OCTOBER 2014 UPDATE NEWSLETTER

October 2014

A monthly newsletter published by the Rental Housing Alliance Oregon

October Dinner Meeting Social

rha est. 1927

www.rhaoregon.org

Legal Panel

In this issue: Do You Have A Legal Question?

page 3

Landlording 101

page 6

Will Tax Credits for Window Replacements Improve Your Investment? page 7 - 9 Which is better, Single Family or Multi-Units? page 12 Just Where do Criminals Live? page 14

Wednesday October 15, 2014 At The Stockpot Broiler Formerly the Rental Housing Association of Greater Portland

COME JOIN A GREAT ORGANIZATION! Since 1927 the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing.

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

VISIT www.fhco.org FAIR HOUSING COUNCIL OF OREGON

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

Dinner Meeting

Wednesday October 15, 2014 at 6 pm

Table of Contents Dinner Social/Meeting |page 3 President’s Message | page 4 RHA Mark Your Calendar | page 5 Landlording 101 Class Flyer | page 6 2015 Election of Officers | page 7 Landlord Tenant Coalition Feedback | page 9 Tax Credits: How New Credits for Window Replacements will Improve Your Investment | page 10 & 11 Single Family Rentals Versus Multi-Units, Which is Better? | page 12

When: Wednesday, October 15, 2014, 6pm Where: Stockpot Broiler, 8200 SW Scholls Ferry Rd., Beaverton, OR 97008 Cost: $29.00 per plate if registered by October 10, 2014 $34.00 per plate if registered after October 10, 2014 (One time walk thru on the Buffet, additional trips will be charged $34.00 per trip)

Buffet Menu: Mediterranean Breast of Chicken Served Over Creamed Orzo Rosemary Tied Loin of Pork Roasted Garlic Pork Jus Roasted Baby Red Potatoes Chef’s Fresh Vegetables Classic Caesar Salad with Roasted Garlic Croutons & a Crusty Roll Fresh Fruit Cake Coffee & Tea Call 503-254-4723 to register or visit the rhaoregon.org/store/category/events

Dear Maintenance Men: | page 13 How To Avoid Security Deposit Side Deals | page 14 Just Where Do They Live? | page 15 How To Address The Top 10 Tenant Complaints | page 16-18 The Preferred Service Guide | page 19-22

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

Directions to the STOCKPOT BROILER From DOWNTOWN Portland- take US- 26 W toward the Zoo. Merge onto OR- 217 S via Exit 69A towards Beaverton/Tigard. Take the Hall Blvd exit, Exit 4A. Turn left onto SW Hall Blvd. Turn left onto SW Scholls Ferry Road- 210 to 8200 SW Scholls Ferry Rd is on the right.

FROM SOUTH OR NORTH ON 1-5- From I-5 Merge onto OR-217 N toward Tigard/ Beaverton. Take the OR-210/Scholls Ferry Road exit, Exit 4. Turn right onto SW Scholls Ferry Rd/OR-210 Stockpot at Red Tail Golf Course is on the right. www.rhaoregon.org

RENTAL ALLIANCE UPDATE - October 2014

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President’s Message RHAOregon LIST OF COMMITTEES

Election seasonCreating member value through government representation

Building

Democracy is two wolves and a lamb deciding what to have for dinner. Liberty is a well-armed lamb.” I’m not sure who said that, but I smile every time I hear it. In the Rental Housing Industry, we often feel like the lamb.

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

Community Relations/Donations

Chair: Tony Kavanagh, PH: 503-522-4474

Dinner/Program Elizabeth Carpenter RHA President

In recent years, the RHA has made our presence known before all levels of government. We have been at the table in all the major decisions facing us, from the statewide changes in section 8 laws to local fire ordinances. The RHA is represented before local governments, county governments, and at the Oregon Capitol by our lobbyist Cindy Robert.

Cindy has encouraged and shown the RHA how to be effective before the Oregon legislature. The RHA has developed positive relationships with state leaders and with the representatives whose districts include RHA members.

Voting is the most important act you can make for our country. Please vote in the coming weeks and plan to become an active member of the RHA as the 2015 Oregon Legislative session gears up.

The RHA’s incoming President John Sage sums it up this way: “Even with all of their faults and mistakes and having to start over again and again, our Forefather's and Mothers never lost sight of the fact that to make a change they had to be involved. And to think that at the time they were involved it could mean their life! Not just a trip into town to drop off their ballot.”

Civic involvement has been a focus of the RHA for over 87 years. We represent over 1,800 Oregon citizens in the Rental Housing industry. Those 1,800 citizens have a vote and I want to encourage you to exercise your privilege. It is democracy in action; liberty to pursue our dreams we are protecting.

While I am on the topic of voting and participating it is time to elect new RHA directors. All nominations need to be in to the RHA before the vote at the November dinner meeting. We will install the new directors at the December meeting. At the RHA, we’re all about turning out the vote!

Sincerely, Liz Carpenter, Rental Housing Alliance Oregon President PS. Remember the RHA is active and we have classes this month, our new Community Room is available, and we continue volunteering at JOIN to move homeless families from the street into rental housing.

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

Education

Chair: John Sage, PH: 503-667-7971

Forms

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

House

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

Legislative

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

Membership

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

Office

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

Government Relations

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

Marketing

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

Board Consultant

Alita Dougherty, alita@rhagp.org, PH: 503-667-9288

RHAOregon LOBBYIST

Cindy Robert, PH: 503-260-3431

RHAOregon OFFICE TEAM

Cari Pierce, Office Manager - cari@rhaoregon.org Pam VanLoon, Bookkeeper - Pamv@rhaoregon.org Teresa Carlson, Member Svcs Teresa@rhaoregon.org Suzanne Fullerton, Member Svcs Asst.

