September 2016 RHA UPDATE NEWSLETTER by Cari Pierce

September 2016

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

When can a landlord raise rent in Oregon? See page 6

www.rhaoregon.org

In this issue:

RHA Oregon Dinner Meeting …………… page 3 RHA Mark Your Calendar … ………… page 5 Raising Rent… ……

page 6

Landlord Safety……… page 9 Maintenance Men… … page 11 Mind Your Business…

page 13

Landlording 101… …… page 14 6 Landlord Mistakes… page 15

Formerly the Rental Housing Association of Greater Portland

FIND EVICTIONS STRESSFUL?

503-‐242-‐2312

Full FED Service First Appearances evict@landlord-‐solutions.com Small Claims

RHA Dinner Meeting

Wednesday, September 21, 2016 Speaker: Stephanie Reynolds, Crime Prevention Program Manager, Office of Neighborhood Involvement, City of Portland The following will be covered: - General approaches to keeping crime out of rental property - Physical changes that can be made to a property in order to reduce the chances of being targeted for crime - Management practices to reduce crime in your rental properties When:

Wednesday, September 21, 2016 at 6:00pm Location: Szechuan Chef, 5331 SW Macadam Ave., Suite #115, Portland, OR 97239

Price: $18.00 per plate if registered by close of business September 16, 2016 $28.00 per plate if registered after close of business September 16, 2016

Family Style Menu:

Choices are: Broccoli Beef Mongolian Chicken String Bean Pork Stir-Fried Assorted Vegetables

Choice of Sides are: Steamed Rice or Chow Mein Directions: From EAST PORTLAND VIA I-84/ I-5 SOUTHBOUND

You must register to attend Call 503-254-4723 to register or visitthe website at: 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.

Use the right lane to keep right staying on I-5 South, follow signs for Interstate 5 S/Salem. Take exit 299A to merge onto OR43 S/SW Hood Ave to Lake Oswego. Merge onto OR-43 S/SW Hood Ave. Use the right lane to turn slightly right onto SW Hood Ave. Keep right to stay on SW Hood Ave. Merge onto SW Macadam Ave. Szechuan Chef will be on the right

From I-5 NORTHBOUND Take exit 298 for Corbett Ave. Turn right onto SW Corbett Ave. (signs for John Landing). Turn left onto SW Mitchell St., Turn right onto SW Macadam Ave. Szechuan Chef will be on the right. www.rhaoregon.org

RENTAL ALLIANCE UPDATE SEPTEMBER 2016

President’s Message

“And a wonderful time was had by all.” Those of you who attended our annual picnic at Oaks Park will know what that statement is all about. I saw many of you enjoying the warm, not too hot, day with your kids and grandkids. Riding the train or Ferris wheel, eating ice cream cones and just having a great time being together. Many thanks go out to the Picnic Committee and Chair Alita Dougherty for putting together a wonderful event. Without their efforts this event wouldn’t be as great as it is every year.

RHA Oregon BOARD MEMBERS President John Sage, PH. (503)667-7971 President Elect Ron Garcia, PH. (503)595-4747 RHA Oregon President John Sage

There have been so many different events this summer from the political conventions to the Olympics that have made the time fly so quickly. I was reminded several times this past month about the passage of time. My daughter has been touring colleges to figure out where she wants to go. Seems like only a short while ago I was showing her how to clean her room, oh wait that was yesterday!! They grow up so fast don’t they? Our world today moves much more quickly than any of us seem to be prepared for. I can remember talking with new property owners who were just starting to get their feet wet in our industry several years back. I remember all of the concerns that they had; and now they are seasoned owners with their third property in the works. They are very involved in RHA Oregon, because they want to know the best practices, and how to avoid the pitfalls. My question to you would be: “Are you involved?” Time is short and timing is critical. Our industry is at a critical juncture in Oregon and elsewhere in this country. We provide a service to our tenants, providing quality housing for them and their families. Again the question is: ”Are you involved?”. Are you keeping abreast of the changes going on at the state and local government levels that effect how you do business? Are you communicating with your government representatives? Are you involved with RHA Oregon, by attending trainings, meetings, or volunteering? Since this is an election year we are all getting bombarded by ads, flyers, and all kinds of media dealing with politics. It can get overwhelming and tedious at times. We all know those who want to share their opinions about the current state of our country, state or city. Usually, I enjoy this kind of discourse. However, when I ask the questions, “Did you vote in the last election?” and the answer is “No”, it’s like finger nails on a chalkboard. Why, why, why, would you want to express your thoughts, or would I need to hear, on something that you don’t even feel concerned enough about to get involved in?? If it is of a concern to you, then get

Vice President Phil Owen, PH. (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 Adam Kendall Abplanalp, PH. (503) 319-3103 Liz Dauw, PH. (503)880-5561 Jerad Goughnour, PH. (503)303-8545 Jim Herman, PH. (503)645-8287 Charles Karl, PH. (503)224-0230 Charles Kovas, PH. (503)255-8795 Rita Robinson, PH. (503)702-0255 Ami Stevens, PH. (503)407-3663 AJ Shepard, PH. (360)772-6355 Matt Korshoj, PH. (503)819-5395 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.

