October 2012 RHA Newsletter

OCTOBER 2012

THE RENTAL HOUSING ASSOCIATION of Greater Portland

2012 OCTOBER

Oregon Apartment Association, Inc. WWW.RHAGP.ORG

UPDATE INDEX RHAGP Dinner Meeting

3

Upcoming Events

4

President’s Message

5

How to Avoid Pain & Suffering

6-7

Landlord Olympics

8

World’s Worst Tenants

9

Election of 2013 Officers & Directors

10

Albany Fair Housing Case

11

Preferred Service Guide

12-14

Upcoming Classes

15

Mr. Landlord Tips on Mgmt

15

Dear Maintenance Men

Cliff Hockley- Sperry Van Ness, Bluestone & Hockley

16 - 18

Landlording 101

17

Ask the Expert

18

Handyman Ruled as Employee

20

Passing RE to next Generation

21

Dinner Survey

22

October Dinner Meeting Wednesday, October 17th, 2012 at The Old Spaghetti Factory

Learn “How to Choose a Property Manager” See page 3 for more details.

www.RHAGP.org

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RHAGP UPDATE

OCTOBER 2012 Wednesday, October 17th 6pm

WHEN

Page 3

RHAGP DINNER MEETING

SPEAKERS

OLD SPAGHETTI FACTORY 0715 S.W. Bancroft St. Portland, OR 97239

WHERE

5:15 p.m. Membership Orientation Meeting and Doors open

C l i f f H o c k l e y f r o m S p e r r y Va n Ness, Bluestone and Hockley will speak on Property Managers, answering the questions: • When do you need a property manager?

• Can you afford to hire a property manager?

• Do you save money when you hire a property manager?

• Do property managers protect you from making costly mistakes?

• Do property managers screen better than Owners do?

• Giving up control to a property manager is great... now you can live again and go on vacation.

Affiliate Speaker- David Frost, Frost Integrated Pest Management 5:30pm- Ask the Expert, John Sage, Stegmann Agency Answering questions on Tenant Insurance

Plated Dinner $15.00

++++Door Prizes and Money Pot++++

ORIENTATION If you are a new member, or just want to learn more about RHAGP, you should attend our orientation at 5:15pm before every dinner meeting. Meet board members who will discuss the numerous benefits attributed to being a part of our landlord advocacy group.

DIRECTIONS OLD SPAGHETTI FACTORY 0715 S.W. Bancroft St. Portland, OR 97239 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.

Main course- select one of the following: Pasta with Sicilian Meatballs Spaghetti with Chicken Marsala Pasta with Mizithra Cheese and Browned Butter

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.

Manager’s favorite pasta with any two sauces Crisp Salad Fresh Baked Bread Coffee, Hot Tea, Iced Tea or Milk Spumoni Ice Cream Please call 503/254-4723 for reservations. Reservations for dinner must be made by Monday October 15, 2012. If you register for dinner and cannot attend, you must cancel by Tuesday October 16th, or you will www.RHAGP.org be charged a $5.00 no show fee.

RHAGP UPDATE

Page 4 Scan QR Code on Smartphone for Online Events Info.

UPCOMING EVENTS

OCTOBER 2012 Su

M 1 8 15 22 29

7 14 21 28 Date

Event

10/9

Tu 2 9 16 23 30

W 3 10 17 24 31

Th 4 11 18 25

NOVEMBER 2012 F 5 12 19 26

Sa 6 13 20 27

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Tu

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4 11 18 25

5 12 19 26

6 13 20 27

7 14 21 28

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F 2 9 16 23 30

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Time

Notes

*Online Tenant Screening Class RHA Office

11am

Reserve by 10/8/2012, 5 people need to register for there to be a class.

10/10

Board Meeting

RHA Office

5pm

10/11

Accounting 101 for Landlords Class Understanding Your Decision Point Report Class

RHA Office

6:30pm

See Page 15 for more details.

WebEx

11am

See Page 15 for more details.

10/17

Dinner Meeting

6pm

See Page 3 for more details.

10/18

Understanding Your Decision Point Report Class Landlording 101

Old Spaghetti Factory WebEx

7pm

See Page 15 for more details.

9am

See Page 17 for more details.

6:30pm

See Page 15 for more details.

7pm

10/12

10/20 10/23

Location

Su

Homebuilders Association Fair Housing and Screening Standard TV & Review Class Appliance *Online Tenant Screening Class WebEx

10/26

Understanding Your Decision Point Report

WebEx

11am

Reserve by 10/23/12, 5 people need to register for there to be a class.

See Page 15 for more details.

Date

Event

Location

Time

Notes

11/8

6:30pm

See Page 15 for more details.

11am

See Page 15 for more details.

11/13

Fair Housing and Screening RHA Office Review Class Understanding Your Decision WebEx Point Report Class *Online Tenant Screening Class RHA Office

11am

Reserve by 11/12/12, 5 people need to register for there to be a class

11/14

Board Meeting

5pm

11/15

7pm

See Page 15 for more details.

11/27

Understanding Your Decision WebEx Point Report Class *Online Tenant Screening Class WebEx

7pm

11/28

Dinner Meeting

6pm

Reserve by 11/26/2012, 5 people need to register for there to be a class.

See Page 3 for more details.

11/30

Understanding Your Decision Point Report Class

11am

See Page 15 for more details

10/24

11/9

RHA Office

Rheinlander Restaurant WebEx

* Registration is required, please call the RHAGP office for details 503-254-4723

OCTOBER 2012

PRESIDENT’S MESSAGE

By Phil Owen, RHAGP President

No Man’s life, liberty or happiness is safe when congress is in session.

House Democratic Leader Tina Kotek D-North/NE Portland District 44 has submitted a bill called Housing Choice Act of 2013: Improving Fairness, Accountability, and Access in Housing Choice Options for Low-Income Oregonians What this means is that the section 8 subsidized housing programs would no longer be voluntary. More tax money will go to fund subsidized housing and programs. When they talk about affordable housing they are talking about subsidized housing. When they talk about choice they are talking about quotas, having subsidized housing in every community.

Portland City Commissioner Nick Fish said he would push to change the law to force Oregon landlords to take Section 8 vouchers.

Seattle, New York, Los Angeles, San Francisco, Chicago and Washington, D.C., all bar property owners from refusing, though landlords can still reject potential tenants for other reasons, such as criminal records.

It's also working more closely with Section 8 tenants, both to hold miscreants accountable and help what it says are the vast majority who take care of their properties, stay employed and save money so they won't always need government help. I encourage this approach to solving the issue.

In Portland, demand for the vouchers is enormous; the waiting list just to be considered runs 12 to 24 months.

I personally participate in the Section 8 program and I believe that as long as I do my job screening applicants and enforcing the rules and working with the tenants, I won’t have any problems. That being said, I don’t think the government should take away my property rights and force me to rent to anyone. Some landlords can’t afford to deal with the bureaucracy and time involved. Nobody ever talks about fairness being applied to the property owner.

Phillip Owen

But many landlords don't want to be tied into the mandatory lease or to have to go to court to evict tenants who violate the terms of their contract by making too much noise or sneaking in pets. Landlords want to set their own rent rather than being forced to charge the "fair market rate," a government-set standard based on the average rent in an area. They worry about hurting property values.

And Section 8 tenants, landlords say, tend to be more trouble than people who pay the rent out of their own pockets.

Property owners feel their homes are going to get damaged and that there will be conflicts with the other tenants if they rent them out using Section 8.

Some landlords have had bad experiences. They talk about Section 8 tenants leaving behind full and backed up toilets, carpets stained, trash piled to the ceiling and holes in doors.

