November 2013 update

Monthly Newsletter Published by the Rental Housing Association of Greater Portland

UPDATE November 2013

Leasing Specifics Property Managers Need to Know Page 4

Fair Housing Case Brought and EPA Takes Action Page 8-9

Property Taxation for Commercial and Residential Investments Page 14-15

VISIT www.fhco.org COME JOIN A GREAT ORGANIZATION! Since 1927 the Rental Housing Association of Greater Portland has held the standard in community participation for landlords providing affordable housing in Oregon.

• • • • • • •

Legislative Representation Supporters of Fair Housing Education/ Seminars up-to-date law information Attorney Drawn Forms Tenant Screening Fully Staffed Office

• Easy Access to Forms Online 2 Ways: Forms Store- Hard Copy Online Forms- Download • Phone Orders Welcome • Walk-in, Office open 9-5 M-F

10520 NE Weidler Portland OR 97220 P: 503/254-4723 F:503/254-4821

DINNER MEETING When:

Wednesday November 20, 2013 from 6:00pm-9pm

Menu:

London Broil Finished with Sauce Bordelaise Roasted Garlic Mashed Potatoes Fresh Seasonal Vegetables

Where:

the monarch hotel 12566 SE 93rd Ave Clackamas OR 97015 Dinner Price: Special Pricing $26.00 per meal if registered by 11/15/13 $31.00 per meal if registering after 11/15/13 Call 503/254-4723 for reservations

Fresh Green Salad Dinner Rolls with Butter Dessert Coffee, Tea, Decaf or Iced Tea

$10.00 for meeting only (includes coffee and tea).

Speaker:

Directions:

Steve Anderson

The Monarch Hotel 12566 SE 93rd Ave Clackamas, Or 97015

Property Tax Assessment and the appeal Process

Steve will discuss the important dates, rules of evidence, who has property rights and the hearing process. If you are thinking of appealing your property FROM Downtown Portland- take I-84 east tax assessment this is the information you need. toward The Dalles. Take exit 6 and merge onto I-205 south Having been appointed to the Clackamas County Board of Property Tax Appeals for 4 years by the Clackamas County Board of Commissioners Steve has made value decisions on over 2,000 properties ranging from a single wide manufactured home up to and including Clackamas Town Center. Having spent that much time in the system he has decided to offer his keen insight for the benefit of taxpayers. His expertise spreads across all property types, residential, commercial, land multifamily and industrial.

bound. Take exit 14 to Sunnyside Rd. Turn right at SE Sunnyside Rd, go 495 ft., turn left at SE 93rd Ave, Monarch Hotel will be on the left. fROM WILSONVILLE- take I-205 North toward West Linn/ Oregon City, take exit 14 to Sunnyside Rd. Turn left at SE Sunnybrook Blvd, turn right at SE 93rd Ave to Monarch Hotel.

Affliate Speaker: Damien Carre, Oregon Tree Care

November 2013 TABLE OF CONTENTS Dinner Meeting ............................................................. 1 President’s Message ................................................... 2 RHA Mark Your Calendar ................................................. 3 Leasing Specifics Property Managers Need To Know ........................................................................... 4 11X13 Housing Preservation Campaign ..................... 5 James Gandolfini’s Will ........................................... 5-6 RHA Holiday Party ...................................................... 7 Fair Housing Case Brought- EPA Takes Action ........ 8-9

RHA Annual Toy Drive ........................................... 10 Dear Maintenance Men ......................................... 11 LandLady Katie: What Renters Want .................... 13 Property Taxation for Commercial and Residential Investments ..................................................... 14-15 The Document Rental Property Investors Need to Sleep at Night..................................... 16-17 Preferred Vendors ........................................... 18-20 November 2013 1

PRESIDENT’S MESSAGE Who are RHA Members & who is the RHA? The Rental Housing Association of Greater Portland numbers more than 1800! Members have joined together since 1927 for the purpose of improving the success of the rental housing industry, to enhance the reputation of “landlords” by Elizabeth Carpenter RHA President promoting professional management practices, and assisting local public officials in various community endeavors relating to public and/or private housing.

Why serve as a RHA Board Member? As President of the Rental Housing Association of Greater Portland, I have the privilege and honor to lead the Board of Directors. November is always a busy month for the Board: Recruiting wonderful people to serve on the board and providing member value while taking care of the business of running the non-profit organization.

Apart from business, the board is made up of landlords and partners whose business supports landlords. We participate in committees, plan projects together and enjoy each other’s company. It’s fulfilling, and fun, to talk with someone who gets the business of rentals.

Bringing member value. The RHA is fortunate to have Members reaching back twenty, thirty even forty years or more! Some of you may not realize all the benefits you have access to. Your 2013 Board has been diligently bringing in new members. You may be asking, how does this help me? New members bring interesting questions, wonderful energy and an eagerness to participate. Engage with new and existing members at dinner meetings, mentoring sessions the last Thursday of each month, and by joining a committee.

Increasing membership participation. RHA is a dynamic organization which supports the entire rental housing industry throughout the state of Oregon. It provides industry insights and direction for the media. It gives members a heads up to legislative changes that affect members. Active members inherently learn more about the business of being a landlord.

Members have great conversations with new and different points of view.

Come share the load; as members we have the opportunity to help other landlords. Get involved at whatever time level is comfortable. The more members who participate, the less time it will take for each member. This provides a higher good for all members.

Special thanks to Dan Saltzman, Portland Housing Bureau City Commissioner, for coming to the October dinner meeting. Excellent questions were raised and answered. In the words of Cindy Robert, RHA lobbyist and Owner of Rainmakers, “None of us is as smart as all of us.”

We’re all looking forward to joining together to be the smartest group of landlords we can be.

Since 1927, the Rental Housing Association of Greater Portland has held the standard of landlord civic participation and provided affordable housing to Oregonians.

The Rental Housing Association of Greater Portland 10520 NE Weidler Portland, Oregon 97220 503.254.4723

2 November 2013

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: John Sage, Phone: 503-667-7971 Electronic Media Chair: Ron Garcia, Phone: 503-595-4747 Forms Chair: Mark Passannante, Phone: 503-294-0910 House Chair: Robin Lashbaugh, Phone: 503-760-7171 Legislative Chair: Phil Owen, Phone: 503-244-7986 Membership Chair: Elizabeth Carpenter, Phone: 503-314-6498 Newsletter Chair: Will Johnson, Phone: 503-221-1260 Office Chair: Robin Lashbaugh, Phone: 503-760-7171 Public Relations Chair: Margaret Baricevic, Phone: 503-329-5223 Government Relations Chair: Phil Owen Phone: 503-244-7986 Gresham Liaison: Jim Herman Phone: 503-6458287 Marketing Chair: Ami Stevens Phone: 503-407-3663

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

RHAGP OFFICE TEAM Cari Pierce, Office Manager - cari@rhagp.org Pam VanLoon, Bookkeeper - pam@rhagp.org Teresa Carlson, Member Svcs - teresa@rhagp.org Suzanne Fullerton, Member Svcs Asst suzanne@rhagp.org Alita Dougherty, Consultant/Board Committee Liaison- alita@rhagp.org

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” RHAGP IS COMMITTED TO EDUCATING MEMBERS TO FAIR HOUSING PRACTICES AND POLICIES.