(continued on page 8) 4

:RENTAL ALLIANCE UPDATE SEPTEMBER 2016

www.rhaoregon.org

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

09/14

Board Meeting

RHA Conference Annex

5:30pm

09/21

Dinner Meeting

Szechuan Chef Chinese Restaurant

6:00pm

09/22

New Member Meeting

RHA Conference Annex

6:00pm

09/22

Mentor Meeting

RHA Conference Annex

6:30pm

10/12

Board Meeting

RHA Conference Annex

5:30pm

10/19

Dinner Meeting

TBA

6:00pm

10/27

New Member Meeting

RHA Conference Annex

6:00pm

10/27

Mentor Meeting

RHA Conference Annex

6:30pm

INFORMATION

See page 3

See October issue of the Update

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

LOCATION

TIME

09/15

Risk Management

RHA Conference Annex

by Katie Poole-Hussa from Acorn 11:30-1:00pm Taught Property Management

09/16

Screening Class

Webex

7:00-8:30pm

09/27

Residential Financing Strategies in Today’s Market

Standard TV & Appliance

6:30-8:00pm

09/27

Screening Class

Webex

7:00-8:30pm

09/29

Screening Class

Webex

11:0012:30pm

10/04

Screening Class

RHA Conference Annex

11:0012:30pm

10/06

Residential Financing Strategies in Today’s Market

RHA Conference Annex

6:30-8:00pm

10/07

Screening Class

Webex

11:0012:30pm

10/13

Insurance Coverage Class

RHA Conference Annex

11:30-1:00pm Taught by John Sage, from Stegmann Insurance

10/22

Landlording 101

Holiday Inn Wilsonville

by Mark Passannante, from Broer & 9:00-5:00pm Taught Passannante P.S.

10/25

Screening Class

Webex

7:00-8:30pm

10/25

How to Deal With Death in a Unit

Standard TV & Appliance

6:30-8:00pm

Risk Management

Taught by Katie Poole-Hussa of Acorn Property Management Successfully managing your own investment properties requires the mindset of a business professional. Without the correct knowledge, it can be easy to lose money, time and sleep by making some common landlord mistakes. I look forward to discussing some practical know-how, leaving our emotions out of rental management, and avoiding the traps that can lead to court. Members $25.00 Non Members $35.00 Register by Monday September 12, 2016 and save $5.00. 1 Continuing Education credit www.rhaoregon.org

Residential Financing Strategies in Today’s Market

Taught by Vince Kingston of Eagle Home Mortgage Whether you are a seasoned investor or just beginning, the primary intent of this class is to provide real-world strategies to effectively leverage today’s guidelines in order to maximize the rate of return while also maximizing financial security and tax advantages. Members $25.00 Non- Members $35.00 Register by Friday September 24, 2016 to Save $5.00

INFORMATION

Taught by Vince Kingston from Eagle Home Mortgage at 3600 SW Hall Blvd, Beaverton, OR 97005

Taught by Vince Kingston from Eagle Home Mortgage

Cliff Hockley, from SperryVanNess/Bluestone & Hockley Insurance Coverage

Taught by John Sage of Stegmann Insurance and President of RHA Oregon Are you at risk? Could you be exposed and not know it? Have you ever wondered what your insurance will and won’t cover? In this class we will discuss insurance coverages and how they work to protect you. We will also discuss risk management and what you do to reduce your exposure to loss. Members $25.00 Non- Members $35.00 Register by Monday October 10, 2016 to Save $5.00

RENTAL ALLIANCE UPDATE SEPTEMBER 2016

When can a landlord raise rent in Oregon? by Cliff Hockley, Bluestone & Hockley Real Estate Services

Many of our readers have expressed confusion over when a landlord can raise rent in Oregon anymore. Specifically, they have asked us for help understanding how month-to-month rent increases should be handled after House Bill 4143 amended the Oregon Landlord Tenant Act.

(b) At any time after the first year of the tenancy without giving the tenant written notice at least 90 days prior to the effective date of the rent increase. (3) The notices required under this section must specify: (a) The amount of the rent increase; (b) The amount of the new rent; and (c) The date on which the increase becomes effective.

The statutory language is not clear. We are left to guess John D. asked, “The new restrictions prohibit a rent if the term ‘the tenancy’ (as highlighted) means the increase within the first 12 months of a month-to- month-to-month tenancy, or the overall tenancy. If it month lease. After the first 12 months have passed, how means the month-to-month tenancy, then Sarah may frequently can I increase rents thereafter?” not increase the rent on her units during the first year Along the same lines, Sarah K. asked, “I usually let my after the month-to-month tenancy begins. leases convert into a month-to-month after one year. After an annual lease converts into a month-to-month, To pre-empt Sarah’s next question, we asked our when can I raise the rent and still be in compliance with attorney if the statute would allow her to increase the the new law? Can I raise it at any time because a year rent effective at the moment the rollover into monthhas gone by or does the clock reset because the lease to-month occurs? defaulted into a month-to-month term?” In this case, the language seemed to lean in Sarah’s favor. To answer these questions, we asked our attorneys, specialists in the Landlord Tenant Act, for some The strong consensus among attorneys (and groups such clarification. as Multifamily NW and the Rental Housing Alliance) is that landlords can set a higher month-to-month rate Though they advised us that the bill placed no restriction via a term renewal offer letter because the renewal offer of how often a landlord can raise rent after the first year imposes the rent increase at the moment the monthof a month-to-month tenancy, which is good news to-month tenancy springs into existence, and therefore for John and others in his situation, Sarah’s question it is not after the month-to-month tenancy begins. brought out the grey area of the recent bill. However, the rent increase must coincide with the first day of the rollover month-to-month tenancy or else Due to the ambiguous language of the bill, the question it will be in violation. A landlord cannot choose the of when to raise rents after an annual lease converts to effective date for the rent increase. If a landlord wants month-to-month is up for interpretation. Therefore, the to raise rent from a fixed term lease at the moment of only way for a landlord to safely interpret the language rollover into a month-to-month lease, the effective date of HB 4143 is to assume that the clock resets upon of the new renewal (or month-to-month) rental rate, rollover into month-to-month. without exception, can only be the day after the lease expiration date. Again, this is because the rent increase Though not directly stated, the language of HB 4143 must coincide with the moment of rollover; once the allows for an argument to be made that a landlord may term lease has already converted to month-to-month, it not increase the rent in a month-to-month rollover is now “during the first year after the month-to-month scenario at all. This is what the statute says: tenancy began,” and therefore no rent increase can (2) If a tenancy is a month-to-month tenancy, the occur for 12 months. landlord may not increase the rent: (a) During the first year after the tenancy begins. (continued on page 7) 6

