October 2015 RHA UPDATE NEWSLETTER

October 2015

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

www.rhaoregon.org

In this issue:

Landlording 101

Taught by: Mark Passannante Attorney at Law See Page 13

2015 Changes to the Oregon Landlord Tenant Act (SB 390) page 7 - 9 Property Managers Prepare for More Renters and Fewer Vacancies page 6 & 11 Dear Maintenance Men: page 15 & 18 Are You A “Real” Landlord? … page 16 - 17

Formerly the Rental Housing Association of Greater Portland

Dinner Social

Wednesday October 21 2015 at 6 pm

Updates on the new laws for 2016

Charles Kovas Attorney at Law of Warren Allen

Table of Contents RHA Oregon Dinner Social | page 3 President’s Message | page 4 & 6 RHA Mark Your Calendar | page 5

Charles A. Kovas is a partner at the Portland law firm of Warren Allen 2015 Changes to the Oregon Landlord Tenant Act (SB 390) | page 7 -9 LLP. Admitted to practice in Oregon state and federal courts, Mr. Kovas represents landlords in FED trials, stay hearings, post-foreclosure disputes, and all other facets of landlord-tenant law. Mr. Kovas also provides support in family law, real property disputes, business litigation and estate planning. A graduate of the Willamette College of Law, Mr. Kovas joined Warren Allen in 2010.

Property Managers Prepare for More Renters and Fewer Vacancies | page 6 & 11 Dear Maintenance Men | page 15 & 18 Are You a Real Landlord? | page 16 - 17 The Preferred Service Guide | page 19-22

When: Wednesday, October 21, 2015 at 6:00pm Locaction: Rheinlander Restaurant, 5035 NE Sandy Blvd., Portland, OR 97214 Cost : $30.00 if registered by end of business day October 16, 2015 $35.00 if registered after the close of business October 16, 2015

Call 503-254-4723 to register or visit the rhaoregon.org/ store/category/events. If you register for a dinner meeting and do not show or do not cancel by the Friday before the dinner meeting you will be charged the full price of the Dinner.

**Effective January 1, 2016 **

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

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

Menu: Swiss Cheese Fondue House Salad Rotisserie Pork Loin with Chutney and Julienne Leeks Crisp Chicken Schnitzel with Madeira Sauce and Creamy Mashed Potatoes and Fresh Seasonal Vegetables Fresh Baked Bread Coffee, hot tea, iced tea or milk Homemade Apple Strudel Directions: From East Portland: Take I-84 W/US-30 West toward CITY CENTER. Take Exit 2 toward 43rd Ave., turn RIGHT onto NE HALSEY ST., turn LEFT onto NE 47th Ave., turn RIGHT onto NE SANDY BLVD to Rheinlander .

From West or South: Take I-5 North toward VANCOUVER. Merge onto I-84 E/ US-30E via EXIT 300 toward PORTLAND AIRPORT/ THE DALLES. Take the 39th Ave Exit, EXIT 2. Turn LEFT onto NE Cesar E. Chavez Blvd ., turn RIGHT onto NE SANDY BLVD to RHEINLANDER. www.rhaoregon.org

RENTAL ALLIANCE UPDATE October 2015

3

President’s Message Students are back in school. Football season has started and cooler weather is in the air! The leaves on the trees will start to turn and the mountains and valleys will be beautiful tones of red and orange. This is one of my favorite times of the year. The cooler weather seems to get everyone excited and motivated.

RHA Oregon Also, it reminds us of the projects that we haven’t gotten done yet President John Sage on our summer to-do list. Not sure about you, but I have some catching up to do on my projects.

Along with the other maintenance projects that I have been working on, there are a myriad of other things that need attention. Unfortunately, there are others that have been remiss in getting to their projects/plans also. Actually, they have been putting their projects off much longer than I have. I consider myself an “Amatuer-crastinator”. These people are “Procrastinators”. Those of you paying attention to what is going on in our fair city know what I am talking about. So I won’t go into further detail in this message.

What I really have been thinking about is relationships. Everything is about relationships. Our work, home, the day to day interaction with our colleagues, neighbors, and others that we run into going about our daily lives. I worry that with the advent of technology we are forgetting how to be courteous to others and how to establish a relationship in our hectic, stressful lives. Something that always helps me is something that I learned long ago: To try to positively touch at least 10 people every day. Whether that is holding the door open for someone, just looking them in the eye and giving them a brief smile, or actually saying “Good Morning or Good Evening “ as you pass by. You should try this, it works wonders. I remember helping to serve lunch at JOIN a few months back. Having to rush from work to their location and then setting up to serve and getting everything ready was stressful. My day was very busy already and a part of me wanted to have an excuse for not going in the first place.

Then I remembered to try to touch 10 people in a positive way. As I helped at JOIN I made this a goal. Funny thing, it wasn’t more than a few minutes, as people passed thru the serving line, and I shuttled food from the kitchen to the serving line, until I forgot to worry about all of the work waiting for me.

I forgot about every other thing except the fun that I was having: The smiles that were freely given, and were returned just as freely. The whole attitude of the place seemed to lighten. There were numerous smiles exchanged and kind greetings. The thought occurred to me, by working to reach my goal of touching 10 people in a positive way, I had also changed my mood and perspective. I had effected a change and it had affected me. I left that day to head back to work with a renewed energy and attitude. So I encourage you all to reach out and positively touch at least 10 people every day. Who knows what it might accomplish?

RHA Oregon has a wonderful and giving board of directors. It is because of them that we have a relationship with JOIN, and we are able, thru the Starry night fundraiser, to sponsor getting a homeless family off the streets, give toys (continued on page 6) 4

:RENTAL ALLIANCE UPDATE October 2015

RHA Oregon BOARD MEMBERS President John Sage, PH. (503)667-7971 President Elect Ron Garcia, PH. (503)595-4747 Vice President Phil Owen, (503) 244-7986 Treasurer Elaine Elsea, PH. (503)258-0700 Secretary Lynne Whitney, PH. (503)284-5522 Past President Elizabeth Carpenter, PH. (503)314-6498 RHA Oregon DIRECTORS Katie Poole-Hussa, PH. (503)465-4404 Alita Dougherty, PH. (503)667-9288 Cathy Galuza, PH. (503)888-8830 Dana Brown, PH. (503)740-8432 Jerad Goughnour, PH. (503)303-8545 Jim Herman, PH. (503)-645-8287 Ami Stevens, PH. (503)-407-3663 AJ Shepard, PH. (360)772-6355 Matt Korshoj, PH. (503)822-5539 Mihyun Pratt, PH. (503)969-5412 RHAOregon OFFICE Monday - Friday * 9:00am - 5:00pm PH: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220