RHAGP Update

RHA Mark Your Calendar Date

Events

Location

Time

11/13

Board Meeting

RHA Office

5pm

11/20

Dinner Meeting

The Monarch

6pm

11/21

Member Info./Mentor Session

RHA Office

6pm

11/28

RHA Office Closed

RHA Office

9-5pm

In Observance of Thanksgiving

11/29

RHA Office Closed

RHA Office

9-5pm

In Observance of Thanksgiving

12/11

Board Meeting

RHA Office

5pm

12/18 Holiday Party

Red Lion Convention Center

6pm

See Page 7

12/25 RHA Office Closed

RHA Office

9-5pm

In Observance of Christmas

Information See Page 1

Date

Classes

Location

Time

Information

11/06

Online Tenant Screening

RHA Office

11am

11/08

Understanding Your Decision Point WebEx Report

11am

** **

11/14

My Tenant is Moving out, Now What?

RHA Office

6:30pm

Taught by Katie Poole-Hussa, Smart Property Mgmt See Page 17

11/19

Online Tenant Screening

WebEx

7pm

**

11/21

Understanding Your Decision Point WebEx Report

7pm

**

11am

** **

12/04 Online Tenant Screening

RHA Office

12/19 Understanding Your Decision Point WebEx Report

7pm

**Register by day before class, FREE for Members Only, with current service agreement for tenant screening.

Registration is required for all classes/events, Call RHA at 503/254-4723. 3 day advance registration required to receive early registration discount of $5.00 on classes.

www.RHAGP.org

November 2013 3

LEASING SPECIFICS PROPERTY MANAGERS NEED TO KNOW Completing a leasing agreement with your tenants is the single most important task that you will undertake. While completing a lease has likely become second nature to most property management professionals, you may want to take a little extra time and think about everything that needs to be in that lease; before it’s presented to your future tenants. Here are a few things that property managers should make sure are included in any lease agreement: o Detailed information about monthly rent. While this may seem fairly straightforward, you will want to spell out the specific rent terms such as payment due date, grace period, if any, late charge amounts due after a specific date, and payment form accepted. o Legal entry to the unit or residence. It’s vital that a tenant lease spells out when unit entry is permissible.

This includes how much of a notice is necessary (typically 24 hours), and under what circumstances. Obviously this clause can be overlooked during an emergency, but that exception should be noted as well. Bottom line is that it’s best to spell out exactly when you can enter the unit in order to avoid tenant complaints and potential litigation. o Consequences of illegal activity. While we all hope that our tenant screening process will weed out the possibility of illegal activity among tenants, it’s in the property manager’s best interest to spell out prohibited activities and the consequences. Stating that you have the grounds to terminate a lease upon evidence of illegal activity such as drug dealing will notify tenants of the consequences of illegal activity and allow you to start eviction proceedings promptly. o A detailed list of maintenance responsibilities. If your rentals are mainly single family homes, it’s vital that details on what tenants are responsible for are spelled out in the lease agreement. If your tenants are responsible for lawn maintenance and landscaping, it needs to be put in writing.

If management prohibits major changes to property such as painting walls or installing a ceiling fan, it needs to be spelled out in detail. o Detailed information about security, cleaning, and pet deposits. Are tenants allowed to use their security deposit for their last month of rent? If not, it better say that in the lease. Do you charge a separate pet deposit, and is it refundable? Again, spell out the terms in the lease. Cleaning deposits? (In Oregon, all deposits are conditionally refundable) Better mention that in the lease.

Taking the time to present a comprehensive lease agreement will likely result in less confusion for tenants and reduce the possibility of litigation later.

4 November 2013

by Mary Girsch-Bock of PropertyManager.com

AppFolio provides web-based property management software that allows residential property managers to more effectively market, manage and grow their business.

AppFolio's software solution includes complete accounting functionality, integrated marketing, resident screening, online payments and property management. AppFolio is committed to industry education and is the provider of PropertyManager.com and GreenPropertyManagement. com-two online education resources for property managers.

To learn more, please visit us at www.appfolio.com or call 866.648.1536.

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.

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 Cari Pierce Teresa Carlson - 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.

RHAGP Update

11X13 Housing Preservation Campaign

James Gandolfini’s Will:

The Portland Housing Bureau (PHB) addresses the unmet housing needs of the people of Portland, Oregon.

One way we do this is by preserving existing affordable homes, particularly those serving seniors and people with disabilities.

Three Lessons for You and Yours

THE CHALLENGE In 2008, PHB identified 11 privately owned buildings at risk of losing their affordability by 2013. Because of their highly desirable locations, more than 700 affordable homes were susceptible to being converted to market-rate rentals or sold as condominiums, displacing vulnerable residents.

Under the leadership of Portland City Commissioner Nick Fish and then-Bureau Director Will White—now serving in the office of U.S. Senator Jeff Merkley—PHB launched 11X13, a campaign to preserve the affordability of those buildings subsidized by federal rent assistance contracts with U.S. Department of Housing and Urban Development (HUD) that were set to expire.

WORKING TOGETHER The City partnered with the HUD, the State of Oregon, the Network for Oregon Affordable Housing (NOAH), local nonprofits and private funders. The coalition worked in close coordination for five years, and this spring, the City announced that it had successfully preserved each of the 11 buildings, requiring 60 years of affordability for 700 homes located in Portland’s vibrant and desirable neighborhoods.

11X13 was funded by local, private and federal sources.

For every dollar the City invested, we leveraged $4 in private and $5 in federal funds. The City invested $22 million in Community Development Block Grant (CDBG), Section 108 loans, and local urban renewal dollars. This leveraged $110 million in private investments and more than $120 million in federal assistance over the next 20 years.

The flexibility of CDBG funds was critical in filling financing gaps throughout this campaign. Without CDBG, the $120 million in federal rent assistance contracts would have been at risk. More importantly, over 700 affordable homes in our community would have been lost.

Keep Us Informed

Moved? Hired or fired a manager?

New email address or phone number?