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www.rhaoregon.org

When can a landlord raise rent in a unit? CONTINUED FROM PAGE 6

Since section (2)(b) requires that landlords issue a written notice of the rent increase at least 90 days prior to the effective date, it’s imperative to also mail all renewal offers 93 full days before the effective date (in order to account for mailing time ORS 90.155.). Day one is the day after mailing, (do not count the mailing date) and the absolute latest that day 93 can be is the lease expiration date. Day 93 cannot be the effective date because at that point, the month-to-month tenancy has already begun.

best. You can additionally post a copy to the door if you want, but mailing is crucial. In addition to timing, landlords must ensure that their rent increase letter clearly states all of the following: • The amount of the rent increase (the notice must actually specify this) • The amount of the new rent • The date on which the increase becomes effective

It’s also important to understand that local ordinances in Portland and Milwaukie have additional requirements that can be complicated. These ordinances impose the same notice requirements on increases in “associated housing costs,” not just rent increases. “Associated housing costs” include things like parking, storage, and flat fee utility charges. If an associated housing cost is being increased by 5% or more in a 12-month period, then all of the same notice requirements apply. So far only Portland and Milwaukie have enacted these ordinances, but other localities may follow. For reference purposes, One very important procedure detail to remember is the 2015 City of Portland Ordinance is 30.01.085 that the letters MUST be mailed, not emailed or posted Portland Renter Additional Protections, and the City of on the door of the tenant’s unit. Milwaukie Ordinance is Ordinance No. 2118. Sarah should mail her notices more than 93 full days before the effective date to be on the safe side. At Bluestone & Hockley, we mail notices 95 days before the effective date just in case there is a mailing problem at USPS. This is important because if Sarah misses the deadline for mailing the renewal offer, she will have permanently extinguished the ability to increase the rent upon rollover into month-to-month and will need to wait another 12 months to raise rent.

This came as news to our reader John D., who lives next door to his tenants and has always physically put letters into their mailboxes. Unfortunately for John, our attorney informed us that posting a renewal offer to a tenant’s door as the sole means of service is not proper service, and to fully comply with the law, John should stamp and mail his letters to be delivered to his next door neighbor tenants. Technically, rent increase notices (and renewal offers) can be handed directly to the tenant, but this is rarely practical, and mailing is

In summary, landlords need to pay attention to the details when considering rent increases. We advise landlords to use a calendar to accurately track the dates for rent increases. Do not assume 30 day months, and be thoughtful, careful and fair.

We would like to thank Anna S. McCormack, Attorney at Law, Warren Allen LLP, for her help with this article.

www.rhaoregon.org

RENTAL ALLIANCE UPDATE SEPTEMBER 2016

President’s Message CONTINUED FROM PAGE 4

involved no matter how small that involvement might be. Remember the expression “The straw that broke the camel’s back”? Well, someone had to place the last straw there, didn’t they?

get involved with RHA Oregon. You can serve on a committee, on the board, or volunteer to help at the office. If you are interested please contact the RHA Oregon Office at 503-254-4723.

So I urge you to get involved. Check out what is going on at the state and local levels of government. A few years from now you may look back on, “A wonderful time that was had by all.” And that time could be the time that you were involved with a wonderful organization. There are many opportunities for you to

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

A special thank you to the 2016 Starry Night Sponsors Acorn Property Management Alita Dougherty Americlean Inc. Bluestone & Hockley/Sperry Van Ness BT Maintenance Services Eagle Home Mortgage From Here 2 There Frost Integrated Pest Management The Garcia Group Goose Hollow Window Company, Inc. Inkberry Printing and Promotional John’s Waterproofing Co Keller Williams Realty- Portland Central Northwest Pest Control O’Meara Inc. ServPro

Portland Tax Company Cindy Robert- Rainmakers LLP Real Estate Roofing Stegmann Agency G & C Distributing Tony Kavanagh Leslie Martinsen Rick Hallman Painting Pyramid Heating & Cooling Y Not Bar & Grill Riverside Golf Broer & Passannante P.S. Warren Allen, LLP NoAppFee Robinson Financial Group RHA Oregon

