FEBRUARY 2015 RHA OREGON UPDATE NEWSLETTER by Cari Pierce

February 2015

A monthly newsletter published by the Rental Housing Alliance Oregon

rha est. 1927

www.rhaoregon.org In this issue: Dinner Social

page 3

Why Apartment-Rent Gains Could Begin To Slow Down page 7 What Is Fair Housing Testing page 8 - 9 Radon, Renters, and You page 12 Essential Services: 10 Things That Make The Difference page 14 - 16

Formerly the Rental Housing Association of Greater Portland

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RENTAL HOUSING ALLIANCE OREGON SUPPORTS FAIR HOUSING VISIT www.fhco.org FAIR HOUSING COUNCIL OF OREGON

503-771-0554

Dinner Social

Wednesday February 18 2015 at 6 pm

Table of Contents

Speaker: Marcia Gohman with National Tenant Network Northwest

Dinner Social |page 3

Marcia Gohman of National Tenant Network screening Company is a dynamic speaker with a wealth of knowledge and a great sense of humor. Come hear what you need to know about the changes to the Landlord Tenant Law and how those changes affect your tenant screening. Marcia will walk you through the changes in the use of Eviction and Criminal records as they pertain to tenant screening. If you have not yet heard how the changes in the law have affected tenant screening, then you need to know, come join us for food, fun and great information!

When: Where:

Wednesday February 18, 2015 Bradford’s, 10346 NE Halsey, Potland, OR 97220

Time: Price:

6:00 PM $24.00 per Person if Registered by February 13, 2015 $29.00 per Person if Registered after February13, 2015

(parking available at the RHA Office and Riverview Bank)

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)

Clod Heart Roast or Grilled Salmon Dinner also Includes:

Buttermilk Mashed Potatoes Vegetables, Plated Salad Dinner Rolls Chef’s Choice of Dessert Directions: From Down Town Portland: Take I-84 East toward the Dalles. Take Exit 7 to Halsey St., continue on Halsey through NE102nd Ave. Bradford’s is on the right From I-205 South: Take I-205 North, take Exit 21A, Glisan St.. Turn right at Glisan Headed East. Take a left at 102nd Ave headed North. Take a right at Halsey headed east. Bradford’s is on the right. www.rhaoregon.org

RENTAL ALLIANCE UPDATE - February 2015

President’s Message So how many of us are still working on our New Year’s resolutions? Can I get a show of hands?!! If you are like most of us, your to do list is an ever changing topic. It depends on the weather, time needed to Oregon complete, and what may have just hit the rotary oscillator RHA President John Sage (fan). It is this time of year that I reach for my recent copy of the RHA Oregon Update and start thumbing thru the list of vendors, looking for that trusted affiliate member who is an expert on whatever issue I may need help with. Be it moss on my roof, a burst water pipe due to cold, that faulty electrical circuit, the wind coming in around the windows that I need to get replaced, or advice from an attorney for the letter that I just got in the mail. Being a property owner sure comes with a lot more hats than I first thought when I got my first property. I can remember being naive enough to think that I had everything handled and knew what I was getting myself into. Then the first time a major issue happens, it’s like getting sucker punched and going to your knees. It feels like everyone is watching to see how you react. Will you wilt and go into the fetal position, not knowing what to do or which way to turn? Do you already have all the answers and know exactly how to proceed or do you reach out to a trusted advisor who’s been thru it before and may have some sage advice and years of experience to help you find your way? Believe me, when you first start out you have at one time or another done every one of the things that I just mentioned. I try to always remind myself that there is no reason to “Reinvent the wheel”. Someone has seen it, done it, or heard about it. Fortunately, issues that I have had with burst pipes, electrical, need for advice from an attorney, and removing moss have all been easily solved with help from these afore mentioned trusted advisors. With their help I have been able to navigate every situation that has come up. Navigating these situations is easy by either accessing the RHA Oregon vendor list, as I mentioned earlier, or by attending RHA classes presented by those in the vendor list with each of them having their own expertise. In February and March RHA has a number of educational classes put on by instructors who are experts in their field including maintenance turnovers, radon testing, rental forms and how to fill them out, along with classes on updates to the landlord tenant law, top mistakes made by landlords and asset protection. Take a look at page 5 of the Update for a complete list of the upcoming classes, you are sure to find something that will make your job as a rental property owner easier. I sure have.

