UPDATE
Monthly Newsletter Published by the Rental Housing Association of Greater Portland
March 2013
Maintenance Panel-March Dinner Meeting Page 1
What Landlords Don’t Know About Lead Page 8-9
VISIT US AT www.RHAGP.org
Landlording 101 Page 4
W E N
Ve n d o r
HAPPY HOUR J o i n u s Tu e s d a y, M a r c h 1 9 t h at 4:30pm for a free vendor a p p r e c i a t i o n h a p p y h o u r.
• Learn how to get the most of y o u r Ve n d o r m e m b e r s h i p • New Premium Member marketing opportunities-FREE • Share best practices • Compare results • Provide program feedback • Brainstorm program improvements RHA Office 10520 NE Weidler Portland OR 97220 503/254-4723
Appetizers & Beverages provided
DINNER MEETING When:
Wednesday March 20, 2013 from 6:00pm-9pm
Where: Rheinlander Restaurant 5035 NE Sandy Blvd. Portland, OR 97214 Price: $26.00 per person, Call 503/254-4723 for reservations
Maintenance Panel Dekorte Electric Real Estate Roofing and Mold Solutions Portland Construction Solutions Tips and tricks on maintaining rental properties to retain residents and increase profits. This talented and experienced panel of property maintenance men will answer your questions on how to do the maintenance work needed on rental properties. You will gain from their extensive knowledge in doing the work and preventing some problems. In the residential rental business, property maintenance can be a big part of your budget. Come and learn ways this panel gets the job done.
Menu: Swiss Cheese Fondue House Salad Rotisserie Pork Loin with Chutney and Julienne Leeks Crisp Chicken Schnitzel with Madeira Sauce and Creamy Mashed Potatoes and Fresh Seasonal Vegetables Fresh Baked Bread Coffee, hot tea, iced tea or milk Homemade Apple Strudel directions:
Rheinlander Restauraunt 5035 NE Sandy Blvd. Portland, OR 97214 From East Portland take I-84 W/US-30 West toward CITY CENTER. Take Exit 2 toward 43rd Ave., turn RIGHT onto NE HALSEY ST., turn LEFT onto NE 47th Ave., turn RIGHT onto NE SANdY BLVd to Rheinlander . From West or South take I-5 North toward VANCOUVER. Merge onto I-84 E/US-30E via EXIT 300 toward PORTLANd AIRPORT/THE dALL ES. Take the 39th Ave Exit, EXIT 2. Turn LEFT onto NE 39th Ave ., turn RIGHT onto NE SANdY BLVd to RHEINL ANdER.
March 2013 TABLE OF CONTENTS RHAGP Dinner Meeting................................................ 1 President’s Message.................................................... 2 RHA Calendar............................................................... 3 Landlording 101................................................................. 4 The Cost of a Bad Tenant............................................. 5 RHA Membership Changes......................................... 6 60 Day vs. 30 Day Notices............................................ 7 What Landlords Don’t Know About Lead................... 8-9 Survey Reveals What Renters Want in 2013.............. 10
Pest with Civil Rights- Now That’s Scary.............. 11 Dear Maintenance Men...................................... 12-13 Renting to Friends................................................... 13 How Recession Changed Retirement Planning............................................... 14 Dear RHAGP Members........................................... 15 The Marketplace in 2013....................................16-17 The Preferred Service Guide .............................18-20 March 2013 1
PRESIDENT’S MESSAGE
RHAGP LIST OF COMMITTEES Building Chair: Phil Owen, Phone: 503-244-7986
What an exciting time to be President of the RHAGP. We are continually growing in Membership, educational classes, and dinner meetings which focus on both education and networking. RHAGP is committed to educating new landlords and property managers, as well as enhancing education for the seasoned landlords and property managers.
Community Relations/Donations Chair: Tony Kavanagh, Phone: 503-522-4474 Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522 Elizabeth Carpenter RHA President
I would like to take a moment to mention our community of vendors. Some are dual members, meaning vendors as well as property owners themselves. Others are vendors who support RHAGP members with the services they can offer. We are currently hosting a happy hour to discuss what we have to offer and ways we can enhance their membership with RHAGP. It is nice to know that I can always go to the monthly update to find a vendor for most any service or rental related product needed. RHAGP is committed to enhancing the reputation of landlords and property managers in our local and state communities. We are listening to your concerns and working to help solve the recent misconceptions concerning the rental housing industry and fair housing. The growth the RHAGP has experienced over the past couple of years has allowed us to research hiring a Professional Public Relations Company. We have interviewed and made a decision on a company with exciting new visions. The announcement will be made very soon, so keep watch on our website and the Update. I would like to thank our office staff for all the work and effort they give daily. The RHAGP is a very busy office and each staff member is dedicated to our goals. There is always someone to answer your questions, or to refer you to one of our mentors or vendors, as needed. I am excited to say that with our growth, we’ve expanded our team by an additional office staff position. This is a great time to join us on the Board of Directors, or one of many committees. We are a non-profit organization: All of our board and committee members are volunteers. All members are welcome to attend a board meeting or join a committee of their choice. We look forward to new ideas to assist us in moving our organization forward.
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? Come join us and see what the RHA has to offer you as a new member. Come have your questions answered by an experienced landlord Refreshments Offered Thursday March 28, 2013 from 6-8pm at the RHA Office 10520 NE Weidler Portland OR 97220. Call 503/254-4723 for more information 2 March 2013
Education Chair: John Sage, Phone: 503-667-7971 Electronic Media Chair: Ron Garcia, Phone: 503-595-4747 Forms Chair: Mark Passannante, Phone: 503-294-0910 House Chair: Robin Lashbaugh, Phone: 503-760-7171 Legislative Chair: Phil Owen, Phone: 503-244-7986 Membership Chair: Elizabeth Carpenter, Phone: 503-3146498 Newsletter Chair: Will Johnson, Phone: 503-221-2160 Office Chair: Robin Lashbaugh, Phone: 503-760-7171 Public Relations Chair: Margaret Baricevic, Phone: 503-329-5223 Government Relations Chair: Phil Owen Phone: 503-244-7986 Gresham Liaison: Jim Herman Phone: 503-6458287 Marketing Chair: Ami Stevens Phone: 503-407-3633
RHAGP LOBBYIST
Cindy Robert, Phone: 503-260-3431
RHAGP OFFICE STAFF Alita Dougherty, Office Manager - alita@rhagp.org Pam VanLoon, Bookkeeper - pam@rhagp.org Cari Pierce, Member Svcs - cari@rhagp.org Lisa Craddock, Member Svcs-lisa@rhagp.org
RHAGP OFFICE Monday - Friday * 9:00am - 5:00pm Phone: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220 www.rhagp.org
“Landlords doing good things in their communities” RHAGP IS COMMITTED TO EDUCATING MEMBERS TO FAIR HOUSING PRACTICES AND POLICIES.
RHAGP Update
RHA Mark Your Calendar
EVENTS
Date
Event
Location
Time
Information
3/13
Board Meeting
RHA Office
5pm
3/20
Dinner Meeting
Rheinlander
6pm
3/21
Brown Bag Lunch- Facebook for Property Owners
RHA Office
11:30am Brought to us by Guy Edwards, Brainjar Media.
3/27
Premium Member Work Session
RHA Office
6pm
3/28
New Member/Mentor Session
RHA Office
6-8
4/10
Board Meeting
RHA Office
5pm
4/17
Dinner Meeting
TBA
6pm
4/18
Brown Bag Lunch-Lead Based Paint RHA Office
11:30am Brought to us by Mary Mann, Goose Hollow Window Company
4/25
New Member/Mentor Session
RHA Office
6-8
Date
Class
Location
3/6
Online Tenant Screening
RHA Office
3/8
Understanding Your Decision Point WebEx Report
3/21
Commercial Lending Class
3/22
See page 1 for more details.
FREE See April issue of the Update
CLASSES
FREE
Time
Information
11am
**
11am
**
6:30pm
Taught by Trevor Calton, Commercial Lending Group, Inc.
Understanding Your Decision Point WebEx Report
7pm
**
3/26
Inspections Class
Phoenix InnLake Oswego
6:30pm
Taught by Troy Rappold, Rappold Property Mgmt. 14905 Bangy Rd. Lake Oswego 97035
3/26
Online Tenant Screening
WebEx
7pm
**
4/3
Online Tenant Screening
RHA Office
11am
**
4/11
Inspections Class
RHA Office
6:30pm
Taught by Troy Rappold, Rappold Property Mgmt.