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

When Sopranos star James Gandolfini died unexpectedly at the young age of 51, his estate plan sparked a media firestorm. Experts have scrutinized and criticized his plan, and news reports have covered its details. What led to this flurry of attention? The fact that he left behind a will, which made his estate planning choices public record.

What can we learn from James Gandolfini’s will? Here are three lessons you can apply as you consider your estate planning options.

1. Your Privacy (And Your Family’s): No one would be debating the details of Mr. Gandolfini’s estate planning choices if he had not used a will. Before it can take effect, a will has to be filed in probate court. At this point, the will becomes a matter of public record, meaning anyone can access it. A will guaranteed that Mr. Gandolfini’s estate planning choices were available to reporters, estate planning experts, and the general public to scrutinize.

For the rest of us, filing a will in probate court means that our personal and financial affairs are made available to jealous relatives, nosy neighbors, and even con artists and financial predators. These are the last things grieving family members should have to deal with.

How can you keep your estate plan private? You can use a trust. Unlike wills, trusts do not have to go through probate.

With a trust, you can distribute your property the way you see fit, maintain flexibility and control over your property during your lifetime, and keep your estate plan away from prying eyes.

2. Don’t Forget Taxes: Rather than leaving all of his assets to his wife, Mr. Gandolfini left much of his property to his two sisters and his infant daughter, which prompted some experts to label his will an “estate tax disaster.”

Here’s why: when you leave assets in excess of the current $5.25 million estate tax exclusion to your spouse (or to charity), the money is tax exempt. When you leave these assets to other beneficiaries, they are subject to the estate tax. In Mr. Gandolfini’s case, the bulk of his estate went to his daughter and his two sisters and will be taxed at a rate of 40%.

Mr. Gandolfini could have left his assets to his wife in a QTIP trust with the assets distributed to his children taxfree at his wife’s death. However, it doesn’t appear that this is what he wanted to do. He wanted to leave significant assets to his sisters, and there is no way to leave millions of dollars to your siblings without paying estate taxes.

Call the office with all changes: 503-254-4723 Continued on page 6

www.RHAGP.org

November 2013 5

James gandolfini’s will: continued from page 5

Why I belong to rha By Alita Dougherty, Consultant

There is one thing Mr. Gandolfini could have done to reduce the overall tax burden on his assets. He could have left his property to his sisters in a trust, rather than outright.

With an outright bequest, the assets are taxed twice: now and when his sisters die.

I am preparing to retire. Part of my preparation is accepting a nomination to the board of directors of RHA. December 31, 2013 will be the end of my career as an employee of RHA.

Had he left his sisters’ inheritances to them in a trust, the property would be taxed now, but it would not be included in their estates at their deaths. Hence, there would be no additional estate taxes at the sisters’ later deaths. A trust could also have been structured to give his sisters maximum control over their inheritances while offering protection from creditors.

You may not have millions of dollars to leave to your beneficiaries, but you should discuss trust planning with your estate planning attorney. Trusts can offer tax advantages, creditor and divorce protection, help to avoid probate and related expenses, and a wealth of other benefits for your loved ones.

3. Know Your Children: Mr. Gandolfini left 20% of his residual estate to his baby daughter Liliana. He also left a $7 million life insurance policy to his 14-year-old son Michael. These assets will be held in a trust for the children until they turn 21.

Michael and Liliana may grow to be exceptionally mature and fiscally savvy young adults, but think back to when you were 21 years old. What would you have done with unfettered access to millions of dollars? Would you want your children or grandchildren to have control over large sums of money at such a young age?

Children’s inheritances don’t have to be turned over to them when they reach 18 or 21. You can design a trust that provides for funds to be released incrementally as a child progresses into adulthood or as a child attains educational or other goals. Alternatively, you can design a trust that protects a child’s inheritance for life. As you create your estate plan, think carefully about your children’s personalities, their level of maturity, and their relationship with money. Then work with your estate planning attorney to establish a trust that meets your children’s needs.

You don’t have to be a multi-millionaire to benefit from a well-thought-out estate plan. An experienced estate planning attorney can help you make the most of your assets and establish a plan that protects your loved ones long after you are gone.

Visit www.rhagp.org/store/category/events to register for events and classes

6 November 2013

You might wonder why I want to continue my association with RHA. You might think I am crazy. But I am protecting the investment I have in 2 rental houses. For me those 2 houses and the small net profit they produce will supplement my income from social security. Without my rental income I would be looking for at least a part time job or lowering my standard of living.

My membership in RHA has been the difference between huge losses in my rentals and getting to the point of having income available for my retirement.

I did not want rental property. My mother had rentals and I knew them as work and problems. Sharon Fleming-Barrett helped talk me into buying a house down the street from my home. It was a neighborhood eyesore, had been rented and then the owner moved to California. The tenants did damage then left.

I rented to a couple and their daughter and son-in-law; they paid on time. The next house over came on the market, owner died, son sold cheap. First house was doing OK. I bought my second mistake. At least for the next 4 years it seemed I wasn’t meant to be a landlord.

That was because I had not figured out that owning two rentals made me a business owner, not a charity. I took Landlording 101 from Sharon and cringed when she said to wear white gloves when doing inspections and to tell the tenants they needed to keep the place clean. I did not like inspecting and procrastinated or just walked through without really inspecting. My losses were from poor management. Slowly I have learned to inspect. This week when I inspected that first house; the current tenant told me nothing needed to be fixed. I looked carefully, checked heat and electric fixtures, turned on the master bath faucet and found a slow drain, and a bathroom light fixture not working. The tenant then mentioned the chimney was plugged. All of this is easy to fix. And my retirement income is safe from a big repair bill.

I need RHA classes, newsletter articles, and dinner meetings where I network with other landlords and the mentors. An RHA member volunteering as a mentor helped me get through rehabbing after a tenant (who paid her rent on time for 3 years) left me with a trashed rental.

I attend the mentor meetings, 4th Thursday every month, because I learn so much. Another mentor has taught me to train my tenants how to be great tenants, maintaining a home they are proud to live in and I am happy to own.

RHAGP Update

When:

Holiday Dinner Party Wednesday December 18, 2013

Where:

The Red Lion Convention Center,

Time:

5:30 P.M. Check In

1020 NE Grand Ave., Portland, OR 97232 7:00 P.M. Plated Dinner

8:00 P.M. D.J. and Dancing Scheduled to Start

Price:

$30.00 per Person if Registered by December 13, 2013 $35.00 per Person if Registered after December 13, 2013

Rooms:

Special Room Rate for Those Wanting to Stay the Night of $89.00 plus 12% tax flat rate, Good for Single, Double, Triple or Quad. Room.

