JANUARY 2015 RHA UPDATE NEWSLETTER

January 2015

A monthly newsletter published by the Rental Housing Alliance Oregon

rha

New Member Orientation And Mentoring Session

est. 1927

www.rhaoregon.org In this issue: Dinner Social

page 3

6 Tips for Screening Pets

page 7 A New Twist On Deposits

page 9 - 10 Red Flags: 5 Warning Signs

page 15 Best and Worst Markets for Vacancies page 18 See Page 7 for more information

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503-771-0554

Dinner Social

Wednesday January 21, 2015 at 6 pm

Table of Contents

Speaker:

Dinner Social |page 3

Steven A. Todd Multnomah County circuit Court Judge Pro Tem Have you ever been in a position where a tenant has left your rental property with an outstanding balance due and after many attempts to collect, you get nothing? Frustrating, Yes! But you do have options.

Have you thought about small claims court? If you have not navigated the small claims system it can be challenging. Come hear Judge Todd explain small claims court and answer your questions about the small claims court system.

When: Where: Time: Price:

Wednesday January 21, 2015 The Monarch Hotel 6:00 PM $29.00 per Person if Registered by January 15, 2015 $34.00 per Person if Registered after January 15, 2015

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

Plated Dinner (Please choose one of the following) London Broil with Pinot Noir Demi-Glase Roasted Garlic Mashed Potatoes and Seasoned Vegetables

President’s Message | page 4 & 6 RHA Mark Your Calendar | page 5 6 Tips For Screening Pets | page 7 Top Rental Forms | page 8 A New Twist On Deposits | page 9 & 10 Commerical Property Winterization | page 11 & 14 Fair Housing Enforcement | page 12 - 13 Simple Ways to Fill Your vacancies, Quickly, Carefully and Intelligently | page 14 & 18 Red Flags: 5 Warning Signs A Good Tenant Is Going Bad | page 15 Electrical Safety | page 17 The Best And Worst Markets for Rents and Vacancies in 2015 | page 18 The Preferred Service Guide | page 19-22

Or

Grilled Salmon with Lemon Butter, Rice Pilaf and Seasoned Vegetables Dinner also Includes: Dinner Rolls and Butter Chef’s Choice Salad

Assorted Mini Desserts, No-Host Bar Directions: FROM DOWNTOWN Portland- take I-84 east toward The Dalles. Take exit 6 and merge onto I-205 south bound. Take exit 14 to Sunnyside Rd. Turn right at SE Sunnyside Rd, go 495 ft., turn left at SE 93rd Ave, Monarch Hotel will be on the left.

FROM WILSONVILLETake I-205 North toward West Linn/Oregon City, take exit 14 to Sunnyside Rd. Turn left at SE Sunnybrook Blvd, turn right at SE 93rd Ave to Monarch Hotel. www.rhaoregon.org

RENTAL ALLIANCE UPDATE - January 2015

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President’s Message January is here already and the start of a new year for all of us. This is the time of year where most of us look back on the past year and reflect on our accomplishments and plan for the coming year. I have been looking forward to the RHA Oregon New Year with excitement. As the President Elect of President John Sage RHA Oregon in 2014, I was on the front lines as we made changes to our organization to get us poised for the future. The amount of time and effort that each of your board members put forth shows their dedication and passion for RHA Oregon and for all of us as rental property owners. When we had our board retreat in November to plan for the coming year, the excitement and passion was a presence that you could feel in the room. This excitement and passion gives me what can only be described as a “Warm and fuzzy feeling for the future”.

As we start the New Year, I am taking over as President of RHA Oregon from President Elizabeth Carpenter. She has done a great job of leading us through a time of change for our organization and I have been privileged to be right there with her to learn and observe. My heartfelt thanks to her for the time and commitment that she has given to RHA Oregon.

The foundation that was laid by her leadership holds great promise for our future growth. Your Board of Directors also bring a wide variety of knowledge, talent, and passion to the table each and every meeting. Their support and commitment will make my job an easy one. Our office staff are knowledgeable, talented and excited about working with our members and board to continue RHA Oregon as a premier organization supporting rental property owners. Thanks to Teresa Carlson, Suzanne Fullerton, and Pam Van Loon for their dedication and work and to Office Manager Cari Pierce.

Cari has already became an invaluable asset to me. Their skills are on display daily at the RHA Oregon office.

So what does the future hold for RHA Oregon? That is the million dollar question and one of the most exciting things about being a part of this organization. We don’t know everything that may be coming our way as rental property owners this next year. Will there be more changes in law that affect how we do business? Will the current laws and rules become clearer in how they are applied? Thankfully, we have someone keeping us informed about what is going on and what could be coming up at the legislature. Of course I’m talking about our lobbyist Cindy Robert. What a great job she does for us throughout the year. Thank you Cindy!!!

RHA Oregon BOARD MEMBERS President John Sage, PH. (503)667-7971 President Elect Ron Garcia, PH. (503)595-4747 Vice President Robin Lashbaugh, PH. (503)805-5993 Treasurer Elaine Elsea, PH. (503)258-0700 Secretary Lynne Whitney, PH. (503)284-5522 RHA Oregon DIRECTORS Katie Pool-Hussa, PH. (503)465-4404 Alita Dougherty, PH. (503)254-4723 Cathy Galuza, PH. (503)888-8830 Dana Brown, PH. (503)740-8432 Jerad Goughnour, PH. (503)303-8545 Jim Herman, PH. (503)-645-8287 Ami Stevens, PH. (503)-407-3663 AJ Shepard, PH. (360)772-6355 Matt Korshoj, PH. (503)822-5539 Mihyun Pratt, PH. (503)969-5412 Phil Owen, PH. PH: (503)-244-7986 RHAOregon OFFICE Monday - Friday * 9:00am - 5:00pm PH: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220

Before I forget, be sure to check out and attend RHA Oregon education classes that are offered several times each month and in several locations for your convenience. Katie Poole-Hussa is taking over as Chair of the education (continued page 6 Since 1927, the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing.

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:RENTAL ALLIANCE UPDATE January 2015

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

Mark your calendar!