A big Thank you to all those who donated to the Starry Night Event. This year we earned $2,687.00. RHA Oregon will donate these monies to JOIN-Connecting the Street to a Home in order to sponsor taking one family off of the street and placing them into a home. 8

:RENTAL ALLIANCE UPDATE SEPTEMBER 2016

www.rhaoregon.org

Landlord Safety and Survival Tips by Mr. Landlord

A few months ago, national news headlines highlighted two different realtors (each at separate locations) who were victims of crimes when showing a property. Several landlords share security reminders and safety tips below. This can be a volatile and dangerous business. People become emotional when money is involved or they are losing their home and even otherwise normal people can lose control and do heinous things. Therefore never let your guard down with prospective tenants. And even with long time tenants if things are “going south” or become contentious, be on guard. Realize that you may not even be aware that a long time tenant has anger against you simmering internally, or has unknown drug issues, anything can happen. Be careful around unknown “friends” of tenants...Not saying you have to look for threats under every bush, but be aware of what is going on in your “world” and avoid putting yourself into compromising situations. (I.e. in a back bedroom with two prospects with the door to their back, not yours, hence no escape.) If you have a contentious situation with a tenant it may be best to remove yourself from the equation and let an attorney or others handle it. However - you may not be able to do that. You may have a problem tenant in a multifamily. You can’t ignore the whole property because of one thug who is acting out. Some landlords may not have the funds to hire out their eviction processes. A dangerous tenant can always return after the fact to extract revenge. You just never know. In such situations use video, always have a second person. I have a “dash cam” just like the police. I can park my car facing the area I will be operating in, so if I am attacked it will be on video. I recommend this. Quality cams are under $100. I don’t want to get into the pros or cons of firearm defense here, but if you should choose to carry, you must fully understand your laws and you must train to a point well beyond what most people consider they need. Be aware and stay safe. A second landlord shared the following tips: I am female. When showing a unit to a male, I never enter the unit. I open the door before they get there. I speed dial my office with record of plate number as soon as they arrive. I ask to see their ID and take down their info. I then invite them to go in and look around. I do not enter the unit if I am alone and the applicant is alone. A third landlord shared: People who attack do so often because they see the victim as alone and weak. Don’t be alone. Having a second person--handyman, cousin, brother, work buddy, Army buddy, etc. with you is probably one of the most effective methods of deterring attack. Reprinted with permission from MR. LANDLORD. For a free sample newsletter, call toll-free, 1-800-950-2250, or visit their web site at mrlandlord.com to register to win a free Landlording book.

www.rhaoregon.org

RENTAL ALLIANCE UPDATE SEPTEMBER 2016

Get Involved, Donate! Here are a few items that are needed.

• • • • • • • • • • • • •

Blankets, sleeping bags, tarps Scarves, socks, hats, gloves Towels of any size Backpacks, tote bags, other bags Shampoo, conditioner, soap Books and Magazines Pet food, other pet supplies Over the counter medicines Adult coats and other functional adult clothing Sugar, creamer, peanut butter Lotions, deodorant, razors Cold weather gear First aid supplies

JOIN 1435 NE 81st Ave, Suite 100, Portland OR 97213 10

:RENTAL ALLIANCE UPDATE SEPTEMBER 2016

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Dear Maintenance Men: By Jerry L’Ecuyer & Frank Alvarez Dear Maintenance Men: I am the property supervisor of a large apartment community. We have had a very busy few months and want to reward the maintenance department for being real troopers and for making the leasing staff look good to existing and prospective residents. We want to get them a maintenance related gift or tool as a thank you for their hard work. What would you suggest? Priscilla Dear Priscilla: That is very thought full of you and your leasing staff! However, we would steer away from tools or anything maintenance related as a thank you gift. Chances are there is nothing you can buy that they might not already have. Maintenance Mechanics collect tools like a sommelier collects wine. The best gift is through the Maintenance Mechanics stomach! And we have just the thing for you. We here at the Dear Maintenance Men headquarters like to call it “Lemon Maintenance Cake”. This will be the perfect thank you gift, easy to create by even an inexperienced Kitchen Mechanic, and you and your staff will become the Maintenance Department’s favorite people! Here is what you need: Tools: One glass baking pan 9” x 14”, juicer, grater, mixing bowl, spoon, fork and oven. Material: 16oz box of Betty Crocker White Super Moist Cake Mix 2 lemons 4 eggs ¾ cup cooking oil ¾ cup of water 3oz package of lemon flavored Jell-O

Procedure: Preheat oven to 350 degrees F. Combine all ingredients and mix for four minutes. Pour into a greased and floured 9” x 14” pan. Bake for 35 to 40 minutes at 350 degrees. Remove cake from the oven and with a fork, punch holes across the surface of the cake. (Poke holes with the fork about half an inch apart.) Pour lemon icing over the top of the cake while it is still hot from the oven. Let the icing soak in. Serve: Cut cake into two-inch squares and serve warm or room temperature. Stack on a plate for presentation. Now your maintenance mechanics will fall in love at first bite and the Lemon Maintenance Cake will be more than enough of a thank you for a job well done! A word of caution however, should said lemon cake need to go through the management/leasing office before finding its way to the maintenance department, we suggest you make a decoy “Lemon Leasing Cake” with the above recipe to appease your hard working leasing staff or the maintenance department may never see the cake! Good luck!” with the above recipe to appease your hard working leasing staff or the maintenance department may never see the cake! Good luck! Please call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation, Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA Real Estate lic. #: 01460075 Certified Renovation Company Websites: www.BuffaloMaintenance.com & www.ContactJLE.com or www.Facebook.com/BuffaloMaintenance

Icing: 2 cups sifted powdered sugar, Lemon juice and grated rind of 2 lemons 1 table spoon of water. Combine and stir until well mixed. Use as directed below.