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

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

INFORMATION

10/14

Board Meeting

RHA Conference Annex

5:00pm

10/21

Dinner Social

Rheinlander

6:00pm

10/22

New Member Meeting

RHA Conference Annex

6:00pm

10/22

Mentor Session

RHA Conference Annex

6:30pm

11/18

Dinner Social

Stockpot

6:00pm

See Page 3 of the November Update

11/26

Thanksgiving Day

RHA Office

Closed

In Observance of Thanksgiving

11/27

Black Friday

RHA Office

Closed

In Observance of Black Friday

See Page 3

If you register for a dinner meeting and DO NOT SHOW or DO NOT CANCEL by the Friday before the dinner meeting you will be charged the full price of the dinner Meeting

CLASSES

LOCATION

TIME

10/07

Online Tenant Screening Class

RHA Conference Annex

11:00am

10/08

Bookkeeping for Landlords

RHA Conference Annex

6:30pm

10/09

Understanding Your Decision Point Report

Webex

11:00am

10/23

Understanding Your Decision Point Report

Webex

7:00pm

10/24

Landlording 101

Home Builders Association

9:00am

10/27

Online Tenant Screening Class

Webex

7:00pm

10/27

Bookkeeping for Landlords

Standard TV & Appliance

6:30pm

11/04

Online Tenant Screening

RHA Conference Annex

11:00am

11/06

Understanding Your Decision Point Report

Webex

11:00am

11/12

Mold Class

RHA Conference Annex

6:30pm

11/20

Understanding Your Decision Point Report

Webex

7:00pm

INFORMATION

Taught By: Elaine Elsea RHA Conference Annex, 10520 NE Weidler, Portland, OR 97220

Taught by: Mark Passannante, Home Builders Association, 15555 SW Bangy Rd, Lake Oswego OR

Taught by: Elaine Elsea, Standard TV & Appliance, 3600 SW Hall Blvd., Beaverton, OR 97005

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

Those with prior registration to the class will be seated first. Walk-ins will only be accommodated once the class has started and if space is available.

Registered attendees who arrive 15 minutes after the start of class be aware that your chair may be filled. If you register for a class and then do not cancel at least 48 hours before the class and /or do not show you will be charged for the class.

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

Bookkeeping for Landlords Taught by: Elaine Elsea Come learn the methods of keeping records and how to use that information. Learn how to read financial statements to see if your rental is making money for you and determine your net worth. A question and answer time will follow to assist you with your own issues of bookkeeping.

$25 Members $35 Non-Members www.rhaoregon.org

Landlording 101 Taught By: Mark Passannante From the application process through terminating of tenancy, learn all the essentials of property management through a framework of forms geared for Oregon law. This class is instructed by the venerable Mark Passannante, Attorney at Law, Past President of RHA Oregon and property owner himself from whom you will learn valuable and successful management methods. $120 Member $170 Non-Members

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

1 Continuing Education $25 Members $35 Non-Members

RENTAL ALLIANCE UPDATE October 2015

5

Presidents Message continued from page 4

to families of Military Veterans every Christmas, and a myriad of other volunteer activities. I invite you to serve on the board in the coming year. See what you can bring to our organization.

Remember to check our website for upcoming classes. As I stated in my last message: We all need to learn something new every day. I look forward to seeing you at our monthly dinner meeting.

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

PROPERTY MANAGERS PREPARE FOR MORE RENTERS AND FEWER VACANCIES By Marc Courtenay of PropertyManager.com, a Service of AppFolio In today’s housing market there are some unmistakable trends that I’ve commented on in recent articles. The number of owner-occupied dwellings is dropping while rental vacancies are vanishing. Put another way, recent data from varying sources—including the Census Bureau—verifies that vacancy rates have fallen to a 30-year low. Residents are finding fewer choices available to rent than at any time since 1985.

At the end of the 2nd quarter of 2015, the vacancy rate plunged to 6.8% (Nationally, where as Oregon’s vacancy rate has reached as low as 3%) while the year-over-year growth in the number of new households jumped from 115 million to over 117 million. No wonder rental housing availabilities are dropping! Some developers call it “The Perfect Storm.” In the aftermath of The Great Recession that began back in 2008, fewer and fewer adults can afford to own a home. Lending qualifications have tightened as 6

:RENTAL ALLIANCE UPDATE October 2015

well.

At the same time, employment numbers took a huge hit.

The number of unemployed soared while companies cut back on spending and operating costs. Employment numbers have improved during the last two years, yet the actual wages paid have hardly increased. Wages and benefits paid

by U.S. employers this past spring rose at the slowest pace since the second quarter of 1982, the Labor Department revealed. The employment cost index, which tracks salaries, wages, and benefits gained 0.2% in Q2, compared with a 0.7% gain in Q1. These factors contributed to a slowdown in new construction of multifamily complexes and apartments. While new buildings have begun to be built there’s a lag time before they’re ready to rent. The construction lag helps fuel demand and, subsequently, rental rates will continue to rise for at least the next five years as

(continued on page 11) www.rhaoregon.org

2015 Changes to the Oregon Landlord Tenant Act (SB 390)

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

Once again, tenants and landlords have come together with the legislature to update the Oregon Landlord Tenant Act. On June 15, 2015, Oregon Governor Kate Brown signed SB 390 into law. The law itself takes effect the 1st of January 2016. While most of the changes to the act are basic clarifications, significant issues are addressed as well. I have reviewed the changes in the act and summarized them here for your convenience. Please read carefully.

3. Assessments imposed by a homeowner / condominium association ORS 90.302 has been modified to address homeowner

/ condominium association fees. This section clarified that assessments can be passed on to tenants if they are imposed for moving into or moving out of a unit or property located within the association.

1. Clarification regarding mailing of notices

To levy these fees the landlord must establish the fees in a written rental agreement at the beginning of the lease term and the landlord must give a copy of the assessment distributed by the association to the tenant before or at the time the landlord charges the tenant.

2. Timing for notices of restitution

If a landlord charges a tenant a fee in violation of this section the tenant may receive from the landlord a penalty that recovers twice the actual damages to the tenant or $300, whichever is greater.

To avoid confusion, ORS 90.160 has been updated insofar that notices expire at 11:59 p.m. on the last day of the notice period rather than at 12 midnight.

