September 2013 RHA Update Newsletter

UPDATE

Monthly Newsletter Published by the Rental Housing Association of Greater Portland

September 2013

FREE CFM Dinner Meeting Page 1

Mobile Technology Transforming the Property Management Business Page 7

10 Questions to Ask an Applicant Page 12

VISIT US AT www.RHAGP.org

VISIT US AT www.RHAGP.org

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:

where:

Tuesday September 17, 2013 from 6:00pm-9pm

Menu: Taco Bar Refried Beans Seasoned Hamburger

Contract Furnishings Mart 15140 SE 82nd Drive Clackamas, OR 97015

Cheese, Lettuce & Tomato Jalapenos Chips

dinner Price: FREE Dinner Meal for RHA Members Call 503/254-4723 for reservations Speaker:

Steve’s Special Cheese Dip!

directions:

Contract Furnishings Mart

Steve Frazier, Contract Furnishings Mart

15140 Se 82nd drive Clackamas, OR 97015

Contract Furnishings Mart (CFM) is a family owned business that has been serving the flooring and countertop needs of trade professionals throughout the Northwest since 1981. CFM is dedicated to builders, remodelers, designers, property managers and specifiers serving their clients throughout Oregon and washington.

From NORTH on I-205- Take I-205 South to Exit 13 for OR- 224 W toward Milwaukie, turn right at SE 82nd DR continue on SE 82nd DR to 15140 SE 82nd DR. FROM SOUTH on I-205- Take Exit 12 for OR-224 E/ OR-212E toward Mt. Hood/Estacada, turn right onto R-212/OR-224, turn left at SE 82nd DR. to 15140 SE 82nd DR. continue on SE 82nd DR to 15140 SE 82nd DR.

SEE PAGE 17 for more on Contract Furnishings Mart

SEPTEMBER 2013 TABLE OF CONTENTS Dinner Meeting ............................................................. 1 President’s Message ................................................... 2 RHA Mark Your Calendar ................................................. 3 When Someone Dies w/o a Will .................................. 4 Thank You Picnic Sponsors........ ................................ 5 Landlording 101 Class ................................................ 6 Mobile Technology Transforming Property Management ............................................................... 7

Protect Tenant from Identity Theft .. ...................... 8-9 Dear Maintenance Men ..................................... 10-11 10 Questions to Ask an Applicant ........................... 12 Deck Collapses, Who’s Liable? .............................. 13 Disparate Impact ............................................... 14-15 What is Hoarding?................................................16-17 Contract Furnishings Mart ...................................... 17 Preferred Vendors ............................................. 18-19 September 2013 1

PRESIDENT’S MESSAGE Driving back from the coast with my family I was looking at the trees changing to fall colors and thinking about the kids going back to school; it made me realize that it is time for some schooling myself. With upcoming changes in the law for landlords and as a refresher on some of the nuances of Elizabeth Carpenter landlording, I am thankful the Rental Housing Association of RHA President Greater Portland holds several classes each month. From landlord law classes, and property management focused classes, to property maintenance classes, I am sure to sign up for several. Landlording 101 is October 12th and covers a broad range of law, property management and “how to” information on forms. Landlording 102, with dates in both September and October, covers coming changes to the Oregon Landlord/Tenant Act, a retrospective look at the past two years and new cases. Both classes are instructed by landlord attorneys and offer a wealth of information. John Sage, RHA’s education committee chair, is lining up some excellent classes for the remainder of this year.

For now the legislators have gone home and will return in 2015 for their long session, however this does not mean RHAGP has stopped working for the landlords. Our legislative committees, from the state level to city level, are continuing to work on the laws and changes to benefit the landlords of Oregon.

Our commitment is to assist, educate and stand up for landlords rights.

Cindy Robert, our lobbyist, is working on a few projects and will be updating us in the near future, so keep an eye out in the Update.

Fall also brings the thought to mind on preparing for the long rainy season and what needs to be done. Time to batton down the hatches.

As you know the Rental Housing Association of Greater Portland is a nonprofit organization. The board always welcomes and is open to members. Meetings are held on the second Wednesday of the month.

Since 1927 the Rental Housing Association of Greater Portland has held the standard in community participation for landlords providing affordable housing in Oregon.

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 on the 2nd Wednesday of each month at the RHA office located at 10520 NE Weidler. Dinner is provided at 5:00 with the meeting usually starting at 5:30 and generally ending by 7:30-8:00.

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 every one of us as rental housing providers. As a Board, we are restricted to only 4 Affiliates 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 Alita at 503/254-4723

2 September 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: 503-3146498 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 STAFF Alita Dougherty, Office Manager - alita@rhagp.org Cari Pierce, Asst. Office Mngr - cari@rhagp.org Pam VanLoon, Bookkeeper - pam@rhagp.org Teresa Carlson, Member Svcs - teresa@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

Information

9/2

RHA Office Closed

RHA Office

9-5pm

In Observance of Labor Day

9/11

Board Meeting

RHA Office

5pm

9/17

Dinner Meeting

CFM

6pm

9/26

Member Info./Mentor Session

RHA Office

6pm

10/9

Board Meeting

RHA Office

5pm

10/16

Dinner Meeting

Red Lion

6pm

10/23

Premium Member Work Session

RHA Office

6pm

10/24

Member Info./Mentor Session

RHA Office

6pm

Date

Classes

Location

Time

Information

9/4

Online Tenant Screening

RHA Office

11am

**

9/5

Understanding Your Decision Point WebEx Report

11am

**

9/19

Evictions

RHA Office

6:30pm

Taught by Sam Johnson, Landlord Solutions

9/24

Landlording 102

Standard TV & Appliance

6:30pm

Taught by Jeffrey Bennett, Attorney at Law 3600 SW Hall Blvd. Beaverton OR 97005

9/24

Online Tenant Screening

WebEx

7pm

**

10/10 Landlording 102

RHA Office

6:30pm

Taught by Jeffrey Bennett, Attorney at Law

10/12 Landlording 101

Holiday InnWilsonville

9am

See pg. 6 Taught by Mark Passannante 25425 SW 95th Ave, Wilsonville, OR 97070

10/17 Section 8 Fair Housing Class

RHA Office

11:30am

Taught by Jill Riddle, Home Forward

10/22 Evictions

Standard TV & Appliance

6:30pm

Taught by Sam Johnson, Landlord Solutions 3600 SW Hall Blvd. Beaverton OR 97005

See page 1 for more details

**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.

To purchase event tickets online visit: http://www.rhagp.org/store/category/events

Evictions This class will take you step by step through the eviction process. You will learn strategies to decrease the time and rent you lose. This class will improve efficiency in eviction court. You will hear the common pitfalls for landlords and how to avoid them.