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 Past President Elizabeth Carpenter, PH. (503)314-6498 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

Sincerely John Sage

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

:RENTAL ALLIANCE UPDATE February 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

02/11

Board Meeting

RHA Conference Annex

5:00pm

02/18

Dinner Social

Bradfords

6:00pm

02/26

New Member/Mentor Session

RHA Conference Annex

6:00pm

03/11

Board Meeting

RHA Conference Annex

5:00pm

03/18

Dinner Social

TBD

6:00pm

03/26

New Member/Mentor Session

RHA Conference Annex

6:00pm

INFORMATION

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 CLASSES

LOCATION

TIME

INFORMATION

02/04

Online Tenant Screening Class

RHA Conference Annex

11:00am

02/6

Understanding Your Decision Point Report

Webex

11:00am

02/12

Turnover Techniqes

RHA Conference Annex

6:30pm

Taught by: Zack Howell

02/19

Radon Class

RHA Conference Annex

11:30am

Taught by: Scott Nance of Alpha Environmental

02/24

Top 5 Rental Forms

Standard TV & Appliance

6:30pm

Taught by: Jerad Goughnour of Gateway Property Mgmt LLC, 3600 SW Hall Blvd., Beaverton, OR 97005

02/24

Online Tenant Screening Class

Webex

7:00pm

03/04

Online Tenant Screening Class

RHA Conference Annex

11:00am

03/06

Understanding Your Decision Point Report

Webex

11:00am

3/12

Landlording 102

RHA Conference Annex

6:30pm

Taught by: Jeff Bennett of Warren Allen LLP

3/19

Top Landlord Mistakes

RHA Conference Annex

11:30am

Taught by: Katie Pool-Hussa of Landlord Solutions and Landlady Katie

3/19

Understanding Your Decision Point Report

Webex

7:00pm

03/24

Asset Protection

Standard TV & Appliance

6:30pm

03/24

Online Tenant Screening

Webex

7:00pm

Taught by: Richard Schneider of The Law Offices of Richard B. Schneider, 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

Turnover Techniques

Turnover is one of the most costly processes within the annual budget. This course is the nuts & bolts for making vacant units “RENT READY”. Zach will cover the pre move-out inspection to the final walk through and everything in between. $25 member | $35 non-member

Radon Class

1 Continuing education credit available. Do you know what Radon is? How Radon affects one’s health? How do you test for Radon? Should you test for Radon? And; If you have Radon, how do you fix it? Come join RHA and Scott Nance from Alpha Environ- mental Services and learn how Radon might affect you as a rental property owner. $25.00 Members $35.00 Non Members

Top 5 Rental Forms

It’s extremely important to use up-to-date forms that reflect all regulatory changes when placing a tenant and continuing the landlordtenant 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

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

RENTAL ALLIANCE UPDATE - February 2015

:RENTAL ALLIANCE UPDATE February 2015

www.rhaoregon.org

Why Apartment-Rent Gains Could Begin To Slow Down- AAOA It won’t come as a big surprise to renters that rents rose briskly last year. What they may not realize: It could get a touch harder in 2015 and 2016 for landlords to keep raising rents as aggressively.

inventory, don’t hold your breath for a slowdown in rental gains. Also, a slowdown in gains doesn’t mean that rents go down; they just don’t go up as fast as they’ve been going up.

Rents have shot up over the past four years as apartment owners enjoyed stronger demand and, crucially, very little new supply.

Still, for renters living in a suburban sub-market that’s drenched in new supply, landlords may be a little less pushy when it comes to raising the rent.