4/12
Understanding Your Decision Point WebEx Report
11am
**
4/13
Landlording 101
Monarch Hotel
9am
Taught by Mark Passannante, Attorney at Law See Page 4 for all the details.
4/23
Commercial Lending Class
Standard TV & Appliance
6:30pm
Taught by Trevor Calton, Commercial Lending Group, Inc.
4/23
Online Tenant Screening
WebEx
7pm
**
4/26
Understanding Your Decision Point WebEx Report
7pm
**
RHA Office
**Register by day before class, FREE for Members Only, with current service agreement for tenant screening. Registration is required for all classes/events, Call RHA at 503/254-4723. 3 day advance registration required to receive early registration discount of $5.00 on classes.
Premium Member Work Session Interested in the New Premium Membership through the RHA, but are not sure what it is all about? Have you recently become a Premium Member and want to learn more about what it offers and how the software works? Come join us in a session that will show you what added benefits the membership has and how to use the software provided through the membership.
Facebook for Property Owners Bring a lunch and come learn how to utilize facebook for your rental property advertising. Guy Edwards of Brainjar Media has been a social media consultant for some of the largest brands and industries. In this session he will make Facebook accessible to you and your business. Topics include: security, best practices, recent updates, and you will be provided with hand-outs you can take home and improve your Facebook presence. FREE for Members Only.
www.RHAGP.org
Commercial Lending Calculating the ROI of refinancing- Is it worth paying that prepayment penalty? The current Real Estate Lending Environment-”Where’s the Money”? Calculating property values and actual returns-”How much am I really making”? Leveraging properties to reinvest-”Can I turn excess equity into cash”? $25.00/Member, $35.00 Non-Member
Inspections Interior inspections are crucial! It is imperative to visit your property and do a thorough walk-thru with the tenant at least once a year. This class will discuss the best practices to do property inspections from beginning to end. Also learn tips and tricks that have been learned along the way. The goal is to keep your property’s value high and your tenant responsible and happy 1 Continuing Education Credit Hour $35.00/Member, $45.00 Non-Member
March 2013 3
LANDLORDING 101 Effective Property Management Through Forms Mark Passannante, Instructor Help minimize the frustration and improve profitability of property management with this seminar. From application through termination, all the essentials of property management are covered through a framework of court-tested forms geared for Oregon law. This class is an excellent training foundation for beginners and serves as an exceptional review of current laws and management for experienced landlords. From advertising your vacant unit through problems during occupancy to ending the tenancy this class will help with step-by-step information. Taught by the venerable Mark Passannante, Past President of RHAGP, Property Owner, Attorney. You’ll learn valuable and successful management methods. ~ Six Continuing Education credits are available with this seminar ~ ALL DAY class on Saturday, April 13, 2013 TIME: 9 – 4:30pm (Includes lunch) COST: $120 Members OR $170 Non-member Register by April 5, 2013 and receive an early registration discount of $20 Place: Monarch Hotel-Clackamas 12566 SE 93rd Ave, Clackamas OR 97015 NOTE: Non-member payment must accompany registration form.
NAME(S) PHONE
ADDRESS Form of payment:
CITY Account (members only)
STATE
ZIP
Check OR Call RHAGP to register and pay by credit card.
TOTAL: $ 10520 NE Weidler, Portland, OR 97220 P: 503-254-4723 F: 503-254-4821
Pre-registration is required. If you register and are unable to attend, you must cancel within 24 hours or you will be charged a no-show fee.
4 March 2013
RHAGP Update
THE COST OF A BAD TENANT By Robert Cain It's hard to remember why you rented to them what with all the misery and worry they have resulted in since they moved in. Maybe you were trying to "give them a chance." Maybe they looked good on paper, and their references even said nice things about them. Maybe you didn't bother to screen at all because you were simply jubilant to finally get an applicant. That was before. This is now. No rent last month, and this month doesn't look promising. You need to get rid of them now. If you don't get rid of them now, you are doing a disservice to your other tenants, your community, and of course, to yourself. Here's why. Lost rent is bad enough, but a bad tenant costs more than just the lost rent.
place that looks like "a dump." You drop the rent to $600. That just breaks even with your PITI. Still no repairs. Still no new tenants.
Just what is the cost of a bad tenant? Let's start with the rent. Say the rent is $750 a month. I know, yours may be higher or lower, but this is just an illustration. Your principal, interest, taxes and insurance (PITI) on the unit are $600 a month. You still have to pay that, don't you? I don't' suppose your lender will say "Oh, that's all right. You didn't get any rent this month." Will he? That's $750 you lost and $600 you have to pay. If you got the rent, you would be $150 ahead. Now you are $750 behind, actually more. There's the $750 you didn't get plus the $150 you don't have, $900. We can even make a case for being $1650 behind, $750 not paid and that was in your budget, $750 a new, good tenant would pay, and $150 you have to pay out.
What's the cost of a bad tenant? It's more than the rent lost. At the final point, it is all but incalculable. When we abrogate our responsibility to ourselves, we also abrogate our responsibility to our good tenants, our neighborhood, and our community.
You drop the rent to $500 and feed the property every month. At least now you have tenants, albeit not the greatest ones. But they pay the rent-most of the time. Still no repairs. Now things look a disaster. Good luck now getting any tenants who could ever actually be expected to pay rent. Even worse, along with your property, other landlords can't get good tenants for their properties, either. You see, tenants have to drive by your dump to get to the other properties. Your property's street is done for. The decay spreads block by block. It used to be such a nice neighborhood.
Evict now! The cost of a bad tenant is beyond calculation. Robert Cain is a nationally-recongnized speaker and writer on property management and real estate issues. For a free sample copy of the Rental Property Reporter call 800-6545456 or visit their website at www.rentalprop.com.
Wait! We're not through. You know those repairs you were going to make? Well, forget about that because you don't have the money from the rent to pay for them. Those will have to wait another month (or two or three). Trouble is, unrepaired repairs increase in cost geometrically. They don't just sit there waiting patiently and never get worse. Little repairs turn into bigger repairs, and bigger repairs turn into disasters. They don't just add up; they multiply. You know that, but there's not much you can do without taking money out of your pocket. Without rent, you get conservative with your maintenance. You have other tenants, too. They notice the gradual deterioration of the property. The landscaping is getting out of hand. The grass is dying. The autumn leaves still lie rotting on the ground. Tenants don't move right away. But a credible survey found that they start thinking about moving 45 days before they actually pull up stakes. Your tenants, the good ones, start thinking about moving. After all, they want to be proud of where they live. Can't be now. Before long you have vacancies. With the property looking shabby, you aren't getting any applicants at the rent you were charging. People simply won't pay that much for a
www.RHAGP.org
March 2013 5
ANNOUNCING MEMBERSHIP CHANGES FOR 2013
NEW! $99 Membership for Members with 1‐4 units. Effective for renewals after January 1, 2013, now only $99*! Continue to enjoy all the RHAGP benefits including:
³ Your voice heard: State & Local legislative representation. ³ Monthly Networking Dinner Meetings with informative guest speakers ³ Educational Classes: Deep discounts on monthly training programs ³ Mentor Program: Personal referral or monthly meeting ³ Substantial discounts on printed rental forms ³ Fully staffed office for your property management needs: Monday – Friday, 9am‐5pm ³ Tenant Screening Membership rates apply *For Members new to RHAGP, a one‐time only $25 set up fee applies.
Visit www.rhagp.org for more details!
NEW! RHA Premium Membership In addition to the Standard Rental Housing Association Membership, you now have the option to upgrade for additional benefits.