RHA Mark Your Calendar

DATE

EVENT

LOCATION

TIME

01/01

Office Closed

RHA Oregon

01/14

Board Meeting

RHA Conference Annex

5:00pm

01/21

Dinner Social

Monarch Hotel

6:00pm

01/22

New Member/Mentor Session

RHA Conference Annex

6:00pm

02/11

Board Meeting

RHA Conference Annex

5:00pm

02/18

Dinner Social

TBD

6:00pm

02/26

New Member/Mentor Session

RHA Conference Annex

6:00pm

INFORMATION

Closed in observence Of New Years Day

See page 3 for more information

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

01/07

CLASSES

LOCATION

TIME

Online Tenant Screening

RHA Conference Annex

11:00am

RHA Conference Annex

6:30pm

WebEx

11:00am

INFORMATION

01/09

Making Your Rental Property Profitable Understanding Your Decision Point Report

01/15

Top 5 Rental Forms

RHA Conference Annex

11:30am

Taught by: Jerad Goughnour of Gateway Property Mgmt LLC 10520 NE Weidler St. Portland, OR 97220

01/15

Mold Class

Standard TV & Appliance

6:30pm

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

01/15/

Understanding Your Decision Point Report

WebEx

7:00pm

01/27

Online Tenant Screening

WebEx

7:00pm

01/27

Making Your Rental Property Profitable

Standard TV & Appliance

6:30pm

02/24

Top 5 Rental Forms

Standard TV & Appliance6:30

01/08

Taught by: Dana Brown of Full Spectrum Residential Services 10520 NE Weidler St., Portland OR 97220

Taught by Dana Brown of Full Spectrum Residential Services 3600 SW Hall Blvd., Beaverton OR 97005 Taught by: Jerad Goughnour of Gateway Property Mgmt LLC

Those with prior registration to the class will be seated first. Walk-ins will only be accommodated once the class has started and if space is available. Registered attendees who arrive 15 minutes after the start of class be aware that your chair may be filled. If you register for a class and then do not cancel at least 48 hours before the class and /or do not show you will be charged for the class

Making Your Rental Property Profitable Dana Brown of Full Spectrum Residential will show you how to improve your financial success in the rental property Industry.

1 Continuing Edudation Credit Available $25.00 Member / $35.00 Non-Member

Register early to receive a $5 discount

Top 5 Rental Forms

It’s extremely important to use up-todate forms that reflect all regulatory changes when placing a tenant and continuing the landlord-tenant relationship. Proper legal forms are more tools in a landlord’s tool bag for effectively maintaining friendly relations with your tenants. This class will cover common uses of the forms, how to fill them out and forms used before, during & post tenancy. $25.00 Member / $35.00 Non-Membert Register early to receive a $5 discount

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

1 Continuing Education Credit Hour $25.00 Member / $35.00 Non-Membert Register early to receive a $5 discount

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

RENTAL ALLIANCE UPDATE - January 2015

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Presidents Message: continued from page 4

2015 RHA Oregon Office Closures Office Hours

Monday - Friday 9 - 5pm Thursday December 25, 2014 - Christmas Day Thursday January 1, 2015 - New Years Day Monday May 25, 2015 - Memorial Day Monday September 7, 2015 - Labor Day Thursday November 26, 2015 - Thanksgiving Day Friday November 27, 2015 Black Friday Friday December 25, 2015 Christmas Day Phone: (503)254-4723 Fax (503) 254-4821 10520 NE Weidler, Portland OR 97220

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:RENTAL ALLIANCE UPDATE January 2015

committee, so I am really excited about what we will be offering for classes in the coming months.

Be sure to check our website, www.rhaoregon.org for class offerings, times and locations.

Not to be missed either is the New Member/Mentor sessions. These sessions are held every fourth Thursday of the month. Do you want to know how to get the most out of your membership? Are you a new rental owner who has questions about being a rental property owner?

Come to our next session on January 22 at RHA Oregon office starting at 6pm.

Well, since my space is limited I will have to wrap this up for now. Just wanted you all (my southern upbringing coming out), to know that I am very grateful to be on the board and working with a great bunch of creative, talented, and passionate people in the coming year.

Sincerely John Sage

www.rhaoregon.org

6 TIPS FOR SCREENING PETS 3) No puppies - must be old enough to be house trained.

4) Must already HAVE animal, this isn't their

opportunity to get one.

5) NO aggressive animals - I don't care what breed,

(as long as my insurance

company does not prohibit

them) but if they growl or lip

curl or require their owners to keep a tight hand on them

when we meet them - no. I want big galumpy labs and such not guard dogs. If we can't walk up to a dog and, play with it, it's not a candidate.

6) Name and phone number of vet required. People without vets aren't taking care of their animals.

In some areas of the country, as much as 70% (or more) of renters have pets! Many landlords have adapted and now accept pets and charge more rent and registration fees that have greatly increased their cash flow (Oregon Landlord Tenant Act allows for add’l rent for keeping a pet and add’l deposit for keeping a pet, (NO PET FEES). One landlord even shared that he LOVES pets and is now giving extra points at screening for those WITH animals. Another landlord shared their policies below regarding pets: 1) Our ads read "Pet Friendly to Friendly Pets, subject to approval."

2) Prospective pet must be spayed or neutered, NO exceptions ever.

The above tips are shared by regular contributors to the popular MrLandlord.com Q&A forum, by real estate authors and by Jeffrey Taylor, Founder@Mrlandlord.com. To receive a free sample of Mr. Landlord newsletter, call 1-800-950-2250 or visit their informative

RHA Oregon entors

• Are you a member of RHA Oregon? Are you interested in knowing what RHA Oregon is all about?

• Thinking about becoming a member?

• Have landlord questions?

• Come speak to some experienced landlords and learn more about an RHA Membership

Our Members Matter COME JOIN US! NEW MEMBER ORIENTATION AND MENTORING SESSION

www.rhaoregon.org

Refreshments Offered Thursday January 22, 2015 from 6-8pm RHA Oregon Conference Annex 10520 NE Weidler Portland OR 97220.

RENTAL ALLIANCE UPDATE - January 2015

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Top Rental Forms Taught by: Jerad Goughnour

Landlords and property management companies are subject to a plethora of complex laws and regulations, which change often and affect the many forms used in property management. Recent examples of changes include the Screening Guidelines, Rental Agreement, and the Notice of Noncompliance Fees, which have staggered implementation dates.