Now, that’s changing. Rents rose 3.6% last year, according to Reis Inc., a real-estate research firm, and the apartment vacancy rate ended the year at 4.2%, near its lowest level since 2001. But the number of new units added to the market also reached a 13-year high, and even more units are headed onto the market this year. So while demand is still strong for apartments, the days of excess demand “are likely over,” said Ryan Severino, senior economist at Reis, in written commentary. “This is the beginning of an up cycle in vacancy, and demand will struggle to keep pace with the significant amounts of new construction that should come online over the next few years.” One sign that the cycle may have neared a turn: The vacancy rate for U.S. apartments during the fourth quarter didn’t fall year-over-year for the first time in four years, ending a streak of 17 straight quarters inwhich vacancies edged down year-over-year.

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.

2015 RHA Oregon Office Closures Office Hours Monday - Friday 9 - 5pm 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 St., Portland, OR 97220

While an improving job market will give landlords enough leverage to keep increasing rents, “over time, this will be stymied by the sheer number of new units that are going to come online, increasing competition in the market,” Mr. Severino said. The normal real-estate caveats apply: In housing, everything is local. If you’re living in a part of town that’s extremely popular and where there’s very little new

www.rhaoregon.org

RENTAL ALLIANCE UPDATE - February 2015

TESTING: What Is It? By Jo Becker, Education/Outreach Specialist, Fair Housing Council of Oregon The topic of fair housing testing strikes fear and incites anger in many within the housing industry—in independent landlords and professional property managers, among sales brokers, mortgage lenders, homeowners’ associations, and other housing providers. Most are very unclear what testing is, and what it isn’t. With this article I’ll delve into the topic and explain the process. First, let me say that as a former Realtor®, I am well aware (as I’m sure you are) that the housing industry is heavily regulated. Legal issues and accompanying regulatory bodies range from licensing law and contract law to landlord / tenant law in the rental market to fair housing law. The Fair Housing Council of Oregon (FHCO) is not the only organization that performs testing. For those of you familiar with the sales world, you might recall when the Oregon Real Estate Agency conducted audit tests a few years ago to verify that agents were explaining the then new Agency Disclosure Pamphlet and presenting it

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! 8

:RENTAL ALLIANCE UPDATE February 2015

for signature upon “first substantive contact” with a prospective client. This is but one more example of testing in the industry. What is fair housing testing? Who does it? What are the implications for you in your daily practice? The FHCO is not an enforcement agency, per se. We do, however, conduct enforcement-related activities such as testing or filing a complaint with the Dept. of Housing and Urban Development (HUD) or another regulatory governmental agency (such as Oregon’s Bureau of Labor and Industries (BOLI), either on our own behalf or in assisting a housing consumer who feels a fair housing violation has been committed against them. We also sometimes file lawsuits with private attorneys, especially if testing evidence supports an allegation of a fair housing violation. Each year, we also assist hundreds of housing providers and consumers in resolving fair housing problems in an informal manner, to the satisfaction of both parties and a good deal of our day-to-day work focuses on education and outreach to both housing consumers and housing providers about their rights and responsibilities under federal, state, and local fair housing laws . (For information on in-house training visit www. FHCO.org/pdfs/classlist.pdf.) If someone contacts our office with what appears may be a fair housing allegation, we take the information and determine if it is a testable situation. Testing is used to identify ordinary business practices (of a company, an individual, etc.) and these practices are usually confirmed with a series of tests. Additionally you should know, we may use testers who are not simply posing as a housing consumer, but someone who may follow a transaction through to the end and to purchase a home, obtain a loan, enter into a lease agreement, etc. These folks aren’t just testers, they’re bona-fide prospects currently in the market to buy / lend / lease. As I’ve said many times before, we’d much rather eradicate illegal housing discrimination through education and outreach and making ourselves available for your (continued on page 9) www.rhaoregon.org

Opportunities Available RHA Oregon LIST OF COMMITTEES

RHA Oregon LOBBYIST

Building

Legislative

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

Cindy Robert, PH: 503-260-3431

Cari Pierce, Office Manager cari@rhaoregon.org

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

Dinner/Program

Office

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

Education

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

Forms

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

House

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

RHA Oregon OFFICE TEAM

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

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

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

Testing: What Is It? continued from page 8

questions, than to “catch” you doing something wrong. Consider us a resource – if fact, did you know that we provide testing as a fee-for-service? Organizations and firms may contract with us to see how staff or members are doing in complying with fair housing laws – the results of these tests are confidential under the terms of the contract. In addition, we offer a wealth of information available for housing providers on our website. A few pages likely to be of interest include: • www.FHCO.org/hs_provider_info.htm • www.FHCO.org/guidebooks.htm • www.FHCO.org/videos.htm www.rhaoregon.org