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RENTAL ALLIANCE UPDATE SEPTEMBER 2016

Passion for serving you Collaboration among all team members Specialization exclusively in multifamily

April is

www.fhco.org

Learn more at hfore.com â&#x20AC;¢ (503) 241-5541

:RENTAL ALLIANCE UPDATE SEPTEMBER 2016

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Mind Your Business! Risk Management for Risky Times... by Tia Politi, ROA Board Member, Rental Owner, Lead Property Manager at Acorn Property Management

Running a business is full of risks – kind of like the rest of life. Learning to spot and eliminate them can help you avoid trouble. From my perspective as a property manager (my nickname is, “The Voice of Doom” because I’m always pointing out possible problems to my owners), there are three major categories of risk for landlords – the property, the tenants, and you, the landlord! Property risks run the gamut from the obvious to the barely discernible. Obvious areas of risk would include electrical, heating or plumbing systems in poor condition; windows or doors that don’t open, close, or lock properly; rickety banisters; rotting deck boards; etc. In addition to providing a legally “habitable” property, Oregon landlord Tenant law requires that a rental house be, “…safe and secure for all reasonably intended purposes.” Because your house may be to code for the time it was built, doesn’t make it safe as a rental property. One of the issues I often see in older homes is stair railings or deck railings that have six to nine inches of space between spindles, or fence boards with large gaps. Both of these scenarios could create a risk of injury to a toddler. “Well, my tenants don’t have small children.” You might say. Can you imagine that they have friends who do? Those friends may visit and their child could be hurt. Who will be sued for that? You guessed it! You! A less obvious kind of risk would include tripping hazards. Tripping hazards for city properties include not only your actual property but the sidewalk in front as well. Offsets in your sidewalk of more than ½ an inch are violations of city code and tripping hazards. Don’t wait for a trip and fall followed by an insurance claim. Tenant risks are more difficult to spot. There are people who we refer to as “professional tenants,” they come in many shapes and sizes, and can be a landlord’s worst nightmare. Folks like this can cause trouble in numerous ways, and they often know the law better than you do. They can pressure you to move in before your property is ready then claim you rented www.rhaoregon.org

them substandard housing; sabotage your property, then claim habitability issues; bring in unauthorized people or animals; rent under false pretenses to set up a marijuana grow; and the list goes on. At my last company, we took over management of a property where a tenant had brought in an unauthorized pit bull. The dog ended up biting and disfiguring the face of a neighbor girl who approached him. Our owner’s insurance covered the claim, but it was a painful lesson for the owners who felt terrible about the injury to the girl, and saw their insurance rates skyrocket. An inspection could have revealed the unauthorized animal, but the owners were “too busy” to inspect. How can you minimize the risks in your rental business? The reality is no one can prevent all risk, but you should be proactive. Evaluate your property with a critical eye for safety hazards or hire a professional to do it for you; screen all tenants thoroughly; document the condition of your rental property prior to transferring possession; use all appropriate forms & disclosures; make sure all forms are signed by all parties; inspect regularly; take immediate action when you discover a breach of the rental agreement; don’t allow risky recreational items to be used on your property such as pools or trampolines; insist on screening the animals you allow in to your property; don’t trade work for rent; document every interaction with each of your tenants; and learn and follow Fair Housing practices at all times. Probably the best preventative advice I can offer is to introduce yourself to the neighbors of your properties, share your contact information, and encourage them to call should they see something amiss, or have any problems with your tenants. Nothing can prevent all risk, but take it from the Voice of Doom (and old wives everywhere), an ounce of prevention is worth a pound of cure! This column offers general suggestions only and is no substitute for professional legal advice. Please consult an attorney for advice related to your specific situation.

RENTAL ALLIANCE UPDATE SEPTEMBER 2016

(continued on page 16)

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www.rhaoregon.org

My Top Six Landlord Mistakes by Larry Arth

For apartment owners, managers and investors, if you have not made any mistakes in your managing and investing especially when it comes to being a landlord to tenants you probably have not been in the business that long or made many investments. Learning from your mistakes so you can master your business is the key to your success. You can learn from other people’s mistakes, so I would like to share mistakes that I have either personally made or have watched investor-clients make. Being Too Quick to Fill a Vacancy I often see new landlords and investors fall prey to this one. I, too, many years ago made these bad judgment calls (never again). It is easy to drop your standards when a unit is about to become vacant. Emotions take over and a prospect comes to you waving cash at you. Sure, they do not represent the perfect tenants and their income is lower than you as a landlord might require but they are nice people and they have the cash for the deposit and first month’s rent. Besides, I will start negative cash flow next week if I do not rent to them. Three months later, I struggle to collect rent and month after month is a fight to get paid. I tell myself, “I wish I held out for better tenants.” Like so many others, I have learned it is far better to have a few weeks of vacancy while finding the best tenant than to hurry and rent to a bad apple. Treating Tenants as an Income Source Instead of Valued Customers Having an investment property business and managing tenants as a landlord is no different than any other business. We need to work hard to obtain customers and treat them well so they will return. I was a landlord at the age of 18 and to me then, tenants were my income source. I have since learned this valuable lesson that indeed they