To comply with these laws, it’s extremely important to use up-to-date forms that reflect all regulatory changes when placing a tenant and continuing the landlordtenant relationship.

I use the property management forms from the Rental Housing Alliance Oregon via the Internet-based Rentegration. Because, these forms are always up-todate, and state-specific, I feel protected, my clients are protected, as are their tenants and our property management company, is protected from missing any important legal and regulatory changes.

Proper legal forms are more tools in a landlords tool bag for effectively maintaining friendly relations with your tenants. Too often, landlord-tenant disputes arise because there was no written agreement and the parties wind up in eviction court, becoming a matter of one person's word against the others. Rental House Alliance Oregon offers updated landlord and tenant packages and individual forms to cover all residential and commercial rental property needs. The forms are state-specific and regularly updated by attorneys to comply with state landlord tenant statutes.

Please join Jerad Goughnour, a Rental Housing Alliance Oregon Director and Property Manager, on January 15th at the RHA Oregon Conference Annex and February 24th at Standard TV & Appliance in Beaverton as he instructs on some of the form updates, common uses for such forms, and how to fill in the blanks. Forms for before, during, and post tenancy will be discussed. Contact the RHA Oregon office now to register!

Interested in knowing what is going on with Rental Housing Alliance Oregon?

You are invited to attend our monthly board meetings. Please come and see what is happening! 2nd Wednesday of every month at 5pm.

Call RHA at 503/254-4723 to let us know that you will be there.

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:RENTAL ALLIANCE UPDATE January 2015

Donation Needs Blankets Deodorant Razors Sleeping Bags Tarps Medium size cardboard boxes Socks Hats Gloves Adult Coats (other cold weather gear) Sugar Creamer Peanut Butter Individual sized Shampoo, Conditioner & Lotion

Where and how do I donate items to JOIN? You are welcome to bring donated items to our day center, located at 1435 NE 81st Ave., Suite 100 Portland OR 97213 Hours: 10am - 3pm Monday through Friday or bring to RHA Office

24-HOUR ONLINE TENANT SCREENING Now featuring DECISION POINTscored reports for Landlords • CREDIT REPORTS • TENANT PERFORMANCE • CRIMINAL HISTORY • SOCIAL SECURITY VERIFICATION • FULL SERVICE REPORTS YOUR RHAOregon MEMBERSHIP PAYS FOR ITSELF WITH LOW PRICED TENANT SCREENING REPORTS AND 6O% OFF REGULAR FORM PRICES. This is a RHAOregon member’s only benefit!

Attend one FREE hour-long class conducted by a credit reporting agency representative at the RHAOregon office and you will be able to retrieve reports on your home computer in minutes

Visit www.rhaoregon.org or call (503)254‐4723 for details! www.rhaoregon.org

A “New” Twist on Deposits

By Robert L. Cain- Rental Property Reporter

It is axiomatic that we collect security deposits from new tenants. We do that so we are protected against any number of tenant activities or lack of activities, such as paying rent, so we don’t lose money. It’s just good business.

But a security deposit only makes it a break-even event.

What if we could actually come out ahead, even just a little? That might make collecting security and other deposits a profit center. What I’m about to suggest is all legal and ethical and shows tenants we run a wellorganized business.

Here are five things to do to come out on the plus side with deposits.

1. Deposit all security deposits in an interest-bearing account. You keep the interest. Some states require that you deposit security deposit money separately from operating and rent money.

But too many times landlords don’t think of a way to make this work for them. Put the money in an account that earns the highest interest rate possible. With today’s interest rates, that “highest interest rate possible” might be .5 percent, but why not?

2. Take deposits to hold units. You undertake a number of responsibilities when you do that, but it is legal and helpful to both you and applicants. You can have consistently full units and the applicant will get the unit he or she wants.

Even so, when you accept deposits for holding a unit, you undertake four legal and ethical responsibilities. a. You must provide a written statement detailing the terms of the agreement and a receipt for the money, plus the conditions for your refunding or retaining the deposit b. If the applicant rents from you, either apply the (continued on page 10) www.rhaoregon.org

RENTAL ALLIANCE UPDATE - January 2015

9

A “New” Twist On Deposits continued from page 9

The essential thing to do here is attach the price sheet to the security deposit form and receipt, and then remind the tenant of the price list when he or she gives notice to move.

4. Make sure that all deposits are “deposits,” not

“fees.” If you collect a fee that is all you can collect.

Numerous courts have ruled and many state laws include definitions that fees are full payment for a 3. Create a price list for all damages to a unit, amounts service. A deposit, however, is just that. If it pays for that will be deducted from the security deposit. the damage, fine. But if it doesn’t, you can go back for Build in a profit. The late more.

Chris Wales, a Spokane,

5. Match the deposit to the

Washington, landlord gave me tenant’s rental history. You this, something I thought was have to forewarn each applicant, a terrific idea. The figures of course, but if you have a

here are his and over 20 years marginal tenant, you can charge old (he gave me the list when I a higher deposit than someone was doing seminars in with a sterling rental history.

Spokane some 20 years ago), Figure out in advance an so updating to current costs is objective standard for in order calculating the higher deposit to avoid Fair Housing General Cleaning: complaints; then put something in a warning on $25.00 per hour plus supplies and mileage your rental policies and standards.

Repairs: $30.00 per hour plus supplies and mileage The following is something to think about: Carpet Cleaning: $0.16 per square foot, plus mileage No late rent payments or damage reports: $500 Painting: Late rent payments to previous landlords: $50 for each $60.00 per room, plus mileage. Adjusted down one- occurrence fourth for each year since the room painted. (For Damage to properties: $250 extra long-term tenants, you might want to forget about Eviction: one month’s rent (of course, nothing says you this one since you will probably repaint the interior have to even consider an applicant with an eviction.) during the tenancy as a thanks for being a valued A security deposit is to protect our bottom lines. If we can customer for so long.) build in the opportunity to come out ahead, even a little, Yard work: by collecting them and other deposits, then it is just good $25.00 per hour plus mileage and dump charges business sense. Disclosing we operate to applicants is Keys: also good business because it shows tenants that we run a $25.00 per lock plus $2.50 per key well-organized business. That’s a plus to good tenants and Light Bulbs: something that may send less-than-good tenants off to a $2.50 each landlord who isn’t so diligent.