ORS 105.159 (with a specific focus on ORS 105.151 regarding notices of restitution) has been updated insofar that notices of restitution expire at 11:59 p.m. on the last day of the notice period rather than at 12 midnight. This change also clarifies that the mail time for notices of restitution starts at 12:01 a.m., the day after a notice has been placed in the mail, and ends at 11:59 a.m. four days later. However, if the end date falls on a Saturday, Sunday or other legal holiday, then the notice period shall end at 11:59 p.m. on the day preceding the next judicial day.

2. Noncompliant pet fees ORS 90.302 has been amended to include authorization to charge noncompliance fees to tenants for failure to clean up the waste of a service/companion animal from a part of the premises other than the dwelling unit. (The point of this change was to encourage owners of those animals to pick up animal waste at a property just like any other tenant would be responsible for.)

In addition, there was a change to the section of the act that addresses the penalties for keeping an unauthorized pet capable of causing damage to persons or property as described in ORS 90.405.

Initial noncompliance fees are limited to $50 (see ORS 90.302(3)(a)(A). However, a fee for a second or any subsequent noncompliance relating to an unauthorized pet can increase to a maximum of $250. Those unauthorized pet fees may not be imposed until 48 hours after the warning notice has been delivered to the tenant.

4. Regarding a tenant’s failure to pay for damages, utility fees and / or charges and deposits.

Amendments to ORS 90.412 (the “waiver” statute) clarifies

a tenant’s failure to pay money to a landlord for damages to the property, structures at the property, utility fees and / or charges and deposits. The following section is new: The violation concerns the tenant’s failure to pay money owed to the landlord for damage to the premises, damage to any other structure located upon the grounds, utility charges, fees or deposits and, following the violation but prior to the acceptance of rent for three rental periods or performance as described in subsection (2) of this section, the landlord gives a written warning notice to the tenant regarding the violation that: a. Describes specifically the basis of the claim and the amount of money owed that b. constitutes the violation; States that the tenant is required to correct the violation by paying the money owed; and c. States that continued nonpayment of the money owed that constitutes a violation may result in a termination of the tenancy pursuant to ORS

90.392

This statute is also amended to read that “for violations concerning the tenant’s failure to pay money owed to a landlord, the landlord’s written warning remains effective for 12 months from the date of the tenant’s failure to pay the money owed.” (continued on page 8)

www.rhaoregon.org

RENTAL ALLIANCE UPDATE October 2015

7

2015 Changes to the Landlord Tenant Act continued from page 7

5. Regarding renter’s liability insurance and landlord requirements thereof.

Changes to ORS 90.222 are important given that as of January 1, 2016 landlords must provide a reasonable written summary of the exceptions to the insurance requirements to tenants. This typically addresses low income tenants or tenants using vouchers or living in subsidized housing, and basically exempts Section 8 tenants for carrying rental liability insurance. Should a landlord desire to amend a month-to-month rental agreement, so as to require rental liability insurance, the landlord must not only give a tenant a 30 day notice, but must also deliver the same written summary of exceptions to a tenant/tenants.

A landlord may require that the tenant provide documentation that the tenant has named the landlord as an interested party on the tenant’s renter’s liability insurance policy authorizing the insurer to notify the landlord of: a. Cancellation or non-renewal of rental insurance policies b. Reductions of policy coverage c. Removal of the landlord or other interested party (like a property management company or an attorney) If a landlord” knowingly” does not follow the modified rules, tenants may recover actual damages or $250, whichever is greater.

6. ORS 90.325 tenant responsibilities

1. New codes require that new apartments be constructed with fire sprinklers installed. To that end tenants may not remove, obstruct, or tamper with a sprinkler head used for fire suppression.

2. Other new rules regarding tenant responsibilities define what damages tenants are NOT responsible for: a. Acts of God b. Conduct by a perpetrator relating to domestic violence, sexual assault or stalking c. Damage resulting from conduct by a perpetrator relating to domestic violence, sexual assault or stalking.

A Landlord may require a tenant to provide verification that the tenant or a member of the tenant’s household is a victim of domestic violence, sexual assault or stalking as provided in ORS 90.453.

7. Utility and public service charges ORS 90.315 now allows landlords to bill tenants for utilities and public service charges (charged to the landlord by the public service.

A ‘public service’ is defined as municipal services and the provision of public resources related to the dwelling unit, including street maintenance, transportation improvements, public transit, public safety and parks and open space.

“Public service charge” means a charge imposed on a landlord by a utility or service provider by a utility or service provider on behalf of a local government or directly by a local government. However, “public service charge” does not include real property taxes, income taxes, business license fees or dwelling inspection fees.

Provided your rental agreement requires a tenant pay a utility or service charge, landlords can bill for it but landlords must bill for the utility within 30 days after receipt of the utility provider’s bill. If the landlord includes the bill in the monthly statement of the rent due, the landlord must separately and distinctly state the amount of the rents and the amount of the utility and / or service charge.

To be able to bill back utilities to the tenant the landlord must provide to the tenant in the rental agreement or in a separate bill to the tenant an explanation of: a. The manner in which the utility provider assesses the utility bill or service charge. b. The manner in which the service charge is allocated if the provider’s bill is allocated among multiple tenants, (for example: RUBs (Ratio Utility Bill back), sub meter, by number of residents in a unit, or by number of units).

Landlords must include a copy of the utility bill for the tenant to review or state in the rental agreement and / or tenant bill back that the tenant can inspect the bill at the landlord’s office (during reasonable office hours) and that the tenant can have copies of the bills at a reasonable cost. Utility bills and service charges can be transmitted to tenants via first class mail, posted on the door, or via email, if the rental agreement so provides (ORS 90.155).

Service charge pass through A landlord must provide 60 days written notice to a tenant before the landlord may amend an existing rental agreement to require a tenant to pay a new service charge (continued on page 9)

8

:RENTAL ALLIANCE UPDATE October 2015

www.rhaoregon.org

2015 Changes to the Landlord Tenant Act continued from page 8

adopted by a utility service provider (such as a billing service or a local government) that was not in existence at the time the rental agreement was entered into and that was adopted by a utility or service provider or a local government within the previous six months. A landlord may not hold a tenant liable for a public service charge billed to a previous tenant.