1 Continuing Education Credit Hour $25.00/Member, $35.00 Non-Member

www.RHAGP.org

Landlording 102 Jeffrey S. Bennett, Attorney at Law, will take you through the coming changes to the ORLTA, a retrospective of the last two years, and up-tothe-minute insights into new cases. Along the way he’ll teach you how to avoid costly legal mistakes and help you improve your landlord skills.

1 Continuing Education Credit Hour $35.00/Member $45.00 Non-Member

Section 8 Fair Housing The Housing Choice Voucher (Section 8) program is a source of good renters and guaranteed rental payments for landlords. In this class, you will learn more about how the program works and who it serves, as well as the obligations of Section 8 participants, landlords, and the housing authorities involved. $35.00/Member, $45.00 Non-Member

September 2013 3

WHEN SOMEONE DIES WITHOUT A WILL AND KNOWN HEIRS By Julie Curtis, Communications Manager Department of State Lands In early 2013, a landlord in Salem had a tenant in one of his apartments die alone – no family, no heirs, no will. The residence was full of musical instruments, and the landlord didn’t know where to turn.

He eventually was directed to the Department of State Lands (DSL), which administers estates for people who die without wills and apparent heirs. Why State Lands?

Because since statehood, the Oregon Constitution has directed that assets of these estates be held in the Common School Fund, a trust fund established for public education, overseen by the State Land Board.

If a renter dies without a will or heir, state law requires that DSL’s Estates Program be notified within 48 hours. Upon notification, department staff immediately takes steps to secure the assets and search for a valid will and heirs. If the search is unsuccessful, DSL administers the estate.

Services for landlords The Estates Program is well known in some areas of the state, and less well known in others. DSL urges you to become familiar with the program services, particularly those that directly help landlords: • Handling removal of personal items from the residence, such as family photos, sentimental items and ID-sensitive paperwork, which are secured during the heir search.

• Disposing of household items of marginal value, or quickly releasing to management household items of little or no value, thus eliminating the requirement of timeconsuming abandonment procedures. Items with a higher value are generally auctioned.

Additional information, including brochures, about the states Program: 503-986-5287 (direct) or 503-986-5200 (main line) estates@dsl.state.or.us www.oregonstatelands.us Staff also is available to speak to groups, and meet with professional associations.

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.

• Paying creditors from the estate trust account in accordance with state law.

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.

The assets of the estate are held in the Common School Fund for up to ten years, and are available for claim by proven heirs during this period.

Editorial Staff Alita Dougherty Cari Pierce - Graphic Designer

Informing all areas of Oregon a key goal “Our objective is to spread the word to everyone who may come into contact with a decedent who appears to have no will and no heirs,” says Wayne Smith, estates administrator.

“The estates team is here to assist, and we work quickly to resolve our cases.” Smith says it’s a win-win situation, because while the estates team searches for heirs, and throughout the ten-year holding period, schools are benefiting from the earnings they receive from the school fund.

4 September 2013

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

Thank You Picnic Sponsors We would like to thank the following that sponsored the 2013 Picnic:

GOLD SPONSORS

Jeff Bennett - Warren, Allen LLP Steve Frazier - Contract Furnishings Mart Ted Stapleton - The Floor Store Mark Passannante - Broer & Passannante, P.S.

SILVER SPONSORS

Jon Moon - Northwood Business Services Charlie Kamerman - Prospective Renters Verification Svc. Tony Kavanagh- G&C Distributing

BRONZE SPONSORS

Liz Carpenter - LizC Real Estate Investments LLC Paul Toole - State Farm Insurance David Frost- Frost Integrated Pest Management Ron Garcia- The Garcia Group Jerad Goughnour-Gateway Property Management, LLC Ken DeKorte-DeKorte Electric Richard Schneider - Law offices of Richard B Schneider Lynne Whitney - Real Estate Roofing Service, Inc. James Thomas - Anderson & Associates Credit Svcs.

Denise Goding- Keller Williams Realty Portland Central Terry Klein-O’Meara’s Carpet Cleaning Troy Rappold- Rappold Property Management Cindy Robert-Rainmakers, LLP

Our sponsors help keep the member price of the picnic low.

Thank you sponsors!

www.RHAGP.ORG

September 2013 5

LANDLORDING 101 Effective Property Management Through Forms Mark Passannante, Instructor

Help minimize the frustration and improve profitability of property management with this seminar. From application through termination, all the essentials of property management are covered through a framework of court-tested forms geared for Oregon law.

This class is an excellent training foundation for beginners and serves as an exceptional review of current laws and management for experienced landlords. From advertising your vacant unit through problems during occupancy to ending the tenancy this class will help with step-by-step information.

Taught by the venerable Mark Passannante, Past President of RHAGP, Property Owner, Attorney. You’ll learn valuable and successful management methods. ~ Six Continuing Education credits are available with this seminar ~ ALL DAY class on Saturday, October 12, 2013 TIME: 9 – 4:30pm (Includes lunch) COST: $120 Members OR $170 Non-member Register by Monday October 7, 2013 and receive an early registration discount of $20 Place: Holiday Inn Wilsonville 25425 SW 95th Ave, Wilsonville, OR 97070 NOTE: Non-member payment must accompany registration form.

NAME(S) PHONE

EMAIL

ADDRESS Form of payment:

CITY Account (members only)

STATE

ZIP

Check OR Call RHAGP to register and pay by credit card.