YOUR WINDOW OF OPPORTUNITY TO SAVE Energy-efficient windows can prevent unwanted drafts and condensation, regulate temperatures, reduce noise and trim energy costs—benefits tenants value. Energy Trust of Oregon offers cash incentives on qualified windows—making the decision to upgrade even easier.

+To learn more, visit

The Housing Authority of Portland and the Section 8 program have been proactive in correcting some of these difficulties.

www.energytrust.org/multifamily or call 1.866.368.7878.

The Housing Authority of Portland has set up a special fund to pay for apartments that get damaged.

It's hired new staff to work directly with landlords and speeded up the inspection process required before a Section 8 tenant moves in.

Serving customers of Portland General Electric, Pacific Power, NW Natural and Cascade Natural Gas.

www.RHAGP.org

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RHAGP UPDATE

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How to Avoid Pain and Suffering When Renting to Roommates

By Robert L. Cain, Cain Publications, Inc.

Fred and Joe want to share an apartment. They fill out a rental application. Everything seems all right and you rent to them. Both of them sign the rental agreement. Two months later Robert Cain you get a check from Fred for half the Cain Publishing, Inc. rent, but nothing from Joe. Fred says Joe doesn't have the money right now. What do you do?

Julie and Joan rent the two-bedroom unit of the triplex you own. Three months later Julie and Joan have a major disagreement. Joan can't stand Julie's boyfriend--who has moved in--and Julie is moving out.

She wants her share of the security deposit back. Do you refund half of it? What about the boyfriend?

Ruth, Roxanne and Roger want to rent the threebedroom townhouse you own. They look like good tenants, good credit, good rental history, plenty of income, so you rent to them. Roger is a long-haul truck driver, so is gone for several days at a time.

Roger just wants to rest up when he's in town, so he's quiet and doesn't disturb anyone. But Ruth and Roxanne are party girls. While Roger's out on the road they throw wild parties that disturb the neighborhood and bring the police. Your rental agreement is clear that that kind of behavior is not acceptable. But it's only Ruth and Roxanne causing the problem, if Roger was home they would be fine tenants. What is the appropriate action for you to take?

You show up at the door of one of your rental properties to make a repair and someone answers the door wanting to know who you are. The same question had popped up in your mind. You reply "I'm

the landlord, and who are you?"

"Oh, I live here," says your "new" tenant. Mind you, you have never seen this person before, you have never received a rental application from him, and certainly have at no time given him permission to move in. You wonder who else is living there you don't know about.

All four of these situations are common with landlords who rent to roommates. It seems as if there is always turmoil, part of the rent not paid, complaints from neighbors, and people moving in and out. You get stuck in the middle.

If you handle it properly from the beginning, while you will still face the same situations, at least the procedures for dealing with them will be spelled out in advance. That way you will know exactly what to do when each occurs and there should be no question from the tenants.

Landlords have problems when they don't take charge of their properties. Roommate squabbles and "events" are some of the most frustrating for landlords, since it seems as if everything is always in turmoil. The only way to control these situations is to take charge from the beginning, to know exactly how you will handle every permutation of what the roommates throw at you.

Your first job is to make sure that your rental agreement doesn't have any language in it which creates separate tenancies for each of the roommates. Then, to make sure that each roommate understands the rules, have a special roommate addendum. Your apartment or landlord association Continued on page 7

Continued from page 6

OCTOBER 2012

may have one available.

If you have separate tenancies for each roommate, sorting out problems and incidents becomes a tangled web of he said-she said, claims and counter-claims.

You don't want to be in the middle of such a situation, you only want the rent paid and a simple way to account for deposits and damage.

There must be one and only one rental agreement, signed by all roommates. If you have a separate agreement for each roommate, then you have created separate tenancies and have to deal with each roommate separately. That means if you get only part of the rent, you are stuck going after the roommate who didn't pay. If one roommate moves out, you have to try to sort out how much of the security deposit is going to be refunded and how much goes to damage (as well as trying to figure out who caused the damage).

Here are the rules for roommates: First, every roommate is equally responsible for what occurs in the property and the rent. Over and over landlords hear the excuse "Joe didn't have his share of the rent this month, it's not my responsibility." Well, yes it is. It is one tenancy, and each roommate is jointly and severally (that's legalese for equally and totally) responsible for all the rent.

That means if one roommate doesn't have his or her share of the rent this month, it is all of the roommates' problem, not just the one who doesn't have the rent, and certainly not yours. You either get all the rent or they all move out. Don't ever accept partial rent, unless, of course, you have a signed "One-time Partial Rent" form.

Second, when one roommate moves out, you don't refund part of the security deposit to the one moving out. You refund it only when the tenancy ends, that is when all current and/or subsequent roommates move. Then you provide an accounting according to state law. (Some state laws differ as to how security deposits are handled, and you need to check your law to see if you can use this system for your properties.)

Roommates who are vacating the unit need to get their portion of the security deposit from a roommate who is moving in. It is not your concern if a vacating roommate gets his or her deposit back or not, since the tenancy paid the deposit, not the roommate, and the tenancy consists of all roommates living in the property.

Third, all new roommates must have approved rental applications before they move in. Furthermore after

they are approved they must sign on as an additional roommate and sign the roommate addendum.

Under no circumstances should the new roommate sign a separate rental agreement, rather you need to create an addendum that states that the new roommate is becoming a part of the tenancy created by the original rental agreement and acknowledging the existing rental agreement.

New roommates, since they are part of the existing tenancy, also take on the existing state of the tenancy.

So, if any rent is owing that rent is also owed by the new roommate; if there is any damage to the property, the new roommate assumes joint and several liability for that damage. It is up to the new roommate to get an accurate accounting of any rent owed or any damage from either or both the other roommates and you, the landlord. You can have the accounting of the rent ready, but accounting for the damage will require an inspection of the unit.

If the new roommate has any questions or concerns, those must be resolved before move-in if he or she is to avoid responsibility for rent owed or damage. Rent owed must be settled with you and damages paid for if the new roommate is going to avoid responsibility for one or both.

If you already have roommates whom you have rented to as separate tenancies, you are probably stuck with the existing situation. Changing the rules would require that you terminate each tenancy and start over again with a new agreement putting everyone together under one agreement. The existing tenants probably wouldn't go for it, since it is not to their advantage.

Renting to roommates, as opposed to couples or single people, presents its own special challenges and aggravations. What you need to do to make it as painless as possible is make sure that first, you understand what the roommates’ rights and responsibilities are and, second, that they know what they are.

If you don't do that you will have one headache after another trying to collect rent, assess damages and keep track of whom you are renting to.

--Originally published in the December 2001 Rental Property Reporter Robert Cain is a nationally-recognized speaker and writer on property management and real estate issues. For a free sample copy of the Rental Property Reporter call 800-654-5456 or visit their web site at www.rentalprop.com

www.RHAGP.org

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RHAGP UPDATE THE LANDLORD OLYMPICS It was great observing the Olympic events, but have you heard of the "Landlord Olympics", including the Turnover Decathlon? :) What event would YOU do best in?

1. Toilet flapper valve replacement. Must complete in under 2 minutes to qualify.

2. Smoke alarm battery replacement. (Same qualifications as toilet valve replacement.)

3. Eviction - The "Big E" -- Current gold medal winner and reigning world champ is Eve (The Evictor) of Joplin, Missouri, whose "I've-changed-the-locks-your-stuff-is-at-the-curb-and-tomorrow-is-trash-day" technique, though extremely effective, has since been declared illegal in 50 out of 50 states.