Suzanne@rhaoregon.org

RHAOregon OFFICE Monday - Friday * 9:00am - 5:00pm PH: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220

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

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

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:RENTAL ALLIANCE UPDATE - October 2014

www.rhaoregon.org

RHA Mark Your Calendar

Mark your calendar!

DATE

EVENT

LOCATION

TIME

10/8

Board Meeting

RHA Office

5:00pm

10/15

Dinner Meeting

Stockpot Broiler

6:00pm

10/23

Member Info/Mentor Meeting

RHA Office

6:00pm

11/12

Board Meeting

RHA Office

5:00pm

11/19

Dinner Meeting

Old Spaghetti Factory

6:00pm

11/20

Member Info/Mentor Meeting

RHA Office

6:00pm

INFORMATION

8200 SW Scholls Ferry Rd., Beaverton, OR 97008

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

LOCATION

TIME

INFORMATION

10/08

Online Tenant Screening

RHA Office

11:00am

10/09

Creating the Tenancy

RHA Office

6:30pm

10/10

Understanding Your Decision Point Report

WebEx

11:00am

10/16

Mold Class

RHA Office

11:30am

Taught by Mike Gardner of Real Estate Mold Solutions.

RHA Office 10520 NE Weidler St., Portland OR 97220

10/17

Best Practices in Finding Tenants for Your Rental Properties

WebEx

1:00pm

Taught by Carey Armstrong at Zillow.com

10/25

Landlording 101

Home Builders Association

9:00am

Taught by Mark Passannante Attorney at Law and past President of RHA Oregon 15555 SW Bangy Rd., Lake Oswego, OR 97035

10/28

Online Tenant Screening

WebEx

7:00pm

10/28

Creating the Tenancy

Standard TV & Appliance

6:30pm

Taught by Katie Poole-Hussa, Landlady Katie & Smart Property Mgmt 3600 SW Hall Blvd, Beaverton OR 97005

10/29

Best Practices in Finding Tenants for Your Rental Properties

WebEx

8:00pm

Taught by : Cary Armstrong at Zillow.com

11/05

Online Tenant Screening

RHA Office

11:00am

11/07

Understanding Your Decision Point Report

WebEx

11:00am

11/13

Online Tenant Screening Class

WebEx

7:00pm

11/13

Mold Class

RHA Office

6:30pm

Taught by Katie Poole-Hussa, Landlady Katie & Smart Property Mgmt 10520 NE Weidler St. Portland OR 97220

Taught by Mike Gardner of Real Estate Mold Solutions 10520 NE Weidler St. Porttland OR 97220

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

Creating the Tenancy

You’ve approved an application, now what? Please join us as we go stepby-step on how to execute a rental agreement. We’ll walk through what forms to use and how, the pro’s and con’s of a month-to-month versus lease agreement...plus lots, lots more!! Before you hand over possession of your property, get started on the right foot by joining us 1 Continuing Education Credit Hour Available $25 members / $35 non-members

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 Available

$25.00 Member / $35.00 Non-Membert Register early to receive a $5 discount

Best Practices in Finding Tenants for Your Rental Properties When it comes to filling your rental properties, you want to find the best tenant willing to pay the best price.

Carey Armstrong, Director of Rentals at Zillow, will give you tips about: - How and why to maximize the reach of your rental advertising, - Best practices in writing rental ads, - How to get the best possible price for your rental This is a FREE WebEx Class

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

RENTAL ALLIANCE UPDATE - October 2014

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:RENTAL ALLIANCE UPDATE - October 2014

www.rhaoregon.org

NOMINATIONS OCTOBER 15, 2014 VOTE NOVEMBER 19, 2014

Election of 2015 directors and officers President President Elect Vice President Treasurer Secretary

Directors Continuing to Serve~ One Year Term Remaining

John Sage Ron Garcia Robin Lashbaugh Elaine Elsea Lynne Whitney

Nominations for Directors ~ Two Year Term

Ron Garcia Katie Poole-Hussa Alita Dougherty Cathy Galuza Dana Brown

Jerad Goughnour Jim Herman Don Adler Ami Stevens AJ Shepard Matt Korshoj Trina Latshaw Stephanie Pittman Mihyun Pratt Phil Owen

The following will continue to serve on the board: Past President Elizabeth Carpenter

Election of Officers and Directors to serve in 2015 will be at the November 19, 2014 dinner meeting.

Call the office for reservations 503-254-4723.

Directors are elected for either a one-year or a two-year term. Nominations for an officer or director position can be made by the nominations committee or verbally at the October dinner meeting. If you are interested in serving on the board as a director please call Jerad Goughnour at (503)789-3212 or Cari at the RHA Oregon office. The board meetings are held on the 2nd Wednesday of each month.

www.rhaoregon.org

RENTAL ALLIANCE UPDATE - October 2014

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Board Member Opportunities This year, we have several opportunities on the Board and we would like to invite interested members to participate in the organization.

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

Joining the Board is a great way to interact with other members and strengthen those relationships. It is a valuable way to serve your industry and have a voice on important issues that affect every one of us as rental housing providers. As a Board, we are restricted to only 4 Affiliates on the Board at one time, so we really encourage our Landlords and Property Managers to step up and volunteer!