Plated Dinner Roasted Sliced Turkey, Mashed Potatoes, Roasted Seasonal Vegetables, Garden Salad, Dinner Rolls with Butter, Holiday Dessert, Coffee, Tea and Milk

Installation of officers Gift Exchange

Please bring a nice gift for the gift exchange - One Per Person - and a toy for the children of members of the National Guard and the reserve serving overseas.

Directions:

FROM EAST PORTLAND- Intersection of I-205 and I-84 take I-84 WEST to EXIT 1 toward Lloyd Center. Keep left at the fork, follow signs for CONVENTION CENTER/ROSE QUARTER and merge onto NE 16TH DR. Continue onto NE LLOYD BLVD. Turn right onto NE GRAND AVE. RED LION will be on the left.

FROM I-5 Take EXIT 300 for I-84 EAST toward PORTLAND AIRPORT/ THE DALLES. Keep right at the fork, follow signs for OMSI/CENTRAL EASTSIDE INDUSTRIAL DISTRICT and merge onto SE YAMHILL ST. Turn right onto SE MARTIN LUTHER KING JR BLVD. Turn left onto SE SALMON ST. Take the 1ST left onto SE GRAND AVE destination will be on the left.

www.RHAGP.org

November 2013 7

fair housing case brought & Epa takes action on lead violations By Jo Becker, FHCO Education/Outreach Specialist The Renovation, Repair and Painting rule protects homeowners and tenants from dangerous lead dust that can be left behind after common renovation, repair, and painting work. It requires that contractors and subcontractors be properly trained and certified, and use lead-safe work practices to ensure that lead dust is minimized. Lead exposure can cause a range of health effects, from behavior problems and learning disabilities to seizures and death, putting young children at the greatest risk because their nervous systems are still developing.

“Using lead-safe work practices is good business and it’s the law,” said Cynthia Giles, assistant Location Action administrator for EPA’s EPA Region 10 completed Office of Enforcement and over 20 environmental Compliance Assurance. compliance and “EPA is taking action enforcement actions in to enforce lead rules Alaska, Idaho, Oregon, and to protect people from Washington between April exposure to lead and to and June 2013. As result, ensure a level playing three property managers field for contractors that in Oregon and Idaho were follow the rules.”

You can read up on the settlements at www.epa.gov/ enforcement/waste/cases/lrrp050213.html. For more about lead and instructions on getting certified go to www. epa.gov/lead. You can also find additional information, including required pamphlets and disclosure forms as well as additional lead articles at www.FHCO.org/lead.htm.

Following is a media release from Fair Housing Center of Greater Boston The Fair Housing Center of Greater Boston (FHCGB) announced that a West Roxbury Property Management Company has agreed to pay $15,000 in a housing discrimination case that resulted from posting a Craigslist advertisement indicating their unwillingness to rent to families with children because of the lead status of a rental unit.

Fair housing case continued on page 9

Visit www.rhagp.org/store/category/events to register for events and classes

found to have failed to disclose lead; ordered to pay $15K

The enforcement actions address serious violations of the RRP rule, including media release: http:// fourteen actions where yosemite.epa.gov/opa/ the contractor failed to admpress.nsf/d96f984dfb3f obtain certification prior f7718525735900400c29/54 to performing or offering 376185257b95006ee32d!O to perform renovation penDocument activities on pre-1978 homes, where lead is more likely to be present.

Other alleged violations included failure to follow the leadsafe work practices, which are critical to reducing exposure to lead-based paint hazards.

Recent enforcement actions across the country include 14 administrative settlements assessing civil penalties of up to $23,000. These settlements also required the contractors to certify that they had come into compliance with the requirements of the RRP rule. Additionally, EPA filed three administrative complaints seeking civil penalties of up to the statutory maximum of $37,500 per violation. As required by the Toxic Substances Control Act, a company or individual’s ability to pay a penalty is evaluated and penalties are adjusted accordingly.

8 November 2013

RHAGP Update

FAIR HOUSING CASE BROUGHT continued from page 8

Discriminating against families with children – even in pre1978 properties that have lead – can also cost you! It is illegal under the federal Fair Housing Act (FHA)1 to deny housing to otherwise qualified families with children (or otherwise treat them differently in any way) simply because there are children in the household, unless the housing provider is exempt as a “designated senior community.” (For information on familial status protections and the housing for older persons exception visit www.FHCO.org/families.htm).

Visit www.FHCO.org/read_on.htm to keep reading…

This article brought to you by the Fair Housing Council; a nonprofit serving the state of Oregon and SW Washington.

All rights reserved © 2013. Write jbecker@FHCO.org to reprint articles or inquire about ongoing content for your own publication.

To learn more…

Learn more about fair housing and / or sign up for our free, periodic newsletter at www.FHCO.org.

Qs about this article? ‘Interested in articles for your company or trade association?

Contact Jo Becker at jbecker@FHCO.org or 800/424-3247 Ext. 150 Want to schedule an in-office fair housing training program or speaker for corporate or association functions?

Visit www.FHCO.org/pdfs/classlist.pdf Federally protected classes under the Fair Housing Act include: race, color, national origin, religion, sex, familial status (children), and disability. Oregon law also protects marital status, source of income, sexual orientation, and domestic violence survivors. Washington law covers marital status, sexual orientation, and domestic violence survivors, and honorably discharged veterans / military status.

Additional protected classes have been added in particular geographic areas; visit FHCO.org/mission.htm and read the section entitled “View Local Protected Classes” for more information.

www.RHAGP.org

November 2013

9

RHAGP

L A

U N

N A

Please bring new unwrapped toys to the RHAGP at:

DRIV

The RHAGP Office 10520 NE Weidler St. Portland, OR 97220

E

OR RHAGP Holiday Dinner Party December 18 , 2013 (see page 7 for details) GIFTS FOR CHILDREN AGES 9 & UP ARE ESPECIALLY NEEDED

GIFT CARDS ARE WONDERFUL

Please remember these children live all over the state, gift cards should be from companies which serve many communities... i.e. Fred Meyer, Walmart.

Toys will be given to families of National Guard and Reserve personnel serving overseas.

10 November 2013

RHAGP Update

DEAR MAINTENANCE MEN:

By Jerry l’Ecuyer & Frank Alvarez

Dear Maintenance Men: How do I go about hiring a maintenance service company?

I have tried working with local building contractors, but have not been pleased with the results. They do not seem to want to take the time with such small jobs or provide service in a timely manner.

John Dear John: The best place to start your search for any trades people is with your local apartment association. They may also have a magazine or a published vender list. Call your association and ask for their help.