4. Refusal to accept partial rent payments. A firm "No" (or Nein, Nyet, etc, whatever is appropriate for your country of origin) is the only acceptable response. Contestants will be bombarded with an endless and sometimes convincing stream of real and imagined excuses, but must hang tough.

5. Toilet seat exchange. Selecting "round" vs. "elongated" will result in immediate disqualification.

6. Credit approval. The introduction of smart phones and mobile apps allows us to know when we are face-toface with deadbeats within moments of accepting an application. Thanking the applicant without snickering or guffawing at the results of their credit checks is a basic requirement to maintain one's landlord credentials.

7. Sewer line auguring. Poise is critical in this event. While watering eyes are acceptable, visible signs of retching will result in big deductions.

8. Response time to "Toilet-Overflow" complaint. Speed is of course critical, but total avoidance (put it back on the resident) is an advanced technique that is gaining more acceptance in the rental community.

9. List of "Why I can't pay in full or on time" excuses. Quantity is important, but this year special emphasis will be placed on originality. The coveted gold goes to the most creative. A negative bank balance will be awarded to the lamest excuse accepted.

10. Turnover Decathlon. Speed and skills are essential. Must use 10 of your best landlording skills to coordinate the complete turnaround of a property after evicting a deadbeat to getting the next qualified moved in within 72 hours. :)

OCTOBER 2012 World’s Worst Tenants

By Salvatore Friscia, San Diego Premier Property Management, San Diego, CA

I have to admit that recently I started watching a new cable show called “World’s Worst Tenants” on Spike TV. The premise for the show if you haven’t seen it depicts three individuals who are hired by various property management companies to handle unusually odd tenant related issues. The issues range from your basic nonpayment of rent to more bizarre and serious issues that can leave any self-respecting property manager shaking their head in disbelief. The show makes for great TV and entertainment, but on a serious note it can offer some insight to the importance of exterior and interior property inspections.

I noticed that usually the trio of characters hired to resolve the tenant related issues would indicate that the out of state owner or property manager had lost communication with the tenant and in most cases both were unaware of the property condition. This dangerous combination usually lead to disastrous situations leaving the rental property completely destroyed, and in some cases declared uninhabitable by city, state, and federal laws. I can’t help but think that regularly scheduled inspections would act as a deterrent in the outcome of some of these situations.Here at SDP Management our company policy is to conduct two exterior and one interior inspection annually. At the lease signing we advise the tenants of this policy and make it known that the property owner and the management

Jeffrey S. Bennett Attorney at Law Serving Oregon & Washington Landlords For Over 15 Years

company have a vested interest in making sure that the condition of the property is maintained.

The exterior inspections are done randomly and documented via photo log. The interior inspections which are preceded by 24 hour written notice are detailed in a report. If concerns or violations are found during the course of either inspection, a notice of cure or solution to remedy the problem will be issued to the tenant before the situation gets out of control or causes damage to our client’s property.

Inspections are not intended to be viewed as “Big Brother” looming but more like a friendly reminder that the property management company will enforce the tenants contractual lease agreement to maintain the property in a certain condition. In some instances we hold raffle drawings and issue gift cards as a “Thank You” to unsuspecting tenants for maintaining curb appeal and general upkeep of their rental property. Keeping both parties happy (owners & tenants) may not always be easy but when you conduct regular exterior and interior inspections you may just avoid being on the next episode of “The World’s Worst Tenants.”

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

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www.RHAGP.org

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RHAGP UPDATE

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election of 2013 directors and officers nominations october 17, 2012 vote november 28, 2012 President Vice President Treasurer Secretary

Elizabeth Carpenter Robin Lashbaugh Jon Moon Lynn Whitney

Directors Continuing to Serve~ One Year Term Remaining

Nominations for Directors ~ Two Year Term

Barbara Adler Margaret Baricevic Richard Schneider Tony Kavanagh Elaine Elsea Ron Garcia Kriste Martinez

Denise Goding Jerad Goughnour Jim Herman Mark Passannante John Sage Don Adler Wayne Stoll

The following will continue to serve on the board: Past President Phil Owen Election of Officers and Directors to serve in 2013 will be at the November 28, 2012 dinner meeting.

Call the office for reservations 503-254-4723.

Directors are elected for either a one-year or a two-year term. Nominations for an officer or director position can be made by the nominations committee or verbally at the October dinner meeting. If you are interested in serving on the board as a director please call Barbara Adler at 503-667-2348 or Alita at the RHAGP office. The board meetings are held on the 2nd Wednesday of each month.

Having a forwarding address for a tenant who is leaving is a crucial bit of information.

If a tenant leaves without saying goodbye–or leaving a forwarding address, their mail, including any mandatory accounting for the security deposit, can be sent to the rental property address, with instructions that you be notified if a forwarding address has been registered.

To accomplish this, simply write ADDRESS SERVICE REQUESTED on the envelope, either under the return address, above the tenant’s address, or to the left or bottom of the stamp (don’t write on the stamp).

OCTOBER 2012 Commissioner Brad Avakian Bureau of Labor & Industries

Press Release For Immediate Distribution August 22, 2012 CONTACT: Bob Estabrook, 503-709-0730

BOLI Secures $50,000 in Albany Fair Housing Case Landlord attempted to charge a fee to accommodate a disabled woman’s cat ALBANY- The Oregon Bureau of Labor and Industries (BOLI) has concluded a settlement of unlawful discrimination charges against Brookshore Apartments in Albany. BOLI’s charges against the property owners alleged attempts to charge a non-refundable “deposit” for allowing a woman with severe depression to keep a companion animal. The comprehensive settlement agreement includes not only a $50,000 payment, but also policy revisions, training for the respondents' staff and ongoing monitoring by the state Civil Rights Division at BOLI. “BOLI takes our responsibility to enforce state and federal fair housing law very seriously,” said Brad Avakian, Oregon Labor and Industries Commissioner and chief of BOLI. “It is especially alarming when housing providers are not making reasonable accommodations for individuals with disabilities. These comprehensive settlement terms are a testament to our commitment to protect equal housing access for all Oregonians.”

In addition to investigating and prosecuting potential violations of fair housing law, BOLI provides training to landlords and other housing professionals to promote compliance with the law before enforcement action is necessary. Brookshore Apartments and parent company Albany Properties are required by the settlement agreement to obtain annual training for employees as well as reporting to BOLI about every disability accommodation request received and how it’s resolved for a period of two years.

“This case was ready for prosecution,” Avakian continued. “When BOLI gets ready to bring a case like this to court, it’s essential to have the formidable legal representation that the Oregon Department of Justice provides us. BOLI investigates more than 100 fair housing complaints every year from around the state, bringing tens of thousands of dollars as well as other remedies to harmed individuals.”