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

Pre-registration is required. If you register and are unable to attend, you must cancel within 24 hours or you will be charged a no-show fee.

6 September 2013

RHAGP Update

MOBILE TECHNOLOGY TRANSFORMING THE PROPERTY MANAGEMENT BUSINESS? MAYBE Technology is constantly changing the way we work; as professionals, it helps us connect instantly, share easily and work efficiently. For the real estate industry, it is changing the way landlords and tenants correspond and process transactions. Whether commercial or residential, a question on many property managers’ minds is “How will evolving mobile technology transform the industry?”

Mobile technology is improving quickly, becoming more intuitive and user-friendly every day. Landlords can run a tenant credit report and criminal background check instantly from their phone or tablet for immediate decision-making.

New tenants can instantly transfer funds directly to a landlord while signing a lease agreement, whether through electronic transfer or by swiping a credit or debit card on the landlord's smartphone plug-in.

With documents saved to an online service like ezLandlordForms and accessible to view from anywhere, these stored legal documents can serve as a quick reference to avoid potential disputes. Property managers can even use Pinnum to share their location in real time, as a safety feature.

In a word, mobile technology helps landlords and property managers to oil their business machine – to streamline it by making it faster, easier and more flexible.

This electronic instant gratification can also work in tenants’ favor, by quickening the process of screening, approval and the handing over of their new house keys, helping them settle in as soon as possible. Going digital for rent payments is also a convenient way to create a “paper” trail, to log proof of payment history. And many tenants

www.RHAGP.ORG

are willing to pay the processing fee in exchange for the convenience of paying their rent by credit or debit card.

But for all the convenience that mobile technology can bring landlords and property managers, it poses its own set of concerns (like most new technologies). Not everyone has credit/debit cards or access to electronic money transfers (or checking accounts, for that matter), which may lead to marginalization for the elderly, the poor, immigrants and the less technologically-savvy. Not all tenants have a computer, much less a smartphone, to pay and interact with the landlord electronically. An “electronic transaction only” policy on the part of the property manager or landlord would restrict the number of people that they can rent to, excluding many (potentially good) applicants.

Further, the flipside of that easy electronic paper trail is an easilyaccessed accounting record that is visible to anyone who wants to look.

For example the IRS, or perhaps an ambulance-chasing attorney looking to collect a judgment, would not need to work hard to find the accounting records of a landlord who accepted electronic rent payments.

Technology is a rapidly evolving beast. Using it to create a faster, more fluid property management system is good business, provided it is done thoughtfully. Join the process of constructively pushing the technological boundaries by experimenting with new technologies, products and services, and send service providers (like us) your feedback and ideas!

Article Source: www.ezlandlordforms.com

September 2013 7

HOW TO PROTECT TENANT INFORMATION FROM IDENTITY THEFT

By Hub International

As a property manager, you handle a large volume of personal information. Not only do you have to keep existing tenants information on hand, but you also have information collected from prospective tenants’ during the rental process. Sensitive personal information, like social security and driver’s license numbers, are essential for, among other things, a thorough background check on possible renters. However, because of the abundance of personal information they are responsible for, more and more property managers are becoming targets of identity theft.

persons or organizations specifically authorized by the individual. Never release personal information over the phone, through the mail or electronically unless the receiver’s identity has been confirmed as legitimate.

If personal information that you are responsible for is obtained and used, you could be liable for the damages.

Unfortunately, when property managers are targeted, identity thieves usually take more than just one individual’s information, resulting in costly litigation for multiple losses.

To protect yourself, it is important to take the appropriate measures to safeguard any personal information given to you by prospective, current, and past tenants.

Assuring Tenants

Individuals are becoming increasingly more concerned about how their personal information is handled. The information a potential tenant discloses to you during the leasing process is essentially everything a criminal would need to successfully steal his or her identity. For you, their personal information is necessary to ensure that you are getting a good tenant, but they may still have fears that you need to address. Talking with prospective tenants about the safeguards you have in place can help them feel more comfortable releasing their personal information during the leasing process.

Keep the amount of documents that include social security numbers to a minimum. Unless listing the number is absolutely essential, do not include it.

Safeguards Identity thieves use a number of approaches to try and obtain personal information. To prevent unauthorized access, you must institute safety measures that strictly manage how personal information is handled. Here are some considerations for securing tenant information:

Computer Protection –

Keep electronic attackers from successfully accessing your network by password protecting files and keeping your virus protection and firewall up to date. Also, avoid storing tenants’ personal information on laptops that are frequently used outside the home or office and could be easily stolen.

If you need to access this information on the go, consider remote network access that will allow you to get the information you need from a central secure location.

Releasing Information –

Personal information should be released only to those

Proper Disposal –

Trash is a common target of identity thieves. To stop information from being picked out of the garbage, use a shredder when discarding any paperwork that contains personal information.

Tenant Communications –

When communicating with tenants by mail or electronically, always try to include as little as possible. If it cannot be avoided, always do your best to ensure that it reaches the tenant in a secure fashion. Put outgoing mail directly into secure collection boxes, and only use electronic forms of communication if there are security measures in place to prevent public access.

Social Security Numbers –

Employees –

It is important to make wise hiring decisions to prevent employee theft or leaks. Only those employees who require it to carry out their daily duties should have access to tenants’ personal information. Employees should not have access to all records, but instead, only those that apply to their work. If an employee is terminated for any reason, make sure that access to any tenant information is immediately restricted. Instituting a plan that regulates how your organization deals with tenant information will help keep your tenants safe while protecting your company from liability.