8. Application order for tenant payments According to ORS 90.220(9)(a), as of January 1, 2016 funds received from tenants must be applied in the following order: a. Outstanding rents from previous periods b. Rent from the current period c. Utility or service charges d. Late rent payment charges e. Fees or charges owed by tenants under ORS

90.302 or other fees and charges related to tenant caused damages and other claims This section does not apply to rental agreements subject to ORS 90.505 – 90.840 relating to manufactured dwellings or floating homes but does affect all rental agreements for fixed term tenancies entered into or renewed after the effective date of this 2015 Act (January 1, 2016).

9. Definition change regarding emergency exits Section ORS 90.100 creates new language requiring a landlord to provide an emergency or secondary means of exiting a bedroom (in addition to the main door to the room,) and allows a tenant to terminate such a tenancy on 72 hours’ notice unless the landlord cures the noncompliance, compensates for damages and pays a penalty for their failure to cure.

This change is aimed at landlords who rent out illegal units containing bedrooms without legal or approved egress, which can be catastrophic in the case of a fire or other emergency. This law is focused on landlords who build extra rental rooms without a permit, with a specific focus on basements, attics and rooms that have no windows that can be used for emergency egress.

If the landlord does not cure the noncompliance within a 72 hour period the tenancy terminates without any tenant penalties, and the tenant can recover twice the tenant’s actual damages or twice the periodic rent, whichever is greater. Within four days after termination, the landlord must return all the security deposits and any prepaid rent owing to the tenant.

www.rhaoregon.org

Summary In summary, as these new laws take effect, landlords must be vigilant in cases regarding the mailing period of notices, pet waste in public spaces / noncompliant pets, homeowner / condominium association assessment fees, tenants’ failure to pay fees, exceptions to insurance requirements, tenants’ responsibility for damages, utility and public service charges, the order tenants’ payments are applied, and provisions for emergency exits as they adapt their policies, procedures and documentation to the new provisions.

The RHAOregon Mission The Rental Housing Alliance Oregon is a group of rental housing owners and managers in the state of Oregon who have joined together for the purposes of: • Providing information to improve the knowledge of rental owners and managers.

• Enhancing the reputation of “landlords” by promoting professional practices.

• Assisting local public officials on various community endeavors relating to public or private housing.

The Update is a monthly publication of Rental Housing Alliance Oregon • 10520 NE Weidler St, • Portland, OR 97220 • Phone 503-254-4723 • Fax 503-254-4821 • www.rhaoregon.org • Hours: Monday through Friday 9am to 5 pm Editorial Staff: Cari Pierce • Graphic Designer Teresa Carlson Publisher: The Rental Housing Alliance Oregon The opinions expressed in this newsletter are those of the authors and do not reflect those of the Board of Directors or the newsletter editor or committee.

All advertising inquiries should be directed to Cari Pierce at 503-254-4723.

Please notify the RHAOregon office of any address changes.

RENTAL ALLIANCE UPDATE October 2015

9

NOMINATIONS OCTOBER 21, 2015 VOTE NOVEMBER 18, 2015

Election of 2016 directors and officers Directors Continuing to Serve~ One Year Term Remaining

President President Elect Vice President Treasurer Secretary

John Sage Ron Garcia Open Elaine Elsea Lynne Whitney

Jerad Goughnour Jim Herman Ami Stevens AJ Shepard Matt Korshoj Mihyun Pratt Phil Owen

Nominations for Directors ~ Two Year Term Open Open Open Open Charles Karl

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

Call the office for reservations 503-254-4723.

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 Jerad Goughnour at (503)789-3212 or Cari at the RHA Oregon office. The board meetings are held on the 2nd Wednesday of each month.

Interested in serving on the Board?

This year, we have several opportunities on the board and we would like to invite interested members to participate in the organization. The board meets are on the 2nd Wednesday of each month at the RHA office located at 10520 NE Weidler, Portland Oregon 97204. Dinner is provided at 5pm with the meeting starting at 5:30pm and generally ending by 7:30pm-8pm. Joining the board is a great way to interact with other members and strengthen those relationships. It is a valuable way to serve your industry and have a voice on important issues that affect everyone of us as rental housing providers. As a board we are restricted to only 4 Affiliate members on the board at one time, so we really encourage our landlords and property managers to step up and volunteer! If you are interested in attending a board meeting or becoming part of a great board of directors please call Office Manager Cari Pierce at 503-254-4723

10

:RENTAL ALLIANCE UPDATE October 2015

www.rhaoregon.org

New Member Meeting

Mentor Session

Hosted by RHA Oregon Thursday October 22, 2015 New Member Meeting starts at 6pm, followed by the Mentor Session at 6:30pm RHA Oregon Conference Annex 10530 NE Weidler Portland, OR 97220

Whether you’re a current member or interested in becoming a member come see what benefits the RHA has for you. Also stick around after the Member Information for the Mentoring Session and have your membership/landlord questions answered by experienced landlords.

Refreshments to be provided.

Call 503/254-4723 for more details and to let us know that you are coming.

Property Managers Prepare for More Renters continued from page 6

the Millennial Generation continues to delay entering the homeownership market.

“Millennials” as they are often dubbed, mainly refers to the generation of people born between the early 1980s and the early 2000s. Perhaps the most commonly used birth range for this group is 1982-2004. The Millennials are also known as Generation Y, because it comes after Generation X—those born between the early 1960s and the 1980s.

The population of Generation Y is believed to be over 80 million in the U.S. alone.

This huge demographic group has been slower to leave home than their parents’ or grandparents’ generations.

The economic fiascos of the past 15 years have made it more daunting for Millennials to strike out on their own. According to a Pew Research Center analysis, a young adult in the 18-to-34-year-old age range is more likely to live with his or her parents now than in 2008.

Reasons include student debt and increasing housing costs. This reality has powerful ramifications for the overall economy and for the housing industry specifically.

As a result, property managers all across America are becoming active in the possible solutions.

housing authorities, property managers are networking to come up with viable ideas. Some are forming ad hoc task forces to make things happen. As a critically important election year approaches, property managers are also letting political candidates know that landlords, property owners, and residents are deeply concerned. Historically low vacancy rates coupled with a rising number of motivated applicants leads to shortages and rental rate inflation. Consider taking an active role in offering ideas that will benefit all involved.

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.

25

Just three minutes from the RHA Oregon Office!

Working in close cooperation with local and regional www.rhaoregon.org

RENTAL ALLIANCE UPDATE October 2015

11

12

:RENTAL ALLIANCE UPDATE October 2015

www.rhaoregon.org

LANDLORDING 101 All Day Class Saturday October 24, 2015 9 - 5:00pm (includes lunch)

From the application process through terminating of tenancy, learn all the essentials of property management through a Landlording 101 Book framework of forms geared for Oregon law. This class is instructed by the venerable Mark Passannante, Attorney at Law, Past President of RHA Oregon and property owner himself from whom you will learn valuable and successful management methods.