If you are interested in attending a board meeting or becoming part of a great board of directors please call Cari at 503/254-4723

24-HOUR ONLINE TENANT SCREENING Now featuring DECISION POINTscored reports for Landlords

2014 By-Law Changes ARTICLE V-OFFICERS AND BOARD OF DIRECTORS Section 8 The EXECUTIVE COMMITTEE MEMBER AT LARGE shall be a past member of the Executive Committee and current or past member of the board whom has been invited by the Executive Committee to serve on the Executive committee.

The Executive Member at Large can be more than 1 past member of the Executive Committee and current or past member of the board, however no more than 2 can be invited to serve at one time.

Current Section 8 under Article V will be re-numbered to Section 9 Current Section 9 under Article V will be re-numbered to Section 10 Current Section 10 under Article V will be re-numbered to Section 11 Current Section 11 under Article V will be re-numbered to Section 12 Current Section 12 under Article V will be re-numbered to Section 13 Current Section 13 under Article V will be re-numbered to Section 14 ARTICLE VI-COMMITTEES Section 2 The EXECUTIVE COMMITTEE, chaired by the President, shall consist of the association officers and the Executive Committee Members at Large. The committee shall hear and respond to member complaints, approve personnel rates of pay, hire and terminate employees and advise and approve the Vice President regarding personnel matters and general supervision of the office.

• 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

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

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

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:RENTAL ALLIANCE UPDATE - October 2014

www.rhaoregon.org

LANDLORD TENANT COALITION FEEDBACK

By Cindy Robert, RHA Oregon Landlord Lobbyist

I recently asked members for their perspective on issues of concern that I could take to the General Landlord Tenant Coalition (LTC). The LTC actively works during each interim to compromise on a bill to submit to the legislature that meets needs of both landlords and their tenants.

I did receive some concerns that I assume many of you would wonder about as well. Below are responses to some of the requests for change or more information.

Request: Give Landlords the ability to ban all smoking, including smoking of marijuana, even if the Tenant has a Medical Marijuana card…Give Landlords the specific right to ban growing of marijuana or other hallucinogens on the Landlord’s property or inside the rental unit, even if the Tenant has a “grow” card Feedback: Smoking or growing marijuana is very clearly the landlords’ choice on allowing. Make your policy clear on rental forms and contracts.

Request: Allow Landlords to specifically ban “short term” subleasing of the premises.

Feedback: The landlord can indicate no subleasing in the rental agreement. This language is standard or RHAO forms. This concern has likely arisen recently due to the emergence of and ensuing debate about Air BnB in Portland. While you have the right to restrict a tenant from subletting and the program says that property owners must agree to sublet, it seems the City of Portland is issuing permits to tenants without checking to see if their lease prohibits subletting. More on this soon.

Request: Allow Landlords to establish the areas Tenants may and may not use for recreation.

Feedback: Oddly, the recreation issue is complex…per advice from LTC I will be contacting the Fair Housing Council of Oregon (FHCO) to find out which aspects have been addressed and BOLI to see what has been litigated.

Stay tuned!

companion animal seems to be getting out of hand and without substantive guidelines. At the very least, landlords should be able to limit the number, type and size of a companion animal and guidelines are needed to establish reasons for a “companion” animal, including the physical and financial ability of the person requesting a companion animal to care for the animal.

Feedback: This issue of aid/companion/service animals is another big one, at both the state and federal levels. The experts do not seem to agree on what the law allows, so how can landlords comply? However, transparency is important and notifications do help. Put your policy in writing and ask the Fair Housing Council of Oregon to review it. I do hope to have the LTC further consider this issue during the 2015-16 interim.

Request: On single-family rentals, landlords should not have to collect garbage fee and remit to collection company.

Feedback: According to LTC members, Oregon law already allows landlords to control how garbage service, like other utility services, is provided. There is nothing in Oregon law, which prohibits direct billing. See ORS 90.315.

However, local governments are allowed to make their own rules on the issue and the City of Portland's Title 29 Property Maintenance code 29.30.140 states "The owner of the residential rental property shall subscribe to and pay for weekly recycling and composting service and every other week garbage removal service by a refuse collection permittee or franchisee.” The ordinance says nothing about the landlords ability to bill back to the tenant.

Request: Companion animals: It is not reasonable for a landlord to have to rent a unit to someone who needs a “companion” animal when other residents are not allowed to have pets and the animal is not a bona fide “service animal.” The authorization by healthcare professionals or counselors for a resident to have a www.rhaoregon.org

RENTAL ALLIANCE UPDATE - October 2014

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Tax Credits: How New Credits for Window Replacements Will Improve Your Investment By:Cliff Hockley, President of Bluestone & Hockley Real Estate Services

Recently our maintenance team replaced about 40 single pane windows with new vinyl double pane windows at a 10-plex we manage in Portland. Fortunately, two programs exist to help us fund the project. The first is a state-run program through the Oregon Department of Energy, and the other is a program available through the nonprofit organization Energy Trust of Oregon. Since this simple process saved us money, I thought I would share the information.

Oregon Department of Energy Program The Oregon Legislature realigned the energy tax credits (with the dissolution of the BETC, see ORS 469 B.30) in 2013 to include the Small Premium Projects (SPP), which benefits landlords of smaller properties.