Additional Protection While your responsibility to the tenant does not include how they themselves protect their sensitive information, there are some things that can be done to make a location less ripe for identity thieves. As mail can often be a target of identity thieves, consider individual mailboxes that require a key to access. To cure the common concern over information being obtained by rummaged-through trash, consider keeping dumpsters in fenced or otherwise enclosed areas. Not only can this prevent opportunities for identity theft, but it can also prevent non-tenants from filling up your waste containers. Providing this additional protection to tenants can show your commitment to safeguarding their personal

CONTINUED on PAGE 9

8 September 2013

RHAGP Update

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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 infor $ inate Tota 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 ACC 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 the Land Sewe/ ever purp is due OUN unt. or pay closu Secu al Depo , you lord sit: sit: to the $ abov oses only T Fore closure shall cling will Depo ): Depo are return red r: resp e liste Anim who c. proc . You the date of this notice, the r fore Rent : Recythis notice to be given recurs Othewithin delive act or omission e In: ution of previo tes eed d following thearesame whichcling caused 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 Wash ing pay garb s: h bene dwell ed amon shall t(s) tenant’s rtion es whic as follow apes appo WARNING: This form may not be reprinted without written Tenan s/Dr utiliti nt(s) is: The tly to thees are Association of Greater wing Tena Permission of the Rental HousingBlind ces Portland follo © Copyright 2010 Ver. 2, 05/2011 g the direc e utiliti the Bin of noti Thes pay ed amon ice cling shall rtion serv Recy appo nt(s) for Can/ d: Tena s: ress es are ishe garbage area e utiliti ’s add furn Thes lord are tor

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information. AOA Hub International endorsed broker for the Apartment Owners Association of California. For more information on the full services we offer tailored to your specific needs, please call Anthony Miller or his team at 800-227-7434 or email him at aoa@hubinternational.com.

Reprinted with permission of Apartment Owners Association.

Landlord/Owner/Agent’s address

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September 2013

9

DEAR MAINTENANCE MEN:

By Jerry l’Ecuyer & Frank Alvarez

Dear Maintenance Men: I manage a number of properties that use a master key system. Do you have a plan or solution to prevent vendors from losing master keys? This is becoming a problem and an expensive risk.

unit is really never clean enough. Is the automatic cleaning deposit a good idea or will the residents just leave the unit in far worst conditions, since they feel they have already paid for the cleaning?

Kelly

Janet

Dear Kelly:

Dear Janet:

Due to the fact that individual units may differ in the size, construction, appliances, finishes amenities etc., establishing a one size fits all cost or fee may hurt you in the long run. People have different ideas of what “clean” is and this is why property owners and managers must set the standard of how clean the unit must be. Give the resident a description of what management considers a clean unit to be and have the new resident fill out and sign a movein inspection form as to the move-in condition of the unit.

When you are given a notice to vacate, inspect the unit and document the conditions. Do not discuss the cost or what you will be charging or deducting from the security deposit with the resident at the time of the inspection. However do let the resident know what is expected when the unit is returned and supply the name of your preferred cleaning service. The rational in supplying the name of your cleaning service for your tenant’s use is that the cleaning service knows what is expected and how management wants the units cleaned. Upon move out; if the vacant unit does not meet that standard; charge the resident a cleaning fee, backed up with vendor receipts and take pictures of the substandard unit should the matter go to court. Keep in mind that there are always costs in turning a unit such as normal wear and tear, smoke/Co2 alarm batteries and other cost of doing business associated with being an owner or manager of an apartment building.

Never, ever, ever give a master key to a vendor or anyone else not employed by your company. If the building is on a budget and cannot afford state of the art systems for key control or access, try this simple and cost effective approach: Install a temporary lockbox with the unit key inside and hang the lockbox on the door knob or a water pipe near the unit. Any locksmith and even some hardware stores sell these boxes. If a vendor needs access to a unit, give him access to the lockbox only. Should they lose the key, you are only out the cost of a key. Save yourself a trip and install the lockbox when you visit the property for the move out inspection. Note: The locks should be changed or re keyed after completion of work.

If your vendors need access to a unit where on site personnel is available, the unit must be opened by your employee or provide the vendor with the unit key only, not the master.

If your main office is centralized and your portfolio is dispersed throughout a particular region with buildings under 16 units (which do not require onsite managers) appointments should be made in advance and coordinated between the vendor and the resident (keeping you in the loop). This will put the burden of entry, missed appointments, etc. on the resident and the vendor, freeing up your valuable time.

Dear Maintenance Men:

If entry is needed due to an emergency, you should respond to the building to assess damages or necessary mitigation at the same time allow entry. Take a lock box with you and a unit key incase the repairs will be prolonged and access will be needed by others.

I have rented a unit to a retired building contractor and he has offered to do work around the building in exchange for a rent reduction. He says he knows what he is doing and the arrangement will benefit both of us in the form of lower rent for him and lower apartment maintenance costs for me.

He views it as a win win for both of us. Is this a good idea?

Never give a master key to a vendor!

Gloria

Dear Maintenance Men:

Dear Gloria:

I have a conundrum! I am thinking of charging an automatic cleaning fee to my new residents. (Of course, after executing a fully signed disclosure with the new resident at the time of contract signing.) The issue has arisen because when a resident moves, they expect their cleaning deposit to be returned if they clean the unit.

However, I find I must clean again at my expense as the

This is a management and maintenance question all in one! Both will have the same answer and it is a firm NO! You will lose all leverage over the work since you are not directly paying for the work and you are blurring the lines between resident and landlord. Do you evict the tenant because he did a bad job installing a garbage disposal CONTINUED on PAGE 11

10 September 2013

RHAGP Update

DEAR MAINTENANCE MEN CONTINUED FROM PAGE 10

unit or because he is short on his rent? It would be better that your resident work for someone else and keep your maintenance and rent separate. Also, please keep in mind the liability and workman’s compensation issues that may be involved by hiring a resident to do work at your building.

QUESTIONS? QUESTIONS? QUESTIONS? We need more Maintenance Questions!!! To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@BuffaloMaintenance.com Please “Like” us on Facebook.com/BuffaloMaintenance 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. #: 01216720 Certified Renovation Company Websites: www.BuffaloMaintenance.com & www.

ContactJLE.com www.Facebook.com/BuffaloMaintenance Visit www.rhagp.org/store/category/events to register for events and classes

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September 2013 11

10 QUESTIONS TO ASK AN APPLICANT By: Robert Cain Getting the answers to these questions could give you information that your applicant never intended to give you or that will help you immensely in providing terrific customer service. None of these questions in any way go to illegal discrimination, but only to how well your applicants did where they have lived before.