•

• •

www.FHCO.org/forms.htm (including 4 interactive sample forms translated into laymen’s terms -- 2 or sales, 2 for rentals) www.FHCO.org/brochures.htm www.FHCO.org/translations.htm

Please consider supporting the work we do by joining the FHCO today. Support from the housing industry is particularly important as we stand together to ensure housing for all in the spirit of fair housing laws. Visit www.FHCO.org/join_us.htm or call our office for membership information. This article brought to you by the Fair Housing Council; a civil rights organization. All rights reserved © 2015. Write jbecker@FHCO.org to reprint articles or inquire about ongoing content for your own publication. To learn more… Learn more about fair housing and / or sign up for our free, periodic newsletter at www.FHCO.org.

RENTAL ALLIANCE UPDATE - February 2015

Dear Maintenance Men:

By Jerry L'Ecuyer & Frank Alvarez

Dear Maintenance Men: I understand moving in a new resident from the management’s point of view. What do you recommend as a move-in procedure from a maintenance background? I always worry about handing over a set of keys to a new resident who will now have control of a very expensive rental unit. What should I be thinking about maintenance wise for this new move-in? Tom Dear Tom: Interesting question! It’s true we sometimes think the move-in procedure is complete once the resident passes all the background checks, pays their money, signs all the paperwork and is given the keys to the unit. We believe that the move-in procedure is far from complete if the new resident is not “Checked-out” on the operation of the rental unit. A major source of maintenance issues and costs come from a new resident not knowing how to safely operate the moving parts of their unit. A short list of items that a resident may or may not know how to operate are as follows: 1: Garbage disposal unit. 2: Vertical and horizontal blinds. 3: Dishwashing machine. 4: HVAC system or heating and cooling systems. 5: And anything else that could break or be a safety issue. Many of you might be saying to yourselves; “Who does not know how to operate any of those items.” You would be surprised! Top of the list of most abused items are garbage disposal units and blinds. Dear Maintenance Men: I have heard the terms “Proactive and Reactive” in connection with property maintenance. Can you explain the difference as it relates to apartment maintenance? Richard Dear Richard: We’ll start with the definitions first and then how they relate to property maintenance. Proactive: Acting in anticipation of future problems,

needs or changes. Reactive: Done in response to a problem or situation: reacting to problems when they occur instead of doing something to prevent them. How you deal with property maintenance can make a big difference to the bottom line. A proactive approach allows you to make all the decisions ahead of time. In a proactive situation you will have time to shop for the best price and dictate the schedule of the work. As an example: 1: Snaking or hydro-jetting the main sewer line before the Thanksgiving holiday removing any buildup or roots in the pipes. 2: trimming trees and overhanging branches before a wet winter storm. A reactive approach removes all control of the situation. You will have little influence over the cost of the work or when it will take place. As an example: 1: Calling out the plumber ... any plumber on Thursday, Thanksgiving evening to snake out the main line blockage because of sudden overuse by the residents . 2: Emergency roof repair during a wet winter storm due to heavy tree branches breaking or a tree falling. Residents, who live in a community that practices proactive maintenance stay longer, pay higher rent and take better care of their units and grounds. With a proactive maintenance policy in place, residents are more likely to report problems before they become emergencies. A Proactive maintenance policy will save you money both in the short term and more importantly in the long term. It is a good investment. Dear Maintenance Men: I would like to find out if I have an “A”, “B”, “C”, or “D” building. I’m not sure what constitutes an A or D property. Can you shed light on the designations? Cornell Dear Cornell: This is really a real estate purchasing question, however (continued on page 11)

:RENTAL ALLIANCE UPDATE February 2015

www.rhaoregon.org

Dear Maintenance Men: continued from page 10

we think it will work for maintenance as well. As in most things; “A” is the best and “D” can be seen as the worst. An “A” property will require the most proactive maintenance to retain an “A” rating while a “D” property may very rarely see a maintenance tech without direction from code enforcement or the city attorney. Below is a simple example of the A, B, C or D ratings and what they represent.