I was particularly intrigued with charging for light Some 30 years ago Bob Cain went to a no-money-down seminar and bulbs. How many times have you gone into a recently got the notion that owning rental property would be just the best vacated unit only to discover the previous tenant had idea there is for making money. He bought some. Trouble was, what he learned at the seminar didn’t tell him how to make money on his absconded with every light bulb in the place? I believe that rental property. He went looking for help in the form of a magazine or newsletter about the business. He couldn't find any. new fluorescent bulbs cost at least $2.50 each at a local supermarket, so having to replace a houseful is not only costly but a needless expense. deposit towards rent or total monies due at move in or refund it. c. If the applicant changes his mind about renting from you, you get to keep the money. d. If you change your mind or cannot provide a unit within the time allotted in the deposit agreement, you must refund the money.

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:RENTAL ALLIANCE UPDATE January 2015

www.rhaoregon.org

(continued on page 11)

Commercial Property Winterization - How to prevent winter emergencies The Real Deal: a worst-case scenario It was cold, really cold. Let’s just say that it was below freezing. News reports had been reporting for hours that the roads were icy and that everyone would be better off staying home.

Our property managers and maintenance team had been preparing for days for this cold snap. Property inspections had been scheduled to make sure that all rented and vacant commercial spaces we managed would be weatherized. Nevertheless we had a few problems.

First off, the ice storm downed tree branches and trees.

This meant that many of our buildings lost power (and no power means no heat and a higher likelihood of frozen pipes). At one of our smaller two-story buildings the waterlines in the attic were not insulated and broke.

When the thaw came a couple of days later, water was everywhere and we had to relocate a couple of tenants for a week until we dried things out.

Finally, to add insult to injury, a riser froze in the sprinkler room of one of our retail strip shopping centers. When that began to thaw out we had a huge problem with flooding and no fire protection. The Fire Marshal learned about this (because an electronic monitoring alarm went off) and insisted that we post a 24-hour fire watch.

Did I mention that these events occurred after we prepared all of our properties for the cold snap and went through our checklist ahead of time?

Before the Storm For reference, I have summarized that checklist for use at your properties.

Winterization Checklist • Fire sprinkler systems: o Dry systems: check operation of air compressors/ gauges and verify the system is completely drained down. Note: if a water flow fire alarm is received on a dry system and not due to an actual www.rhaoregon.org

fire, the water flow is oftentimes caused by a compressor failure and therefore the system will need to be drained down once the compressor is repaired or replaced. o Wet sprinkler systems: check to ensure they have antifreeze in them.

• Vacant tenant spaces: o Those with operable HVAC systems: set the

thermometer to at least 40 degrees. o Those without operable HVAC systems: provide space heaters to maintain a temperature of at least 40 degrees.

• Fire riser/valve rooms: verify that the heat is turned on to at least 40 degrees to prevent freezing pipes.

• Irrigation system: verify that the landscape

contractor has fully drained down the system to prevent freezing pipes.

• Exterior water faucets (hose bibs): shut off the water source, drain and cover with insulated covers.

• Basement crawl spaces: inspect to ensure exposed domestic water lines are insulated to prevent freezing. Close any openings exposed to the outside, consider insulation, and/or a heat source.

• Canopy/soffit crawl spaces: inspect to ensure that exposed domestic water lines are insulated to prevent freezing. Close any openings exposed to the outside, consider insulation, and/or a heat source. Refer to the above regarding canopy fire sprinklers.

• Snow plowing/sanding/shoveling/de-icing service: contact the landscaping and/or parking lot sweeping companies to arrange for sidewalk, parking lot and drive lane snow services. Define the scope/level of service ahead of time and arrange for auto (continued page 14) RENTAL ALLIANCE UPDATE - January 2015

11

FAIR HOUSING ENFORCEMENT

By Jo Becker, Education/Outreach Specialist, Fair Housing Council of Oregon

When I’m out in the field teaching fair housing classes I’m often asked what the consequences of a fair housing violation is. Following is a primer on the subject. You can get a visual perspective on the process by viewing our Enforcement Flow Chart at www.FHCO.org/pdfs/ EnfFlowChart.pdf but following is a more detailed outline.

The federal Fair Housing Act makes any denial of or differential treatment in housing based on the following protected classes illegal: race, color, national origin, religion, sex, familial status (children) and disability. Oregon law also prohibits discrimination based on marital status, (legal) source of income (including, now Section 8 and other housing subsidies), and sexual orientation and gender identity.

(Visit FHCO.org for further information on the area you live or own properties.)

It should be noted that one need not intend to discriminate for their words, actions, or advertising to have an illegally discriminatory affect. That is, effect not intention is the barometer in a fair housing case.

How is the Fair Housing Act Enforced?

Often the Fair Housing Council of Oregon (FHCO) is the first line of defense. We receive fair housing-related inquiries and complaints from across the state. Each call is processed and assistance provided whenever and wherever possible. We offer information and referral to appropriate resources if an inquiry is not related to fair housing.

As a private nonprofit, we serve as a fair housing resource in Oregon, but we are not an enforcement agency, per se. If an inquiry appears to be a bona fide allegation of fair housing discrimination, we assist in whatever way the inquirer desires. We might help mediate the issue or contact the housing provider to advocate on the individual’s behalf; we may help the victim file a formal

complaint or conduct an investigation using witness interviews, testing, etc.

Testing is a nationally recognized and court-tested practice aimed at identifying whether or not illegal housing discrimination has occurred. Both complaintbased and audit testing is done by FHCO. Testing is used to identify the business practices (of a company, an individual, etc.) and whether or not these practices constitute a violation of the laws.

Other enforcement-related activities may involve filing a complaint with a regulatory agency; either on our own behalf or in assisting a housing consumer who claims a fair housing violation has been committed against them. At times, we also file lawsuits with private attorneys.

That said, more than 75% of the bona fide fair housing complaints we receive annually are resolved informally and never make it to the formal complaint process.

What Happens After a Complaint or Lawsuit is Filed?

Fair housing complaints can be filed with the Dept. of Housing and Urban Development (HUD) or a state agency such as the Bureau of Labor and Industries (BOLI) in Oregon. A complainant has up to one year from the date of the last alleged incident of illegal discrimination to file a claim. Alternatively, one may file a suit in court up to two years after the last incident.