Chances are, if they had problems in other rentals, they will tell you about how shabbily or unfairly they were treated by landlords and neighbors.

When you ask these questions, give your applicant a chance to answer them. Some will require thought on their parts. Let them finish completely. In fact, the answers you want often come after the initial answer. So don't let them off the hook by asking another question or interjecting something.

Your best response to an answer is something like "uh huh" and "oh." That invites your applicant to tell you more.

Another advantage to you is that with a good tenant, you will get answers that will help you provide him or her with better customer service. For example, if the answer to the question "Why are you moving?" was that the grounds around their last apartment complex were poorly maintained, you know that good maintenance is so important to this person that poor maintenance will cause him or her to move. Attention to detail with this tenant could mean that you keep him or her for a long time. Good tenants like attention to maintenance, bad tenants would just as soon not have the landlord coming around.

1. Why are you moving?

2. How did you get along with your previous landlords? A tenant who always has problems with landlords, will have problems with you, as well.

3. What did you like most about your last home? Listen carefully to the answer to this one. With a good tenant you get some terrific customer service ideas. With a bad tenant chances are you will get something negative, such as "when those rotten neighbors moved out."

4. What didn't you like about your last home? The answer here is just as telling as the previous one.

5. What prompted you to apply to live here? The answer to this question can tell you what you are doing right to attract applicants. It can also tell you why a bad tenant would want to rent from you. For example, if you have an applicant who has had a less than positive experience with law enforcement and you get an answer such as "I like the privacy," look carefully around the property to see what an

12 September 2013

undesirable would interpret as "privacy." It could be a sixfoot-high fence around the front that makes it impossible to see what is going on in the front of the unit, thus enabling illegal activities to occur "in private."

6. When did you decide to move? Studies have shown that tenants decide to move some 45 days before they get around to giving notice to their landlords. So an answer such as "we've been thinking about it for a couple of months now" is the one you want. The one you don't want to hear is, "we just decided to look this morning" or "something just happened that made us really mad and we have to move right away."

7. Tell me about the neighbors around your last home.

Likewise with constant problems with landlords, constant problems with neighbors show antisocial behavior on the part of your applicant, not with the neighbors everywhere he or she has lived.

8. Would you rent from your current landlord again? Just as telling an answer as question two.

9. Why did you move from the rental before the present one? Just as important as question one.

10. What is the biggest problem you've ever encountered while renting? The answer here could be more informative than any other you get. This one will probably require some thought. Be careful if you get answers such as "I've had so many problems, I can't decide," or an instant answer. An instant response means that this person is carrying around a grudge and can't or won't let got of perceived slights.

Be extremely careful when you get answers like either of these.

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Come have your questions answered by an experienced landlord.

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RHAGP Update

DECK COLLAPSES DURING TENANT PARTY, INJURING 8 GUESTS: WHO’S LIABLE? When someone falls victim at a rental property, who is legally at fault?

At least eight guests were injured in Neptune Beach, Florida when tenants threw a Fourth of July party and the deck collapsed under the 15-20 people reportedly standing on it. Fortunately no guests were killed, but the eight injuries begs the question: who is legally liable?

According to the tenants, they previously expressed concerns with the landlord about the condition of the deck, and the landlord failed to reinforce or update it. But an adjuster will look into many factors when conducting their investigation, from deterioration of the deck materials and the deck's unstable structure to the tenants allowing too many bodies on a deck known to be structurally weak. This is where the tenant could be held responsible – they were clearly aware of the deck being unsafe, because they were the ones who informed the landlord in the first place.

Tenants often forget to consider how they may have responsibility or liability, and assume that they are absolved because the rental unit “is not their property,” even when the lease agreement clearly states tenant responsibilities like removing ice from sidewalk, checking smoke detectors’ functionality and changing air filters every three months.

While this may seem straightforward, much depends on the circumstances around the given situation. Legal liability is never as clear as it seems, especially when the responsibility in question is not outlined in writing and the responsible party must be identified by "common sense" or what a "reasonable person" might believe.

are inherently more likely to be sued than tenants, because they have a highly visible, non-portable asset that plaintiffs can try to collect on – the rental property itself.

Landlords’ rental property insurance policies generally include liability coverage, and landlords should require their tenants to hold renters’ insurance and provide proof of the insurance. Insurance matters; uninsured landlords and tenants can be held personally liable, and legal battles can be lengthy and expensive even for the insured.

Watch the full story about the balcony collapse below: Article Source: www.ezlandlordforms.com

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Landlords do not always have knowledge of what is happening with their property once it is rented to a tenant and if an unauthorized person or trespasser happens to enter the property, it may prevent the landlord from being liable. Often in the law, if there is proof that one of the parties of the lawsuit did in fact have knowledge of a situation but chose to ignore it, it could leave that party the bearer of the liability.

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!

Lawyers use the term “comparative fault” or "comparative negligence" to discuss what proportion of the responsibility falls on each party, and in court the damages are sometimes assessed to each party based on this proption of responsibility. The upkeep of rental properties is twofold: the tenant must maintain the property on a day-to-day basis and be communicative and action-oriented in order to inform the owner of property deficiencies, and landlords must keep the property in a safe and habitable condition.

Both parties must, of course, honor the responsibilities outlined in the lease contract they signed.

But landlords should always remember that they

www.RHAGP.org

September 2013 13

DISPARATE IMPACT By Jo Becker, Fair Housing Council HUD provides clarity on disparate impact, codifying a long-used legal precedent that says the Fair Housing Act1 (FHA) prohibits practices that result in discrimination “regardless of whether there was intent to discriminate."

The eleven federal courts of appeals that have ruled on this issue of disparate impact agree with this interpretation. While HUD and every federal appellate court to have ruled on the issue have determined that liability under the FHA may be established through proof of discriminatory effects, the statute itself does not specify a standard for proving a discriminatory effects violation.