are an integral part of the business and need to be treated as valued customers. I do continue to see investors and landlords treat tenants as an income source instead of a valued customer. Tenants needs to be nurtured so that they feel like valued customers and are willing to return at the time of lease renewal. From failing to clearly define rules and boundaries I have learned that the first week or two of being a landlord and having tenants is when boundaries automatically are set. The big question is, “Who is setting the boundaries?” My experience tells me that when you give them a chance, many tenants will immediately push the boundaries to see what they can get away with, so either you are setting precedents to the rules or they are. I create a list of expectations that is given to them at movein when I do the walk through inspection. This list should outline the parts from the lease on policy and procedures which includes what they do as a tenant and what you do as a landlord. Landlords or Property Managers Trying to Become Friends With Their Tenants I do see a lot of landlords try to be friends with their tenants. You want to like and trust each other but you are in a business relationship and it should stay that way. Developing a close relationship makes it difficult to manage from a logical business person’s perspective. Emotion-based decisions have very little place in running an effective business. Failing to Keep Property Maintained I look at hundreds of properties each year, and I continue to see a large number in disrepair. When talking with sellers the common theme is they want to increase cash flow and do so by ignoring repairs or simply doing inexpensive “bandages” on a property. In reality it creates unhappy tenants who move frequently, which actually results in lower cash flow. (continued on page 16

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RENTAL ALLIANCE UPDATE SEPTEMBER 2016

15 The repairs themselves that get ignored devalue the property. My Top Six Landlord Mistakes CONTINUED FROM PAGE

My experience as an investor and landlord tells me that to maintain maximum cash flow you want to maintain a property in great condition. Missing Opportunities on Multiple-Year Leases As landlords and investors, you all know that tenant turnover is the single largest expense we encounter. You do not have to continue to carry that burden. This is an expense you want to address and fix, not just accept it. I have found great success in offering twoand three-year leases. It immediately goes to identify tenants who want to stay long-term. I have even used escalators to increase rental rates each year. Both ways your cash flow will be more consistent and your tenants who desire to stay will know what the future has in store for them as opposed to wondering what is going to happen on their move-in anniversary. You also want to treat these tenants well so they continue to renew leases.

mistakes you have made or have seen others make. Together we can all do as the book states: we can “Fail Forward.” Reprinted with permission of American Apartment Owners Association offers products and services for landlords related to your rental housing investment, including rental forms, tenant debt collection, tenant background checks, insurance and financing. Find out more at www.joinaaoa.org.

Being a Landlord Instead of Being an Investor This one may be subjective but it comes from my experiences working with hundreds of investors. I find a common denominator separates the most successful investors from the ones who struggle to advance. The most successful investors spend their time investing instead of being landlords. As a licensed real estate broker, I am always asked if I will manage my client’s property. I always state that managing property is a full-time position. To be effective at it, you need to devote full-time attention to it. Perhaps one of the biggest mistakes is trying to be effective as a part-time landlord. “To achieve your dreams you must embrace adversity and make failure a regular part of your life. If you’re not failing, you’re probably not really moving forward.” This is my favorite quote from the book, “Failing Forward: Turning Mistakes into Stepping Stones for Success” by John Maxwell. I invite you to share some (continued on page 17) 16

:RENTAL ALLIANCE UPDATE SEPTEMBER 2016

www.rhaoregon.org

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 meetings are on the 2nd Wednesday of each month at the RHA office located at 10530 NE Weidler, Portland Oregon 97220. 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

For Rent RENT Meeting Space Available

-Are you looking for a great place to have a meeting? -Are you planning an event, but just not sure where to hold it? 935 square feet, audio and video available, small kitchen prep area. Classroom/Banquet tables and chairs. For more information contact: Ami Stevens at 503-407-3663 or RHA Oregon at 503-254-4723 www.rhaoregon.org

RENTAL ALLIANCE UPDATE SEPTEMBER 2016

PREFERRED VENDORS: .

1031 EXCHANGES / REITS TENANCY IN COMMON

ACCOUNTING/BOOKKEEPING

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

Balancing Point, Inc., Sandy Buhite-Landis P.503-659-8803 C.503-504-9466 8189 SE Clackamas Rd., Milwaukie 97267 Email: info@balancingpt.com The Cobalt Group Accounting and Business Consulting 1100 NE 28th Ave., Ste 100 Portland, OR 97232 P.503-239-8432 Email: info@thecobaltgrp.com

NW Exchange Facilitators, Inc., Sloan Kimball P.503-893-9425 Consultation & Facilitator Services Email: sloanenwexchange.com Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake Oswego, OR 97035 rs@peregrineprivatecapital.com

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

Tryon Equities LLC & Rimrock Property Management Michael Templeton P.O. Box 775, Sherwood, OR 97140 Phone 503-713-7291 Email:mtempleton@tryonequities.ccom www.rimrockpropertymanagement.com

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

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

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

APPLICANT SCREENING

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

EMBERSHIP AND ENTOR MEETING

OUR MEMBERS MATTER! • • • •

The Fourth Thursday of the month from 6-9pm Open to the public Mentoring for new and established members Learn more about RHA Oregon and what membership benefits are offered • Refreshments provided