Some additional sources for finding a maintenance service person are to talk with your local hardware store, lumberyard and even the local paper. Of course talking with other owners may yield some good finds.

When interviewing a potential trades person or company have a list of what you want done and ask specifically if these tasks are within their realm of expertise. Ask upfront what they charge per hour and what is included in that pricing.

Typical information you may want to request from a potential trade person or company: • • • • • •

Contractors license Proof of workman’s comp insurance Proof of liability insurance Reference list with phone numbers Address of several recent jobs List of trade associations to which they belong

A legitimate trades person or company would not be afraid to show you any of the above information. The apartment industry is a small world and we all live or die on our reputations. So ask as many questions you like, and if you don’t like the answers, use a different vendor.

Dear Maintenance Men: I want to hire a handyman to do some odd jobs around my apartment building. How do I choose a good handyman and what should I look for?

Honey Do

professional plumber with extensive knowledge, experience and tools to do the job, on the other hand, you may only need a faucet replaced or toilet flapper valve adjusted. A handyman is perfect for the job and much less expensive than the plumber.

In hiring a handyman, know what you want done. Ask the handyman specifically if he can do the job and whether he has performed this task before. The more knowledgeable you are about the work you need completed the greater the chance you will hire a good handyman. Have a punch list ready and ask direct questions about his or her ability. Ask about references; be sure to get names, phone numbers and addresses and then check them out. Ask about his or her specialties and what they do best.

It is very important to know up front what the handyman charges for his work. For small jobs, many handymen charge by the hour and bigger jobs are usually quoted.

When comparing handymen, the differences in hourly rate may be an indication of his experience, how popular he is and his overhead costs. More often than not, the hourly rate may have little to do with the skill of the handyman and more to do with what the market will bear. Be sure to discuss how change-orders, mistakes, callbacks and job over runs are handled.

If the handyman is to be left alone in occupied units, be sure to do a criminal background check. Call the Apartment Association about the different checks available.

Depending on the sophistication of your handyman, he may or may not have any liability insurance. Check with your insurance company before hiring anyone … and remember the Golden Rule…

By the way, anyone know a good handyman … !!!

About the Author: Jerry L’Ecuyer is the owner of JLE Property Management, Inc. & Buffalo Maintenance, Inc. and is a licensed contractor & real estate broker. He is currently on the Board of Directors, Chairman of the Education Committee & President of the Apartment Association of Orange County. Jerry has been involved with apartments as a professional since 1988 and can be reached at (714) 778-0480 or jerry@JLE1.com.

Dear Honey: The best handyman is usually a referral. Ask other building owners who they use. If they are happy they will let you know.

Visit www.rhagp.org/store/category/events to register for events and classes

Another thing to remember is cost; remember the Golden Rule: You Get What You Pay For. As an example: if you have a major plumbing problem, you may want to have a

www.RHAGP.org

November 2013 11

Election of 2014 Directors and Officers vote november 20, 2013 President President Elect Vice President Treasurer Secretary

Directors Continuing to Serve~ One Year Term Remaining Denise Goding Jerad Goughnour Jim Herman Mark Passannante Don Adler Wayne Stoll Ami Stevens

Elizabeth Carpenter John Sage Robin Lashbaugh Elaine Elsea Lynne Whitney

Nominations for Directors ~ Two Year Term Ron Garcia Matt Schiefer Katie Poole-Hussa Alita Dougherty Cathy Galuza

The following will continue to serve on the board: Past President Phil Owen

Election of Officers and Directors to serve in 2014 will be at the November 20, 2013 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 the officer and director position will have been 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 Jerad Goughnour at (503)789-3212 or Alita at the RHAGP office. The board meetings are held on the 2nd Wednesday of each month.

12 November 2013

RHAGP Update

LandLady Katie: WHAT RENTERS WANT Putting yourself in the tenants shoes may not be something you’ve done often, if ever. As our clients, it’s very important to know what tenants want and what will make your best residents rent long-term. High tenant satisfaction can not only enhance retention and occupancy rates, but also lower expenses and improve your bottom line. With so much riding on the satisfaction of your tenants, it is critically important to stay close to their priorities, perceptions and concerns.

To be heard is a universal human need, and our tenants are no exception. Treat an existing tenant the way you’d treat a new one. From the first meeting through the end of the tenancy, practice active listening. This means don’t interrupt them, maintain eye contact when in person, acknowledge what they’ve said and repeat back what you’ve heard to make sure they feel understood. Take an interest in each resident’s business and stay in touch with them regularly, not just when they complain or it’s time for a renewal. When a tenant calls to complain, you should listen, empathize, and solve the problem. Don’t make excuses. Most often tenants just want someone to listen to their stories or concerns.

Keep all lines of communication open with your residents.

Don’t be a stranger. It’s not enough simply to provide a lot of services to tenants. Being available in person can sway that renewal decision. Be timely in your responses to requests or questions your tenants will have. Not only are we bound by laws in our response times to some repair requests, but it is also a good business practice to respond within a reasonable time. Recap conversations in writing to maintain a paper trail of important communications. If you’re going to be unreachable at any time, be courteous and let them know how to handle any emergencies in your absence as you would expect this of them contractually.

While it’s important to stay in touch and build a good working relationship with your residents, you also need to respect their need for privacy. Don’t make up excuses to “stop by” or leave notes for your tenants at the property unless absolutely necessary. Not only could this be construed as harassment but it can also be annoying. The rental is their home. By law, you must give tenants plenty of proper notice before paying any visits to the property. Make clear your inspection policies and practices at move-in so that it is clear when they can regularly expect you.

help keep the energy bills reasonable? Your rental should be a place that you can be proud of and that tenants will maintain with integrity. If you make sure that your property stands out as well-kept, then you can ask for slightly higher rent rates than those that don’t. Be flexible in your concessions. If tenants are offering to make improvements and they won’t be able to take with them at move-out, help them out. Help can mean purchasing the materials for a desired project while the tenants pay a contractors labor, or splitting the costs with your renters to add new internet jacks to a back bedroom. Spending on upgrades may hurt the bottom line over the short term, but improvements will pay dividends in long-term tenants. Offer a fair deal, use comps to explain your offer, and communicate your position clearly. If a property is well-maintained, it gives tenants a reason to stay.

As we’ve established, tenants are our customers. Without them, we’d be out of business. Implementing basic customer service principles, The Golden Rule, and care for your property can help you achieve low turnover rates and a high level of tenant retention.

Katie Poole – Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM.com.

NEW MEMBER ORIENTATION AND MENTORING SESSION

Have you recently become a member of the RHA? Are you thinking about becoming a member of the RHA? Have you been a member of the RHA, but want to know how to utilize your membership better.