³ Continually expanding online resource library of instructional tools and educational downloads
³ Exclusive offers from Affiliate / Vendors ³ Rentegration’s Property Management Database ³ Easy‐to use, basic accounting software ³ Unlimited use of RHAGP online forms Premium Membership Pricing: One time Set Up Fee $ 35.00
Per Unit $ 7.00/year (minimum $30)
Contact the RHAGP office for trial Premium Membership options, or learn all there is to know about premium membership at a free working session on Wednesday March 27th at 6pm
Visit www.rhagp.org/premium for more details! 6 March 2013
RHAGP Update
60 Day Notices vs. 30 Day Notices (ORS 90.427)
MTM
Type of Tenancy
MTM Tenancy (No Lease)
When Served If Served During 1st Year of Occupancy
Fixed Term Leases
If Served After 1st Year of Occupancy
Serving Notice During Fixed Term Lease (of at least one year and converts ot MTM by its own terms)
If Served During 1st Year of Occupancy
Serving Notice After Fixed Term Lease (of at least one year and converts to MTM by its own terms) and During the Following MTM Tenancy
If Served After Lease Expires (After 1st Year of Occupancy)
Serving Notice During Fixed Term Lease (of less than one year or doesn’t convert to MTM by its own terms)
Serving Notice After Fixed Term Lease (of less than one year or doesn’t convert to MTM by its own terms) and During MTM Tenancy
Tenant’s Notice to Terminate Per Early Termination Fee Provision (aka “Lease Break Fee”)
If Served During First Year of Occupancy If Served After First Year of Occupancy
If Served During First Year of Occupancy If Served After First Year of Occupancy
Length
Comments
30 Days LL to T 30 Days T to LL 60 Days LL to T 30 Days T to LL 30 Days LL to T 30 Days T to LL
Best to set expiration date as the same date the lease expires, but can be later in many circumstances. Can’t expire before lease’s natural expiration date.
60 Days LL to T 30 Days T to LL
30 Days LL to T 30 Days T to LL 60 Days LL to T 30 Days T to LL
Best to set expiration date as the same date the lease expires, but can be later in many circumstances. Can’t expire before lease’s natural expiration date.
30 Days LL to T 30 Days T to LL 60 Days LL to T 30 Days T to LL No notice required. Tenant just abandons or relinquishes premises to landlord
Caveat: If the rental agreement sets forth any notice requirements that (a) vary from the foregoing guidelines, and (b) are more “pro-tenant,” then the rental agreement may control
www.RHAGP.org
Statute
90.302(2)(e)
© 2012 Jeffrey S. Bennett
March 2013 7
What Landlords Don’t Know About Lead By Jo Becker, Fair Housing Council of Oregon Lead poisoning is of greatest concern with respect to children. This you do know…
website. The survey was informative in a few more ways:
We did a very informal survey and found that of the over 500 landlords asked, 73% owned or managed pre-1978 properties (over 9700 individual units, in fact) and almost all (91%) knew that young children are at the greatest risk of lead poisoning. That’s good news; this key message from the Dept. of Housing and Urban Development (HUD) and the Environmental Protection Agency (EPA) has been received.
1. We found there’s confusion surrounding the two different HUD / EPA pamphlets referenced above. About 1/3 knew of those surveyed knew there were two different brochures; about 1/3 did not realize this; about 1/3 were unsure. To further confuse the matter, the newer “Renovate Right” pamphlet has been revised [4]. To help clarify the issue, we have provided images of each here.
However, we also found: • …that 25% still don’t know that HUD and EPA have required lead disclosure in all units built prior to 1978 (including use of a specific brochure on the subject) prior to contract since 1996 (see boxed insert below). • … that 41% are still not aware that HUD / EPA have also required disclosure (with use of a different brochure) prior to many repairs or renovations made to pre-78 properties since 2008. • …that 50% didn’t know HUD / EPA has required that many repairs or renovations be done by a certified lead-safe contractor since 2010. • … that 37% still don’t know it has been illegal under the federal Fair Housing Act [1] to deny housing to an applicant simply because there are children in the household (even in pre-1978 properties) since 1988. Suffice it to say the requirements above are real federal regulations housing providers are held liable for knowing and following. And, as recent cases demonstrate, the penalties for noncompliance can be significant. Learn more about lead disclosure and certification requirements and information about familial status protections go to the FHCO
2. We learned that over half (52%) didn’t know where to find the pamphlets and their accompanying disclosure forms online. To be sure you can access these free resources we have included the URL for each here [5]: Pre-contract Pamphlet: “Protect Your Family from Lead in Your Home” http://www.hud.gov/offices/lead/library/ enforcement/pyf_eng.pdf Pre-contract Disclosure Form for Rentals http://www.hud. gov/offices/lead/library/enforcement/lesr_eng.pdf (also available from RHAGP) Pre-contract Disclosure Form for Sales http://www.hud.gov/ offices/lead/library/enforcement/selr_eng.pdf Pre-repair Pamphlet: “Renovate Right” http://www.epa.gov/ lead/pubs/renovaterightbrochure.pdf Note that the original “Renovate Right” brochure shows the outside of a house with a front lawn; the predominant color is green with “March 2008” printed on its green back cover. The revised “Renovate Right” brochure shows an interior shot of a home; the predominant color is pink with “Revised September 2011” printed on its tan back cover. The Pre-repair Disclosure Form can be found inside the prerepair pamphlet “Renovate Right.” 3. Based on survey results, it would appear the majority of landlords are outsourcing required repairs and renovations. To help you find local professionals trained to assist you we’ve provided the URL for the EPA’s Certified Renovation Firm search tool: Find Certified Renovation Firms
CONTINUED on PAGE 9
8 March 2013
RHAGP Update
WHAT LANDLORDS DON’T KNOW ABOUT LEAD from PAGE 8
In addition, if you’re interested in becoming lead-safe certified yourself, use the EPA’s Accredited Renovation Training Programs search tool to find a class near you. Find Accredited Renovation Training Programs. You can also call the Lead Line at (503) 988-4000 (a free service). 4. Lastly, our survey told us that over half (64%) didn’t know that a Portland-based nonprofit offers free “living lead safe” workshops, yet 83% indicated they planned to learn more about lead, reduce lead hazards, educate residents about lead, and / or inquire about a lead workshop. To help facilitate these good intentions, please allow us to introduce you to Community Energy Project (CEP)! “Living Lead Safe” Workshops: CEP can be reached at (503) 284-6827 or lead101@ communityenergyproject.org. As a former REALTOR®, I can tell you their “Living Lead Safe” workshop would make an excellent office presentation or a wonderful seminar a sales agent could set up for his/her clientele or even a special offering a property manager could host for residents. It takes about an hour and I can tell you it is mind blowing! Do You Know Why? If we can extrapolate from the informal survey we conducted, most of you know that children are at the greatest risk of lead poisoning but do you know why that is or why it’s of particular concern in housing? First of all, while there are other possible sources of lead poisoning, lead hazards are most commonly found in older homes. Lead poisoning can occur by drinking water contaminated with lead, swallowing chips of lead paint, or ingesting lead-based paint dust from remodeling or refinishing projects. Lead paint was banned in 1978; however, the housing stock remains and so does the old paint [6]. The National Safety Council reports, 2/3 of homes built before 1940 and 1/2 of homes built between 1940 and 1960 contain lead-based paint. While few homes built after 1960 contain lead paint, consumer advocacy requirements apply to all residences built prior to 1978. As for why lead affects babies and small children so profoundly it is because lead poisoning causes anemia, digestive problems, and damage to the central nervous system in still-developing bodies. Children exposed to lead
can develop brain damage including a variety of learning and behavioral disabilities [7]. The risk to children is compounded by the fact that they (pets too) are often on the floor where lead dust too fine to see can settle and be inadvertently ingested. In addition, children (and pets) have been known on occasion to chew on woodwork within their reach, particularly when they’re teething. Even if you are careful, small children (and pets) can still accidentally ingest paint by chewing on toys that collect tiny paint dust particles. If you have lead paint on your property and would like it removed, contact a professional. This is not required of a housing provider but if it’s something you’re considering be sure you outsource the work; it is safer to pay a professional to do the removal than to try to do it yourself. This article brought to you by the Fair Housing Council; a nonprofit serving the state of Oregon and SW Washington. Learn more and / or sign up for our free, periodic newsletter on the FHCO website. [1] Federally protected classes under the Fair Housing Act include race, color, national origin, religion, sex, familial status (children), and disability. Oregon law also protects marital status, source of income, sexual orientation, and domestic violence survivors. Washington law covers marital status, sexual orientation, and domestic violence survivors, and honorably discharged veterans/military status. Additional protected classes have been added in particular geographic areas; visit http://www.FHCO.org/mission.htm and read the section entitled “View Local Protected Classes” for more information. [2]http://yosemite.epa.gov/OPA/ADMPRESS.NSF/931381DFCD9A5C3085257797 00424CCD/8CC7396FEBB2B1BE85257A2A006C9D01!OPENDOCUMENT [3] http://www.justice.gov/usao/md/Public-Affairs/press_releases/Press12/ [4] Visit http://www.FHCO.org/pdfs/published%20articles/read_on%20articles/ LeadChanges.pdf to learn about the changes and your requirement to use the revised version. [5] Note that HUD / EPA offer some of these in alternative languages as well. Visit the HUD and EPA websites to find a comprehensive list. [6] As long as the lead paint is sealed (painted over) and not chipping or cracking it should pose little health risks. However, special attention should be given to “friction points” where two painted surfaces rub such as windows and doors. [7] Symptoms of lead poisoning, according to the National Institute of Health Sciences, include headaches, muscle and joint weakness or pain, excessive tiredness or lethargy, behavioral problems or irritability, difficulty concentrating, loss of appetite, metallic taste in the mouth, abdominal pain, nausea or vomiting, and constipation. These symptoms are shared by many other illnesses. However, in cases where the symptoms occur for an extended period of time and no other cause has been found, lead poisoning should be considered.