RHA Conference Annex- 10530 NE Weidler, Portland OR, 97220

:RENTAL ALLIANCE UPDATE SEPTEMBER 2016

www.rhaoregon.org

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

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

Certified Carpet Services CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching,repairs and flood service. Email: marksandstrom321@comcast.net

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

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

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: office@halsconstruction.com

ASSOCIATIONS

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

ATTORNEYS

Bittner & Hahs, P.C. Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego, OR 97035 Broer & Passannante, P.S. Mark G Passannante, P.503-294-0910 1001 SW Fifth Ave, Ste. 1220 Portland, OR 97204 Warren Allen LLP 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

CARPET SALES

Certified Carpet Services CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching, repairs & Flood Srvs Email: marksandstrom321@comcast.net Contract Furnishings Mart-Vancouver Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Contract Furnishings Mart-Portland Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Contract Furnishings Mart-Hillsboro Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Contract Furnishings Mart-Tigard Jim Plath P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Contract Furnishings Mart-Clackamas Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 Email: info@cfmfloors.com 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

BASEMENT WATERPROOFING

Contract Furnishings Mart - Gresham Ross Williams P. 503-328-7260 3108 NE 181st Ave., Gresham 97230 www.cfmfloors.com

CARPENTRY & REPAIRS

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

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

CARPET CLEANING

COLLECTION AGENCIES

John’s Waterproofing,

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

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

www.rhaoregon.org

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

CONCRETE

Hal’s Construction, Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213, Oregon City, OR 97045 www.halsconstruction.com Email: office@halsconstruction.com Metro Sidewalk Repair P. 503-875-7900 Concrete Water Proofing, Maintenance & repair and new structure installation

DOORS

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

DUCTLESS HEATING & COOLING

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

ELECTRIC

DeKorte Electric, Inc. DDB# 159954 P.503-288-2211 14865 SW 74th Ave., #170 Tigard, OR 97224 Rental Housing Maint Service CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Email: garyindra@rentalrepairs.com Squires Electric Joe Squires, P. 503-252-1609 657 SE Yamhill St., Portland, OR 97214 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

ESTATE PLANNING

Law Offices of Richard Schneider, LLC P.503-241-1215 2455 NW Marshall St #11 Portland, OR 97210 www.rbsllc.com Northwestern Mutual Financial & Retirement Planning Charlene Quaresma, P.503-421-5058 www.charlenequaresma.nm.com Email: charlene.quaresma@nm.com

EVICTIONS

Action Services Wally Lemke, P.503-244-1226 15 82nd Dr., #20 Gladstone, OR 97027 Your eviction & process Service Specialist Barrister Support Service P.503-246-8934 Evictions, 1st Appearance, Process Serving www.barristersupport.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

RENTAL ALLIANCE UPDATE SEPTEMBER 2016

PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Oregon Legal Assistance Srvs P.503-954-1009, F.971-266-8372 Evictions, small claims and Process Servicing

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

FIRE/WATER DAMAGE RESTORATION Servpro Serving North Portland, Lake Oswego & West Linn P. 503-283-3658 F. 503-444-7130 www.servpronorthportland,com

FIRE SAFETY

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

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 Oâ&#x20AC;&#x2122;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 Contract Furnishings Mart - Gresham Ross Williams, P. 503-328-7260 3108 NE 181st Ave., Gresham 97230 www.cfmfloors.com J & B Hardwood Floors, Inc Jim Cripps, P.503-519-4920 Email: jandbhardwoodfloors@gmail.com Rental Housing Maint Svcs CCB# 163427 Gary Indra, P.503-678-2136 Vinyl, VCT, Ceramic, Hardwood The Floor Store Joe Billarreal, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 Email: joe@floorstoreportland.com

FORMS

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

GENERAL CONTRACTORS

Advanced Construction & Repair CCB#181918 Residential & Light Commerical Remodeling www.advancedconstructionpdx.com Licensed and Bonded, Insured 503-841-1323 Clear Water Construction Services - CCB# 194703 Both Residential & Commercial Service P. 503-974-6654, F. 503-217-0308 Email: daleh@cwcsnw.com Web Site: www.cwcsnw.com 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 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

HAULING

Junk Away Hauling CCB# 177966 P. 503-517-9027 Licensed bonded insured trash outs Email: joejunkaway@gmail.com

HEATING & COOLING

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 Willamette HVAC - CCB#56951 P. 503-259-3200 www.willamettehvac.com Residential, Commercial and oil Service

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

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

AAA Oregon Insurance Agency Home-Auto-Comerical-Life Antoinette (Toni) Bradfield P. 503-219-6260 600 SW Market St., Portland, OR 97201 E-mail: toni.bradfield@aaaoregon.com 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

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

:RENTAL ALLIANCE UPDATE SEPTEMBER 2016

www.rhaoregon.org

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

State Farm Insurance Paul Toole, P.503-655-2206 6105 W ‘A’ St #B West Linn, 97068 Stegmann Agency Farmers Insurance John Sage, Insurance Specialist 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

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

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

PLUMBING/DRAIN CLEANING

INVESTMENT SERVICES

MJ’s Plumbing CCB#36338 Michael LeFever, P. 503.261.9155 1045 NE 79th Portland, OR 97213

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. 503-967-2567 C. 503-975-6047 Email: danielhyde@rekey.com www.rekey.com/portland