D: Older property, no or few amenities, basic A: New or extremely well taken care of property with design, could be run down and often in a bad area. top notch amenities in the best areas. B: Newer property that may be slightly dated, but Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation. well taken care of in a good area. JLE Property Management, Inc for management service or consultation C: Older property, clean, middle of the road building Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA Real Estate lic. #: 01460075 with limited amenities in a fair area. Certified Renovation Company

Start Your New Year by Routinely Adhering To These Essential Landlord Tips by Jeffrey Taylor, Mr. Landlord • Treat landlording as a business. Develop a system and a set of written procedures for all steps in your rental process.

• Use www.craigslist.com and www.postlets.com to advertise your rentals. They’re free.

• Believe in yourself, but do not believe anything put on the rental application. Verify it all.

• Become extremely familiar with (Oregon) landlord tenant laws where you own rental property.

• Look for ways to reward your long-term residents even • Get a good state-specific lease and be sure your lease if in only small ways. • Join and participate in a landlord is clear regarding all expectations you have for your association (such as RHA) to get continued support, residents’ responsibilities. ( Use RHA form 203 as either education, and encouragement.. Also seek out one or a month-to-month Rental Agreement or Lease.] two mentors.

• Thoroughly screen your applicants. Be sure to check • Learn as much as you can about your local rental eviction records and possible criminal background on all market and what other landlords and managers are applicants. (RHA offers tenant screening services to our charging, offering, and doing. Always look to expand members through Nation Tenant Network) your business network with other landlords, contractors, suppliers, professionals, and community • Get the cooperation of your residents and start contacts. Network with individuals who are growing, advertising and showing rentals BEFORE the lease is up. progressive, and honest. • Fill vacancies faster by reaching out and serving a niche” • Seek further training and education (visit rhaoregon. target market. org/calendar-events. • Don’t give up! Don’t let the small • Keep your relationship between you and your residents percentage of rental challenges take your focus off your in a business-like manner and treat all residents with big goals. Landlording is not a get rich quick scheme, respect. but can generate long-term wealth when done correctly. • Conduct regular inspections of your properties. • Enforce your rules consistently and immediately.

Management tips provided by landlords on MrLandlord. com. To receive a free Rental Owner newsletter, call 1-800950-2250 or visit their web site at mrlandlord.com where you can ask landlording questions and seek the advice of other rental owners 24 hours a day.

• Keep good records and document everything. www.rhaoregon.org

RENTAL ALLIANCE UPDATE - February 2015

Radon, Renters, and You

By Scott Nance, B.S. of Alpha Environmental Services, Inc.

What is Radon? Radon is a naturally occurring

professional installing a radon system, an improperly installed system can be dangerous.

colorless, odorless radioactive gas. It forms as a result of the natural breakdown of Uranium found within soil deposits. Much of the soil deposits found within the Portland Metro area contain lots of granite which has trace amounts of Uranium. These deposits, located between 10 – 30 feet below the surface, are constantly releasing radon gas, which eventually find their way to the surface and into our homes.

Conclusion

Health Effects of Radon

Scott Nance is the Department Manager at Alpha Environmental Services, Inc. located in Beaverton, OR. He has a Bachelors in Science from Portland State University in Environmental Science and is licensed as a Radon Measurement and Mitigation Specialist through the American Association of Radon Specialists and Technicians (AARST)

Due to its radioactivity, Radon is considered carcinogenic and when inhaled over long periods of time can have serious health consequences. The United States Environmental Protection Agency (EPA) estimates that approximately 21,000 deaths occur from radon induced lung cancer . It is the second leading cause of lung cancer behind smoking and the leading cause amongst nonsmokers .