ADVERTISING AVAILABLE!!!
Are you an Affiliate or Dual Member of the RHA?
PLEASE VISIT US AT WWW.RHAGP.ORG
Are you Utilizing all your advertising opportunities? There is space available and we want YOU. Call 503/254-4723 to find out more!
www.RHAGP.org
March 2013
9
SURVEY REVEALS WHAT RENTERS WANT IN 2013 The average monthly apartment rental cost in the U.S. was $1,048 in Q4 2012, up 3.8 percent from a year earlier, according to Reis. At the same time, the nation’s apartment vacancy rate continued a steady decline to 4.5 percent in Q4,the lowest vacancy rate level in more than a decade. In response to this news, Apartments.com conducted a nationwide survey of more than 1,300 renters to gain insights into their moving plans this year. Through this survey, Apartments.com learned a growing number of former homeowners are choosing to rent; employment relocation, cost savings and apartment size topped the list of reasons that people are moving; and there was a significant increase in renters who are seeking trusted opinions during their apartment search. “There is a growing trend toward previous homeowners choosing to rent after carefully considering economic factors such as affordability, employment opportunities and unaffordable homeownership expenses,” said Dick Burke , senior vice president and general manager, Apartments.com. Why are previous homeowners choosing to rent? Supporting a growing trend, more than a third of current renters surveyed (35.1 percent) previously owned a home (up from 33.6 percent in 2012). As in 2012, better affordability and flexibility to choose location topped the list of reasons these previous homeowners are now renting. However, more previous homeowners surveyed in 2013 indicated they could not keep up with expenses tied to homeownership, more lost their home due to foreclosure or divorce, and fewer relocated for employment. Apartments.com provides the top five reasons previous homeowners are choosing to rent in 2013, and compares these results to its 2012 survey. The statistics indicate that within the past year, economic struggles may have been a more significant factor in previous homeowners’ renting decisions than in prior years: Renting is a more affordable option: 22.2% (down from 26.3% in 2012) Flexibility renting offers in choosing where to live: 15.7% (down from 21.2% in 2012) Can’t afford to keep up with the expenses associated with homeownership: 14.2% (up from 10.5% in 2012) To relocate for employment: 13.3% (down from 20.5% in 2012) Lost home due to foreclosure or divorce: 11.2% (up from 5.9% in 2012) What is the primary reason people are moving in 2013?
decline and the U.S. economy stabilizes, survey respondents indicated they are moving in 2013 for reasons primarily having to do with economic situation (31.5 percent) and personal preferences (23.5 percent). Reasons related to family / family situation (16 percent) and education / graduation (11.3 percent) also played a notable role. Apartments.com details the primary reasons respondents said they are moving in 2013: What resources do people use to search for their new apartment? Renters continue to tap multiple resources during their apartment search. While all respondents rely on Apartments.com as the survey was conducted to current website visitors, other online apartment listings websites (such as Craigslist), search engines and review websites are also popular tools for finding a new apartment. The opinions of others seem to play a more important role in searches than in previous years. More than half of respondents said they use review websites during their apartment search versus 32.6 percent in 2012, and 45.1 percent relied on word of mouth versus 31.5 percent in 2012. Who will renters share their apartments with in 2013? One area that seems to be a constant is renter living arrangements, which is nearly identical this year to the results of the 2012 survey: Husband/wife/significant other and/or kids: 49.6% Living alone: 40.3% Roommate(s): 10.1% As part of its What Renters Want series, Apartments.com surveys renters on various topics throughout the year. For more information on these surveys or to receive a copy of the results, please contact Matt Miller at matt@ salmonborre.com. 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.
WANT TO KNOW WHAT IS GOING ON AT RHA? VISIT http://www.rhagp.org/calendar-event
As unemployment continues a slow but steady national
10 March 2013
RHAGP Update
PEST WITH CIVIL RIGHTS – NOW THAT’S SCARY If you think the summer’s proliferation of spiders, mosquitoes and wasps was troubling, wait until you’re facing down an even spookier pest — rabid bats. Tenants across the country have reported seeing thousands of bats in crevices and holes around the outside of rental properties. Bats seek dry, warm spots where they can sleep during the day. If your building is full of such nooks and crannies, it could soon become full of these frightening pests. In one recent case, a tenant was forced to undergo precautionary shots to avoid potential rabies. In another bat-infested apartment community, the manager reportedly tried to flush them out on his own, which forced them even deeper into the building. Panicked residents resorted to calling a local news hotline for help, and now the property is notorious. When yet another apartment manager tried unsuccessfully to remove bats himself, it landed him a lawsuit from an angry parent. One of the bats nesting in the building flew into the apartment and bit a small child, causing a serious injury. These outbreaks have been especially problematic in new developments built near natural habitats. Bats looking for new places to roost wind up in rafters, attics, and even make their way inside apartments. Because tenants are drawn to properties with natural surroundings, there will be growing pressure on wild animals to seek new homes. Make sure your rental properties don’t provide a welcome roosting ground for these animals. Tenants are right to be concerned. Bats carry diseases, so it is important to remove them safely and effectively. However, many species of bats are protected by law — some are even listed as endangered. That means they cannot be poisoned or killed during removal. Finding all the holes in your roofing and framing is the first step to preventing conflicts between bats and tenants. If bats move in, avoid legal liability by calling in an expert. Experienced bat handlers often wait until the bats leave at night and install one way doors over the roost. That way, bats can leave but never return. Animal experts say that bats are not nearly as dangerous as most people believe. They are no more likely to carry rabies than any other wild animal, and it is not believed that they intentionally dive bomb humans. In fact, these animals serve an important role in reducing insect populations. Get rid of the bats, and you have to deal with more mosquitoes, which also carry diseases. But landlords are in a tight spot when bats appear because, inevitably, tenants feel terrorized. Limit the places around your rentals where bats feel welcome, and you send a message that you are not running a haunted house — and wayward bats will need to find a cozy cave to call home. American Apartment Owners Association offers discounts on 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. Reprinted with permission of American Apartment Owners Association. Find out more at www.joinaaoa.org.
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March 2013 11
DEAR MAINTENANCE MEN: By Jerry L’Ecuyer & Frank Alvarez Dear Maintenance Men: I have a large brick patio with a number of flower containers on the brickwork. The gardener is not careful enough when he waters and this has resulted in some calcification of the bricks. I want to clean up the patio bricks and remove the calcium buildup with a solution that will not kill the grass surrounding the patio. Thanks for your advice. Douglas Dear Douglas: There are a number of methods to getting rid of calcium build-up on your bricks. Any product that will not harm the grass might not be strong enough to remove the buildup. Limeaway in a spray bottle and a brush would be the easiest and safest to try first. If Limeaway does not work, try a solution of muriatic acid (pool acid) and water. This mixture will kill any grass it contacts, so work sparingly with a sponge or brush. Be careful as muriatic acid is strong and will etch the concrete and brickwork. Wear rubber gloves and eye protection. Mix a small amount of acid into a bucket of water, increasing the ratio of acid and water until the calcium starts to break down. Work on a small area with lots of rinse water to dilute the cleaning solution as you go. After you remove the calcium, sealing the bricks will help keep the calcium build-up from coming back. Dear Maintenance Men: I have a public sidewalk that runs on two sides of my property. The sidewalk has cracks and holes. Who is responsible for the sidewalk repairs and maintenance? I also have some old telephone wires attached to my building that are not in use anymore. Can I cut those down or are they the responsibility of the phone company? Stacey Dear Stacey: Let’s start with the sidewalk. Every city is different and in most cases the city owns the sidewalk and obligates the property owner to be responsible for the sidewalk maintenance. Some cities will be responsible if a city tree buckles the sidewalk. It will be best to call the city your property is in and discuss the issue. Often times just a call to the city and informing them that the sidewalk has become a trip and fall hazard will be enough for them to send out a repair crew. Be aware that the property owner may be ultimately responsible for a trip and fall lawsuit; check your liability insurance.