Visit www.oregon.gov/BOLI for more information about all of BOLI’s work to protect employment rights, advance employment opportunities, and protect access to housing and public accommodations free from discrimination. ###### The mission of the Bureau of Labor and Industries is to protect employment rights, advance employment opportunities, and protect access to housing and public accommodations free from discrimination. www.RHAGP.org

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RHAGP UPDATE

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Preferred Service Guide Dual and Affiliate members support the interest of rental housing through their membership in RHA. ACCOUNTING / BOOKKEEPING Balancing Point, Inc. Sandy Buhite-Landis P.503-659-8803, C.503-504-9466 12500 SE Oatfield Rd, Milwaukie, 97222 melandsandyl@hotmail.com

Cheryl C. Delozier, CPA 503-239-0111 Charlie Rogers & Vicki Martin Tax & Accounting Service charlie@cdelozier.com

Northwood Business Svcs Jon Moon, P.503-297-2610 OBTP #B01422 LTC 5177 Accounting/Tax Services northwoodtax@comcast.net

Portland Tax Company P.503-258-0700, F.503-256-1527 Full Service Tax and Accounting portlandrose@comcast.net

ADVERTISING / MARKETING The Landlord Times P.503-221-1260 News for Property Managers and Owners www.thelandlordtimes.com

The Oregonian Publishing David Sandvig, P.503-221-8417 1320 SW Broadway, Portland 97201 dsandvig@oregonian.com

APPLIANCE-RENT,SERVICE,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

Mac-Gray Corporation Formerly Web Laundry Company Karen Anthony P-503-330-9628

Mr. Appliance of PDX, CCB#190613 P.503-658-5204 25% Labor for RHAGP Members Any Problem, Any Brand, Any Time

APPLIANCE-SALES ONLY G&C Distributing Company Tony Kavanagh, P.503-288-0221 5010 NE Oregon St, Portland 97213

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

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

Prospective Renters Verification Service Charlie Kamerman P.503-655-0888, F.503-655-0900

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland RHAGP P.503-254-4723, F.503-254-4821 Fast, affordable tenant screening www.rhagp.org

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

Tenant Check LLC Brent Vaughters P.360-574-3924, F.360-397-0196 www.aptcheck.com

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

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

ATTORNEYS Bittner & Hahs, P.C. Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego 97035

Broer & Passannante, P.S. Mark G Passannante, P.503-294-0910 1211 SW Fifth #2330, Portland 97204

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

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

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

Timothy Murphy, Attorney at Law Always representing ONLY landlords Tim Murphy P. 503-550-4894 522 SW 5th Ave, #812, Portland 97204

BASEMENT WATERPROOFING John’s Waterproofing, CCB# 15830 Crawlspace Waterproofing P. 503-233-0825 Fully Staffed www.johnswaterproofing.com

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

G&G Construction Inc., CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net

CARPET CLEANING Apple Cleaning Co. Order & Quotes for Carpet Steam Cleaning Apartment, House & Office Cleaning Call 503-380-5298/rolandhreed@msn.com

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

O’Meara Carpet Cleaning 503-538-1983, 503-620-5005 Cleaning, Pet Odor Removal, Flood Damage www.omearacarpetcleaning.com

CARPET SALES Contract Furnishings Mart Ross Williams P.503-230-1250, 800-275-6722 915 NE Sandy Blvd, Portland 97214 Patrick VonPegert P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Pat Hockman P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682

The Floor Store Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland 97206 ted@floorstoreportland.com

CLEANING / CLEAN UP All Surface Cleaning Co., CCB# 155380 Adam Zumwalt, P.503-781-3611 Exterior surface clean & restore www.allsurfacecleaning.com

COLLECTION AGENCIES Anderson & Associates Credit Svcs, LLC P.503-293-5400, F.503-813-2159 PO Box 230286, Portland 97281 andersoncollectionagency@gmail.com

COMMUNICATIONS Comcast Business Services Dave Dronkowski, P.503-957-4186 Telephone, Internet and Cable TV services david_dronkowski@cablecomcast.com

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

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

EFFICIENCY Energy Diet Free Efficiency Installations P. 503-960-5482 theenergydiet@gmail.com

ELECTRIC DeKorte Electric, Inc. CCB#159954 P.503-288-2211 5331 SW Macadam #258-113, Portland 97239

Portland General Electric Anne Snyder-Grassmann, P.503-464-7534

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

While the Rental Housing Association 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.

ENERGY CONSERVATION EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.com

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

EVICTIONS Action Services Wally Lemke, P.503-244-1226 PO Box 69621, Portland 97239 Your eviction & process service specialists

Barrister Support Service P.503-246-8934 Evictions, 1st appearances, process serving www.barristersupport.com

Landlord Solutions P.503-242-2312, F.503-242-1881 PO Box 7087, Portland 97007 Online evictions & first appearances www.landlord-solutions.com

Portland Pioneer Properties P.503-238-2560, F.503-232-0187 Full Prop. Management Service LIN# 200201113, CCB# 144531

1031 EXCHANGES/REITS TENANCY IN COMMON Peregrine Private Capital Corp.

P.503-241-4949 5000 Meadows Road, # 230 Lake Oswego 97035 rs@peregrineprivatecapital.com

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

Associated Mortgage Group, Inc. Sandi Swinford 503-781-0092 sandi@associated mortgage.com Licensed Mortgage Broker, NMLS 89930

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

Commercial Lending Group, Inc. Trevor T. Calton, P.503-704-4999 Professor of Real Estate Finance, PSU Commercial/Multifamily Mortgage Broker

Wells Fargo Home Mortgage Ron Eiseman, P.503-886-1497 1300 SW Fifth Ave. STE 950, Portland 97201 ronald.c.eiseman@wellsfargo.com

FIRE / WATER DAMAGE RESTORATION Cooper Construction, CCB#08587 P.503-232-3121, Since 1950 2305 SE 9th Ave, Portland 97214 www.fire-water-restoration.com

Horizon Restoration, CCB#160672 John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224

J.R. Johnson Inc., CCB#102676 P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com

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

OCTOBER 2012

Page 13

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland FLOOR COVERING Contract Furnishings Mart Ross Williams P.503-230-1250, 800-275-6722 915 NE Sandy Blvd, Portland 97214 Patrick VonPegert P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Pat Hockman P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682 Refinishing & Laminate flooring

Eaton General Construction, CCB# 154142 P.503-539-0811 All Types of Floor Covering www.eatongeneral.com

J & B Hardwood Floors, Inc. Jim Cripps, P.503-519-4920 jandbhardwoodfloors@gmail.com

Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Vinyl, VCT, ceramic, hardwood installs

The Floor Store Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland 97206 ted@floorstoreportland.com

FORMS RHAGP P.503-254-4723, F.503-254-4821 Court-tested, up-to-date rental forms www.rhagp.org

FURNITURE Express Contract Services Sean Filzen, P971-678-6691 www.EFRCONTRACT.com Because furnished units rent higher

HANDYMAN Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd STE300, Ptld 97219 maint@bluestonehockley.com

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

G&G Construction Inc., CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net

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

Wieder Works, CCB#164323 Darren J Wiederhold, C.503-260-2133 Maintenance, Repair, Replacement www.wiederworks.com

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

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

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

HEATING OIL TANK EcoTech LLC

MOVERS-HOUSE Emmert Development Company Terry Emmert, P.503-655-9933 11811 SE Hwy 212, Clackamas 97015

PAINT / PAINTERS Brad Poppino Painting Co. CCB# 185497

P: 503-493-1040 info@ecotechllc.com www.ecotechllc.com

Brad Poppino P.503-659-7551,/503-957-8298 Interior / Exterior Lead Paint Certified

HOUSING AUTHORITIES Housing Authority of Portland

G&G Construction Inc, CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net

Jill Riddle, P.503-802-8565 135 SW Ash St, Portland 97204

INSULATION GOOSE HOLLOW WINDOW CO., INC. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally

Painting Trends, CCB# 194735 Burt Ruvensky, P.503.703.0897 From rentals and offices to fine finishing and high-end

Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Professional interior & exterior painting garyindra@rentalrepairs.com

INSURANCE Larry Thompson Agency

Richard Hallman Painting CCB# 142467

P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, STE 220 Lake Oswego 97035

Robinson Financial Group Rita J. Robinson , P.503-557-4997 Group & Indiv. Health Insurance

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

Stegmann Agency - Farmers Insurance P.503-667-7971, F.503-666-8110 202 SE 181st Ave #201, Portland 97233 lstegmann@farmersagent.com

Wolter Van Doorninck, CPCU Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 8355 SW Davies Rd, Beaverton 97008

INVESTMENT SERVICES Peregrine Private Capital Corp.