Radon in the Portland Metro is here to stay and the more you understand how it not only affects human health, but you and your property as well, the better. Therefore, it is always a good idea to test for radon to reduce liability, to be prepared for future real estate transactions, and peace of mind for you and your renters.

“A Citizen’s Guide to Radon”. www.epa.gov. United States Environmental Protection Agency. October 12, 2010. “A Citizen’s Guide to Radon”. www.epa.gov. United States Environmental Protection Agency. October 12, 2010.

Testing for Radon Testing for the presence of radon is easy. A test is placed in the lowest level of the home, usually within the basement or on the first floor, and run for at least two days and up to 90 days. This is considered a short-term test and the results are the average taken over the test duration. Ideally you would want to have this test performed by a licensed Radon Measurement Specialist because certain protocols must be followed, their testing equipment is much more accurate, and once the data is collected it can be more thoroughly analyzed. This is especially important if your property is a real estate transaction – ALWAYS make sure the person performing a test for a real estate transaction is licensed. What to do if you have Radon Depending on the type of foundation a building has, removing radon, or mitigating, is usually a fairly straight forward process. An installed Radon Mitigation System basically involves drawing the radon out and exhausting it to the outside air. You should ALWAYS have a licensed

:RENTAL ALLIANCE UPDATE February 2015

www.rhaoregon.org

RESPONDING TO MAINTENANCE EMERGENCIES

by Mary Girsch-Bock of PropertyManager.com, a Service of AppFolio Years ago, while living in Las Vegas, a summer thunderstorm wreaked havoc on my apartment. Lightning eventually struck the roof of my loft, creating a fairly significant hole in the roof. Since it was late, I placed a bucket under the hole to catch the still-falling rain and called the management office to report the damage.

climates. o Any structural issues. This can include anything from collapsing balconies, stairways, carports, or ceilings.

o Any gas smells. While hopefully tenants have been instructed to call the local gas company in the event of a gas smell, this is an issue that managers need to address promptly.

I left four messages that evening; none were returned. The roof was eventually fixed; five days later. Each day I prayed that the summer monsoon rains would stay away until the roof was fixed.

o Lack of running water. Again, this is an issue that constitutes an emergency, and property managers should respond accordingly. While property managers should never be expected to respond to every issue that arises after hours, it’s important for tenants to know that should an emergency arise outside normal business hours, their property manager is only a phone call away.

I was lucky about the weather. Not so much about my choice of apartment communities. What really angered me was the lack of concern about a serious problem that a tenant had. I didn’t expect them to come out that evening in the middle of a storm to fix the roof. I did expect them to call me back and let me know that it would be taken care of. That lack of concern was what I put on my 30 day notice, when I chose not to renew my lease.

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

Are you available for your residents 24-7? That doesn’t mean following up on minor issues that can be easily addressed in the light of day. It does mean that when your tenant has a legitimate concern, are you easily reachable, even if just for some reassurance? If you’re a little confused on what constitutes a legitimate emergency, here are some issues that property managers should respond to as quickly as possible. And remember, if you’re not sure, err on the side of the emergency being important and pick up the phone and call. o Major leaks, including both storm related damages, or issues such as a toilet or sink overflowing from an upstairs units. o Lack of heat. This is an issue that needs to be addressed immediately, particularly in colder www.rhaoregon.org

RENTAL ALLIANCE UPDATE - February 2015

RHA Oregon

• 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

entors

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

Refreshments Offered Thursday February 26, 2015 from 6-8pm RHA Oregon Conference Annex 10520 NE Weidler Portland OR 97220.

Essential Services: The 10 things that make the difference between a habitable and uninhabitable dwelling c. The plumbing does not properly connect to sewage disposal systems, or is completely blocked up. d. There is no safe drinking water, (if safe drinking water is available).

Residential landlords are faced with many challenges. At the top of the list is making sure that their property is well taken care of and complies with the essential services conditions. This has become an imperative as more cities and counties require licensing and hire rental unit inspectors to keep landlords compliant. Additionally, tenant advocates are working to tighten down the habitability laws.

3. The heating fixtures are not supplying heat, or are in poor working condition.

4. There is no electricity in the dwelling, or the electrical equipment is not functioning properly, or is in poor working order (i.e. an outlet has blown, but is not replaced/repaired, etc.).