The telephone wires coming from the utility pole to your property or junction box belongs to the telephone company and they are responsible for the maintenance of the wires. The wires leaving the junction box and going into the property belong to the property owner. If you deem these wires to be defunct and non-operational, it is your right to repair or remove them. Be aware that rewiring a property after the wires are removed will be the property owner’s responsibility and it could be expensive. In other words; be sure the wires you are cutting down will never be needed again. Dear Maintenance Men: How do I determine if it is time to replace a roof or just have some maintenance or minor repairs done? Ed Dear Ed: Determining if a roof actually needs replacement or should be repaired is sometimes more of an art than a science. An old roof in good condition that has roof leaks may be as simple to solve as an inspection of the roof flashing system. The roof flashing is where the roof meets a different material or changes course. For example roof flashing is found around the chimney, in valleys, where the roof transitions to vertical a wall or around vent pipes. Any roof transition area is a potential roof leak. Keeping the roof flashings in good order is the first line of defense. However, should your roof be experiencing leaks in several different areas, missing granules (bald spots) and pooling, this might be an indication of a roof past its prime and ready for replacement. In the case of a shingle roof, the tell- tale signs are more obvious. For example a shingle roof may exhibit curling edges, loss of granules and material brittleness. This roof may be beyond repairs and should be replaced. Tile roofs may present different issues as they may look great on the outside, but have hidden damage under the tiles, such as a rotted felt membrane or disintegrating roofing paper. These are much more difficult to solve and often times the repairs are more expensive than replacement. When requesting a bid from a roofing contractor, always ask for a cost to repair the existing roof and a cost to replace the roof. When having multiple bids, always use the same scope of work for each roofer. A deviation in scope will make it harder to determine the correct course of action. QUESTIONS? QUESTIONS? QUESTIONS? more Maintenance Questions!!!
We need
CONTINUED on PAGE 12
12 March 2013
RHAGP Update
DEAR MAINTENANCE MEN CONTINUED from PAGE 12
To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@ BuffaloMaintenance.com Bio: Please call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA Real Estate lic. #: 01216720 Certified Renovation Company Websites: www.BuffaloMaintenance.com & www.ContactJLE.com
RENTING TO FRIENDS By Marcia Gohman, National Tenant Network The number One goof in Tenant Screening - Renting to friends, or friends of friends without screening them. Recently we had a call from a gentleman who was very upset. He had inherited a house from his mother and since he had no prior Landlording experience, he rented it to a friend of his. This friend proceeded to move a couple of other friends in who helped him wreck the carpet, not pay the rent, and have parties so loud and obnoxious that the police were called.. repeatedly. The landlord had finally convinced his "Friend" to move, and had spent three months fixing all of the damage and making the house perfect. He was determined that his next renter would be a much better one, so he put a notice up at his church. After Sunday service, he was approached by an elderly woman who was very excited about his house because her daughter needed a new place. The landlord's house was right down the street from the elderly woman and it would be nice to have her daughter so close. The landlord met the young lady, she seemed very nice, and they were in church. So he assumed it would all work out wonderfully and rented to the young lady. Her mother forgot to mention that she had custody of her daughter's children because of her daughter's meth problem, and that the reason the daughter needed a new place was because of being evicted from her last one. But the landlord soon figured this out. He was back in the same position he had been in with the friend, except this time along with the rent not being paid and the damage; the daughter was also selling drugs out of his house, which had become the "Hot Spot" in the neighborhood. The landlord did his first eviction, and while he was in court he talked to another landlord who told him about screening his applicants with NTN, and the Rental Owners
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Association. When he called our office he was very frustrated and not sure if he was going to keep the rental home, or just sell it and move on. We were able to tell him that his new resident had been evicted twice before and had a long criminal history. If he had screened her he would have known to deny her application and wait for a more qualified applicant. In the end, the landlord fixed the house up again, and joined the Rental Owners Association and is very happy with the residents he found with proper screening. To keep from having this type of problem, we recommend that you: View Picture ID - check the spelling of the name, the address and date of birth. Compare the address in the ID to the address listed on the application; if they don't match you should ask about it. Have each applicant fill out an application; you will be surprised at how much information you may get if you do this! Screen everybody exactly the same way. It will save you time and money, and keep you from having any Fair Housing issues. Lastly, you should take advantage of the forms available to you through the Rental Housing Association of Greater Portland. At the very least you should be using the application criteria form #101, the application form #102 and the written denial form #105. Moral of this story - No matter who they are, screen them before handing over the keys! Marcia Gohman
March 2013 13
HOW THE RECESSION HAS CHANGED RETIREMENT PLANNING Expert Offers 3 Tips for Baby Boomers The economy may be recovering, but some of the changes wrought by the Great Recession may be long-lasting. Anyone planning for retirement, no matter what their age, needs to take those changes into account, says financial advisor Philip Rousseaux, a member of the esteemed Million Dollar Round Table association’s exclusive Top of the Table forum for the world’s most successful financial services professionals. “People in their 40s and younger have some time to retool their plan, but Baby Boomers need to think with more urgency,” says Rousseaux, founder and president of Everest Wealth Management, Inc., www.everestwm.com. “A lot of boomers had all of their retirement investments in the stock market and, if they didn’t lose their principal, it will take some time for them to recoup their gains. Others moved their money to short-term savings, like CDs. But with interest rates so low, they’re actually losing money when you factor in inflation.” Those are the two most common mistakes people make in retirement planning – having everything in either stocks or short-term savings is a bad idea, he says. “Space your investments so they’ll come due as they’re needed,” Rousseaux says. “Plan some that can be available in the short term, for emergencies, and others that will be available as you age.” Only 14 percent of Americans are very confident they’ll have the money to live comfortably in retirement, according to a 2012 survey by the Employee Benefit Research Institute. Here are Rousseaux’s suggestions for ensuring you’re part of that 14 percent. • Don’t take risks you can’t afford. This is another common mistake. “Don’t put the bulk of your assets into anything that makes your principal vulnerable. Gambling that you’re going to win big on the market, or any other investment, means you also risk losing big.” A portion of your investment should have a guaranteed return.
outside the box. And that’s especially important In this new, post-recession economy. • Consider alternatives to the stock market. One of the effects of the recession is that the public realizes Wall Street is not a safe retirement plan. Even if it can get you there, it’s not necessarily going to keep you there.“There are a number of great, safer alternatives,” Rousseaux says. One of those is fixed, indexed annuities. “You loan an insurance company money and it guarantees you payments over a specified length of time. It’s a contract between you and the company,” he explains. Fixed-rate indexed annuities have a minimum and maximum interest payment that’s linked to a common index, such as the Dow. When the Dow goes up or down, so does the interest rate, but it never go below the guaranteed minimum or above the guaranteed maximum. “Your principal is safe and you can ride an up market without the risk,” he says. With pension plans a luxury of the past and Social Security not a guarantee for the future, Rousseaux says whatever your age, it’s important to start planning now for retirement by creating your own private pension. “The good news is, our life expectancy grows every year,” he notes. “It’s up to you to ensure that you have a great quality of life when you decide you no longer want to work.” About Philip Rousseaux Philip Rousseaux is the founder and president of Everest Wealth Management and Everest Investment Advisors money management firm. A staunch advocate of objectivity in investment advice, he’s a member of the Million Dollar Round Table, the international association of independent advisors whose members are held to a rigid code of ethics. He is the co-author of “Climbing the Mountain to Financial Success.” Philip received his bachelor’s in economics from Towson University and completed the Wharton School of Business’s Investment Strategies and Portfolio Management Executive Education Program.