Mark Passannante, Instructor

• Have legal rental questions? Ask now!

• What should I have on my applicant screening criteria?

• Do I really need a list of criteria?

• Do I have to send out a denial to every applicant I screen?

• Can my tenant deny me entry even when I have given proper 24-hour notice to enter?

• Is charging a pet deposit on a service animal legal?

• Is there a legal deadline for the Final Accounting Form?

• How much of security deposit is enough?

• How do I screen Section 8 applicants for income?

~ Six Continuing Education credits are available with this seminar ~ COST: $120 Members OR $170 Non-member Register by Monday October 19, 2015 and receive an early registration discount of $20

Rental Housing Alliance Oregon

Place: Home Builders Association 15555 Bangy Rd, Lake Oswego, OR 97035

Pre-registration is required. If you register for a class and then do not cancel at least 48 hours before the class and/or do not show you will be charged the full price of the class.

Non-member payment must accompany registration form.

NAME(S) PHONE

EMAIL

ADDRESS Form of payment: card.

CITY Account (members only)

STATE

ZIP

Check OR Call RHA Oregon to register and pay by credit

TOTAL: $ 10520 NE Weidler, Portland, OR 97220 P: 503-254-4723 F: 503-254-4821 www.rhaoregon.org

RENTAL ALLIANCE UPDATE October 2015

13

Monthly Fire Safety TipSafety Tip Monthly For Multi-Family Housing

Fire Alarm Systems

Tualatin Valley Fire & Rescue

Fire Alarm Systems are critical when living in apartment communities and chances are, you have a Fire Alarm System and don’t even know it!

Here are some tips to help you notice the differences between smoke alarms and two common types of Fire Alarm Systems...

Smoke Alarms are mounted on the ceiling or wall in your home, and are designed to Fire Alarm Horn/Strobe sound in the presence of smoke. This is especially critical when you and your family are asleep.

When your smoke alarm ‘smells’ or detects smoke, it will activate and sound inside your living space only, not the entire building.

Smoke Alarm

Fire Alarm Systems (as opposed to smoke alarms) are made up of multiple components and are designed to notify all the residents throughout the entire building.

There are different types of Fire Alarm Systems in apartment communities, local and monitored. Local systems sound an alarm on-site only, while monitored systems automatically call 911.

Regardless of the type of system, always call to 911 in the event of a fire or emergency. It is important to treat every alarm sound as a real emergency regardless of the time of day.

Fire Alarm Bells If you would like more information about the Fire Alarm System in your complex, please contact your apartment manager or visit our website.

503.649.8577

14

Fire Alarm Pull Station

:RENTAL ALLIANCE UPDATE October 2015

For more fire safety tips, visit www.tvfr.com

www.rhaoregon.org

Dear Maintenance Men:

By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men: I have a bathroom sink that is slow draining. I have already snaked the drain and found no stoppage. When I remove the pop-up assembly and have an open drain, water whooshes down with no problem. However, with the pop-up in place, water backs up into the sink and drains very slowly.

Paul Dear Paul: Most bathroom sinks have an overflow hole near the top edge of the sink. This hole serves two purposes; 1: Acts as a safety drain to keep the sink from overflowing should the water rise above a certain level in the sink. 2: The overflow hole also serves as an air vent for the sink when the water levels are above the pop-up plug. The overflow hole allows air to escape through the drain and the water to evacuate more efficiently.

What has happened is hair, toothpaste, grime etc. have built-up and sealed off the overflow drain where it exits just below the pop-up assembly plug. Most snakes are too big to go through the overflow drain. Alternatively, a speedometer cable will work great or even a long zip tie will work. Push the cable or zip tie down through the overflow hole at the top of the sink and push any gunk out into the drain. Use water to help push the debris out the overflow drain, a funnel works great to direct a good flow of water. If you cannot access the overflow to drain, you will need to disassemble the main drain assembly to gain access to the overflow drain exit. Once the overflow drain has good airflow, the sink should drain a bit faster. If this does not solve the problem completely, look at restricting the water flow coming out of the faucet. Use a restrictive aerator to cut down on the GPM of the faucet.

Dear Maintenance Men: I run into a vendor communications problem every now and then. It is very frustrating and at times costly to my pocket book or the vendors’ depending on whose error it is. It can be as simple as the wrong shade of paint, to as serious as work completed in the wrong unit. I try to keep my directions as simple and direct as possible, but mistakes still happen. What www.rhaoregon.org

(continued on page 18) 15

RENTAL ALLIANCE UPDATE October 2015

RHA Oregon entors

• Not sure how to handle a tenant issue?

• Do you have a landlord questions?

• Help, what do I do?

Our Members Matter COME JOIN US! MENTORING SESSION

Refreshments Offered Thursday October 22, 2015 from 6:30pm RHA Oregon Conference Annex 10520 NE Weidler Portland OR 97220.

ARE YOU A “REAL” LANDLORD? YOU KNOW YOU ARE A LANDLORD, IF...

(TEST - PART 2) (The following are actual examples and experiences by real landlords. How many can you identify with?)

41. You’ve painted a house from 2 - 6 AM for an 11 AM

move-in.

42. Your list for Home Depot is written on a piece of 1x4 or the flap of a cardboard box.

43. You truly understand that those you do the most to help will only appreciate it until they don’t get their way over something.

44. You and a co-worker go out to lunch and you have to clear out a seat for her to sit in that is full of this, that and the other thing that is for the rental.

45. You’d rather have a utility bed truck over a new and expensive, luxury car.

46. Instead of a new, expensive, luxury car, you buy a used truck and TWO rentals!

47. You’ve tried EVERYTHING to get the cat pee stink out of a carpet, only to realize carpet in a rental is futile and switch to Allure flooring.

48. You know what Allure is...and that it goes on sale for 99 cent sq/ft on Black Friday...and you purchase it by the pallet.

49. You have a “table” in your basement that is actually a cloth thrown over a pallet of Allure waiting to be used.

50. You’ve had to explain to a grown adult how to--change a light bulb, flip a breaker, or use a plunger, and

explain that certain items were NOT meant to be flushed down a toilet.