“As a result, although HUD and courts are in agreement that practices with discriminatory effects may violate the FHA, there has been some minor variation in the application of the discriminatory effects standard. Through this final rule, HUD formalizes its long-held recognition of discriminatory effects liability under the Act and, for purposes of providing consistency nationwide, formalizes a burden-shifting test for determining whether a given practice has an unjustified discriminatory effect, leading to liability under the Act. This final rule also adds to, and revises, illustrations of discriminatory housing practices found in HUD’s FHA regulations.” You can download the 02/15/2013 document at www.FHCO.org/pdfs/ HUDfedRegisterDisparateImpact02152013.pdf.

JOINT STATEMENT OF ACCESSIBLE DESIGN AND CONSTRUCTION HUD and the Dept. of Justice (DOJ) issued a joint statement with questions and answers on the Design and Construction (D&C) regulations under the FHA1, clarifying what is required of housing providers. Of particular interest to those of us in the 9th Circuit is that the federal government takes the position that there is continuing violation until the violations are corrected; contrary to the 9th Circuit’s position that the statute of limitations is 2 years from the date of first occupancy.

•

All premises within covered dwellings must contain the following features: (1) an accessible route into and through the dwelling unit; (2) light switches, electrical outlets, thermostats, and other environmental controls in accessible locations; (3) reinforcements in bathroom walls to allow the later installation of grab bars;(4) usable kitchens and bathrooms such that an individual using a wheelchair can maneuver about and use the space.

The FHA requires all “covered multifamily dwellings” (four or more units per building designed and constructed for first occupancy after March 13, 1991) to be readily accessible to and usable by persons with disabilities. In buildings with four or more dwelling units and at least one elevator, all dwelling units and all public and common use areas are subject to the Act’s D&C requirements. In buildings with four or more dwelling units and no elevator, all ground floor units and public and common use areas must be accessible.

You can read about the FHA’s D&C requirements, including all seven accessibility requirements at www.FHCO.org/ dc.htm and www.FHCO.org/access_guidelines.htm. The 04/30/2013 HUD / DOJ Joint Statement can be viewed at www.FHCO.org/pdfs/dandc_jt_statement04032013.pdf.

CLARIFYING THE DEFINITION OF ASSISTANCE ANIMALS UNDER THE FHA & ADA HUD has clarified the use of assistance animals for people with disabilities under the FHA1 and Section 504 of the Rehabilitation Act. The notice reiterated that persons with disabilities may request a reasonable accommodation for any assistance animal, including an emotional support animal under both the FHA and Section 504.

The reasonable accommodations for assistance animals under the FHAA and Section 504 are far more liberal than the ADA (Americans with Disabilities Act) definition. “For purposes of the reasonable accommodation requests, neither the FHA nor Section 504 requires an assistance animal to be individually trained or certified.

•

The public and common use areas must be readily accessible to and usable by persons with disabilities;

While dogs are the most common type of assistance animal, other animals can also be assistance animals.”

Assistance animals are not pets and under the FHA/Section 504, they may include comfort and therapy animals. This definition differs from the ADA definition of “service animal,” which only includes dogs and excludes emotional support or therapy animals.

•

All doors designed to allow passage into and within all premises of covered dwellings must be sufficiently wide to allow passage by persons with disabilities, including persons who use wheelchairs;

A great deal of additional information, including earlier documents from HUD on this and related issues is posted at www.FHCO.org/disability.htm and the www.

FHCO.org/serviceanimals.htm. The 04/25/2013

The FHA requires that covered multifamily dwellings be designed and constructed with seven minimum accessibility standards or, stated more generally the following three points:

CONTINUED on PAGE 15

14 September 2013

RHAGP Update

DISPARATE IMPACT continued from PAGE 14

HUD document is available at www.FHCO.org/pdfs/ HUDonAssistanceAnimals04252013.pdf.

And in other news: HUD MAKES UNPRECEDENTED FAIR HOUSING PROGRESS, MORE WORK NEEDED A report by three national civil rights organizations credits HUD with more vigorously enforcing state and local government compliance with fair housing obligations under the Obama administration than in past administrations.

But in their report, the Lawyers’ Committee for Civil Rights Under Law, National Fair Housing Alliance and the Poverty and Race Research Action Council also stated that there was “unfinished business.”

The organizations noted that in enforcing the obligation to affirmatively further fair housing, HUD has: •

Participated in and sought increased enforcement in federal court cases;

•

Processed and investigated private fair housing complaints;

•

Increased its review and rejection of state and local “Analyses of Impediments” to Fair Housing (a federal housing requirement);

•

Undertaken compliance reviews that have resulted in voluntary compliance agreements addressing fair housing requirements; and

•

Adopted a “disparate impact” rule that codifies existing court interpretation of the Fair Housing Act.

In one case cited in the report, HUD’s participation helped restore over $100 million in disaster assistance funds that had been diverted by the state of Mississippi, but were actually intended to assist low-income families after Hurricane Katrina. In another case, HUD pressure helped to persuade a suburb of New Orleans to repeal a discriminatory zoning ordinance that had excluded African American families from the area.

While the civil rights groups are pleased that HUD’s leadership is taking enforcement actions that were often avoided in the past, the groups say that HUD’s reforming of its own programs to promote racial integration in housing has been painfully slow. And while enforcement of the fair housing obligations has increased, the groups believe that further steps must be taken to address residential segregation in all HUD programs. You can read the full, joint media release at http://www.huduser.org/portal/ pdredge/pdr_edge_news_031513_1.html and the full report

at www.nationalfairhousing.org.

THE FHCO AND THE NATIONAL FAIR HOUSING ALLIANCE (NFHA) APPLAUDS THE HOUSING OPPORTUNITIES MADE EQUAL ACT The Housing Opportunities Made Equal (HOME) Act aims to amend the federal FHA1, making it illegal to commit housing discrimination based on sexual orientation, gender identity, marital status, or source of income.

Shanna Smith, President and Chief Executive Officer of NFHA stated, “For a long time now, NFHA has wanted the federal Fair Housing Act to include protections for a lot of classes that are often being discriminated against.

Providing housing should be nothing more than a business decision. If an individual can afford housing, there is no reason they should be denied housing. Passage of the HOME Act would be a major win for civil rights.”