• Seek any guidance from independent financial advisors. This has two benefits: Advisors who aren’t marketing their own products have no conflicts of interest. “You wouldn’t go to a commissioned salesman for advice on buying a high-tech product. Instead, you’d probably turn to a trusted friend or an independent expert source, like Consumer Reports. Take the same care with something as important as your retirement.” The second benefit is that independent advisors can devise creative, innovative solutions to meet the needs of individual clients. Those working for companies like MetLife are not free to think
14 March 2013
RHAGP Update
The RHAGP Mission
The Rental Housing Association of Greater Portland is a group of rental housing owners and managers in the Portland metropolitan area who have joined together for the purposes of: • Providing information to improve the knowledge of rental owners and managers. • Enhancing the reputation of “landlords” by promoting professional practices. • Assisting local public officials on various community endeavors relating to public or private housing.
The Update is a monthly publication for members of The Rental Housing Association of Greater Portland. 10520 NE Weidler St, Portland, OR 97220 Phone 503-254-4723, Fax 503-254-4821 www.rhagp.org Hours: Monday through Friday 9 a.m. to 5 p.m. Editorial Staff Alita Dougherty Cari Pierce - Graphic Designer Publisher: The Rental Housing Association of Greater Portland The opinions expressed in this newsletter are those of the authors and do not reflect those of the Board of Directors or the newsletter editor or committee.
Dear RHAGP Members, I would like to introduce myself, I am John Sage with Stegmann Insurance Agency Inc. Starting this year I am serving on the Board of Directors for RHAGP and as chair of the Education Committee. Our goal as a committee is to provide superior training classes for the members of RHAGP. We have gotten this year off to a great start by adding daytime classes to our schedule. RHAGP wants to give our affiliate members as many opportunities as possible to get their business in front of potential clients. Opportunities include advertising in the Update, networking at the monthly dinner meeting, being the affiliate speaker at the monthly dinner, serving on a committee, etc. If you haven't been to the dinner meeting lately, I would recommend you come and see the changes that have made networking much easier. Have you ever thought about teaching a class on your area of expertise? Do you have new information about changes that would be vital to share with our members? We are filling our class schedule quickly and invite you to share your ideas. If you don't have time to teach a class, do you have an article we could publish in the Update? This can be a great way to keep our members updated on new regulations or information on your industry. Please contact me at john.lstegmann@farmersagency.com Sincerely, John Sage
PLEASE VISIT US AT WWW.RHAGP.ORG
All advertising inquiries should be directed to Alita Dougherty or Cari Pierce at 503-254-4723. Please notify the RHA office of any address changes.
Fishing for Articles! We want to publish articles of interest to you in the future issues of the Update. Contact Alita with your suggestions or email an article you would like us to consider publishing. Alita@rhagp.org or 503/254-4723
www.RHAGP.org
March 2013 15
WHAT WILL THE MARKETPLACE LOOK LIKE IN 2013?
By Cliff Hockley, President Sperry Van Ness | Bluestone & Hockley
On the 31st of January Sperry Van Ness | Blue-stone and Hockley sponsored a morning break-fast seminar titled, “Real Estate Trends, Drivers & Insights: Institutional Perspectives on the Portland Market”. Over 150 investors attended to hear a panel directed by Managing Director Karlin Conklin discuss real estate investment in the near future. Members of the Panel included Jerry Johnson, principal of Johnson- Reid, Tom Parsons, COO of Holland Development, and Rich Hubbard, Senior Vice President of Wells Fargo Bank- a Co-sponsor of the event. Jerry Johnson kicked off the event with a key-note speech that focused on the many variables that influence our current real estate market. He framed the environment as follows: • Increased regional/national birthrates •
Low immigration into Oregon
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The dichotomy of growing young and old households
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The lack of significant employment growth
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The increased mobility of the average Oregonian
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and as a result the increase in renters
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Demand in rental housing will continue until rental housing is more expensive than owning, then these tenants will move out and buy homes.
•
The positive impact of diversity nationwide
•
The higher wage jobs that those working in the technology industry have
• Urban amenities a. Neighborhoods b. Specialty grocery stores c. Neighborhood restaurants and coffee houses d. Ease of alternative transportation i. Streetcars ii. Bikes iii.Busses iv.Car share • •
Suburban communities are competing to/for: 1. New neighborhood retail enviroments 2. Include specialty grocery stores and coffee houses 3. Installing bike lanes
•
Critical to Portland’s growth is the need for: 1. Job growth 2. Office and industrial development
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Single family development is starting to grow, pushing our local and national economy forward and reduce the unemployment rate.
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Key to encouraging significant job growth is to increase Oregon’s competitiveness: 1. Regarding tax system 2. Site inventory 3. Cost of living 4. And workforce development
• • •
The Oregon Tax system is punitive to high wage earners and is forcing business leaders to: 1. Look to Vancouver 2. And other states that are more business friendly 3. Many wealthy Oregonians have moved to Vancouver (an income tax free state) to shelter their income. Other factors affecting job growth : 1. Efficient use of Office Space 2. Less Space per Employee 3. Office Hoteling 4. Focus on Low Overhead 5. Construction Costs Rising 6. U.S. is becoming largest law cost energy producer 7. Prevailing wage Jobs increase construction costs 15-20% 8. Federal Reserve will keep inflation in check and raise interest rates Public Policy makers want to be more involved in the market place, which is: 1. Increasing regulation 2. Making running businesses more difficult and more expensive ( see City of Portland ordinance to require paid sick leave for all full time employees January and February of 2013)
The panel continued the discussion:
• Generation Y is driving development. 1. Currently into the close-in neighborhoods 2. As they age to 30 + and child bearing age they will move to the suburbs A challenge to more apartment construction is the 3. Nationally there are 2,000,000 house-holds limitation of income. waiting for a recovery 1. The low wage levels of Portland employees 4. Kids living with parents, friends living together 2. Renters are not paid enough and in some cases 5. Many of the Gen Y’ers have “off the books” are spending 60% of their income to live in income, maybe a stipend from Mom or Dad or the inner city. CONTINUED on PAGE 17
16 March 2013
RHAGP Update
MARKETPLACE 2013 CONTINUED from PAGE 16
the grandparents, while they wait for the economy to rebound. 6. Institutional investors are snapping up Class A properties at CAP rates as low as 4%( ties to low cost of financing)
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The weak economy is holding back construction growth 1. Renting as a lifestyle choice has become a priority.
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The exception are engineers – software in particular 1. Entry level engineers are being paid $92,000 - $110,000 a year 2. They can afford more expensive units
• These class “A” units include many amenities such as: Granite Countertops Solid Wood Cabinetry Rooftop Decks Fitness Centers Pet Friendly Pet Relief Areas Pet Lounge/Pet Treadmill High End Quality Product Bike Repair & Storage Ares Car Share Opportunities Rents are firming as tenants are reaching the high water mark for what they can afford. There are approximately 11,500 new units hitting the Portland market in the next three years or an average of about 3500 a year. In the past the Portland market place has ab-sorbed 2800 units a year, this will drive an increased vacancy rate for upper end units. At the same time a portion of the Gen Y tenants will decide to have families and move to the suburbs. Low income units will not be hit as hard. Some higher end unit owners will offer concessions and will lower rents in order to fill their units. •
Overbuilt markets already exist in: 1. Washington DC 2. Seattle, WA 3. Austin TX.
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The panel suggested investing in high value locations.
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Risks facing developers and investors in the next three years include: 1. Lack of jobs 2. Inflation 3. Interest rate fluctuations 4. And increased construction costs
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Yields are very low. 1. With yields at 6 ½ % it is difficult to get enough interest to fund a new construction deal.
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SDC costs in the Portland Metro are very high. 1. They range from $16,000 to $20,000 a unit 2. This creates a clear disincentive to develop.
•
To manage this risk:
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1. Banks are asking for more equity (up to 40%) 2. Long term and short term investors should consider locking in interest rates now
In summary, all of the panelists agreed that the real estate market is strong, but could be stronger as the state was able to reduce its joblessness and increase the employment rate, especially in high tech jobs. Clifford A. Hockley is President of Bluestone & Hockley Real Estate Services, greater Portland’s full service real estate brokerage and property management company. Founded in 1972, Bluestone & Hockley’s staff totals nearly 110 employees, including 20 licensed brokers. The company’s property management division serves commercial buildings, apartments, condominium associations and houses in the Portland / Vancouver metro area, while the brokerage division facilitates both leasing and sales of investment properties throughout Oregon and Washington.
March 2013 17
PREFERRED VENDORS Accounting / bookkeeping Balancing Point, Inc.