51. You hear the phrase “can you work with me?” more often than “I have the rent early this month.”

52. You know you are a landlord when your children say the words REAL ESTATE to catch your attention.

53. You have any numbers on your phone that pop up as DON’T ANSWER! 54. You can estimate square feet and gallons of paint a house will need with your hands in your pockets. (continued on page 17)

16

:RENTAL ALLIANCE UPDATE October 2015

www.rhaoregon.org

Are You A Real Landlord: Continued from Page 16

55. Your plumber, HVAC guy, and the magistrate’s office ` are all on speed dial.

56. You know everyone that works at city hall....

57. February is your favorite month because March starts sooner.

58. The only people you get birthday cards from are your general contractor, your tax guy, your realtor, and your mortgage broker.

59. You tell the kids that you are going on a fun family outing and they groan “not Home Depot AGAIN!!!”

60. You keep the worn out shoes so you don’t get paint on your good ones.

61. There is a ceiling fan and two emergency AC units

riding with you every day.

62. There are screws in your pocket change and your jeans and jackets all have holes from screws.

63. All your cars have to be able to carry big stuff from Home Depot.

64. They know your name at Home Depot.

65. All your phone contacts are tradespeople.

66. Your first new car in 20 years is not a car but a work van.

67. You spend hours on the MrLandlord.com Q&A Forum asking questions and helping others often into the middle of the night.

68. You see a toilet on the side of the road that says “FREE” and wonder to yourself if it works!

69. You drive past houses with “for rent” signs and mutter about how these people need a lesson in curb appeal.

70. You carry a teeny tape measure in your purse, and

hand it to a beefy guy in Lowe’s who is trying to measure something with his hands (Seriously guy? The tape measures are in aisle 5!)

71. You grab a can of insect spray and tell your wife you need to go “evict the wasps”.

72. You know you’re a landlord if half of your furniture is from tenant apartments from after they have moved out!

73. You know your a landlord if you can fix anything with almost nothing!

74. Take off your shirt and hand it to the paint guy at Lowes so he can put it under the EYE to match the color.

75. You see the plumber and the electrician over the years more than your own relatives/cousins. www.rhaoregon.org

76. You go on vacation 900 miles from home and a real estate agent calls to invite you out while you are in the area.

77. You flood the basement on purpose in order to fill up 5 gallon buckets so you can flush the toilet once a day.

78. You go to clean out your couch because you have a new one coming tomorrow and find a PAINTBRUSH deep down inside the couch.

79. Your car/truck instinctively swerves into yard sales to buy that light fixture/sink/utility tub, etc.

80. You love the first of the month.

How many of the above examples or experiences could you identify with? If more than half, then YES, you must be a real landlord.

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

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

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

To JOIN in and help, contact Alita at (503)667-9288

RHA Oregon Regular and Dual membership dues go to support a Landlord Lobbyist at the State level. RHA Oregon AffiliateMembership dues do not support lobbying efforts for RHA

RENTAL ALLIANCE UPDATE October 2015

17

Dear Maintenance Men: Continued from Page 15

do you recommend?

Steve Dear Steve: Sometimes familiarity and the assumption the other party can read our mind gets in the way of proper communication skills. We have found that even with vendors we have used for a long time and who should know better, fall victim to mind reading errors. We no longer rely on verbal confirmation when finalizing a job. Everything is in writing no matter how small. Now, errors can still happen, but it is much easier to find who is at fault. To minimize errors further, be sure to write in a concise direct manner in simple sentences. Do not use compound sentences or complicated, jargon filled sentences. Write for the lowest common denominator.

Often the work order will go from the contractor directly to his techs without any further explanations. The techs need to understand clearly what work is expected and authorized. If you have more than one task being performed in an apartment unit, itemize and specify by room what the work is. If you are painting, specify the color, flat or semi-gloss and what rooms are to be painted. If you have rooms or objects that are not to be painted, use a separate sentence so the difference can be clearly noted. This works with faucets, window coverings, flooring etc. Have the other party initial not only the original work order, but also any changes that take place before work proceeds. With the work order initialed, miscommunication is less likely. Don’t forget to add special notes and details when needed, include a phone number for any questions.

Dear Maintenance Men: I am getting complaints from my residents that they are not getting hot water or that they need to run the water a long time before getting hot water. I checked the water heater and it is operating properly. What do you think the problem is?

David 18

:RENTAL ALLIANCE UPDATE October 2015

Dear David: The first thing we would check is the circulation pump for proper operation.

Calcium or hard water deposits in the water heater and lines may also aggravate this problem.

The circulation pump’s job is to bring hot water to all the units at the same time. When the pump is not working or is clogged; the hot water will take much longer to get to the units furthest away from the heater. The first step is to determine if the pump is working. The pump is normally found next to the water-heater. Check that the motor is plugged into an electrical outlet. Next, touch the water lines on either side of the pump and determine the temperature. If it is working properly, the lines should be warm or cool to the touch, not hot. If the pipes are hot or very hot to the touch, the pump is not working properly.

If the pump does not spin when plugged in, it may need to be replaced. If the pump motor is working, the pump may be clogged with debris. Remove the pump and clear out the lines. Pay special attention to the line between the pump and the water heater. The pump tends to impact this section of the water line due to calcium buildups in the water heater tank. While you have things apart, this is a good time to clean out the tank deposits, which may be contributing to the slow hot water issue. Water heater clean outs should be done at least once a year. If you live in a hard water area, adding a water softener to the incoming cold water line will greatly improve calcium and hard water buildups in the water tank.

Plumbing Joke: So there was a neurosurgeon who called a plumber for a house visit. The plumber arrived and after spending an hour bestowed the neurosurgeon a bill of $500. The surgeon was stunned; he said, “Even I don’t charge this much after a surgery.” The plumber stood up, gave him a sly look and said, “Well, that is why I am a plumber now; I used to be a neurosurgeon.”

Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation.JLE Property Management, Inc for management service or consultation Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA Real Estate lic. #: 01460075Certified Renovation Company Websites: www.