Representatives Jerrold Nadler and John Conyers introduced the bill to the House and Senator Sherrod Brown introduced the bill to the Senate. The intention of the FHA is to end housing discrimination and promote integrated communities. Yet, disturbing results from a housing rental study (www.FHCO.org/pdfs/ HUDsameSexDiscrimStudy062013.pdf) recently conducted and released by the HUD showed heterosexual couples were favored over gay male couples 15.9% and over lesbian couples 15.6% of the time.

Currently, only 12 states and the D.C. prohibit discrimination based on source of income. At this time, only 20 states and the District of Columbia (D.C.) prohibit discrimination on the basis of sexual orientation, only 14 states and D.C. prohibit discrimination based on gender identity. Recently, the U.S. Supreme Court ruled that the Defense of Marriage Act (DOMA), which allowed states to refuse the recognition of same-sex marriages performed under the laws of other states, is unconstitutional.

It should be noted that Oregon and Washington states are among the forward-thinking states referenced above. Both provide protections for all sexual orientations, including gender identity; and both states protect source of income.

The HOME Act can be read at www.FHCO.org/pdfs/ HOMEact2013.pdf.

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.

PLEASE VISIT US AT WWW.RHAGP.ORG www.RHAGP.org

September 2013 15

WHAT IS HOARDING AND HOW SHOULD A LANDLORD DEAL WITH IT? By Bruce Kahn, CCIM, CPM Thinking I would start with a definition of hoarding, I went to the Merriam-Webster dictionary – “to collect and hide a large amount of valuable items.” Obviously, MerriamWebster never owned rental housing.

health and well-being of other tenants. Another very important item is to make sure their hoard is not placed near a water heater, furnace or anything else that may create a fire or flood.

Undaunted in my search, I went to Wikipedia and found what I was looking for. Hoarding, also known as pathological collecting, is a pattern of behavior that is characterized by excessive acquisition of and the inability or unwillingness to discard large quantities of objects that cover the living areas of the home and cause significant distress or impairment. Further research found that this had not yet become an accepted “medical” diagnosis.

Fortunately for landlords, hoarders are not a protected class and they have the right to require the hoarder to clean their units or face eviction. The question begs to be asked whether this is a modern day phenomenon. While interesting, it does not address what a landlord should do if a tenant is discovered to be a hoarder.

Surprisingly, hoarders, when met outside of their units appear to be normal. They can be cleanly dressed and functioning. With this in mind, as in all issues regarding real estate, the answer of what to do when faced with the issue remains. It all depends. Weigh out the appropriate path to take.

I have dealt with this situation on multiple occasions. It crosses all strata’s of income and can just as easily occur in a $2,500 unit or a $550 unit.

An important thing to remember when dealing with a hoarder is more than likely the person suffers from some form of imbalance. As frustrating and absurd as it may seem, the items being hoarded represent something of great importance, for whatever reason, to the individual you are dealing with. Please note the words “unwillingness or inability” to discard objects. Simply put, you will have very little if any success trying to persuade a hoarder that they should discard their treasured stash. Consequently, an owner or landlord has only two choices.

1.

The first and most obvious would be to send the tenant a notice to comply or vacate. [AOA’s form, cure the Violation or Move Out]. Sometimes this may cause a tenant to clean their unit, however more often than not, it quickly returns to the way it was. Usually this path ends up in an eviction of the tenant, which creates further economic loss for the landlord. I always try to convince tenants to leave on their own and agree not to pursue them, if they leave the unit in a clean condition. This saves months of lost rent and legal fees.

2.

Some may consider this unorthodox, however, if I do discover a hoarder and what they are hoarding does not create a health, safety or issues for other tenants, I have allowed them to remain in the unit. Typically, we will have to do a very expensive turnover when they depart. It often makes more economic sense to keep them in place. The positive of this path is that hoarders seldom move. What would they do with their priceless possessions?

The only caution is the “health and safety” of the other tenants. In some extreme cases, hoarders may be collecting something that would have an impact on the

16 September 2013

Bruce Kahn, CCIM, CPM is the Managing Director of The Foundation Group Real Estate, a full brokerage, consulting and property management company. Reprinted with permission of UPDATE, the official publication of the Rental Housing Association.

MY FIRST ENCOUNTER WITH A HOARDER By Diane Castanes My first “hoarder” encounter was shortly after I entered the business. I was inspecting a unit above to find out the source of a leak in the unit below. We opened the door after giving notice to find boxes of newspapers and mail piled up over two feet high and a three inch pathway that our feet could barely clear as we walked from the door to the bedroom and kitchen. It appeared that no piece of mail, junk mail or newspaper was ever discarded; instead they were all hoarded. Papers were piled up in some places up to four feet high and were against the shuttered window blinds so as not to be visible from the outside. The only two unearthed pieces of furniture were a dingy bed and a dining chair. Fortunately, this unit had steam radiators for heat and not baseboards; otherwise a disaster would have been evident. The stove looked virtually unused and the food in the cupboards was minimal.

I looked further into the tenant’s background to find she was a senior citizen still performing as a highly acclaimed violinist in the Seattle Symphony with family in the area; she was said by the resident manager to be well-dressed and well mannered. She had difficulty walking, but frequented local social events, though she never had any visitors. The manager had tried to access her unit for previous inspections but she had reported in ill. The resident managers were aware of her acclaimed status and assumed her place would be as impeccable as she was and let it go.

As we inspected the unit further that day, we saw that her toilet was backed up and her bathroom sink drain was clogged. We found a bucket in the kitchen and notable disintegration and an order in the sink basin indicated that she was using the bucket and sink for her toilet. The pipes under the sink were deteriorating from the acidity to the point that a leak had sprung, causing the leak into the unit below.

CONTINUED on PAGE 17

RHAGP Update

WHAT IS HOARDING continued from PAGE 16

CONTRACT FURNISHINGS MART continued from PAGE 1

The tenant was quite humiliated by our discovery and explained that she was too embarrassed by her lack of housekeeping to let a plumber in to fix her plumbing and confirmed the inappropriate use of her kitchen sink. We had to summon her family for assistance, giving them notice to make efforts to begin to resolve the cleanliness issue. Once they had scratched the surface, the family identified her need for assisted living and they moved her out.