P.503-241-4949 5000 Meadows Road, # 230 Lake Oswego 97070 rs@peregrineprivatecapital.com

RichardHallman, P.503-819-1210 Quality interior painting

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

PEST CONTROL Frost Integrated Pest Mgmt

P.503-863-0973 Residential • Commercial • Multi-Family www.frostpestfreezone.com

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

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

PLUMBING / DRAIN CLEANING Grumpy’s Drains Portland’s #1 Drain Cleaning Service www.grumpysdrains.com 503422-9476

LANDSCAPING J. Salinas Landscaping

MJ’s Plumbing, CCB# 36338

J. Salinas, P.503-816-1190

Michael LeFever, P.503-261-9155 1045 NE 79, Portland 97213

Oregon Tree Care P.503-929-9437 www.oregontreecare.com info@oregontreecare.com

ProDrain & Rooter Service, Inc.

MASON CONTRACTORS D&R Masonry Restoration, Inc., CCB#99196 Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com

West 503-533-0430, East 503-239-3750 Drain cleaining/plumbing www.prodrainpdx.com

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

PROPERTY MANAGERS Action Management

MOLD J.R. Johnson Inc. , CCB#102676 P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com

Real Estate Roofing Service, CCB# 149575 Yost Espelien, P.503-232-6653 Free Inspections, Testing & Remediation www.realestatemoldsolutions.com

Wendi Samperi, P.503-710-0732

Alpine Property Management Tiffany Arrington, P.503-641-4620 4750 SW Washington Ave, Beaverton 97005 www.alpinepdx.com

Associated Property Management Jane Raffety, P.503-648-2150 408 SE Baseline, Hillsboro 97123 www.associatedmgmt.com

www.RHAGP.org

Bluestone & Hockley Real Estate Services Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219

Bridge City Properties Tony Forhan, P.503-866-8894 Serving Multn., Clackamas, Wash. counties www.bridgecitypm.com

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

The Garcia Group Ron Garcia, P.503-595-4747 5320 SW Macadam STE 100, Portland 97239 www.4-homes.com

Gateway Property Management P-503-303-8545 www.gatewaypdx.com Property Management Done Right!

Lakeside Property Management Co. Michelle Wrege, P.503-828-2283 Finding Home Owners Qualified Tenants www.lakesidepmc.com

Micro Property Management “We focus on the small details” P- 503-473-3742 jeannie@micropropertymgmt.com

Portland Pioneer Properties P.503-238-2560, F.503-232-0187 Full prop. managment service LIN#200201113, CCB# 144531

Prim & Prosperous Property Management 3PM, 503-635-8926 Patricia Turner turnerfp@yahoo.com

Rappold Property Management Troy K. Rappold, P.503-232-5990 1125 SE Madison St STE 201, Portland 97214 troy@rappoldpropertymanagement.com

University Real Estate Services, Inc. Tom Coulter, P.503-492-8668 929 NE 181st STE C, Portland 97230

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

RADON Cascade Radon Inc. P: 503-421-4813 cascaderadon.com office@cascaderadon.com

EcoTech LLC P: 503-493-1040 info@ecotechllc.com www.ecotechllc.com

REAL ESTATE SALES Bluestone & Hockley Real Estate Services Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219

Chris Anderson John L. Scott Real Estate 503-783-2442 chrisanderson@johnlscott.com

Denise L Goding Keller Williams Realty P.503-336-6378, C.503-799-2970 www.denisegoding.com

Elizabeth Carpenter LizC Real Estate Investments, LLC P.503-314-6498, F.503-698-6566 liz @ lizcrei.com, www.lizcrei.com

RHAGP UPDATE

Page 14

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland HFO Investment Real Estate Greg Frick, P.503-241-5541 1028 SE Water Ave, STE 270, Portland 97214 www.hfore.com

Ilse Norman Associate Advisor Sperry Van Ness Bluestone & Hockley p-503-459-4376 www.svnbluestone.com

J.L. Lutz & Company Jim Lutz P.503-297-7101, F.503-291-7851 5440 SW Westgate Dr #115, Portland 97221 info@jllutz.com

M. Maltase Real Estate Group Michelle Maltase, P.503-730-2596 www.mmaltasegroup.com michelle@mmaltasegroup.com

The Garcia Group Ron Garcia, P.503-595-4747 5320 SW Macadam STE 100, Portland 97239 www.4-homes.com

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

Horizon Restoration, CCB#160672 John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224

J.R. Johnson Inc., CCB#102676 P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com

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

ROOFING AAA Roof Service, CCB# 78618 Jack Robinson, P.503-642-5353 Shingle & Flat Roof Systems www.aaaroofservice.com

All Surface Cleaning Co., CCB# 155380 Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleaning.com

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

Scan QR Code on Smartphone for Online Vendor Info.

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

SEISMIC RETROFITS EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.com

SIDING J.R. Johnson Inc., CCB#102676 P.503-240-3388 General Contracting Services www.jrjohnsoninc.com

The RHAGP Mission The Rental Housing Association of Greater Portland 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.

TELEPHONE Comcast Telephone, internet, Cable and TV Services Dave Dronkowski P.503-957-4186

UTILITY BILLING Minol USA 15280 Addison Rd. Suite 100 Addison, TX. 972-386-6611 minolusa.com

WATERPROOFING / CONCRETE REPAIR D&R Waterproofing, Inc. CCB# 99196 Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com

WINDOWS / STORM WINDOWS GOOSE HOLLOW WINDOW CO., INC. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally

J.R. Johnson Inc.., CCB#102676 P.503-240-3388 General Contracting Services www.jrjohnsoninc.com

The Update is a monthly publication for members of The Rental Housing Association of Greater Portland.

10520 NE Weidler St, Portland, OR 97220 Phone 503-254-4723, Fax 503-254-4821 www.rhagp.org Hours: Monday through Friday 9 a.m. to 5 p.m.

Editorial Staff Alita Dougherty Cari Pierce - Graphic Designer Publisher: The Rental Housing Association of Greater Portland

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 Alita Dougherty or Cari Pierce at 503-254-4723.

Please notify the RHA office of any address changes.

UPCOMING RHA CLASSES

OCTOBER 2012

Scan QR Code on Smartphone for Online Event Ticket Info.

Page 15

Decision Point WebEx Class- Taught by Marcia Gohman with National Tenant Network Friday October 12, 2012 at 11am or Thursday October 18 at 7pm This class is offered to members of the RHA only. If you have a current service agreement and do your tenant screening through the RHA and would like to learn how to read the Decision Point report with more accuracy, then this is the class for you.

This is a FREE class for RHA members only. This is a WebEx class that is taken from the comfort of your own home or office computer. Call the RHA office at 503/254-4723 for more details and to reserve your spot in the class.

Accounting 101 for Landlords- Taught by Elaine Elsea with Portland Tax Company Thursday October 11, 2012 6:30pm-8pm at RHA Office 10520 NE Weidler Portland OR 97220 Discussion of the methods of keeping records and the use of that information. Learning how to read a Profit/Loss statement to show you if your rental is in “the red” or “the black”. When your banker asks for a Balance Sheet, you’ll know what it is and how to prepare one. And we’ll have time for your questions so you can learn about your own issues with recordkeeping.

Cost is $25 for members or $35 for non-members. Register by Monday October 8th and receive a $5.00 discount on the price of class. This class is worth one continuing education credit hour.