So what are essential services? In Oregon, according to ORS 90.320, residential landlords must maintain tenant spaces in a habitable condition during the term of a rental agreement or lease. A dwelling unit is considered uninhabitable if: 1. The roof leaks and/or if the dwelling is not effectively protected from the weather. For example, a window does not close properly, or is broken.

2. The plumbing facilities are not functioning properly, for example: a. There is no hot or cold water; both are necessary. b. There is a lack of running water in one or more plumbing fixtures.

5. If any area under control of the landlord, including, but not limited to: the buildings, grounds, or appurtenances at the time of the start of the rental agreement are dirty, unsanitary, cluttered, or have accumulated debris, filth, rubbish, garbage, rodents, or vermin.

:RENTAL ALLIANCE UPDATE February 2015

6. In certain areas a dwelling can be considered uninhabitable if garbage receptacles are not provided (except as allowed by local ordinance and/or by written agreement between the landlord and the tenant) or if the provided garbage receptacles are not serviced in a timely basis. 7. The floors, walls, ceilings, stairways, or railings are in a (continued page 15

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Essential Services: continued from page 14

state of disrepair creating a hazard to tenants. 8. Provided systems, or systems required to be provided by the landlord, are not in good repair (i.e. out of order elevator, existing ventilation or air conditioning not working, etc.)

and deduct the cost from their rent. They may also move somewhere else until the service is restored. The tenant does not have to pay rent while living in substitute housing and may go to court to recover the cost of the substitute housing up to the amount charged on the original rent if necessary (ORS 90.365).

9. The required smoke detectors and/or carbon monoxide detectors are not present or functioning.

If the landlord fails to supply any essential service and the lack of which poses an imminent and serious threat to 10. The dwelling is not securable (i.e. broken door tenantâ&#x20AC;&#x2122;s health, safety or property, the tenant can deliver a written notice to the landlord specifying the nature of the locks, or window latches, etc.) breach and warning that this gives them grounds to terminate What happens if there is a maintenance problem? the rental agreement or lease if the breach is not remedied First of all, tenants have a responsibility to keep a property in within 48 hours. good condition. ORS 90.325 basically says that tenants need A landlord shall not be considered intentionally or negligently to keep their unit clean, test the smoke alarms and carbon failing to supply an essential service if the landlord: monoxide alarms every 6 months, and not cause intentional a. Substantially supplies the essential service, or damage. When something breaks, tenants need to notify their b. Makes a reasonable and good faith effort to supply landlord. the essential service and the failure is due to Under ORS 90.360 the landlord has seven (7) days from the conditions beyond the landlordâ&#x20AC;&#x2122;s control. actual notice to repair an essential service and thirty (30) days Does the Landlord have to pay for a hotel or replacement food to repair non-essential services. if the essential services are not available (i.e. a refrigerator What can a tenant do if a landlord does not repair / provide fails and all the food spoils)? essential services? There is nothing in Oregonâ&#x20AC;&#x2122;s Landlord Tenant Act that A tenant should first contact the landlord and state the requires that. Typically landlords will make decisions that problem. They should then follow up with a written notice keep tenants living in the home or apartment, and may or may stating the problem again. If the essential service is not not provide some sort of compensation. restored within 7 days, the tenant may buy the service or have Some examples of essential service responses: the repairs done to restore the service (if not more than $300) (continued page 16)

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RENTAL ALLIANCE UPDATE - February 2015