Come join us and see what the RHA has to offer you as a member.

Come have your questions answered by an experienced landlord.

Refreshments Offered Thursday November 21, 2013 from 6-8pm at the RHA Office 10520 NE Weidler Portland OR 97220.

Call 503/254-4723 for more information.

Lastly, would you live in your rental comfortably if you had to? Is the yard manageable? Do the appliances work consistently and to their potential? Is the unit weatherized to

www.RHAGP.org

November 2013 13

PROPERTY TAXATION FOR COMMERCIAL AND RESIDENTIAL INVESTMENT PROPERTIES

By Cliff Hockley President,

Property Taxation for Commercial and Residential Investment Properties Chris K. Robinson, P.C. Chris Robinson Law Cliff Hockley, President Bluestone & Hockley Real Estate Services

Oregon’s procedures for property tax assessment and taxation were overhauled by a constitutional amendment approved by the voters in 1997, known as “Measure 50.”

With the passage of Measure 50, the new property tax system became highly nuanced. This article will help the property taxpayer understand better the relationship between Real Market Value (RMV) and Maximum Assessed Value (MAV), valuation exemptions, and compression to help property owners make educated decisions during tax season.

Measure 50 The most important aspect of Measure 50 is that it placed a limitation on the rate of growth of a property’s taxable or assessed value (AV), creating a third value known as the maximum assessed value (MAV).

Maximum Assessed Value vs. Real Market Value: Real Market Value is determined annually by a county assessor. Real Market Value is a concept designed to reflect what an informed and willing buyer in an arm’s length transaction will pay in the open market place.

The most common indicators of value are the income approach, the sales comparison or market approach, and the cost approach. Prior to Measure 50, a property was taxed upon its RMV. When Measure 50 was passed, the MAV for each property in existence in the 1997-98 tax year became 90% of the real market value on the roll for the 1995-96 tax year. For subsequent years, increases in MAV are limited to 3% per year, subject to certain exceptions. Under Measure 50, the MAV and Real Market Value are determined and then compared each year and the lower of the two becomes the taxable (assessed) value of a property – your AV.

The CPR for each property type is determined annually county-wide.

County Comparison on New Construction: New construction poses a unique tax challenge on a county -by-county basis. The CPR can vary greatly from property type to property type and county to county so the impact on assessed value for new construction is significant. The table below shows how the exact same project would be valued in three of Oregon’s top counties, Washington, Multnomah and Clackamas. The CPR results in very different Real Market and Assessed Values between the counties because it is used in calculating the effective tax rate (actual tax rate multiplied by the CPR) and to determine the MAV. The high overall cap rate of Clackamas County combined with an even greater CPR translates into a lower Real Market Value in Clackamas County but the highest MAV and consequently the highest Assessed Value and significantly higher taxes .

Compression and the Measure 5 Limits

Washington Multnomah Proforma Income $2,345,600 $23,456,000 Proforma Expenses $(703,680) $(703,680) Proforma NOI $1,641,920 $1,641,920

Base cap rate 5.50% 5.50% Effective tax rate 1.27% 1.33% Overall cap rate 6.77% 6.83%

Real Market Value $24,235,339 $24,034,349 x CPR 0.6710 0.5998 Max. Assesed Value $16,261,913 $14,415,802

Clackamas $2,345,600 $(703,680) $1,641,920 5.50% 1.56% 7.06% $23,254,681 0.8670 $20,161,808

Exception Value: For subsequent years, increases in MAV are limited to 3% per year, subject to certain exceptions. New construction, major improvement of an existing structure, omitted property added to the tax rolls, and subdivision, partition, or rezoning of property are some examples of exceptions that would increase MAV by more than 3%. The value attributed to these changes is called “exception value.” The MAV for exception value is computed by multiplying the exception value of the property by the changed property ratio (CPR).

Measure 5 limits: Oregon property taxes are also subject to another Constitutional amendment approved by voters in 1990, known as Measure 5. Typically to generate tax savings, you must prove a RMV below the AV. Under Measure 5, the amount of property taxes that can be collected from each property tax account cannot exceed $10 per $1,000 of real market value for general government services, and $5 per ContinueD oN page 15

14 November 2013

RHAGP Update

PROPERTY TAXATION Continued from page 14

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(1.5 LOS is Plain plain Addi paidthe foregoing time andto 105.your ement • This are fail to remedy said violations s smo . $ Rent y Lea tiona by mone DISC Flood flood 168. ises box will / / . (must a minimum of 30 days, not including extra days required RentalEarl Agreement will terminate at midnight-the lord’ end ofndum the dayterm on Addi Monthly STAbeTEM $ y order a. year term l Prem ult.inati islable : Land y Adde ies for $ inate Tota infor Theaforesaid s: sit: utilit or cashi If you completelt:the of the day on / / your Rental Agreement when service is only done by first class mail)king ENT $ defa remedies Polic on by midnight-the Smo . king mati end osit wing and ing DUE.”not avai er’s check OF efau r / onal is How by payi follo on Dep rity Depo the $ . b. will not the terminate Smo re/D an exist amo sit: ng Land Sewe/ ever purp ACCOUN is unt. due pay closu or Secu al Depo , you the abov lord sit: sit: oses to the $ Fore closure shall cling will Depo ): Depo are return red only. T r: resp e Anim who c.

In: proc liste Recy r fore Rent : Othe delive e ution of previo tes You the date of this notice, the eed d following thearesame act or omission whichcling caused this notice to be given recurs within six (6) months onsi th’s (Describe Mov Wate r: Exec deno ): If substantially to take ble for “AM3OUN may avoi us check Mon re pays Recy wing Othe es which Past Owner/Agent the Last Deposit T and the date 1 of breach Befo d of termination follo Tenant s. utiliti may terminate the Rentald.Agreement upon at least ten (10) days’ written notice specifying the r The = total OF REN ing Page Late Due Rent Othe Payable ts: “T” gas T offollow the Rentals:Agreement as provided

by ORS 90. outs on r: l e the men and tand Othe NSF Charges : ord Cabl Tota Pay r pays or comm ing as follow landl ity ord y r the nt(s) WARNING Othe Fee: Util = Owne tricit landl Drye Tena tly to : This by simultaneously or subsequently served notices. does not waive the right terminatePermissi tenancy r: er to Elec age fit the (“O” direc unit: g the Landlord/Owner/Agent form

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$1,000 of real market value for education services.

Consequently, in counties where the tax rate is high, like Multnomah County, tax savings may result by lowering the Real Market Value alone. When property taxes are lowered to Measure 5 limits, the difference is known as compression.