Sandy Buhite-Landis P.503-659-8803, C.503-504-9466 12500 SE Oatfield Rd, Milwaukie, 97222 melandsandyl@hotmail.com
Cheryl C. Delozier, CPA 503-239-0111 Charlie Rogers & Vicki Martin Tax & Accounting Service charlie@cdelozier.com
Northwood Business Svcs
Jon Moon, P.503-297-2610 OBTP #B01422 LTC 5177 Accounting/Tax Services northwoodtax@comcast.net
Portland Tax Company
P.503-258-0700, F.503-256-1527 Full Service Tax and Accounting portlandrose@comcast.net
Advertising / marketing The Landlord Times
P.503-221-1260 News for Property Managers and Owners www.thelandlordtimes.com
The Oregonian Publishing
David Sandvig, P.503-221-8417 1320 SW Broadway, Portland 97201 dsandvig@oregonian.com
APPLIANCE-RENT,SERVICE,LEASE Azuma Leasing BJ Rosow, P.800-707-1188 P.512-236-9000, F.512-239-9009 2905 San Gabriel St #218 Austin, TX 78705
Mac-Gray Corporation
Formerly Web Laundry Company Karen Anthony P-503-330-9628
Appliance-sales only G&C Distributing Company
Tony Kavanagh, P.503-288-0221 5010 NE Oregon St, Portland 97213
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
www.corelogic.com/saferent P: 888-881-3400
National Tenant Network
Marcia Gohman P.503-635-1118, F.503-635-9392 PO Box 21027, Keizer 97303 www.ntnonline.com
Prospective Renters Verification Service Charlie Kamerman P.503-655-0888, F.503-655-0900
RHAGP
P.503-254-4723, F.503-254-4821 Fast, affordable tenant screening www.rhagp.org
TrueSource Screening, LLC
David Mustard P.888-546-3588, F.888-546-3588 www.truesourcescreening.com
Dual and Affiliate members support the interest of rental housing through their membership in RHA. Tenant Check LLC
Brent Vaughters P.360-574-3924, F.360-397-0196 www.aptcheck.com
carpet sales Contract Furnishings Mart
Ross Williams P.503-230-1250, 800-275-6722 915 NE Sandy Blvd, Portland 97214 Jim Path P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682
Asphalt paving Hal’s Construction, Inc. CCB# 34434
Brian King, P.503-656-4999 20666 S HWY 213, Oregon City 97045 www.halsconstruction.com halspave@easystreet.net
Associations Metro Area Smoke Free Housing Project P.503-718-6145 www.smokefreeoregon.com
The Floor Store
ATTORNEYS Bittner & Hahs, P.C.
Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego 97035
Broer & Passannante, P.S.
Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland 97206 ted@floorstoreportland.com
Cleaning / clean up All Surface Cleaning Co., CCB# 155380 Adam Zumwalt, P.503-781-3611 Exterior surface clean & restore www.allsurfacecleaning.com
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
Collection agencies Anderson & Associates Credit Svcs, LLC
P.503-293-5400, F.503-813-2159 PO Box 230286, Portland 97281 andersoncollectionagency@gmail.com
COMMUNICATIONS Comcast Business Services
Dave Dronkowski, P.503-957-4186 Telephone, Internet and Cable TV services david_dronkowski@cablecomcast.com
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
COncrete Hal’s Construction, Inc. CCB# 34434
Brian King, P.503-656-4999 20666 S HWY 213, Oregon City 97045 www.halsconstruction.com halspave@easystreet.net
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 miesner@comcast.net
Doors Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally
EFFICIENCY Energy Diet
Free Efficiency Installations P. 503-960-5482 theenergydiet@gmail.com
Electric DeKorte Electric, Inc. CCB#159954
CARPET CLEANING 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
503-538-1983, 503-620-5005 Cleaning, Pet Odor Removal, Flood Damage www.omearacarpetcleaning.com
While the Rental Housing Association accepts advertising at face value, it cannot endorse the advertiser or otherwise guarantee the quality of the products or services being advertised. Such guarantees, written or implied, are solely the responsibility of the advertiser.
P.503-288-2211 5331 SW Macadam #258-113, Portland 97239
Freeman Electric CCB#61648
P.503-803-6859 Call for RHA Member Discount
Portland General Electric
Anne Snyder-Grassmann, P.503-464-7534
Rental Housing Maint. Svcs. CCB#163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com
Estate planning Law Offices of Richard Schneider, LLC
P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11, Portland 97210
Evictions Action Services
Wally Lemke, P.503-244-1226 PO Box 69621, Portland 97239 Your eviction & process service specialists
Barrister Support Service
P.503-246-8934 Evictions, 1st appearances, process serving www.barristersupport.com
Landlord Solutions
P.503-242-2312, F.503-242-1881 PO Box 7087, Portland 97007 Online evictions & first appearances www.landlord-solutions.com
Oregon Legal Assistance Services
P.503-954-1009, F.971-266-8372 Evictions, small claims & process serving
1031 EXCHANGES/REITS TENANCY IN COMMON Peregrine Private Capital Corp.
P.503-241-4949 5000 Meadows Road, # 230 Lake Oswego 97035 rs@peregrineprivatecapital.com
Financial services American Commercial Mortgage Network Al Williams, P.206-264-1325 1366 91st Ave NE, Clyde Hill, WA 98004
Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 steve.mozinski@chase.com
Commercial Lending Group, Inc.
Trevor T. Calton, P.503-704-4999 Professor of Real Estate Finance, PSU Commercial/Multifamily Mortgage Broker
Wells Fargo Home Mortgage
Ron Eiseman, P.503-886-1497 1300 SW Fifth Ave. STE 950, Portland 97201 ronald.c.eiseman@wellsfargo.com
Fire / water damage restoration Cooper Construction, CCB#08587 P.503-232-3121, Since 1950 2305 SE 9th Ave, Portland 97214 www.fire-water-restoration.com
Horizon Restoration, CCB#160672 John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224
J.R. Johnson Inc., CCB#102676
P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com
Fire safety Tualatin Valley Fire & Rescue
Eric T McMullen, P.503-612-7000 7401 SW Washo Ct, STE 101, Tualatin 97062 eric.mcmullen@tvfr.com
Floor COVERING Contract Furnishings Mart Ross Williams P.503-230-1250, 800-275-6722 915 NE Sandy Blvd, Portland 97214 Jim Path P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224
Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland
18 March 2013
RHAGP Update
PREFERRED VENDORS Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682
Eaton General Construction, CCB# 154142 P.503-539-0811 All Types of Floor Covering www.eatongeneral.com
J & B Hardwood Floors, Inc.
Jim Cripps, P.503-519-4920 jandbhardwoodfloors@gmail.com
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Vinyl, VCT, ceramic, hardwood installs
The Floor Store
Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland 97206 ted@floorstoreportland.com
forms RHAGP
P.503-254-4723, F.503-254-4821 Court-tested, up-to-date rental forms www.rhagp.org
handyman Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd STE300, Ptld 97219 maint@bluestonehockley.com
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 miesner@comcast.net
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com
Wieder Works, CCB#164323
Darren J Wiederhold, C.503-260-2133 Maintenance, Repair, Replacement www.wiederworks.com
Hauling Junk Away Hauling CCB# 177966
P.503-517-9027 Licensed, bonded, insured, trash outs jcdoud@msn.com
heating & cooling Midway Heating Co. CCB#24044
P.503-252-4003 12625 SE Sherman St, Portland 97233
Pyramid Heating & Cooling CCB# 59382 P.503-786-9522 Serving the Portland Metro area. info@pyramidheating.com
HEATING OIL Deluxe Heating & Cooling Brian Ray, P.503-287-6688 www.deluxefuel.com
heating oil tank EcoTech LLC
P: 503-493-1040 info@ecotechllc.com www.ecotechllc.com
Dual and Affiliate members support the interest of rental housing through their membership in RHA. Housing authorities Housing Authority of Portland
Jill Riddle, P.503-802-8565 135 SW Ash St, Portland 97204
insulation Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally
insurance Larry Thompson Agency
P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, STE 220 Lake Oswego 97035
Robinson Financial Group
Rita J. Robinson , P.503-557-4997 Group & Indiv. Health Insurance
State Farm Insurance
Paul Toole, P.503-655-2206 6105 W “A” St #B, West Linn 97068
Stegmann Agency - Farmers Insurance P.503-667-7971, F.503-666-8110 202 SE 181st Ave #201, Portland 97233 lstegmann@farmersagent.com
Wolter Van Doorninck, CPCU
Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 8355 SW Davies Rd, Beaverton 97008 www.epbb.com wvandoorninck@epbb.com
investment services Peregrine Private Capital Corp.