Funded at a level of $1,000,000, this tax credit program is geared to projects costing less than $20,000. Administered by the Oregon Department of Energy, (see http://www. oregon.gov/energy/BUSINESS/Incentives/docs/EIP_SPP. pdf) the SPP has been funded to operate for at least the next 12 months, commencing on 1 July 2014. In order to be eligible for these tax credits you must:

Some of the energy efficient categories that are included for residential landlords are: •

LED Outdoor Lighting

•

Building Envelope Thermal Improvement ( i.e. Windows)

•

Solar Thermal Water Heating

•

Adjustable Flow Irrigation Pumping

•

Energy Improvements to Commercial Greenhouses

•

Heat Pump Service/Hot Water Heating

•

Agricultural Irrigation System Improvement

•

Compressed Air Systems Components Homebuilding

•

Boiler-vent Dampers

•

Premium Efficiency Electric AC Equipment

•

Industrial Piping Insulation

•

Direct-fired Radiant Heating in High Volume Spaces

•

Ductless Heat Pumps with Variable Refrigerant Flow

This program is also available to homebuilders. They are allowed a $12,000 credit for new home construction if they include these energy conservation methods:

1. Be a trade, business, or rental property owner with a business site in Oregon or be an Oregon non-

• profit organization, tribe or public entity that partners with an Oregon business or resident, • 2. Own or be the contract buyer of the project, and 3. Use the equipment or lease it to another person or business in Oregon In other words, rental homes, small rental properties, and businesses are eligible to receive these credits.

•

The building shell must meet specified heat loss requirements The house must be verified by ENERGY STAR ® Homes Northwest program The HVAC system must be high performance A renewable energy system must be installed Homebuilders must apply for the tax credit (not the new homeowner). Typically you will want to prequalify your property upgrades through the desk before you start. (continued page 11)

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:RENTAL ALLIANCE UPDATE - October 2014

www.rhaoregon.org

Tax Credits: How New Credits for Windows will Improve your investment (continued from page 10)

Energy Trust of Oregon A number of cash incentives are offered through Energy Trust of Oregon. Go to (energytrust.org) to investigate further.

Windows (All Property Types): Electric Heat Buildings If you are replacing single-pane windows: $3.00 per square foot of windows installed, for U-value of .30

or lower.

If you are replacing double-pane windows: $2.00 per square foot of windows installed, for U-Value of .30 or lower.

Gas-Heat Buildings

If you are replacing single-pane windows: .25 per square foot of windows installed, for U-value of .30 or lower.

If you are replacing double- pane windows: $2.25 per square foot of windows installed for

U-value of .30 or lower.

LED Lights: For a limited time during 2014, Energy Trust of Oregon can help landlords save energy and money with LED light bulbs and light fixtures. When you purchase from a distributor participating in the Lighten Up with LEDs promotion, you can apply at ordertime to have your distributor instantly reduce the purchase price of qualifying LED lamps by the Energy Trust incentive amount.

Promotion incentives are available for business customers with an eligible commercial, industrial or multifamily (2+ units and for common area lamp installs only) sites in Oregon that receives electrical service from Portland General Electric or Pacific Power For more Energy Trust multifamily incentives log into this website:

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 Rental Housing Alliance Oregon at 503/254-4723.

http://energytrust.org/library/forms/BE_MF_Incentive_Booklet.pdf There are many ways that you can save money as you modernize and upgrade your rental property. www.rhaoregon.org

RENTAL ALLIANCE UPDATE - October 2014

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SINGLE FAMILY RENTALS VERSUS MULTI-UNITS, WHICH IS BETTER? By MrLandlord.com This is a question that is often asked by real estate investors, especially those who started with single family rentals, and want to know what they are missing. One landlord who owns both single family and multi-units gave the following assessment based on a half dozen or so different factors.

8) PLEX - If you upgrade one side, they will talk to the other side. Other side may now demand the same upgrade

"I own both Single Family Homes (SFHs) and multi units or "plexes". There are pluses and minuses to each type of property. Here are the few I've experienced: 1) SFH - The one tenant doesn't compare rents to what the other renters are paying.

2) SFH - No one should expect you to do anything about "the noisy or problem neighbors" unlike a plex where the neighbors are also your tenants.

3) SFH - Easier to schedule work on since you only

have to 225 NOTICE OF INTENT TO ENTER coordinate with ONE set of tenants vs. two.

Can't go into unit A of a PLEX at 6 AM Saturday morning to swing a hammer if tenant in unit B sleeps until 9 AM unless you work it out.

(09/14)

E L P M

TENANT NAME(S): RENTAL ADDRESS: CITY:

and all other occupants

UNIT# ZIP:

STATE:

Personally delivered to tenant on

at

:

am/pm

9) PLEX - Usually cheaper to maintain because of economies of scale. For example, only one roof for multiple units. And when sending over someone for maintenance calls, can respond to several service requests all at the same time, all in one location for a lower per unit cost. General rule of thumb: Operating cost per unit decreases as number of unit increases.

Management tips provided by landlords on MrLandlord.com. To receive a free Rental Owner newsletter, call 1-800-950-2250 or visit our nationwide Q&A Forum, LandlordingAdvice.com, where you can ask landlording questions and seek the advice of other rental owners 24 hours a day

Circle one

(Add a minimum of three days to the entry date below for mailing, not including the date mailed)

Mailed to tenant(s) via first class mail on

SA

Attached in a secure manner to the main entrance to that portion of the premises of which the tenant has possession on

at

:

am/pm

THE VALUE OF MEMBERSHIP

Circle one

Other (describe method of actual service): at : am/pm (Only use this method when it is reasonably calculated to achieve actual receipt of notice, and is agreed to and described in a written rental agreement) on Circle one