Landlord/Owner/Agent’s address

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FORMS

FOR ALL YOUR RENTAL NEEDS

* Landlord Friendly * Attorney Drawn * Court Tested * Convenient *

• • • • • •

Application to Rent Rental Agreement Addendums Notice of Terminations Notice of Non-Payment of Rent and Much, Much, More!

Four Convenient Ways to Order Forms 1. Online at www.rhagp.org, click forms store for paper forms mailed directly to you 2. Online at www.rhagpfroms.org, create an account, sign in, create a form, download to computer as a pdf. document, and print 3. Phone 503/254-4723 to order your forms with one of our friendly representatives 4. Visit 10520 NE Weidler Portland OR 97220 for fast friendly service

Clifford A. Hockley is President of Bluestone & Hockley Real Estate Services, greater Portland’s full service real estate brokerage and prop-erty management company. Founded in 1972, Bluestone & Hockley’s staff totals nearly 110 employees, including 20 licensed brokers. The company’s property management division serves commercial buildings, apartments, condo-minium associations and houses in the Portland / Vancouver metro area, while the brokerage division facilitates both leasing and sales of investment properties throughout Oregon and Washington.

Cliff earned a degree in Political Science from Claremont McKenna College and holds an MBA from Willamette University.

He is a Certified Property Manager and has achieved his Certified Commercial Investment Member designation (CCIM).

Bluestone & Hockley Real Estate Services is an Accredited Management Organization (AMO) by the Institute of Real Estate Management (IREM). Cliff is a member of the Institute of Real Estate Management and was named Certified Property Manager of the year in 2001 and 2003. Cliff is a frequent contributor to industry newsletters.

Bluestone & Hockley offers customized brokerage, property and asset management, as well as maintenance services to property own-ers and investors throughout the Portland/Vancouver metro area. The company’s full-service approach benefits busy property owners and investors, who know they can count on Bluestone & Hockley for high quality real estate services start to finish.

www.RHAGP.org

November 2013 15

THE DOCUMENT RENTAL PROPERTY INVESTORS NEED TO SLEEP AT NIGHT By Tracey March My husband and I are considering investing in a 5-unit multi-family property. In fact, we’re having our Realtor write up the offer as I type. The seller has given us all sorts of documents about the property, but the most critical one to our decision-making is the cash-flow analysis.

Knowing how to interpret a cash-flow analysis with a critical eye is a great skill to have, whether you’re thinking about investing in a single-family home or a multi-family property.

But if you’re a new rental property investor, you might not know what a cash-flow analysis is.

In a nutshell, the cash-flow analysis estimates how much money you’re going to make or lose after all of your income, expenses, debt servicing, and estimated capital expenditures for your rental property have been taken into account. To figure out the cash-flow analysis, you need to figure out your net operating income, so we’ll start there: Net Operating Income (NOI) The formula for figuring net operating income is: NOI = income – expenses It’s pretty easy to figure out current net operating income.

The seller knows the monthly rental income and expenses and should be able to provide that information easily.

VOLUNTEERS

WANTED! The RHA is looking for Volunteers to assist with some basic office needs. If you are interested and would like to volunteer for this great association Please contact Cari at 503/254-4723 or Cari@ rhagp.org

Projecting future net operating income is more of a challenge and involves more “educated guesswork.”

Income includes: rent: look at other comparable rentals in the area. Is yours priced high or low? Are you going to make improvements which will enable you to increase the rent?

•

• vacancy rates: many experts suggest a

vacancy rate of 8.3% per year, which works out to be one month; • collection loss: rent that can’t be collected, which is typically .5% to up to 4%, depending on factors such as location, the economy, and the tenants; additional income streams: such as laundry facilities or parking fees.

•

The income section of the cash-flow analysis on the property we’re looking at includes rental income, a vacancy factor of 3% (which seems low), and an “other income” section to cover the coin-operated laundry facilities. If our offer is accepted we’ll ask ContinueD oN page 17

The Value of Membership

Being part of the Rental Housing Association of Greater Portland feels good. The sharing of ideas, concerns and better ways of solving problems you face every day creates community.

Legislative Dinner Meetings Mentor Program Representation 1750+ Substantial Educational Members Classes discounts Fully staffed Membership TenantScreening office starting at $99

Since 1927, the Rental Housing Association of Greater Portland has held the standard of landlord civic participation and continues to provide affordable housing to Oregonians.

Visit www.rhagp.org or call 503/254‐4723 for details!

16 November 2013

RHAGP Update

the document rental property investors need, Continued from page 17

the seller to verify the vacancy rate by giving us a certified rental history.

Expenses include: • • •

• • • • •

utilities, property taxes, management fees (if you’re not going to self- manage) tenant search and advertising fees insurance, landscaping, cleaning, and pest control.

The cash-flow analysis for the property we’re looking at lists property taxes at 8.5%, which should be easy to verify on the county tax assessor’s website. Repairs and maintenance are 2.5% and miscellaneous expenses, including insurance, are .66%. Current net operating income on the property is about $30,000 for the year.

If we decide to hire a property manager, we’ll need to calculate the estimated property management fees and deduct them from that amount.

Cash-Flow Analysis Now that you know your NOI you can use it to complete the other critical analysis, your property’s cash flow. The cash-flow analysis is useful because it estimates how much we’ll be clearing or paying each month for the property, after everything has been taken into account.

The formula for cash flow is: NOI – (debt + capital expenditures) We’ll be taking out a loan to buy the property, so to figure out cash flow we need to plug in the mortgage payment and related debt service we expect to be making. I just googled “mortgage calculator” and plugged in our loan term, loan amount, and interest rate to get our monthly payment.

Capital improvements are another story. In the cash-flow analysis the seller gave us, nothing is set aside for capital improvements, which makes me pause. How much has he spent on capital improvements in the past if he doesn’t include them in the future analysis? The building is an older one. We’re planning on updating all the units, but we have yet to find out about the roof, appliances, HVAC, or other major systems because we haven’t had an inspection yet. So, assuming the seller accepts our offer, we’ll be relying a lot on what shows up in the inspection.

So for now, we’re in a bit of a wait-and-see pattern, and that’s to be expected. Plugging in the numbers we

www.RHAGP.org

have available, and based on current rents, it looks like we’ll have about a zero cash flow, so the income on the property will be paying for all the associated expenses, including the debt. However, we have nothing set aside for capital expenses. If the seller accepts our offer, we’ll do our due diligence during the feasibility period and have the property inspected to get a handle on what our future capital expenditures are likely to be.

Even if you haven’t been given a cash-flow analysis by the seller, you can try estimating yourself using All Property Management’s rental property investment calculator.