Essential Services: continued from page 15

A furious winter storm causes a power outage at a 30 unit apartment property. The transformer blew and a second one, installed by the electric company, fails as well. There are no replacements in the city so a new transformer has to be flown in; in the meantime the apartments have no heat. Tenants decide to leave their homes and move in with friends and relatives. The landlord has no control over this essential service. The on-site manager makes sure to stay in touch with all of the tenants to let them know when the power comes back. The landlord has done all he can to get the electricity back. The water heater fails for a tenant at 8 p.m. on a Saturday night. The landlord contacts a plumber and a new water heater is installed on Sunday. The tenants in a 2 bedroom 2 bath apartment have a clogged toilet. The tenants call the landlord at 10 p.m. at night. The landlord decides that the plumber can rooter the toilet the next day since the tenants still have one toilet available. The tenant’s children throw a toy into the toilet. The tenants live in a three bedroom 1 bath home. They call the landlord for help. Since this is an essential service, he calls the rooter company for service that night. The rooter company confirms that the tenants created the damage. The Landlord’s rental agreement spells out that the tenants need to pay for tenant created damages. The Landlord bills back the tenants for the needed plumbing and repair services. The refrigerator fails. The tenant calls the landlord. The freezer ice has melted and the water service to the ice maker broke as the tenants pulled out the refrigerator. The kitchen is flooded. The landlord calls both a plumber and an emergency contractor to suck up the water and install dehumidifiers. This all occurred within one day. Had the landlord not responded ( because they were vacationing) the tenant could either have had it fixed for a cost up to 16

:RENTAL ALLIANCE UPDATE February 2015

$300 (which they would then subtract from the rent), or moved out and stayed in an alternant space until the landlord replaced the refrigerator and the water repairs were taken care of. A five year old puts a car into drive and the car runs into the side of an apartment building. The landlord calls the insurance company and they hire a contractor to repair the wall. The wall is repaired in 10 days, work started on the same day the accident occurred. Clearly, landlords must respond to the essential service needs of their tenants, but tenants also have the responsibility to keep their homes and apartments in good order and communicate with their landlords when a failure of an essential service occurs. Essential services are just that, services that are critical to the health and well-being of tenants, and healthy tenants pay for these essential services with their rent.

The RHAOregon Mission The Rental Housing Alliance Oregon is a group of rental housing owners and managers in the state of Oregon who have joined together for the purposes of: • Providing information to improve the knowledge of rental owners and managers. • Enhancing the reputation of “landlords” by promoting professional practices. • Assisting local public officials on various community endeavors relating to public or private housing. The Update is a monthly publication of Rental Housing Alliance Oregon • 10520 NE Weidler St, • Portland, OR 97220 • Phone 503-254-4723 • Fax 503-254-4821 • www.rhaoregon.org • Hours: Monday through Friday 9am to 5 pm Editorial Staff: Cari Pierce • Graphic Designer Teresa Carlson Publisher: The Rental Housing Alliance Oregon The opinions expressed in this newsletter are those of the authors and do not reflect those of the Board of Directors or the newsletter editor or committee. All advertising inquiries should be directed to Cari Pierce at 503-254-4723.

Please notify the RHAOregon office of any address changes. www.rhaoregon.org

www.rhaoregon.org

RENTAL ALLIANCE UPDATE - February 2015

Top 5 Reasons to Invest in JOIN No. 1: JOIN's model is what we call "relationship-based" - we meet people where they are and work with them to identify and overcome their barriers to housing. The path back to housing begins with a relationship of mutual trust and respect. No. 2: JOIN's commitment to housing very vulnerable

remain stable for at least 12 months. No. 5: We need your help to continue to do our work. Generous friends like you provide us with the flexible funds we need to provide individualized and costeffective support to people working hard to end their homelessness.

people and families provides significant cost savings to the community. An average stay in the hospital is $2,800 per night and the average cost of a night in jail is $126. Neither of these responses addresses the root issue of housing status. The cost per night of successful permanent housing through JOIN in 2013 was just $16. No. 3: For the seventh year in a row, JOIN earned Charity Navigator's highest rating, placing us in the top 2% of charities rated. We are also a Valued Partner on GuideStar and have a top-rated status at GreatNonprofits. No. 4: JOIN's approach helps households remain in housing for the long-term. Historically, more than 75% of the people we help transition into permanent housing

:RENTAL ALLIANCE UPDATE February 2015

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 - February 2015

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 February 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 - February 2015

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

Halâ&#x20AC;&#x2122;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

:RENTAL ALLIANCE UPDATE February 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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rental housing alliance oregon

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

10520 NE Weidler Portland, OR 97220

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ll ia n c e s t 1927

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