BuffaloMaintenance.com & www.ContactJLE.com www.Facebook. com/BuffaloMaintenance www.rhaoregon.org

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

1031 EXCHANGES / REITS TENANCY IN COMMON

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

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

APPLICANT SCREENING

BASEMENT WATERPROOFING John’s Waterproofing,

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

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

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

CARPENTRY & REPAIRS

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

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

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

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

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

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

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

Kendall Consulting Accountanting and Business Consultanting 1100 NE 28th Ave., Ste 101 Portland, OR 97232 P.503-206-5660 Email: adam@kcportland.com Portland Tax Co. Full Service Tax and Accounting P. 503-258-0700 F. 503-256-1527

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

Ami Stevens, P.503-407-3663 Email: astevens@fromhere2there.com Rental Housing Journal P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.com Oregonian Media Group David Sandvig, P.503-221-8417 1500 SW 1st Ave., Ste 500, Portland 97201 Email: dsandvig@oregonian.com www.oregonianlive.com Zillow.Inc Find your next tenant 1301 2nd Ave., Seattle, WA 97101 www.zillow.com

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

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

www.rhaoregon.org

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

ASPHALT PAVING

Benge Industries Parking Lot Maintenance Service Corey Wilkerson P.503-803-1950 Email: corey@bengeindustries.com Hal’s Construction, Inc. CCB#34434 Brian King, P.503-656-4999 20666 S HWY 213, Oregon City, OR 97045 www.halsconstruction.com Email: halspave@easystreet.net

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

CARPET CLEANING

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

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

CARPET SALES

ASSOCIATIONS

Certified Carpet Services CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching, repairs & Flood Srvs Email: mpsandstrom@comcast.net

ATTORNEYS

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

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

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

Metro Area Smoke Free Housing Project P.503-718-6145 www.smokefreeoregon.com Bittner & Hahs, P.C. Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego, OR 97035

Jeffrey S. Bennett Jeff Bennett. P.503-255-8795 850 NE 122nd Ave. Portland, 97230 Protecting landlords’ rights in Oregon and Washington for over 25 years Law Offices of Richard Schneider, LLC P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11 Portland 97210, Business formation - LLCs Scott A. McKeown, P.C. Scott McKeown, P.503-224-1937 8700 SW 26th Ave Ste S. Portland, 97219 Email: scottmckeown@comcast.net Murphy Law Group P.C. Always representing ONLY landlords Tim Murphy P.503-550-4894 621 SW Morrison St. Ste 1225 Portland,97204

Contract Furnishings Mart-Hillsboro Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Contract Furnishings Mart-Tigard Jim Plath P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Contract Furnishings Mart-Clackamas Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 Email: info@cfmfloors.com

RENTAL ALLIANCE UPDATE October 2015

19

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

ESTATE PLANNING

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

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

COLLECTION AGENCIES

EVICTIONS

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

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

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

CONCRETE

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

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

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

Landlord Solutions P.503-242-2312, F.503-242-1881 P.O. Box 7087, Portland 97007 Online evictions & First Appearance www.landlord-solutions.com

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

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

DOORS

FINANCIAL SERVICES

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

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

DUCTLESS HEATING & COOLING

Banner Bank NMLS 120713 Residential Commercial Investment Financing Matt Schiefer P.360-259-6990 Email: mschiefer@bannerbank.com

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

ELECTRIC

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

ENERGY EFFICIENCY

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

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

FLOOR COVERING

Contract Furnishings Mart - Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Contract Furnishings Mart - Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Contract Furnishings Mart - Hillsboro Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Contract Furnishings Mart - Tigard Jim Plath P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Contract Furnishings Mart - Clackamas Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 Email: info@cfmfloors.com Contract Furnishings Mart-Beaverton Garrett Anderson P. 503- 207-5230, 844-214-4220 6050 SW Arctic Dr, Beaverton, OR 97005 Email: garrett.anderson@cfmfloors.com Eaton General Construction CCB# 154142 Eric Eaton P.503-539-0811 All Types of Floor Covering www.eatongeneral.com J & B Hardwood Floors, Inc Jim Cripps, P.503-519-4920 Email: jandbhardwoodfloors@gmail.com Rental Housing Maint Svcs CCB# 163427 Gary Indra P.503-678-2136 Vinyl, VCT, Ceramic, Hardwood

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

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

Vince Kingston Mortgage Loan Officer NMLS #291740 Eagle Home Mortgage P. 971-221-8525 direct Email: vince@vincekingston.com

FORMS

FIRE/WATER DAMAGE RESTORATION

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

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

GENERAL CONTRACTORS

FIRE SAFETY

Clear Water Construction Services - CCB# 194703 Both Residential & Commercial Service P. 503-974-6654, F. 503-217-0308 Email: daleh@cwcsnw.com Web Site: www.cwcsnw.com

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

Advanced Construction & Repair CCB#181918 Residential & Light Commerical Remodeling www.advancedconstructionpdx.com Licensed and Bonded, Insured 503-841-1323

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

:RENTAL ALLIANCE UPDATE October 2015

www.rhaoregon.org

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

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

HANDYMAN

Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 Email: main@bluestonehockley.com Certified Services CCB# 184070 Full service repairs and Maintenance Mark Sandstrom P.503-313-7963 Email: mpsandstrom@comcast.net Eaton General Construction CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com G&G construction Inc. P.503-826-9404 Maintenance & Painting Specialist gandgconstruction@me.com Email:garyindra@rentalrepairs.com Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all

INSULATION

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

INSURANCE

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

HAULING

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

HEATING & COOLING

Wolter Van Doorninck,CPCU Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 1521 SW Salmon, Portland, OR 97205 www.epbb.com Email: wvandoorninck@epbb.com

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

HEATING OIL

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

HEATING OIL TANK

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

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

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

INVESTMENT SERVICES

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

LOCK SMITH

MR. Rekey of Portland, LLC Serving the greater Portland / Vancouver Areas P. 503-236-7877 C. 512-375-8478 Email: salvadorresendez@resendez@rekey.com www.rekey.com/portland Pop-A-Lock of Portland & Vancouver 24/7 Residential, Commercial & Automotive P.503-241-4922, F.503-395-2734 8931 SE Foster Rd., #101 Portland, OR 97266 Email: thomas@pdxpal.com

MASON CONTRACTORS

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

MOLD

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

MOVERS-HOUSE

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

PAINT / PAINTING

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

PEST CONTROL

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

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

PLUMBING/DRAIN CLEANING Apollo Drain P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We gladly quote prices over the phone Liberty Plumbing CCB#176655 Tim Galuza P.503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms MJ’s Plumbing CCB#36338 Michael LeFever, P. 503.261.9155 1045 NE 79th Portland, OR 97213 ProDrain & Rooter Svcs Inc West 503.533.0430 East 503.239.3750 Drain Cleaning/Plumbing www.prodrainpdx.com