If filed with a government agency, that office (HUD or BOLI) will initiate an investigation to determine if there is evidence of illegal discrimination or will attempt to conciliate the complaint with the parties involved. If conciliation fails, the agency will move to determine whether or not “reasonable cause” exists to believe that fair housing laws have been violated..

If the government agency finds “no reasonable cause,” the complaint is dismissed. However, if evidence of a violation is found, a hearing will be scheduled before an (continued page 13)

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:RENTAL ALLIANCE UPDATE January 2015

www.rhaoregon.org

Fair Housing Enforcement continued from page 12

Administrative Law Judge (ALJ). If either party elects to proceed with the case in federal court, then either the U.S. Dept. of Justice (DOJ) or the state attorney general will represent the case on behalf of the regulatory body. The decisions of the ALJ or the federal district court are subject to review by the U.S. Court of Appeals.

If the complainant prevails in the case, s/he may be awarded compensatory damages. These can include any out-of-pocket costs the complainant spent while obtaining alternative housing and any additional costs, including rent, associated with that housing. Emotional distress damages for such things as humiliation, mental anguish or other psychological injuries may be levied and are in addition to out-of-pocket losses.

In cases tried before an ALJ, a civil penalty of up to $16,000 may be imposed for a first violation up to $65,000 for a third violation. If the case is brought by the DOJ, civil penalties can be as high as $100,000.

When heard in federal court, punitive damages may be awarded. These do not reimburse the plaintiff for losses actually suffered; instead, they punish the wrongdoer. Punitive damages are awarded only if the plaintiff shows the defendant’s conduct was “willful, wanton, or malicious” specifically motivated by an intent to exclude the plaintiff for illegally discriminatory reasons.

Attorney’s fees may be awarded to the prevailing party. In addition, courts may issue injunctions if they feel prompt action is necessary to prevent immediate and irreparable harm.

In cases involving illegal discrimination in home mortgage loans or home improvement loans, a suit may be filed under both the Fair Housing Act and / or the Equal Credit Opportunity Act. In this case, additional agencies may be involved.

2143 NE Broadway St Portland, OR 97232 Office: 503-281-1172 Cell: 503-314-6498 Email: liz@lizcrei.com www.lizcrei.com

Real Estate Services

If you have questions about fair housing law, please consider us a resource and let us know! You may want to start on our website where we have not only the Enforcement Flow Chart posted but also an entire page with tons of resource documents and links just for housing providers like yourself. www.rhaoregon.org

RENTAL ALLIANCE UPDATE - January 2015

13

Commercial Property continued from page 11

deployment.

• Store snow shovels, a supply of granular de-icer and a spreader onsite so that the maintenance staff is able to clear snow on the sidewalks.

• Roof drains/downspouts: ensure that roof drains

and downspouts are clear and in working order so that snow melt is able to appropriately drain from the roofs.

• Disconnect all outside hoses: anytime outside

weather is freezing all hoses on the outside of the building should be disconnected.

How to Respond Once the snow and ice hits, tenants may be calling to report broken pipes, property conditions and other issues. It is important to have an office open and staff on standby to receive those calls and coordinate additional services. Verify that your snow service vendor has in fact dispatched a crew to your property. Maintenance staff needs to be pre-positioned with snow blowers, chainsaws and vehicles with studded tires allowing them to travel to properties so they can provide the required service. You may want to consider having a supply of sleeve clamps or “Shark Bite” couplings on hand for repairing pipe breaks in addition to a heat gun to melt frozen pipes.

If the snow is very heavy and icy crews need to be dispatched to clear the snow from buildings with flat roofs, in particular the drains need to be cleared so the water can drain off the roof as the snow melts instead of leaking into the tenant spaces. This is important because the weight of snow and ice can stress the roofs and cause them to cave in. Additionally, you also need to keep the air handlers clear of snow. If snow blocks the air flow it stresses the compressors and then you can’t generate heat either.

Preparation Preparation is the name of the game. The more you inspect, plan and prepare for catastrophe the more likely it is that you and your properties will survive them with minimal damage.

Make sure your documentation is well organized with property maps, and the locations of water shut offs and roof drains are easily available for you and your staff to access. Also, make sure to have 24-hour maintenance staff, plumbers, electricians and emergency response contractors’ phone numbers in your cell phones to speed up your response. Finally, you will need easy access to your property insurance agents just in case you

have a loss and need repair approvals and checks right away.

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

SIMPLE WAYS TO FILL YOUR VACANCIES QUICKLY, CAREFULLY AND INTELLIGENTLY by Marc Courtenay of PropertyManager.com, a Service of AppFolio

Vacancies can come up at the most unexpected times. The end of a year, even though it’s a holiday season, is no exception.

Neither are the early months of winter when fewer moves occur.

That’s why property managers need multiple ways to attract new residents that work all year round. It’s also effective to have many clever methods that will fill vacancies as quickly as possible.

Last year I began an ongoing series of articles on this topic.

The response from readers has been encouraging, which led to an article where I shared property managers’ secrets for filling vacancies.

Before I add to your “arsenal” on this subject I want to normalize the fact that finding effective ways to keep our rental units filled doesn’t come naturally. Filling apartments is actually an acquired skill which requires regular updating.

Veteran property managers use a “shotgun” approach towards marketing their rentals. They use an array of media, methods, and techniques, knowing that one of them will pay off just in the nick of time.

Since resident turnover is a property owner’s biggest expense, the best way of keeping your cash flow steady is to do all to influence residents to stay put. Treat them the way you want to be treated.

If you’re responding to your maintenance calls promptly, if your staff is courteous, if your buildings are uplifting, if your rental prices are competitive, you’re bound to have fewer turnovers.

Yet even when we screen for residents who are longer-term (continued page 18)

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:RENTAL ALLIANCE UPDATE January 2015

www.rhaoregon.org

Red Flags: 5 Warning Signs a Good Tenant is Going Bad

By The American Apartment Owners Association

YOU’VE DONE ALL THE RIGHT THINGS — SCREENED YOUR TENANT WELL, CREATED AND SIGNED A COMPREHENSIVE CONTRACT AND MET ALL YOUR RESPONSIBILITIES AS A LANDLORD, BUT WHAT HAPPENS WHEN A PREVIOUSLY GOOD TENANT GOES ROGUE? HERE ARE SOME WARNING SIGNS THAT YOUR TENANT MAY HAVE TROUBLE AHEAD AND WHAT YOU CAN DO TO PROTECT YOURSELF OR MINIMIZE YOUR RISK. 1. A TURBULENT ROMANTIC LIFE: While your tenant has every right to privacy, a string of overnight guests can spell trouble down the road.