This is your notice that the Landlord, and/or the Landlord’s Agent, plan(s) to enter the above described premises on between the : am/pm and : am/pm for the following reasons(this notice must be served at least 24 hours in advance of the date and time of the proposed entry, not hours of Circle one

Circle one

including extra days required when service is only done by first class mail):

• • •

to make necessary or agreed upon repairs or improvements Name of company (if appropriate): Repairs: Improvements: to inspect

to allow city inspectors to inspect

X

EQUAL HOUSING

OPPORTUNITY

WARNING: This form may not be reprinted without written Permission of the Oregon Apartment Association Inc. © Copyright 2010 Ver. 2, 05/2011

Landlord/Owner/Agent

Landlord/Owner/Agent’s address

to show to a prospective renter Date

to show to a prospective buyer

Landlord/Owner/Agent’s telephone

Copied to:

4) SFH - Tenant is usually responsible for their own utilities, lawn care and is not as quick to look to the landlord for a lot of the minor upkeep.

5) PLEX - You often have some shared utilities,

especially in the older style buildings. Landlord

is often responsible for paying those utilities.

Be sure to calculate in cost to split water/sewer, etc., if practical.

6) PLEX - Usually cheaper to insure PER UNIT. Example,

I have two 2-bedroom houses that cost about $350 a year each. I have a duplex with two 2-bedroom units, cost is $500 per year for the same $$$ coverage and liability. $200 savings.

7) PLEX - Costs to buy is cheaper per unit. Closing costs 12

for 2 houses are more than for 1 duplex. Two houses have two sets of closing fees, recording fees, title search and insurance, etc.

:RENTAL ALLIANCE UPDATE - October 2014

• • • • • • • • •

Legislative Representation Dinner Meetings Mentor Program 1800+ Members Educational Classes Substantial discounts Membership starting at $99 Tenant Screening Fully staffed office open 5 days a week to answer all of your questions

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

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

Dear Maintenance Men:

By Jerry L'Ecuyer & Frank Alvarez

Dear Maintenance Men:

Dear Maintenance Men:

Can graffiti scratched windows be repaired? I have a number of windows that have been scratched or etched by graffiti vandals. Replacing the window is very expensive. Do you have any recommendations?

Jessie

I have a number of patio decks covered in artificial turf.

Because of the sun and use, the “turf” is looking worn and tattered. What can I do to make it look better? Do I need to remove the old turf before putting down new artificial turf or can I glue down over the old? How do I remove the old turf and is it difficult? If I want to go back to a natural surface, how do I remove the adhesive?

KC

Dear Jessie: Yes, graffiti damaged windows can be repaired. It is often a two step process involving removing the scratches or etching with a buffing compound and using anti-graffiti film over the glass. Cerium Oxide rubbing compound is typically used with an electric buffing wheel for getting the scratches or etching out of the glass. Cerium Oxide can be found on the internet, glass & stone shops or good hardware stores. 3-M makes a very good anti-graffiti film that can be used as preventive protection or as a sacrificial layer. If you decide to do the work yourself, be careful with the electric buffing wheel. Keep the buffing wheel moving over the scratches and never concentrate on one spot for long as it will burn the glass. Removing scratches from glass is a bit of an art and we recommend contacting a repair firm specializing in glass graffiti removal.

Dear Maintenance Men: While getting a unit ready for rent, I painted the concrete patio with flat concrete paint. The patio looks much better; however I am worried the surface may be slick when wet. Should I be concerned and what can I do about it now?

Kristina

Dear KC: Sounds like you have your work cut out for you! In order to get the new turf/carpet to look good on the deck, the old must be removed. The new turf/carpet will not stick to the old carpet and the old glue will need to be removed as well. If you have a small area of glued down turf/carpet to remove, use a hand scraper to pry the carpet off the surface. If you have a large area; use a roofing scrapper to quickly remove the carpet. The old glue can be removed using a scraper and applying an adhesive removal solvent or a heat gun. Never combine the heat gun and the solvent as the solvent is flammable. The solvent can be found at any hardware store and should be used in a well ventilated room. If you don’t want to use a solvent; use a heat gun to soften the glue and use the scraper to remove the glue. Both methods are messy and labor intensive; however the heat gun is the less toxic of the two. If you are not replacing the carpet and want to return to a natural surface; power sanding or media blasting may be needed to remove any trace of the glue. The surface will need to be sealed to complete the job.

Dear Kristina: Concrete patios can be slick when wet and more so after they have been painted. A simple solution is to use grit mixed in with the paint to give the concrete surface a bit of grip when walked on. Look for a clear non-slip polymer grip additive. The additive is mixed in with the paint or sealer and applied to the concrete with a roller. The polymer grit can be found at any hardware store in either the concrete or paint departments. Polymer grit infused paint can also be purchased if you do not want to mix in the grit. Avoid using silica sand or aluminum oxide; they both work, however they may change the appearance of the surface. Our recommendation for peace of mind would be to repaint the patio floors using the above information as a guide.

www.rhaoregon.org

RENTAL ALLIANCE UPDATE - October 2014

13

How to Avoid Security Deposit Side Deals

By Carloyn Gibson, synergyproffesionals.com

A residential security deposit is not rent. It is money set aside and held by the landlord as a guarantee to pay for unpaid rent, and damages to the apartment after the tenant moves. Whether or not security deposit money will be withheld is assessed once the tenant moves out. If the rent is paid in full and the apartment is left in good condition, minus wear and tear to the unit, the security deposit should be returned to the tenant.

The Law The security deposit is not extra income for the owner.