Fair Housing and Screening Review- Taught by Marcia Gohman with National Tenant Network Tuesday October 23, 2012 6:30pm-8pm at Standard TV & Appliance 3600 SW Hall Blvd. Beaverton OR 97005 Thursday November 8, 2012 6:30pm-8:00pm at RHA Office 10520 NE Weidler Portland, OR 97220 Marcia Gohman started out as a property manager back in the 90’s and has worked in the Tenant Screening industry for over 20 years. She is a committed veteran of this business and has been a certified landlord teacher for many years.

This class will review some Fair Housing basics and how they apply to the screening process. We’ll be discussing protected classes, accepting applications, possible evictions, criteria and exceptions. If you have taken a class from Marcia before, you know that the class will give you a lot to think about but will not be boring! Hope to see you there!

Cost is $25 for members or $35 for non-members. Register by Friday October 19th and receive a $5.00 discount on the price of class. This class is worth one continuing education credit hour.

MrLandlord.com Tips on Management (c) 2012 MrLandlord.com All Rights Reserved

MANY LANDLORDS LIKE THE "DOLLAR" STORE Did you know that you can buy things from the dollar store to help with your landlording success! According to many landlords, there are several great "dollar" buys that can help in your rental business. The following are excellent tips shared by rental owners and managers looking to welcome new residents in inexpensive ways.

1) I was at one of the dollar stores the other day and found some great landlord deals! First was door stops - the little springy things you screw into baseboards. For 99 cents you get 4, plus 4 wedges to hold the doors open. At Home Depot (HD) they are about $3 each. They are really cheap mechanically, but they all break quick anyway. Next are the plastic wall covers to keep people from driving the door knob through the wall when the springy stop fails. You get two for a dollar, vs $3 each at HD. Glue them on with liquid nail. Then I found those $10 throw away paper painter suits for a dollar - I bought about ten.

2) I bought a decent tape measure - like I don't already have 12, but these I can let laborers use and not worry if they go home with it on their belt. I also got a cute little rubber mallet - just the perfect size to throw in my paint tool box for closing paint can lids. And couldn't help myself, I bought another 5-in-1 tool - $1 with a full length metal tang and riveted handle. About $6 at HD. My helpers always mess mine up so now they will have their own. They also have hammer holders for $1 - great for giving to laborers.

3) Plastic paint roller trays - 99 cents each! Not liners, but the regular hard plastic ones that are usually about $5 - I saw liners at HD for $2.97.

4) Plungers and mops - everything is 99 cents. And shower curtains and curtain rings for a buck! If you watch the quality of the items you can save a bundle of money over the hardware stores. I give new tenants a mop, plunger, toilet brush, sponge, toilet cleaner and a door wedge in their "welcome package."

5) Dollar Tree sometimes has paint brushes with wood handles for $1 each--- equal to HD's $4 brushes. When they have them I stock up. Also, usually their work gloves are paper thin, but sometimes they have ones that are of quality equal to HD. 6) I've found a good number of curtains at our local Family Dollar/General Dollar/Dollar General/Freds/whatever store.

Also shower curtain liners, paint brushes and cleaning supplies. I always supply a $1 shower liner and rings. I do buy some items from the dollar store, but Big Lots is good for paint supplies and mini blinds.

7) I supply a shower curtain and liner, new non-slip tub mat, and usually leave a new cake of soap. It's a nice touch, and let's face it, on moving day, you usually can't wait to take a shower after all that work. Dollar Stores Rule!

8) Word of caution. We have stopped using doorstops on baseboards, as the tips can come off and are a swallowing Continued on page 19

www.RHAGP.org

Page 16

RHAGP UPDATE

Dear Maintenance Men:

By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men: Do you have a prioritized maintenance list you use when doing a building inspection? I am preparing to do my yearly property inspection and need a bit of guidance.

John Dear John: Knowing what you are going to inspect before arriving at the property will make the job easier. We suggest keeping a separate log sheet for each unit with the inspection items listed. Keep in mind that the completed list can be used to verify maintenance compliance for an insurance audit and useful during a purchase or sale of the property.

Here is a brief list of important items to check, repair or replace during your inspection. Be sure to leave room on your form for unexpected maintenance items.

1.

Smoke & Carbon Monoxide Detectors – Check all smoke & CO detectors, replace all batteries and non-functioning detectors. Make a note of the date and what work was done and put this information in your files. (Most insurance companies now require a smoke & CO detector maintenance log.) This inspection work should be done at least once a year.

Common detector locations are; living room, hallway and bedrooms. Do not place a detector near the kitchen or near a bathroom.

2.

Plumbing -- Inspect each unit’s plumbing fixtures, noting any leaks, type of fixtures, water line sizes, condition of shut off valves or angle valves, tub fixtures etc. Do not forget to check drain lines such as garbage disposal connections, sink traps and the bath overflow assemblies. Check the water heater and note the age, size, condition and if the heater has a clean out port (Water heaters should be cleaned out at least once a year).

3.

H.V.A.C, -- have a licensed & insured heating and air conditioning company inspect and repair non-functional or damaged appliances. You may also call the Gas Company to inspect and test all gas appliances.

4.

General unit conditions – Note the condition of each rental unit including blinds, carpet, paint, counter tops, appliances, wall & door conditions, and general resident house keeping.

5.

Fire Extinguishers – Inspect each fire extinguisher to determine if it is charged and if the inspection tags are up to date. (Note: Using a licensed/certified fire extinguisher company to do a yearly update is will help you keep in compliance.)

The above list is general and should be tailored to

your individual building.

Dear Maintenance Men: I have an older duplex built in the 1920s that I am trying to modernize while keeping the classic look of the property. How do I update these units without destroying the appeal of these retro units?

Andy Dear Andy: We find that opposites attract. The marriage of old Craftsman or Victorian age buildings and ultra modern interiors is very appealing. If you are doing a major rehab project, it may mean you are gutting the kitchen, bathroom, plumbing and electrical. Having a clean slate will make the job easier and faster to accomplish. Removing the central light fixture found in many older building’s rooms is a good first step. Replace this light with several recessed ceiling fixtures. The light produced by this change is a very subtle warming of the room as opposed to the harsh utilitarian central fixture. LED lighting has come a long ways and will scream modern in any setting, not to mention the long-term energy savings. When it comes to the kitchens and bathrooms, try to avoid the usual cabinetry found at most home centers. Go to an Ikea type store that carries ultra modern or European kitchen and bathroom cabinets and fixtures. Using stainless steel appliances, sinks etc. will also add to the dramatic differences between the new and the old.

Chances are the units will be easier to rent and at a higher rental rate!

Dear Maintenance Men: What is the normal time frame for a one or two bedroom make ready? I have always heard the threeday rule to get an apartment ready for rent. My units seem to be on the three-week rule! How can I tighten up the process and turn my units faster?

Guy Dear Guy: The “Three-Day Rule” is a nice goal to strive for and can be done. However, most units are not in rent ready condition when we get them back from our departing residents. Here’s a useful time table and work schedule for a one or two bedroom apartment requiring complete paint, carpet, flooring, minor repairs, blinds and cleaning.

Day 1: Paint prep, trash out, minor repairs, removal of blinds, drapes, switch outlet plates etc.

Day2: Paint Day 3: Carpet/Flooring Continued on page 18

OCTOBER 2012

Page 17

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 RHAGP, Property Owner, Attorney. You’ll learn valuable and successful management methods. ~ Six Continuing Education credits are available with this seminar ~ ALL DAY class on Saturday, October 20, 2012 TIME: 9am – 4:30pm (Includes lunch) COST: $120 Members OR $170 Non-member Register by October 12, 2012 and receive an early registration discount of $20 Place: Homebuilders Association 15555 Bangy Rd. STE 301 Lake Oswego 97035 NOTE: Non-member payment must accompany registration form.