P.503-241-4949 5000 Meadows Road, # 230 Lake Oswego 97070 rs@peregrineprivatecapital.com
Landscaping J. Salinas Landscaping
J. Salinas, P.503-816-1190
Oregon Tree Care
P.503-929-9437 www.oregontreecare.com info@oregontreecare.com
Mason contractors D&R Masonry Restoration, Inc., CCB#99196 Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com
MOLD J.R. Johnson Inc. , CCB#102676
P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com
Real Estate Roofing Service, CCB# 149575 Yost Espelien, P.503-232-6653 Free Inspections, Testing & Remediation www.realestatemoldsolutions.com
Movers-house Emmert Development Company
Terry Emmert, P.503-655-9933 11811 SE Hwy 212, Clackamas 97015
Paint / painters Brad Poppino Painting Co. CCB# 185497 Brad Poppino P.503-659-7551,/503-957-8298 Interior / Exterior Lead Paint Certified
G&G Construction Inc, CCB# 162743
The Garcia Group
Rental Housing Maint. Svcs. CCB# 163427
Gateway Property Management
Richard Hallman Painting CCB# 142467
Lakeside Property Management Co.
Rodda Paint
Micro Property Management
P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net
Gary Indra, P.503-678-2136 Professional interior & exterior painting garyindra@rentalrepairs.com Rick Hallman, P.503-819-1210 hallmanrj@gmail.com Quality interior painting since 1992 Tim Epperly, P.503-572-8191 tepperly@roddapaint.com
pest control Alpha Ecological Pest Control
Marisa Swenson PDX 503-252-5046 Van.360-750-0702 1200 NE 112 Ave, Vancouver WA 98684
Frost Integrated Pest Mgmt
P.503-863-0973 Residential • Commercial • Multi-Family www.frostpestfreezone.com
NW Pest Control
Bruce Beswick, P.503-253-5325 9108 NE Sandy Blvd, Portland 97220 www.goodbyebugs.com nwpestcontrol@aol.com
Orkin Pest Control
Dan Wolcott Account Manager & Inspector P-503-384-8384 dwolcott@orkin.com
plumbing / drain cleaning Grumpy’s Drains
Portland’s #1 Drain Cleaning Service www.grumpysdrains.com 503422-9476
MJ’s Plumbing, CCB# 36338
Michael LeFever, P.503-261-9155 1045 NE 79, Portland 97213
Nichols Plumbing, CCB# 132527
Expert in all phases of residential Licensed, Bonded and Insured P: 503-653-2069
ProDrain & Rooter Service, Inc.
West 503-533-0430, East 503-239-3750 Drain cleaining/plumbing www.prodrainpdx.com
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com
PROPERTY MANAGERS Action Management
Wendi Samperi, P.503-710-0732
Alpine Property Management
Tiffany Arrington, P.503-641-4620 4750 SW Washington Ave, Beaverton 97005 www.alpinepdx.com
Associated Property Management Jane Raffety, P.503-648-2150 408 SE Baseline, Hillsboro 97123 www.associatedmgmt.com
Bluestone & Hockley Real Estate Services
Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219
Fox Management, Inc.
Tressa L. Rossi, P.503-280-0241 C.503-750-8124, F.503-280-0242 2316 NE Glisan St., Portland 97232 tressa@foxmanagementinc.com
Ron Garcia, P.503-595-4747 5320 SW Macadam STE 100, Portland 97239 www.4-homes.com P-503-303-8545 www.gatewaypdx.com Property Management Done Right!
Michelle Wrege, P.503-828-2283 Finding Home Owners Qualified Tenants www.lakesidepmc.com
“We focus on the small details” P- 503-473-3742 jeannie@micropropertymgmt.com
Portland Pioneer Properties
P.503-238-2560 pppropertiesllc@comcast.net Full prop. managment service
Prim & Prosperous Property Management 3PM, 503-635-8926 Patricia Turner turnerfp@yahoo.com
Rappold Property Management
Troy K. Rappold, P.503-232-5990 1125 SE Madison St STE 201, Portland 97214 troy@rappoldpropertymanagement.com
Voss Property Management
Richard Voss, P.503-546-7902 6110 N Lombard St, Portland 97203
radon Cascade Radon Inc.
P: 503-421-4813 cascaderadon.com office@cascaderadon.com
Real estate sales Bluestone & Hockley Real Estate Services
Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219
Chris Anderson
John L. Scott Real Estate 503-783-2442 chrisanderson@johnlscott.com
Denise L Goding
Keller Williams Realty P.503-336-6378, C.503-799-2970 www.denisegoding.com
Elizabeth Carpenter
LizC Real Estate Investments, LLC P.503-314-6498, F.503-698-6566 liz @ lizcrei.com, www.lizcrei.com
HFO Investment Real Estate
Greg Frick, P.503-241-5541 1028 SE Water Ave, STE 270, Portland 97214 www.hfore.com
Ilse Norman
Associate Advisor Sperry Van Ness Bluestone & Hockley p-503-459-4376 www.svnbluestone.com
J.L. Lutz & Company
Jim Lutz P.503-297-7101, F.503-291-7851 www.jimlutzccim.com contactjimlutz@gmail.com
M. Maltase Real Estate Group
Michelle Maltase, P.503-730-2596 www.mmaltasegroup.com michelle@mmaltasegroup.com
Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland
www.RHAGP.org
March 2013 19
PREFERRED VENDORS The Garcia Group
Ron Garcia, P.503-595-4747 5320 SW Macadam STE 100, Portland 97239 www.4-homes.com
Restoration / reconstruction Eaton General Construction, CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com
Horizon Restoration, CCB#160672
John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224
J.R. Johnson Inc., CCB#102676
P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com
Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com
ROOFING AAA Roof Service, CCB# 78618
Jack Robinson, P.503-642-5353 Shingle & Flat Roof Systems www.aaaroofservice.com
Dual and Affiliate members support the interest of rental housing through their membership in RHA. All Surface Cleaning Co., CCB# 155380 Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleaning.com
Real Estate Roofing Service, CCB# 149575 Lynne Whitney, P.503-284-5522 Free Inspections, ReRoof and Repairs www.realestateroofing.com
Seal coating Hal’s Construction, Inc. CCB# 34434
Brian King, P.503-656-4999 20666 S HWY 213, Oregon City 97045 www.halsconstruction.com halspave@easystreet.net
SIDING J.R. Johnson Inc., CCB#102676 P.503-240-3388 General Contracting Services www.jrjohnsoninc.com
Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com
TELEPHONE Comcast
UTILITY BILLING Minol USA
15280 Addison Rd. Suite 100 Addison, TX. 972-386-6611 minolusa.com
waterproofing / concrete repair D&R Waterproofing, Inc. CCB# 99196
Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com
windows / storm windows Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally
J.R. Johnson Inc.., CCB#102676
Scan QR Code on Smartphone for Online Vendor Info.
P.503-240-3388 General Contracting Services www.jrjohnsoninc.com
Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com
Telephone, internet, Cable and TV Services Dave Dronkowski P.503-957-4186
Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland
20 March 2013
RHAGP Update
RENTAL HOUSING ASSOCIATION of GREATER PORTLAND
PRSRT STD U.S. POSTAGE PAID PORTLAND, OR PERMIT NO. 655
10520 NE Weidler Portland, OR 97220
The Floor Store For All Your Flooring Needs
Property Managers and Owners ... We are offering special package deals just for you! Package # 1 $16.50 per sq. yard ✔ Filament plush nylon or cut & loop ✔ 7/16 rebond pad ✔ Carpet Installation ✔ Tear & haul of old carpet & pad
his ion t Ment hen you ad w me in co
Package #2 $15.50 per sq. yard ✔ Plush and Cut and Loop ✔ 7/16 rebond pad ✔ Carpet Installation ✔ Tear & haul of old carpet & pad
Make your flooring purchases and installation EASY with ... FREE Delivery • FREE On-site measuring • FAST, Worry-FREE Installation!
Bargain Rollout! FHA Vinyl Only $3.99 per square yard!
Quantity Limited • Minimum 16 yard purchase
Ted Ted Stapleton Stapleton & & John John Fabian Fabian •• 5628 5628 SE SE Woodstock, Woodstock, Portland Portland
(503) 408-6488
24
January 2013
RHAGP Update