If your tenant is sharing the keys to the property, another adult will have access to your building — an adult you have not screened or even met. People meet, fall in love and decide to live together everyday, and that’s a great thing but it can spell trouble for your property.

Most tenants won’t realize that they have an obligation to let you know that they have moved another person onto your property. If you have a good lease, there is likely a requirement that you be informed of all new tenants. Check your lease and proceed from there to ward off any potential problems.

2. A NEW ARRIVAL OF THE PET VARIETY: Your tenant’s tired old Basset Hound passed away, and after a period of grieving, a new puppy has been chosen. The problem here lies with breed and activity level. If you approved an older, sedate, non-threatening breed, you have the right to know that a new pet has been purchased, and what to expect from that new animal. Your lease should specify the pet that was allowed, and if a new pet has been acquired, it will need to meet your guidelines. Admire the puppy, but check your lease and make sure you ask some questions about his parentage and where he’ll be living during the day.

3. YOUR TENANT IS MOVING ON: Rental properties are transient residences, but even the best tenant can fall short of funds or lose track of time when they are moving from one place to another. While most move-outs go smoothly, some tenants can adopt a “nothing to lose” attitude as the big day approaches. If you’ve got a tenant who is planning to move, keep a closer eye on the situation than you normally www.rhaoregon.org

would, just to be sure you are paid in full and that the property is left in acceptable condition.

4. TROUBLE IN PARADISE: Having a new boyfriend or girlfriend move in can be a red flag — but so can a spouse or significant other who is on the way out. Shouting matches, frequent reports of trouble by other neighbors and other displays of a relationship in trouble should be a red flag for you as well. You face two potential problems when a relationship is on the rocks — damage to your property and a loss of tenant income. If the breadwinner moves out — or even if the person paying half of the rent moves on, the remaining tenant will struggle to pay the bills. Make sure you know who is living in the property and be aware of any unexpected move outs or departures.

5. FINANCIAL CRISIS SETS IN: If your tenant is facing some financial stress that is not impacting his ability to pay the rent, you should still keep a closer eye on the situation. People who are repeatedly having issues paying the utilities or experiencing cutoffs are living very close to the edge, and a single misstep could result in the rent not being paid. If you notice that you often have utility workers in and out of a unit on a monthly basis, they may be turning off and restoring services and signifying that a problem lies ahead. While you may not be able to ward off every problem, as much advanced notice as possible will help you protect your property and your investment. If you do notice one or more of these warning signs, simply being more aware of the property and making sure that the lease and property rules are being followed may ward off a problem or give you peace of mind.

The American Apartment Owners Association, serving landlords, property managers, and real estate agents nationwide, offers discounts on products and services for all your property management needs including tenant screening and landlord forms. To learn more about these services, their national vendor directory, and more, visit www.AAOA.com or call 866-579AAOA. 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.

RENTAL ALLIANCE UPDATE - January 2015

15

Opportunities Available RHA Oregon LIST OF COMMITTEES Building

RHA Oregon LOBBYIST

Cindy Robert, PH: 503-260-3431

Cari Pierce, Office Manager cari@rhaoregon.org

Legislative

Chair: Phil Owen, PH: 503-244-7986

RHA Oregon OFFICE TEAM

Chair: Phil Owen, PH: 503-244-7986

Community Relations/Donations Membership Chair: Tony Kavanagh, PH: 503-522-4474

Chair: Elizabeth Carpenter, PH: 503-314-6498

Pam VanLoon, Bookkeeper Pamv@rhaoregon.org Teresa Carlson, Member Svcs Teresa@rhaoregon.org

Dinner/Program

Office

Suzanne Fullerton, Member Svcs Asst. Suzanne@rhaoregon.org

Chair: Lynne Whitney, PH: 503-284-5522

Chair: Robin Lashbaugh, PH: 503-760-7171

Education

Government Relations

Chair: Katie Poole-Hussa PH: (503)465-4404

Chair: Phil Owen, PH: 503-244-7986 Gresham Liaison: Jim Herman, PH: 503-645-8287

Forms

Chair: Mark Passannante, PH: 503-294-0910

Marketing

Chair: Ami Stevens, PH: 503-407-3663

House

Chair: Robin Lashbaugh, PH: 503-760-7171

COME JOIN A GREAT ORGANIZATION! • • • • •

Legislative Representation Supporters of Fair Housing Education/ Seminars Up-to-date Law Information Attorney Drawn Forms

• Tenant ScreeningForms StoreHard Copy • Online Forms- Download • Phone Orders Welcome • Walk-in, Office open 9-5

Since 1927 the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing.

10520 NE Weidler Portland OR 97220 P: 503/254-4723 F:503/254-4821 16

:RENTAL ALLIANCE UPDATE January 2015

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www.rhaoregon.org

RENTAL ALLIANCE UPDATE - January 2015

17

The Best (and Worst) Markets for Rents and Vacancies in 2015 By: Laura McNulty of Multifamily Executive

New data from Reis predicts the top 5 and bottom 5 metros for vacancy and rent increases in 2015.

With the homeownership rate staying historically low, multifamily demand across the country remains high and rents are continuing to rise.

Many recent reports have predicted 2015 to be a big year for homebuyers, particularly in the first-time buyer segment, citing the growing rental unaffordability as a contributing factor. As 2015 gets underway, these metros will be ones to watch.

Asking rent is expected to increase an average of 3.3 percent nationwide next year, which is generally consistent with 2014 numbers, according to marketresearch firm Reis. This figure outstrips both overall inflation, projected to be between 1.6 percent and 2 percent, and salary increases, which Mercer forecasts at 3 percent.

2015 VACANCY RATES Top 5 Metros: Sacramento 2.2% Rochester 2.6% Providence 2.8% Ventura County 2.8% San Bernardino/ Riverside 2.8%

Despite the generally high demand, some markets reflect a possible concern of oversupply, with vacancy rates forecast to reach upwards of 7 percent. One state not feeling the crunch of a renter’s market? California, which is predicted to have not only three of the five metros with the highest asking rent increases, but three of the five metros with the lowest vacancy rates as well.

