Pest Control Dan Wolcott Account Manager & Inspector P.503-384-8384 Email: dwolcott@orkin.com

PLUMBING/DRAIN CLEANING Apollo Drain P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We gladly quote prices over the phone Liberty Plumbing CCB#176655 Tim Galuza P.503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms MJ’s Plumbing CCB#36338 Michael LeFever, P. 503.261.9155 1045 NE 79th Portland, OR 97213

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

ProDrain & Rooter Svcs Inc West 503.533.0430 East 503.239.3750 Drain Cleaning/Plumbing www.prodrainpdx.com

MOLD

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

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

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

RENTAL ALLIANCE UPDATE November 2015

21

PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA www.titusins.com Email: titus@titusins.com Soil Solutions Rim Rock Property Management Rental Housing Maint Svcs CCB# 163427 Environmental Services Michael M Templeton Gary Indra,P.503-678-2136 Sewer inspection and repair Direct Participation Limited Representative Fully Licensed to do it all P. 503-234-2118 P. 503.997-5264, F. 503.217.7413 Email: Garyindra@rentalrepairs.com Email: info@soilsolutionsenvironmental.com Email:michael@rimrockpropertymanagement.ccom www.roofpdx.com www.soilsolutionsenvironmental.com www.rimrockpropertymanagement.com

PRINTING & PROMOTIONAL PRODUCTS

Inkberry Print & Promotional Logo’d Promotional Products, Signs & More Pamela Maio, P. 503-706-7711 Email: 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

ROOFING

Uptown Properties Chris Shepard P.520-204-6727 2830 NW 29th Portland, 97210 www.uptownpm.com

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

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

SEAL COATING

RADON

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

REAL ESTATE SALES

Apartment Community Mgmt 2010 Fairview Ave Fairview, OR 97206 P.503-766-3365 www.acmportland.com

Bluestone & Hockley Real Estate Services Cliff Hockley P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219

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

Chris Anderson John L. Scott Real Estate P. 503-783-2442 Email: chrisanderson@johnlscott.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 Email: tressa@foxmanagementinc.com Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right HSH Property Management HONESTY, INTEGRITY, TRANSPARENCY P. 503-305-7204 or 503-305-7365 704 Main St., Ste. 305-5, Oregon City 97045 www.hshmgmt.com Lakeside Property Mgmt Co Michelle Wrege,P.503-828-2283 Finding Home Owners Qualified Tenants www.lakesidepmc.com Micro Property Mgmt.

We focus on the small details P.503-473-3742 Email: jeannie@micropropertymgmt.com Prim & Prosperous Property Management P. 503-635-8926 Patricia Turner Email: turnerfp@yahoo.com Ron Garcia, Principal Broker The GARCIA Group P. 503.595.4747 425 2nd St #230, Lake Oswego, OR 97034 www.GarciaGRP.com Titus & Associates Insurance & Financial Srvs Tim Titus P.971-224-5961 ext. 4820 Our Apartment Owners Insurance Program is unlike the Competition 22 :RENTAL ALLIANCE UPDATE November 2015

Denise L. Goding Keller Williams Realty P.503-336-6378 C.503-799-2970 www.denisegoding.com Elizabeth Carpenter CRIS Principle Broker P.503-314-6498, F. 503-882-8680 Liz@lizcrei.com, www.lizcrei.com

Hal’s Construction Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR 97045 www.halsconstruction.com Email: halspave@easystreet.net Seal Coat Specialties, LLC-OR CCB#197991 WA Seal CSL 882m3 Asphalt maintenance Chuck Jordan P.503-914-9837 Email: sealcoatspecialties@hotmail.com

SEWER

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

STRIPING

HFO Investment Real Estate Greg Frick, P.503-241-5541 1028 SE Water Ave, STE 270, Portland 97214 www.hfore.com Premiere Property Group LLC Jim Lutz P. 503-750-6388, F. 971-228-8133 www.jimlutzccim.com Email: contactjimlutz@gmail.com The Garcia Group Ron Garcia, P. 503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239 www.4-homes.com

RESTORATION/RECONSTRUCTION Eaton General Construction CB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette Valley P.503-427-2671, Em.503-8225539 www.restorationportland.com

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

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

WATERPROOFING / CONCRETE REPAIR D&R Waterproofing, Inc. Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd.

Milwaukie, OR 97222 www.drmasonry.com

WINDOWS / STORM WINDOWS

Goose Hollow Window Co Inc CCB# 53631 Mary D. Mann P.503-620-0898 Energy Trust Trade Ally Email: marymann@goosehwc.com goosehwc.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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rental housing alliance oregon 10520 NE Weidler Portland, OR 97220

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