NAME(S) PHONE

EMAIL

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 24 hours or you will be charged a no-show fee. www.RHAGP.org

Page 18 Continued from page 16

RHAGP UPDATE

Day 4: Assembly of blinds, doorstops, switch/outlet plates, fixtures, accessories, toilet seat etc.

Day 4/5 Cleaning – General cleaning including windows & final inspection.

Most important is staying on top of your contractor/ workers & yourself if you are doing the work. Try to complete each section before moving on to the next.

ASK THE EXPERT Here is your opportunity, submit your landlord/tenant questions to: Ask the Expert at Rental Housing Association of Greater Portland at 10520 NE Weidler, Portland, OR. 97220 or email your questions to alita@ rhagp.org.

The following are questions and answers supplied by oregonlandlordlaw.com

FYI: If you would like to see your maintenance question in the “Dear Maintenance Men:” column, please send in your questions to: Questions@ BuffaloMaintenance.com

Q. Can I lock my tenant out of the premises if he fails to pay rent?

Bio: Please call Buffalo Maintenance, Inc or JLE Property Management, Inc for Maintenance, consultation or management.

For an appointment, call Frankie Alvarez at 714 9568371 or Jerry L’Ecuyer at 714 778-0480. CA contractor lic: #797645, EPA Certified Renovation Company and DRE lic: 01460075. Please view our websites at www.

BuffaloMaintenance.com & www.ContactJLE.com

Q. Can I file an FED in Justice Court?

A. No. You cannot lock a tenant out of the premises without complying with FED procedures. Limited exceptions apply in domestic violence scenarios.

A. Yes. However, the tenant can appeal Justice Court decisions and obtain a new trial in Circuit Court.

Q. Can I file an eviction action myself?

A. Yes. However, the negative consequences associated with losing an eviction case may be quite severe. Accordingly, you should procure sound legal advice prior to an eviction action.

Q. What happens if I file an eviction action based upon a defective notice?

A. Your case may be dismissed and the tenant may procure a judgment against you for court costs, attorney fees, prevailing party fees, and/or damages.

Q. What happens after I file the eviction action?

A. The court will set a date for a first court appearance (a.k.a., a “First Appearance”). First appearance take place no sooner than eight days after the eviction action is filed. At a first appearance, you may procure a default judgment (if the tenant doesn’t appear), a settlement agreement (if you and the tenant enter into such an agreement), or set your case for trial (if both parties appear, but can’t settle the case).

Q. Are tenants bound by settlement agreements entered into at the time of the First Appearance?

A. Yes, so long as the terms and conditions set forth in the settlement agreement are legal.

Q. What happens if the tenant does not comply with the settlement agreement?

A. You can submit a Declaration of Noncompliance to the court and seek a Judgment of Restitution (awarding you the right to possession of the premises). However, the tenant can request a hearing to challenge your right to possession.

Continued from page 15

OCTOBER 2012

hazard for babies and toddlers. We are gradually switching to the doorstops that attach to the top hinge of the doors, and we also sometimes use a doorstop circular "patch" on a wall where the doorknob would make contact.

9) A 20oz bottle of Spic n' Span is $1. They also have small bottles of goo-gone for all the sticky messes. Plastic drop cloths; jugs of ammonia.

10) We put up the clear shower curtain and rings. I also put out a small bottle of dish soap and a sponge. When they move out, we take down the old shower curtain and use it as a drop cloth for paint jobs and such.

11) I have always made a point of leaving a roll of toilet paper as a courtesy. One roll in each bathroom, on the roller and one under each sink. Same with a roll of paper towels in the kitchen, on the paper towel holder.

12) I love the 99 cent store for cleaning supplies like scrub brushes and spray cleaners that I leave in the unit for the new resident. Light bulbs can also be found at the 99 cent stores.

Final note: You do have to keep an eye on the quality of the items you get from the dollar stores. However, there is plenty that they have that is great. Love the scrubbies for non scratch cleaning of whatever. The multiple packs of solid air freshener. I always throw a bunch of them in an empty apartment. The liquid shower cleaner, rust and calcium remover is wonderful.

The above tips are shared on the MrLandlord.com website and in the Mr. Landlord newsletter from landlord contributors and real estate advisors and authors featured on MrLandlord.com. To receive a free sample of Mr. Landlord newsletter, call 1-800-950-2250 or visit their informative Q&A Forum at LandlordingAdvice.com, where you can ask landlording questions and seek the advice of other rental owners 24 hours a day.

RHAGP-KEEP US INFORMED

Page 19

RHAGP LIST OF COMMITTEES Building Chair: Phil Owen, Phone: 503-244-7986 Community Relations/Donations Chair: Tony Kavanagh, Phone: 503-522-4474 Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522 Education Chair: Ron Garcia, Phone: 503-595-4747 Forms Chair: Mark Passannante, Phone: 503-294-0910 House Chair: Robin Lashbaugh, Phone: 503-805-5993 Legislative Chair: Phil Owen, Phone: 503-244-7986 Membership Chair: Elizabeth Carpenter, Phone: 503-314-6498 Newsletter Chair: Will Johnson, Phone: 503-221-2163 Office Chair: Robin Lashbaugh, Phone: 503-805-5993 Public Relations Chair: Margaret Baricevic, Phone: 503-329-5223

RHAGP LOBBYIST Cindy Robert, Phone: 503-260-3431

Moved? Hired or fired a manager?

New email address or phone number?

Keep the RHAGP office up to date with your current information.

RHAGP OFFICE STAFF Alita Dougherty, Office Manager - alita@rhagp.org Pam VanLoon, Bookkeeper - pam@rhagp.org Cari Pierce, Member Svcs - cari@rhagp.org Lisa Craddock, Member Svcs-lisa@rhagp.org

Especially important is to send changes when you hire or fire an Authorized user on your account. We can’t let someone you haven’t given us written authorization buy forms or order tenant screening reports.

RHAGP OFFICE Monday - Friday * 9:00am - 5:00pm Phone: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220 www.rhagp.org

“Landlords doing good things in their communities”

Call the office with all changes.

503.254.4723 www.RHAGP.org

Page 20

RHAGP UPDATE

Handyman Ruled as Employee, Not Independent Contractor August 22, 2012 Occasional handyman is an employee for Oregon unemployment tax purposes Ater Wynne LLP NW Law firm The Oregon Court of Appeals held that a handyman was an employee, and not an independent contractor, for unemployment tax purposes. Under Oregon law, an independent contractor must be both “free from direction and control over the means and manner of providing the services, subject only to the right of the person for whom there services are provided to specify the desired results” and “customarily engaged in an independently established business.” ORS 670.600(2).

According to ORS 670.600(2)(b) and (3), the employing entity has the burden to demonstrate that the purported independent contractor is customarily engaged in an independently established business by showing that the person meets three of the following five requirements: (a) The person maintains a business location: (A) That is separate from the business or work location of the person for whom the services are provided; or (B) That is in a portion of the person’s residence and that portion is used primarily for the business. (b) The person bears the risk of loss related to the business or the provision of services as shown by factors such as: (A) The person enters into fixed-price contracts; (B) The person is required to correct defective work; (C) The person warrants the services provided; or (D) The person negotiates indemnification agreements or purchases liability insurance, performance bonds or errors and omissions insurance. (c) The person provides contracted services for two or more different persons within a 12-month period, or the person routinely engages in business advertising, solicitation or other marketing efforts reasonably calculated to obtain new contracts to provide similar services. (d) The person makes a significant investment in the business, through means such as: (A) Purchasing tools or equipment necessary to provide the services;

(B) Paying for the premises or facilities where the services are provided; or (C) Paying for licenses, certificates or specialized training required to provide the services. (e) The person has the authority to hire other persons to provide or to assist in providing the services and has the authority to fire those persons.