Bottom 5 Metros: Charleston 7.4% Birmingham 7.6% District of Columbia 7.6% Raleigh-Durham 7.8% Memphis 8.9%

2015 ASKING RENT CHANGES Top 5 Metros: Bottom 5 Metros: San Jose 4.9% Westchester 2% San Francisco 4.8% Fairfield County 2% Denver 4.7% Albuquerque 2% Seattle 4.5% Little Rock 1.7% Oakland-East Bay 4.5% Chattanooga 1.7%

Simple Ways (continued from page 14

“settlers”, we still have those unexpected vacancies. That’s why I suggest you building a “waiting list” even when your units are filled.

Offer a token gift if prospects will leave their name and contact information to be notified about future vacancies.

When you inevitably contact them be prepared to offer an incentive to move in.

Since you’re going through the effort to build a waiting list you’re wise to fill it with prescreened applicants with strong credit histories and positive reputations.

Regularly adding new names of qualified candidates will pay big dividends by cutting the turnaround time to find occupants fast.

Here are a few more ideas for filling your vacancies as quickly as possible.

1. Gather contact information on local churches and synagogues. Ask for the name of the secretary or director of services. When vacancies arise email them pertinent information useful to their congregants.

2. Do you have a local Housing Authority in your 18

:RENTAL ALLIANCE UPDATE January 2015

community? If so discover how you can serve their housing needs. Ask them for their suggestions on how you can be a source of help.

3. Create your own list of reliable current residents with whom you’ve built strong relationships. Ask for their help in finding more people like them to be their neighbors. Residents feel respected when you offer them the chance to bring in referrals. A “thank you” gift is smart too.

Make sure you have a strong social media presence. Now’s a good time to read the article I wrote about getting “Yelp” for your property management business.

Those who master the art of filling vacancies fast are always updating their skills. Make it a New Year’s resolution to do this and the results will go straight to your business’s bottom line.

AppFolio provides web-based property management software that allows residential property managers to more effectively market, manage and grow their business. AppFolio’s software solution includes complete accounting functionality, integrated marketing, resident screening, online payments and property management.

AppFolio is committed to industry education and is the provider of PropertyManager.com and GreenPropertyManagement.com-two online education resources for property managers. To learn more, please www.rhaoregon.org

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

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

Portland Tax Co. Full Service Tax and Accounting Phone: 503-258-0700 Fax: 503-256-1527

ADVERTISING / MARKETING Rental Housing Journal P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.com

Oregonian Media Group David Sandvig, P.503-221-8417 1500 SW 1srt Ave., Ste 500, Portland 97201 dsandvig@oregonian.com www.oregonianlive.com Zillow.Inc Find your next tenant 1301 2nd Ave., Seattle, WA 97101 www.zillow.com

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

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.800-827-3130 www,complete-screen.com info@complete-screen.com National Tenant Network Marcia Gohman P.503-635-1118, F.503-635-9392 P.O. Box 21027, Keizer 97303 www.ntnonline.com Prospective RentersVerificationService Charlie Kamerman P.503-655-0888, F.503-655-0900

TrueSource Screening, LLC David Mustard P.888.546-3588, F.888-546-3588 www.truesourcescreening.com

CARPET CLEANING

ASPHALT PAVING

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

CCB#34434

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 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 Murphy Law Group P.C. Always representing ONLY landlords Tim Murphy P.503-550-4894 621 SW Morrison St. Ste 1225 Portland,97204

BASEMENT WATERPROOFING John’s Waterproofing,

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

CARPENTRY & REPAIRS

Eaton General Construction CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists email: gandgconstruction@me.com

Americlean Inc., Since 1972 We are very good at what we do, Frank Porter, P.503-771-0554 info@iloveamericlean.com www.iloveamericlean.com Dura Clean Carpet Cleaning Upholstery, Pet Odor Removal, Flood Service P.503-914-8785 F,503-372-9163 www.duracleanllc.com dura-clean@comcast.net O’Meara Carpet Cleaning P.503-538-1983, 503-620-5005 Cleaning, Pet Odor

CARPET SALES

Contract Furnishings Mart Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com The Floor Store Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 ted@floorstoreportland.com

CLEANING SERVICE

Americlean Inc., Since 1972 Complete Move-in / Move-Out Srvs Frank Porter, P.503-771-0554 info@iloveamericlean.com’ www.iloveamericlean.com

COLLECTION AGENCIES

Anderson & Associates Credit Services, LLC P.503-293-5400, F.503-813-2159 P.O. Box 230286, Portland, 97281 andersoncollectionagency@gmail.om National Credit Systems, Inc. Mary Bass Regional Sales Director P. 1-800-530-2797

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

www.rhaoregon.org

RENTAL ALLIANCE UPDATE - January 2015

19

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

COMMUNICATIONS

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

CONCRETE

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

CCB# 34434

DOORS

Goose Hollow Window Co Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com Goosehwc.com Energy Trust Trade Ally DeKorte Electric, Inc. P.503-288-2211 5331 SW Macadam #258-113 Portland, OR 97239

Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com

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

Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com

1031 EXCHANGES / REITS TENANCY IN COMMON

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

ELECTRIC

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

CCB# 53631

CCB# 159954

Freeman Electric P.503-803-6859 Call for RHA Member Discount

CB#61648

Portland General Electric Anne Snyder-Grassmann P503-464-7534 1215 SW Salmon, Pdx 97204 Rental Housing Maint Service CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com Squires Electric Joe Squires Phone: 503-252-1609 1001 SE Division St., #1 Portland, OR 97202 www.SquiresElectric.com

ESTATE PLANNING

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

EVICTIONS

Action Services Wally Lemke, P.503-244-1226 6400 SE Lake Rd, Portland, 97222 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

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

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

Banner Bank NMLS 120713 Residential Commercial Investment Financing Matt Schiefer P.360-259-6990 mschiefer@bannerbank.com Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 steve.mozinski@chase.com Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com charlene.quaresma@nm.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 Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette Valley P.888-728-4208, Em.503-822-5539 www.restorationportland.com

FIRE SAFETY

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

FLOOR COVERING

Eaton General Construction Eric Eaton P.503-539-0811 All Types of Floor Covering www.eatongeneral.com

CCB# 154142

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

FORMS

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

GENERAL CONTRACTORS

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 main@bluestonehockley.com Eaton General Construction P.503-539-0811 Full Service General Contractor www.eatongeneral.com

CCB# 154142

G&G Construction Inc. CCB# 163427 P.503-826-9404 Maintenance & Painting Specialist gandgconstruction@me.com Home Repair PDX Troy K. Rappold, P.503-236-8274 1125 SE Madison St. #201 Portland, OR 97214 www.homerepairpdx.com

CCB# 201298

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

Rental Housing Maint. Svcs.

Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com

CCB# 163427

Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR97124 www.cfmfloors.com

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

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

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

:RENTAL ALLIANCE UPDATE January 2015

www.rhaoregon.org

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

HAULING

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

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

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

HEATING OIL

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

CCB#59382

CCB# 24044

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

Pop-A-Lock of Portland & Vancouver 24/7 Residential, Commercial & Automotive P.503-241-4922, F.503-395-2734 8931 SE Foster Rd., #101 Portland OR 97266 thomas@pdxpal.com

MASON CONTRACTORS

HEATING OIL TANK Soil Solutions Environmental Services Tank Locating, Sampling, Decommissioning and DEQ Certified Clean-ups Phone: 503-234-2118 info@soilsolutions-environmental.com Website: www.soilsolutions-environmental.com

HOUSING AUTHORITIES

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

CCB# 99196

MOLD

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

MOVERS-HOUSE

Housing Authority of Portland Jill Smith, P.503-802-8565 135 SW Ash St. Portland, 97204 Goose Hollow Window Co inc Mary D. Mann P.503-620-0898 Energy Trust Trade Ally www.goosehwc.com marymann@goosehwc.com

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

LOCK SMITH

Deluxe Heating & Cooling Brian Ray, P.503-287-6688 www.deluxefuel.com

INSULATION

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 wvandoorninck@epbb.com

CCB#53631

INSURANCE

American Family Insurance Auto/Home/ Life/ Commerical Larry Thompson Agency P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, Ste 220 Lake Oswego, OR 97035 Robinson Financial Group Rita J. Robinson, P503-557-4997 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, OR 97233 john.lstegmann@farmersagency.com

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

PAINT / PAINTING

G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialistse mail: gandgconstruction@me.com Rental Housing Maint. Svcs.

CCB# 163427 Gary Indra, P.503-678-2136 Prof. Interior & Exterior painting garyindra@rentalrepairs.com Richard Hallman Painting CCB# 142467 Rick Hallman P.503-819-1210 Quality Interior Painting Since 1992 hallmanrj@gmail.com Rodda Paint Tim Epperly, P.503-572-8191 tepperly@roddapaint.com

NW Pest Control Bruce Beswick P.503-253-5325 9108 NE Sandy Blvd., Pdx, 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 P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We gladly quote prices over the phone

Liberty Plumbing CCB#176655 Tim Galuza P.503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms MJ’s Plumbing Michael LeFever, P503-261-9155 1045 NE 79th Portland, OR 97213

CCB#36338

ProDrain & Rooter Svcs Inc West 503-533-0430 East 503-239-3750 Drain Cleaning/Plumbing www.prodrainpdx.com Rental Housing Maint. Svcs Gary Indra, P503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com

CCB# 163427

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

PRINTING & PROMOTIONAL PRODUCTS

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

PROPERTY MANAGERS Action Management Wendi Samperi, P.503-710-0732

The Alpine Group, Inc. Tiffany Laviolette P.503-641-4620 4750 SW Washington Ave Beaverton, OR 97005 www.alpinepdx.com

PEST CONTROL

Alpha Ecological Pest Control Alexa Fornes PDX800-729-3764 1200 NE 112th Ave Vancouver, 98684 Frost Integrated Pest Mgmt P.503-863-0973 Residential.Commercial.Multi Family www.frostpestfreezone.com

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

RENTAL ALLIANCE UPDATE - January 2015

21

PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Apartment CommunityMgmt 2010 Fairview Ave Fairview, OR 97206 P.503-766-3365 www.acmportland.com Associated Property Mgmt Elisabeth A. Reiland, P.503-648-2150 408 SE Baseline Hillsboro, 97123 www.associatedmgmt.com Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 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 Ron Garcia, Principal Brooker The GARCIA Group P. 503.595.4747 425 2nd St #230, Lake Oswego, OR 97034 www.GarciaGRP.com Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right!

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

We focus on the small details P.503-473-3742 jeannie@micropropertymgmt.com Portland Pioneer Properties Tom Shepherd P.503-238-2560 pppropertiesllc@comcast.net Full Service Property Mgmt

REAL ESTATE SALES

SEAL COATING

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

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

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

SMALL BUSINESS SUPPORT

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

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

TELEPHONE

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

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

ROOFING

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

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

Ami Stevens, P.503-407-3663 astevens@fromhere2there.com

STRIPING

J.L. Lutz & Company Jim Lutz P.503-297-7101 F.503-291-7851 www.jimlutzcim.com contactjimlutz@gmail.com

Uptown Properties Chris Shepard P.520-204-6727 2830 NW 29th Portland, 97210 www.uptownpm.com

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

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

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

Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette Valley P.503-427-2671, Em.503-822-5539 www.restorationportland.com

CCB# 34434

SEWER

Elizabeth Carpenter CRIS Principle Broker P.503-314-6498, F503-882-8680 Liz@lizcrei.com, www.lizcrei.com

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

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

Benge Industries Parking Lot Maintenance Svcs Corey Wilkerson P.503-803-1950 corey@bengeindustries.com

Bluestone & Hockley Real Estate Services Cliff Hockley P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219

Comcast Business Services Telephone, Internet, Cable & TV Srvs Dave Dronkowski P.503-957-4186 E-mail: dave_dronkowski@cablecomcast.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 CCB# 163427

CCB# 149575

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

CCB# 53631

While the Rental Housing Alliance Oregon 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.

RADON

Soil Solutions Environmental Services Radon Testing and Mitigation Phone: 503-234-2118 info@soilsolutionsenvironmental.com soilsolutionsenvironmental.com

22

:RENTAL ALLIANCE UPDATE January 2015

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

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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