Security deposit money should be, in most states, deposited in an interest-bearing bank account in escrow, separate and apart from the landlord’s personal or business funds. The landlord is required to give the tenant a receipt for the amount of the funds, with information on which bank the deposit is held. A copy of the receipt should be placed in the tenant’s file folder.

In some states, such as Massachusetts, if the landlord takes a security deposit and last month’s rent, all of this money should go in an interest-bearing account. The landlord must pay the total annual bank interest on the amount on the anniversary of the tenant’s occupancy.

Laws can change from state to state geared towards further protecting tenant escrow funds. It is the duty of the landlord to check with the local real estate government agency for a copy of the state’s current security deposit law.

Don’t Listen to Side Deal Requests After a tenant moves in, it becomes difficult to collect the security deposit. It’s on the same level as the first month’s rent check which bounces. Rental applicants who do not have their security deposit will try to get the landlord to let them move in without paying it. Here are excuses or side deal offers which should not be accepted: * The rental applicant states that he or she is waiting for the former landlord to return the security deposit so it can be given to the current landlord * The tenant states that a relative or a student loan will pay the security deposit * A rental applicant may ask to pay the security deposit over a period of time.

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:RENTAL ALLIANCE UPDATE - October 2014

Good Policies An apartment ready to rent should not remain empty waiting for an applicant to get rent or security deposit money. A landlord should never count on funds that the applicant does not have. You need someone who is ready to move in. If an applicant doesn’t have all the money available to rent your apartment upon acceptance, you need to move on to another person with the money.

The security deposit and last month’s rent, if required, should be paid before the tenant is allowed to move into the apartment. To avoid a bounced check, get the security deposit in the form of a certified check or money order.

That way, the landlord knows the funds are available.

If cash is accepted (which is never advisable), then the landlord is responsible for giving the tenant a written receipt for the cash, with a copy for the tenant file.

Also, if a government agency such as a housing authority or state agency, commits to paying the security deposit in writing, it can be considered the same as good funds.

Solution Side deal requests can be avoided at the beginning of the rental process. Have all rental applicants provide a copy of a bank statement indicating that the money is in the bank to pay the security deposit and first and last month’s rent. All those who do not have it should not be considered for the vacant apartment. www.Synergyprofessionals.com NEW MEMBER ORIENTATION AND MENTORING SESSION

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

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

Come have your questions answered by an experienced landlord.

Refreshments Offered The Fourth Thursday of every month from 6-8pm at the RHAOregon Office 10520 NE Weidler Portland OR 97220. Call 503/254-4723 for more information.

www.rhaoregon.org

Just Where Do They Live?

By Robert L. Cain

Where do criminals live? Not the Enrontype criminals, but the ordinary, run-ofthe-mill robbers and stealers, the drug dealers, the burglars. I will go way out on a limb and venture to guess that better than 99 percent of them don’t own their own homes. That means that they live in rental housing.

How do they get to live in rental housing? One way is, assuming they are male, that they move in with girl friends.

The girl friend rents the house or apartment, and her criminal boyfriend “crashes” with her. She might even have a real job with references and all, and that’s why the landlord rented to her.

Another way is that they sucker some landlord into renting to them.

Of course, being a criminal and all, they don’t have much respect for landlords, the place they live, their neighbors, or even themselves. They probably don’t pay rent, unless they have to. They probably are far from meticulous about keeping their homes neat and clean. They might walk around with chips on their shoulders being rude and threatening to any neighbor who has the audacity to complain about the wild parties and the riffraff that shows up after the sun goes down when it can venture out without danger. And they have so little respect for themselves that they feel no shame for all the illegal and sleazy activities they perpetrate and engage in.

Is that the kind of person you want living in your rental property?

No matter how they slithered into living in a rental property, they need to be gone. These miscreants do neither the landlord, other tenants nor the property any good. In fact, allowing them to continue to live in a rental property shows disrespect for good tenants and the property investment.

trash the property? Will you respect their privacy when they steal from or assault neighbors, possibly your other tenants?

How about the “roommate” of a tenant who is living in a

property without an approved rental

application? This is the same individual

whom a landlord would turn down flat if

he tried to rent on his own. But this

same landlord allows him to live with his

girl friend? Does that mean, just

because he’s not a “real” tenant, that he

will be a good little boy and not trash the place or throw wild parties? Should a landlord respect his “privacy”?

Go ahead if you want to, but as for me, my investments are more important than the privacy of a criminal, especially one who has not earned the right to live in my property anyway.

Making a profit on your

investments means you have to take and keep control of them.

So first of all, you don’t rent to people who don’t pass muster.

Second, you get rid of tenants as soon as they show signs of being bad neighbors or someone who might be hauled off to jail at any moment (thus moving without notice). Third, you demand that your tenants not allow their “friends” to move in with them without your approval. And your approval isn’t easy to get.

Where do criminals live? Not in your rental property.

Robert Cain has been publishing information, giving speeches and putting on seminars and workshops for landlords on how to buy, rent and manage property more effectively for over 15 years. Copyright© 2004, Cain Publications, Inc. All rights reserved. For additional information about Robert's Keynotes and seminars, contact FrogPond at 800.704.FROG(3764) or email Susie@FrogPond.com; http://www.FrogPond.com

I have heard more than one landlord say with pride that they want to respect the “privacy” of their tenants. At the expense of what? Can you respect their privacy when they don’t, won’t, or can’t pay the rent? Will you respect their privacy when they

www.rhaoregon.org

RENTAL ALLIANCE UPDATE - October 2014

15

HOW TO ADDRESS THE TOP 10 TENANT COMPLAINTS A group of tenant advocates recently compiled a list of the top 10 complaints tenants have with their landlords. Their list may surprise you. Below are the complaints and some suggested strategies for addressing them. Because this list came from the experiences of low income tenants, you may need to take some of these things with a grain of salt.