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 Lynne Whitney, 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

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

ProDrain & Rooter Svcs Inc West 503.533.0430 East 503.239.3750 Drain Cleaning/Plumbing www.prodrainpdx.com Rental Housing Maint. Svcs CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all Email: garyindra@rentalrepairs.com Soil Solutions Environmental Services Sewer inspection and repair P. 503-234-2118 Email: info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com

PRINTING & PROMOTIONAL PRODUCTS

Inkberry Print & Promotional Logo’d Promotional Products, Signs & More Pamela Maio, P. 503-706-7711 Email: inkberryprinting@comcast.net www.inkberryprinting.com

PROPERTY MANAGERS

PAINT / PAINTING

Acorn Property Management, LLC - PDX Katie Poole-Hussa, Property Manager Office: 971-352-6760 Cell: 541-968-1703 www.acornpm.net

Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Prof. Interior & Exterior painting Email: garyindra@rentalrepairs.com

Action Management Wendi Samperi, P.503-710-0732 Alpine Property Mgmt & Maintenance Tiffany Laviolette, P.503-641-4620 4800 sw Griffith Dr., #209 Beaverton, OR 97005 www.alpinepdx.com

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

Frost Integrated Pest Mgmt P.503-863-0973 Residential.Commercial. Multi Family www.frostpestfreezone.com

Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right Kinetic Properties HONESTY, INTEGRITY, TRANSPARENCY P. 503-305-7204 or 503-305-7365 PO Box 903 Canby OR 97013 www.kineticpropertiesllc.com Micro Property Mgmt. We focus on the small details P.503-473-3742 Email: jeannie@micropropertymgmt.com MLK Property Management & Support Services LLC Management & Consulting Oregon License #200308196 Affordable & Conventional Compliance, Consulting, Staffing & Training Services Phone:503-760-0088 2410 SE 121st, Suite 102, Portland, OR 97216 PropM, Inc Michelle Wrege, P.888-780-2938 Finding Home Owners Qualified Tenants www.propmhomes.com The Garcia Group Ron Garcia, P. 503.595.4747 425 2nd St #230, Lake Oswego, OR 97034 www.GarciaGRP.com Uptown Properties Chris Shepard, P.520-204-6727 2830 NW 29th Portland, 97210 www.uptownpm.com Voss Property Management Richard Voss, P.503-546-7902 6110 N Lombard St. PDX, 97203

RADON

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

REAL ESTATE SALES

Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 97219 Chris Anderson John L. Scott Real Estate P.503-783-2442 Email: chrisanderson@johnlscott.com

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

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

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

Elizabeth Carpenter CRIS Principle Broker P.503-314-6498, F.503-882-8680 Liz@lizcrei.com, www.lizrei.com

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

RENTAL ALLIANCE UPDATE SEPTEMBER 2016

PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Liz Dauw, Summa Realty, Realty Pro STRIPING Phone: (503) 880-5561 Benge Industries Specializing in 1-4 Units, Oregon & Washington Parking Lot Maintenance Services Corey Wilkerson, P.503-803-1950 E-mail: liz@lizdrealtor.com Email: corey@bengeindustries.com blog: www.facebook.com/LizdRealEstate Liz Robinson Real Estate - Windermere Stellar Liz Robinson P. 503-267-7418 Email: lizrobinsonrealestate@windermere.com www.lizrobinsonrealestate.com HFO Investment Real Estate Greg Frick, P.503-241-5541 2424 SE 11th Ave., Portland 97214 www.hfore.com The Garcia Group Ron Garcia, P. 503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239 www.4-homes.com

RESTORATION/RECONSTRUCTION

Servpro Serving North Portland, Lake Oswego & West Linn P.503-283-3658 F. 503-444-7130 www.servpronorthportland.com

Seal Coat Specialties, LLC-OR CCB#197991 WA Seal CSL 882m3 Asphalt maintenance Chuck Jordan, P. 503-914-9837 Email: sealcoatspecialties@hotmail.com

WATERPROOFING / CONCRETE REPAIR D&R Waterproofing, Inc. Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd. Milwaukie, OR 97222 www.drmasonry.com

WINDOWS / STORM WINDOWS

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

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

ROOFING

Good Affordable Roofing Services LLC CCB # 208939 For all things roofs we do it Good & Affordable Call today 971-312-7767 Email: goodaffordableroofingservices@gmail.com www.goodaffordableroofingservice.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 Parking Lot Maintenance Svcs 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 Seal Coat Specialties, LLC-OR CCB#197991 WA Seal CSL 882m3 Asphalt maintenance Chuck Jordan, P.503-914-9837 Email: sealcoatspecialties@hotmail.com

SEWER

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

:RENTAL ALLIANCE UPDATE SEPTEMBER 2016

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

RHA Members, JOIN NEEDS YOU! Join in for the heart warming feeling of helping the homeless. Here’s your opportunity to help with preparing or serving a healthy, nutritious meal to those in need. If you have a spare couple of hours the second Tuesday of the Month we could use you! Serving takes about an hour, and preparing the meal a little more, but it is all worth it. To JOIN in and help, contact Alita at (503)667-9288

www.rhaoregon.org

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

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

10520 NE Weidler Portland, OR 97220

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Vinyl, Laminates and Luxury Vinyl Tile and Plank Available

5628 SE Woodstock, Portland

(503) 408-6488