Have you ever bought a rental property? Which documents did you find the most useful in the early preoffer stage? www.rentalpropertyreporter.com Rental Property Reporter delivers articles, tips, and resources designed to help landlords better manage their rental properties and increase their return on investment.

RHA November Class “My Tenant Is Moving Out, Now What?

Whether your tenant has given you notice that they’re leaving, or you are pursuing possession, turnover is an inevitable part of this business. My goal is to give you tools to navigate through the transition between tenants. We will discuss the forms available to ensure compliance and how to create a good paper trail, how to perform the final walk-thru inspection, completing the Final Accounting including the allowagble charges, normal wear-and-tear, and pursuing those tenants that leave owing you money.”

1 Continuing Education Credit Hour $25.00/Members $35.00/Non-Members Register by Monday November 11, 2013 for a $5.00 discount To purchase event tickets on line visit: http://www. rhagp.org/store/category/events

November 2013 17

PREFERRED VENDORS 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

Northwood Business Svcs

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

Appliance-sales only G&C Distributing Company

Tony Kavanagh, P.503-288-0221 1205 NE 33rd, Portland 97232

Standard TV & Appliance

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

APPLICANT SCREENING CoreLogic SafeRent

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

Complete Screening Agency LLC Jacob Turner & Tiffany Webb P: 500-827-3130 www.complete-screen.com info@complete-screen.com

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

RHAGP

P.503-254-4723, F.503-254-4821 Fast, affordable tenant screening www.rhagp.org

Dual and Affiliate members support the interest of rental housing through their membership in RHA. TrueSource Screening, LLC

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

TrueSource Screening, LLC

David Mustard P.888-546-3588, F.888-546-3588 www.truesourcescreening.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

Benge Industries

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

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

ATTORNEYS Bittner & Hahs, P.C.

Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego 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 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

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.

CARPET CLEANING Dura Clean Carpet Cleaning

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

O’Meara Carpet Cleaning

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

carpet sales Contract Furnishings Mart

Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682 Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd, Portland 97214 Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave, Hillsboro OR 97124 Jim Path P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com

The Floor Store

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

Cleaning / clean up All Surface Roofing & Maintenance LLC, CCB# 189489 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

Freeman Electric CCB#61648

P.503-803-6859 Call for RHA Member Discount Portland General Electric Anne Snyder-Grassmann, P.503-464-7

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

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

Oregon Legal Assistance Services

P.503-954-1009, F.971-266-8372 Evictions, small claims & process serving

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

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

Premier Mortgage Resources

Matt Schiefer MLO-120713 NMLS-1169 P. 360-259-6990 matt@mshomeloans.com www.pmrmtg.com

Wells Fargo Home Mortgage

Ron Eiseman, P.503-886-1497 1300 SW Fifth Ave. STE 950,

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

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland

18 November 2013

RHAGP Update

PREFERRED VENDORS 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

Floor COVERING Contract Furnishings Mart Ross Williams

P.503-230-1250, 800-275-6722 915 NE Sandy Blvd, Portland 97214 Jim Path 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 Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682

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

GUTTERS Aylwin Construction- CCB# 104039 Gutter installation, repair & cleaning P.503-998-7663 www.roofpdx.com

Dual and Affiliate members support the interest of rental housing through their membership in RHA. 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 Deluxe Heating & Cooling

Brian Ray, P.503-287-6688 www.deluxefuel.com

heating oil tank EcoTech LLC

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

Housing authorities Housing Authority of Portland

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

insurance Larry Thompson Agency

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 john.lstegmann@farmersagency.com

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

Wolter Van Doorninck, CPCU

Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 8355 SW Davies Rd, Beaverton 97008 www.epbb.com wvandoorninck@epbb.com

Workman Insurance-Allstate

Insurance & Financial Planning P.503-655-2000 1751 Willamette Falls Dr., West Linn 97068 Allstate Agencies/Sam Workman

investment services Peregrine Private Capital Corp.

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

Landscaping Oregon Tree Care

P.503-929-9437 www.oregontreecare.com info@oregontreecare.com

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

MOLD J.R. Johnson Inc. , CCB#102676

P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com

Real Estate Mold Solutions, CCB# 149575 Ed White, P.503-232-6653 Free Inspections, Testing & Remediation www.realestatemoldsolutions.com

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

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 Professional interior & exterior painting garyindra@rentalrepairs.com

Richard Hallman Painting CCB# 142467 Rick Hallman, P.503-819-1210 hallmanrj@gmail.com Quality interior painting since 1992

Rodda Paint

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

pest control Alpha Ecological Pest Control

Marisa Swenson PDX 503-252-5046 Van.360-750-0702 1200 NE 112 Ave, Vancouver WA 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, 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 Apollo Drain

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

Grumpy’s Drains

Portland’s #1 Drain Cleaning Service www.grumpysdrains.com 503422-9476

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 79, Portland 97213

ProDrain & Rooter Service, Inc.

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

Wendi Samperi, P.503-710-0732

Alpine Property Management

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

Apartment Community Management

8056 SE Harold Street Portland OR 97206 P. 503-766-3365 www.acmportland.com

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

Bluestone & Hockley Real Estate Services

Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219

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 pppropertiesllc@comcast.net Full prop. managment service

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

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

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland

www.RHAGP.org

November 2013 19

PREFERRED vENDORS

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

HFO Investment Real Estate

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

J.L. Lutz & Company

Jim Lutz P.503-297-7101, F.503-291-7851 www.jimlutzccim.com contactjimlutz@gmail.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

Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com

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

rooFing All Surface Roofing & Maintenance LLC, CCB# 189489

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

Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com

smALL business support From Here 2 There

Helping solve business challenges to reach your goals Ami Stevens, P-503-407-3663 astevens@fromhere2there.com

striping Benge Industries

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

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).

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.

Aylwin Construction- CCB#104039

J.R. Johnson Inc.., CCB#102676

Lynne Whitney, P.503-284-5522 Free Inspections, ReRoof and Repairs www.realestateroofing.com

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.

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

Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally

Real Estate Roofing Service, CCB# 149575

If a tenant leaves without saying

teLephone Comcast

Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleaning.com Commercial & Residential Replacement, repair & cleaning P.503-998-7663 www.roofpdx.com

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

P.503-240-3388 General Contracting Services www.jrjohnsoninc.com

Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com

Scan QR Code on Smartphone for online Vendor Info.

seAL coAting Benge Industries

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

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland

20 November 2013

RHAGP UPDATE

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RENTAL HOUSING ASSOCIATION of GREATER PORTLAND

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10520 NE Weidler Portland, OR 97220

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24

January 2013

RHAGP Update