However, there is still value in understanding how we are perceived and in considering how to change those perceptions.

about what they are doing right and wrong.

Inspections are a great opportunity to have two way communications because you can ask them what issues they are having and can explain to them anything they need to

improve.

The second highest tenant complaint is the costs and steps involved in the application process and the anxiety associated with finding a new place. Many tenants live very close to the edge and complain about the costs of applying. A couple of tips are:

1. Poor Communication I find it fascinating that of all the complaints that could have been number one, a nebulous complaint like “poor communication” was the biggest. However, few complaints are as easy to deal with as this one. The biggest part of this complaint seemed to be lack of understanding of the rules and expectations. Tenants don’t think landlords do a good enough job explaining our expectations. A couple of suggestions to help you communicate better are: o Read through the lease with them at the beginning and address the terms and conditions they are renting under. o Consider sending them letters at least

seasonally with reminders of expectations such as yard work, spring and fall “fyi’s”, etc.

o Explain the purpose of fees and deposits in a way that explains the benefits to them – not to you. For instance, the application fee helps run criminal checks so they can be protected from having criminals as neighbors.

Or the deposit shows they are serious and locks the place in for them so you don’t continue to advertise the property to other potential renters. o Sign a lease quickly and explain what else they need to have done on move-in day.

These things will help lessen the anxiety of tenants and increase their trust in you.

3. Deposits Not Being Returned

o Don’t assume they understand basic things This is an easy complaint to fix. Send the depositor like how a garbage disposal works, how to and explanation of charges to the last known address plunge a toilet or that they are responsible (their apartment) or forwarding address within [21] to maintain things like furnace filters and days (31 DAYS IN THE STATE OF OREGON). NO smoke detectors.[You must be sure to EXCEPTIONS. If you haven’t finished the work, maintain working order of smoke detectors send an estimate. If you are and should check the filters yourself.] Politely deducting for charges, be clear explain their responsibilities and coach them about them and break down the to be successful. work. For instance, instead of saying $200 for patching and o Do regular (quarterly) inspections and talk painting walls, say $15 for patch (continued page 17) 16

:RENTAL ALLIANCE UPDATE - October 2014

www.rhaoregon.org

How To Address The Top 10 Tenant Complaints (continued from page 16

over fireplace, $10 each for five patches in the hallway, $75 for paint and painting the hallway and $60 for paint and supplies for painting the wall above the fireplace. The more specifics you put, the less likely they will be disputed. Also, use pictures to illustrate the damage. If you had to clean red spots from the carpet, show photos of before and after.

4. Landlords Not Enforcing Rules With Other Tenants

It bothers tenants when their neighbors seem to be able to get away with almost anything or when the landlord has their “favorite tenant” they treat preferentially. This is tricky because sometimes it’s hard to be in the middle of tenants who are bugging each other or to know what’s really happening. Also, it’s hard not to have favorites, especially with long term customers who are great tenants. But a few guidelines include:

o Enforce rules and don’t make overt exceptions for certain tenants and not others.

5. Interior Maintenance

Often, tenants don’t understand who is responsible for the yard and blame the landlord if it looks bad or the sprinklers aren’t working (even when they haven’t told you there was a problem). Help them understand their role in exterior maintenance.

When you do drive-by

inspections, look for

problems that are our

responsibility such as

paint, siding and roofs. If you aren’t going to do something about an issue immediately, explain your plan. For instance, it’s not in the budget this year, but next year you are planning on painting the soffit and fascia, etc.

o Try to the best of your ability to be fair between tenants.

o Deal with every complaint

fairly and ask offending parties to comply with your rules and be respectful of each other.

6. Exterior Maintenance

7. Unfair Rent Increases You run a business, so charging the maximum you can seems only logical. But raising rents drastically without explaining why to the tenant can cost you money when they move out and the unit sits empty.

A couple of rent increase tips: o Try to tie increases in rent to improvements and increases in value. For instance, explain that since you are replacing all the windows this spring and this will lead to lower heating and cooling bills, the $50 rent increase is fair because the windows cost $3,000 and besides, their utilities will go down.

A quarterly inspection is a great tool here. Not only will you find the regular items that are wearing out and you will have to fix anyway, but you will also find damages by tenants that you can fix immediately and charge to tenants.

o Consider not increasing rent on good

tenants If they lock in long-term leases.

Explain you could charge more but you like them and will keep their rent as it is if they will commit to you for a longer period of time.

Inspections are also a great way to re-clarify expectations and strengthen your relationship with the tenant. They will realize that you care about the property and them as a customer and appreciate it.

o Whenever you do raise rent, spend time

making sure you explain to them that you wish you could keep it lower, but everyone’s rents are going up and if they move, they will likely pay even more somewhere else. (continued page 18)

www.rhaoregon.org

RENTAL ALLIANCE UPDATE - October 2014

17

How To Address The Top 10 Tenant Complaints (continued from page 17

8. Excessive Restrictions Some landlords expect too much. They micromanage everything. A tenant has to make sure they maintain the property and don’t upset the neighborhood. You should have reasonable rules and enforce them, but consider a “live and let live” philosophy on most things that your tenants do. A couple of suggestions include:

o On inspections – don’t do it more than quarterly. Be in and out and not invasive.

o On cleaning – don’t panic too much about basic clutter like dishes in the sink and clothes on the floor.