In Whitsett v. Employment Department, a laundromat intermittently paid the handyman to repair equipment and help maintain the property. The handyman did not work specific days or hours, but was paid $25 per hour when he did work. During the time at issue, he did not engage in similar work for any other businesses, nor did he engage in marketing to obtain other clients. He was not licensed by a state board, which is also a requirement for independent contractors performing work which requires a license; the laundromat argued that he was exempt from such licensing requirements.

The Court of Appeals held that the handyman was not “customarily engaged in an independently established business,” and therefore could not be considered an independent contractor. The court held that the handyman met not more than two of the five criteria for an independently established business: (1) there was testimony that he would correct defective work, which may meet the “risk of loss” criteria and (2) he once hired his brother to perform electrical work, which may meet the “authority to hire other persons” requirement. He did not, however, engage in marketing; work for other clients; have a business card, maintain a separate place of business or even a business name; or make a significant investment in his business, which required only small tools and the occasional part paid for by the laundromat.

This case is reminder that intermittent employment, even with a certain freedom from supervision, does not necessarily mean a worker is an independent contractor.

FREE DINNER MEETING Invite other property owners or managers to join RHAGP and receive a coupon for a free dinner meeting!

It’s easy just tell other landlords how great RHAGP is and then when they join give your name as the referral.

RHAGP automatically sends you a coupon for a free dinner meeting.

OCTOBER 2012 Considerations Regarding Passing Real Estate Assets to the Next Generation

By Cliff Hockley, Sperry Van Ness, Bluestone & Hockley

You have worked your whole adult life to establish a real estate legacy. These real estate investments have paid for your kid’s college and your retirement.

You put your blood, sweat and tears into them and now you have to make key decisions regarding passing the assets on to your spouse and kids.

What do you want your estate to do with your real estate assets?

• You could give your assets to a charitable foundation who will promptly sell them. Typically, they want cash and do not want to manage your real estate assets.

• You could have a trust company or bank mange your real estate assets in trust for your kids and/or wife. They typically charge a percentage of the assets as a management fee which is a high price to pay. (For more thorough overview of how fiduciaries work click on this link: http://wills.about. com/od/choosingfiduciaries/a/institutionlfid.htm).

• You could leave your assets to your children and/or nieces and nephews. They have to choose what to do with the assets, after estate taxes have been paid. They can keep or sell the assets. If you want your kids to keep the real estate, instead of selling them, you will want to leave instructions. My estate attorney calls that managing your estate from the grave.

Best Results As you aged you decided that you needed help managing your real estate investments. The kids have moved far away and lack interest in managing the assets. You have turned to a property manager, who is handling the day to day operations of the properties.

As part of the transition process, you had a choice of gifting shares (portions) of your real estate assets to your kids before you and your spouse passed away, but you decided that the tax benefits were not worth the risk of losing control of your assets.

One question you have to ask yourself is: do you trust your kids? Do they care enough about not stealing your assets from you before your death?

What about their spouses? How you raised your children will have a huge impact on your decisions.

You also need to consider if they have the interest, time and skill set to take care of the assets the way you do.

• Remember it was your risk taking, your entrepreneurial energy that created this legacy. They

may not have your drive and focus.

• Will they destroy your assets? This is a good question. Maybe a better question is how you can help them make these assets into a family legacy.

Family Legacy Some families start early and have the kids clean and paint vacant apartment properties with their parents.

Other families have regular family meetings (say once or twice a year) to inspect the properties, review financial statements and make major decisions.

These meetings can be held face to face, over the phone or using tools such as Skype. As the asset base gets larger, say over $2,000,000, you might consider involving a property manager. The property manager can then facilitate the family meetings and help with the decision making. This is a huge responsibility and will take a sophisticated well educated and experienced property manager.

Recently, one of our clients whose shareholders are spread out all over the west coast, agreed to fund the further education of the next generation by paying for basic real estate finance classes for the next generation.

Another issue you need to come to grips with is the age and maturity of those that are going to lead the investment decisions in the future. One of our attorney friends advised us to write a letter to the next generations that gives them a theme and context of past investment decisions, the establishment of financial cash reserves and why holding onto real estate and developing a large asset base is a good long term strategy.

This may work well for the second generation, but by the time you get to the third generation you may have 10 grand children vying for cash and an input into the decision making process.

Start Early To create a real estate legacy you need to start with leadership and real estate training early. Not all have an aptitude for leadership and interest in real estate or financial analysis. You will need to develop fair and transparent procedures that can be adjusted to the personalities in the next and following generations.

This will take an investment of time and money with real estate and estate attorneys, property managers and CPA’s. If you want to leave a legacy, the payoff will be large and in your heart of hearts you will have succeeded not only for yourself but for your children and grandchildren.

www.RHAGP.org

Page 21

RHAGP UPDATE

Page 22

DINNER MEETING SURVEY We want make sure we are providing the most effective assistance to our members. Please take the time to complete this form; tell us who you would like to hear speak or what subjects are important to you. You can do it now and send the completed sheet to Alita or fill the survey out online at www.rhagp.org and email the completed form to alita@rhagp.org. Thank you for your help.

1.

I attend monthly RHAGP dinner meetings: (Check One) _____Almost every meeting _____Several Times a Year _____Occasionally as time permits _____When the topic interests me

_____Never

2.

Having dinner with the meeting is important to me: _____Yes _____No ___Indifferent

3.

The reason(s) I attend monthly meetings is: To listen to the speaker Location of the meeting Food selection Socializing / Networking How important is the price

3.

4.

5.

Important 1 1 1 1 1

2 2 2 2 2

Past meeting speakers/topics I found valuable and would like to see again: Cindy Robert with a Legislative Update 1 2 Political Candidates 1 2 Maintenance Panel - How-to 1 2 Oregon Construction Contractors Board 1 2 Law Panel – Questions to lawyers 1 2 Contract Furnishings Mart 1 2 Market Research 1 2 Tenant Screening 1 2 Tax Update 1 2 Property Management speaker 1 2 1031 Property exchanges 1 2 Insurance/liability Issues 1 2 Landscaping 1 2 Mold Issues 1 2 Habitability 1 2 Advertising 1 2 Fair Housing Information 1 2 Eviction 1 2 Speakers/topics I would like to see at an RHAGP meeting or other comments: ______________________________________________________________ I would attend more meetings if: They were at a different time They were on a different day The food was more to my liking The speakers were more interesting The meetings were shorter

_____Yes _____Yes _____Yes _____Yes _____Yes

Unimportant 3 4 3 4 3 4 3 4 3 4

5 5 5 5 5

3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3

5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5

_____No _____No _____No _____No _____No

4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4

___Indifferent ___Indifferent ___Indifferent ___Indifferent ___Indifferent

6.

We have Ask the Expert at 5:30 with the dinner meeting at 6:00 pm. What time works best for you?

To Start: ____5:30pm ____6:00pm ____ 6:15pm or ____ Conclude? _____8:00pm ____8:30pm ____9:00pm

7.

What areas would/are you willing to volunteer your time? _____As a board member _____As a committee leader _____Join a committee _____Occasionally as time permits Name_______________________ Number (

8.

)_________________

Would you attend a class during the weekday business hours -9:00am to 5:00pm? ____Yes ___No

OCTOBER 2012

www.RHAGP.org

Page 23

RHAGP UPDATE

Page 24

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