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

RENTAL ALLIANCE UPDATE October 2015

21

PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Rental Housing Maint. Svcs CCB# 163427 Titus & Associates Insurance & Financial Srvs Paul Davis Restoration Gary Indra, P.503-678-2136 Tim Titus P.971-224-5961 ext. 4820 Serving Greater Pdx, The Coast & Fully Licensed to do it all Our Apartment Owners Insurance Program is unlike Willamette Valley Email: garyindra@rentalrepairs.com the Competition P.503-427-2671, Em.503-822-5539 www.titusins.com www.restorationportland.com Soil Solutions Email: titus@titusins.com Rental Housing Maint Svcs CCB# 163427 Environmental Services Gary Indra,P.503-678-2136 Sewer inspection and repair Tryon Equities LLC Fully Licensed to do it all P. 503-234-2118 Michael M Templeton Email: Garyindra@rentalrepairs.com Email: info@soilsolutionsenvironmental.com Direct Participation Limited Representative www.roofpdx.com www.soilsolutionsenvironmental.com P. 503.997-5264, F. 503.217.7413 Email:mtempleton@tryonequities.com ROOFING PRINTING & PROMOTIONAL Real Estate Roofing Service CCB# 149575 Uptown Properties PRODUCTS Lynne Whitney, P.503-284-5522 Chris Shepard P.520-204-6727 Inkberry Print & Promotional Free Inspections, 2830 NW 29th Portland, 97210 Logo’d Promotional Products, Signs & More ReRoof and Repairs. www.uptownpm.com Pamela Maio, P. 503-706-7711 www.realestateroofing.com Email: inkberryprinting@comcast.net Voss Property Management www.inkberryprinting.com SEAL COATING Richard Voss, P.503-546-7902 Benge Industries 6110 N Lombard St. PDX, 97203 PROPERTY MANAGERS Parking Lot Maintenance Svcs Action Management Corey Wilkerson, P.503-803-1950 RADON Wendi Samperi, P.503-710-0732 Email: corey@bengeindustries.com Soil Solutions Environmental Services The Alpine Group, Inc. Hal’s Construction Inc. CCB# 34434 Radon Testing and Mitigation Tiffany Laviolette P.503-641-4620 Brian King, P.503-656-4999 P. 503-234-2118 4750 SW Washington Ave 20666 S HWY 213 Email: info@soilsolutionsenvironmental.com Beaverton, OR 97005 Oregon City, OR 97045 soilsolutionsenvironmental.com www.alpinepdx.com www.halsconstruction.com Email: halspave@easystreet.net REAL ESTATE SALES Apartment Community Mgmt Bluestone & Hockley 2010 Fairview Ave Seal Coat Specialties, LLC-OR Real Estate Services Fairview, OR 97206 CCB#197991 WA Seal CSL 882m3 Cliff Hockley P.503-222-3800 P.503-766-3365 Asphalt maintenance 9320 SW Barbur Blvd Ste 300 www.acmportland.com Chuck Jordan Portland, OR 97219 P.503-914-9837 Bluestone & Hockley Real Email: sealcoatspecialties@hotmail.com Chris Anderson Estate Service John L. Scott Real Estate Cliff Hockley, P.503-222-3800 SEWER P. 503-783-2442 9320 SW Barbur Blvd. Ste300 Soil Solutions Email: chrisanderson@johnlscott.com Portland, OR 97219 Environmental Services Sewer inspection and repair Denise L. Goding Fox Management, Inc. P. 503-234-2118 Keller Williams Realty Tressa L Rossi P.503-280-0241 Email: info@soilsolutionsenvironmental.com P.503-336-6378 C.503-799-2970 C.503-750-8124 F.503-280-0242 www.soilsolutionsenvironmental.com www.denisegoding.com 2316 NE Glisan St Portland, 97232 Email: tressa@foxmanagementinc.com STRIPING Elizabeth Carpenter CRIS Benge Industries Principle Broker Gateway Property Mgmt Parking Lot Maintenance Services P.503-314-6498, F. 503-882-8680 P.503-303-8545 Corey Wilkerson, P.503-803-1950 Liz@lizcrei.com, www.lizcrei.com www.gatewaypdx.com Email: corey@bengeindustries.com Property Management Done Right HFO Investment Real Estate Seal Coat Specialties, LLC-OR Greg Frick, P.503-241-5541 HSH Property Management CCB#197991 WA Seal CSL 882m3 1028 SE Water Ave, STE 270, Portland 97214 HONESTY, INTEGRITY, TRANSPARENCY Asphalt maintenance www.hfore.com P. 503-305-7204 or 503-305-7365 Chuck Jordan 704 Main St., Ste. 305-5, Oregon City 97045 P. 503-914-9837 Premiere Property Group LLC www.hshmgmt.com Email: sealcoatspecialties@hotmail.com Jim Lutz P. 503-750-6388, F. 971-228-8133 Lakeside Property Mgmt Co WATERPROOFING / CONCRETE REPAIR www.jimlutzccim.com Michelle Wrege,P.503-828-2283 D&R Waterproofing, Inc. Email: contactjimlutz@gmail.com Finding Home Owners Qualified Tenants Ray Elkins, P.503-353-1650 www.lakesidepmc.com 8890 SE McLoughlin Blvd.

The Garcia Group Milwaukie, OR 97222 Ron Garcia, P. 503-595-4747 Micro Property Mgmt. www.drmasonry.com 5320 SW Macadam Ste 100 We focus on the small details Portland, OR 97239 P.503-473-3742 WINDOWS / STORM WINDOWS www.4-homes.com Email: jeannie@micropropertymgmt.com Goose Hollow Window Co Inc CCB# 53631 Mary D. Mann P.503-620-0898 Prim & Prosperous Property Management RESTORATION/RECONSTRUCTION Energy Trust Trade Ally P. 503-635-8926 Eaton General Construction CB# 154142 Email: marymann@goosehwc.com Patricia Turner P.503-539-0811 goosehwc.com Email: turnerfp@yahoo.com Full Service General Contractor www.eatongeneral.com Ron Garcia, Principal Broker The GARCIA Group P. 503.595.4747 Let the advertiser know that you received their contact 425 2nd St #230, Lake Oswego, OR 97034 www.GarciaGRP.com information through the Rental Housing Alliance Oregon 22

:RENTAL ALLIANCE UPDATE October 2015

www.rhaoregon.org

Mon-Fri 8am to 5:00pm 1205 NE 33rd l Portland OR 97232 503.281.2100 - p l 503.281.5644 - f

ren

g sin

l hou ta

oregon a

e

ll ia n c e s t 1927

rental housing alliance oregon 10520 NE Weidler Portland, OR 97220

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