Only worry about things that cause long term damage to the property like changing

motorcycle oil on the livingroom carpet or using the countertop as a cutting board.

9. Lack of Landlord Flexibility Part of the reason for this is fair housing. We have to be consistent. When a tenant has a special request, it is okay to listen and see if there is some way to work with that specific tenant in a way you would work with any tenant. You can be flexible, just be consistent in the things you are flexible with.

The issue tenants think landlords are most inflexible on is working with them on “late” rent. We know that if we let a tenant pay late without a penalty, next month they will pay “later”. But often, you can salvage a customer and compensate yourself for the inconvenience by working out payment terms and charging a late fee. Treat everyone equally and don’t let them get more than two weeks behind, but sometimes working with them saves you the trouble and cost of a vacancy and earns you significantly more than late fees for being flexible.

10. Poor Customer Service

them). Regularly thank them for choosing to do business with you.

If you accept tenants’ feedback on these 10 problems areas and try to address them, not only will you have happier tenants, you will have less cost and fewer problems.

Reprinted with permission of the Rental Housing Journal, Utah.

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.

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

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

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

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

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

Please notify the RHAOregon office of any address changes.

Return all calls quickly. Address all maintenance issues promptly. Talk nicely to them, (not down to 18

:RENTAL ALLIANCE UPDATE - October 2014

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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 The Oregonian Media Group David Sandvig, P.503-221-8417 1320 SW Broadway 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

CARPET CLEANING

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

ASPHALT PAVING

Benge Industries Parking Lot Maintenance Service Corey Wilkerson P.503-803-1950 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 Timothy Murphy Attorney at Law Always representing ONLY landlords Tim Murphy P.503-550-4894 522 SW 5th Ave #812 Portland,97204

BASEMENT WATERPROOFING John’s Waterproofing,

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

CARPENTRY & REPAIRS

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

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

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

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

DOORS

CCB# 34434

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

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

CCB# 53631

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RENTAL ALLIANCE UPDATE - October 2014

19

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

ELECTRIC

DeKorte Electric, Inc. P.503-288-2211 5331 SW Macadam #258-113 Portland, OR 97239

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

1031 EXCHANGES / REITS TENANCY IN COMMON 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

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

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

GENERAL CONTRACTORS

Uptown Properties CCB# 198205 AJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bonded www.uptownpm.com Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 main@bluestonehockley.com

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

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

FLOOR COVERING

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

CCB# 154142

G&G Construction Inc. CCB# 163427 P.503-826-9404 Maintenance & Painting Specialist miesner@comcast.net

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, OR97124 www.cfmfloors.com

Home Repair PDX Troy K. Rappold, P.503-236-8274 1125 SE Madison St. #201 Portland, OR 97214 www.homerepairpdx.com

CCB# 201298

Rental Housing Maint. Svcs.

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

CCB# 163427

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

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

HAULING

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

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

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

HANDYMAN

FIRE SAFETY

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

FORMS

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

HEATING OIL TANK EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.com

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

:RENTAL ALLIANCE UPDATE - October 2014

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

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

INSULATION

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

CCB#53631

MOVERS-HOUSE

Emmert Development Co Terry Emmert, P.503-655-9933 11811 SE Hwy 212, Clackamas, OR 97015 G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net Rental Housing Maint. Svcs.

CCB# 163427 Gary Indra, P.503-678-2136 Prof. Interior & Exterior painting garyindra@rentalrepairs.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

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

Robinson Financial Group Rita J. Robinson, P503-557-4997 Group & Indiv. Health Insurance

PEST CONTROL

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

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

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

LOCK SMITH

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 CCB# 99196

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 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

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

PLUMBING/DRAIN CLEANING

INVESTMENT SERVICES

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

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

PAINT / PAINTING

INSURANCE

MASON CONTRACTORS

MOLD

CCB#36338

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

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

RENTAL ALLIANCE UPDATE - October 2014

21

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

EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.com Soil Solutions Environmental Services Radon Testing and Mitigation Phone: 503-234-2118 info@soilsolutionsenvironmental.com soilsolutionsenvironmental.com

REAL ESTATE SALES

Bluestone & Hockley Real Estate Services Cliff Hockley P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 Chris Anderson John L. Scott Real Estate P. 503-783-2442 503-783-2442 chrisanderson@johnlscott.com Denise L. Goding Keller Williams Realty P.503-336-6378 C.503-799-2970 www.denisegoding.com Elizabeth Carpenter cris Principle Broker P.503-314-6498, F503-882-8680 Liz@lizcrei.com, www.lizcrei.com J.L. Lutz & Company Jim Lutz P.503-297-7101 F.503-291-7851 www.jimlutzcim.com contactjimlutz@gmail.com The Garcia Group Ron Garcia, P. 503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239 www.4-homes.com

RESTORATION/RECONSTRUCTION Eaton General Construction CB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette Valley P.503-427-2671, Em.503-822-5539 www.restorationportland.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 Lynn Whitney, P.503-284-5522 Free Inspections, ReRoof and Repairs. www.realestateroofing.com

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

TELEPHONE

CCB# 163427

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

WATERPROOFING / CONCRETE REPAIR CCB# 149575

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

SEAL COATING

Benge Industries Parking Lot Maintenance Svcs 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

STRIPING

CCB# 53631

CCB# 34434

SEWER

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

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

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

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.

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

22

:RENTAL ALLIANCE UPDATE - October 2014

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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