CFM was founded by a builder as a solution to the many problems associated in dealing with typical floor covering retailers such as inconsistent pricing; inexperienced, commissioned sales staff; limited selection, and never knowing what crew would show up to install your job.

One would never have guessed by her appearance that her housekeeping skills were absent, thus an early lesson in property management was learned. It is worth making the extra effort to enter every unit in your properties for their annual inspection and to keep in mind, “Never judge a book by its cover.”

Diane Castanes is Chief Operation Officer of Phillips Real Estate Services, Management, Leasing and Sales.

Reprinted with permission of Update

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 Alita at 503/254-4723 or alita@rhagp.org

CFM answered these by: •

Providing a single price for all trade customers

•

Employing well-trained, long-term salaried sales professionals

•

Maintaining 9 large, clean, well-lit showrooms displaying the most current product selections in all categories

•

Assisting you to build a long-term relationship with the right installer for all your floor covering needs.

As lifetime residents of the Northwest, we understand the diverse needs of this unique region. We feature the largest selection of products priced with minimum mark up, so you can feel confident your costs will be kept low on every job. Roll and volume pricing benefits are always passed along to the customer.

We go to great lengths to keep our showrooms up to date with the latest flooring styles. With our ever-changing industry, CFM is constantly bringing in new, fashionforward products to meet your design needs. Our showrooms display the various types of flooring—carpet, hardwood, stone, vinyl, laminate and ceramic and more, all under one roof.

To ensure our customers get exactly what they need, every CFM location is staffed with experienced, friendly professionals to help walk you through the selection process.

CFM is a “no pressure” sales environment. Our goal is to assist you to find the right product for your application.

We don’t just work in the communities we serve, we live there as well. CFM takes an active part in helping to make our towns the best places in America to live and raise a family. CFM and our employees donate time, money and resources to numerous local charities and events.

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.

Call the office with all changes: 503-254-4723

www.RHAGP.org

September 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

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

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

O’Meara Carpet Cleaning

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

Asphalt paving Hal’s Construction, Inc. CCB# 34434

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

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.

The Floor Store

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

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

Cleaning / clean up All Surface Roofing & Maintenance LLC, CCB# 189489 Adam Zumwalt, P.503-781-3611 Exterior surface clean & restore www.allsurfacecleaning.com

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

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

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

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

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

G&G Construction Inc., CCB# 162743

EFFICIENCY Energy Diet

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

P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net

CARPET CLEANING Dura Clean Carpet Cleaning

Electric DeKorte Electric, Inc. CCB#159954

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

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

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.

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.503-464-7534

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, Portland 97201 ronald.c.eiseman@wellsfargo.com

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

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

J.R. Johnson Inc., CCB#102676

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

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

18 September 2013

RHAGP Update

PREFERRED VENDORS 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. 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

Wolter Van Doorninck, CPCU

Eaton General Construction, CCB# 154142

Workman Insurance-Allstate

Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd STE300, Ptld 97219 maint@bluestonehockley.com P.503-539-0811 Full Service General Contractor www.eatongeneral.com

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

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

Wieder Works, CCB#164323

Darren J Wiederhold, C.503-260-2133 Maintenance, Repair, Replacement www.wiederworks.com

Hauling Junk Away Hauling CCB# 177966

P.503-517-9027 Licensed, bonded, insured, trash outs jcdoud@msn.com

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

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

Smart Property Management

Smart managers + smart residents = smart property management P.503-465-4404 www.smartpm.com

Voss Property Management

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

Tim Galuza P. 503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms

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

www.RHAGP.org

September 2013 19

PREFERRED VENDORS radon Cascade Radon Inc.

P: 503-421-4813 cascaderadon.com office@cascaderadon.com

EcoTech LLC

Dual and Affiliate members support the interest of rental housing through their membership in RHA. ROOFING All Surface Roofing & Maintenance LLC, CCB# 189489 Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleaning.com

Aylwin Construction- CCB#104039

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

Real estate sales Bluestone & Hockley Real Estate Services

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

Chris Anderson

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

Denise L Goding

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

Elizabeth Carpenter

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

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

M. Maltase Real Estate Group

Michelle Maltase, P.503-730-2596 www.mmaltasegroup.com michelle@mmaltasegroup.com

The Garcia Group

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

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

Horizon Restoration, CCB#160672

John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224

J.R. Johnson Inc., CCB#102676

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

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

Commercial & Residential Replacement, repair & cleaning P.503-998-7663 www.roofpdx.com

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

Seal coating Benge Industries

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

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

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

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

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

TELEPHONE Comcast

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

UTILITY BILLING Minol USA

15280 Addison Rd. Suite 100 Addison, TX. 972-386-6611 minolusa.com

waterproofing / concrete repair D&R Waterproofing, Inc. CCB# 99196

Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com

Scan QR Code on Smartphone for Online Vendor Info.

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

20 September 2013

RHAGP Update

1205 NE 33rd

97232

RENTAL HOUSING ASSOCIATION of GREATER PORTLAND

PRSRT STD U.S. POSTAGE PAID PORTLAND, OR PERMIT NO. 655

10520 NE Weidler Portland, OR 97220

The Floor Store For All Your Flooring Needs

Property Managers and Owners ...

We are offering special package deals just for you!

Package # 1 $16.50 per sq. yard ✔ Filament plush nylon or cut & loop ✔ 7/16 rebond pad ✔ Carpet Installation ✔ Tear & haul of old carpet & pad

his ion t Ment hen you ad w me in co

Package #2 $15.50 per sq. yard ✔ Plush and Cut and Loop ✔ 7/16 rebond pad ✔ Carpet Installation ✔ Tear & haul of old carpet & pad

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Ted Ted Stapleton Stapleton & & John John Fabian Fabian •• 5628 5628 SE SE Woodstock, Woodstock, Portland Portland

(503) 408-6488

24

January 2013

RHAGP UPdATe