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COMMUNITY BULLETIN

5 STEPS TO AN OUTSTANDING GREEN TEAM

BE PREPARED: WINTER WEATHER AND YOUR HOA

WINTER 2018

AVOIDING NEIGHBOR CONFLICTS


Contents EDITORS Kate Senter & Skyler Redington Marketing Committee Layout & Design

TEAM Andrew Balderama Carter Clements Cole Hamilton Erica Hensley Kate Senter Laura Hall Laura McDermott Renee McFarland Skyler Redington

ADVERTISE Interested in advertising in Community Bulletin? Contact

President’s Message.............................................................................4 Chapter Executive Director’s Message..........................................4 CAI Oregon Calendar..........................................................................6 CAI Oregon News.................................................................................7 Ask and Answer.................................................................................... 8

communitybulletin@caioregon.org

Once in a Blue Moon........................................................................ 10

WEBSITE

Educational Resources..................................................................... 11

www.caioregon.org

Communities Give Back ..................................................................13

This publication attempts to provide CAI’s membership with information on community association issues. Authors are responsible for developing the logic of their expressed opinions and for the authenticity of all represented facts in articles. CAI Oregon nor CAI necessarily endorse or approve statements of fact or opinion made in these pages and assumes no responsibility for those statements. All articles and paid advertising represent the opinions of authors and advertisers and not necessarily the opinion of CAI Oregon or Community Associations Institute. This publication is issued with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services and the information contained within should not be constituted as a recommendation for any course of action regarding financial, legal, accounting or other professional

Around Town....................................................................................... 14 Greening .............................................................................................. 18 BP Spotlight ....................................................................................... 20 CAVL Spotlight .................................................................................. 22 Slips Trips and Falls .......................................................................... 24 Legal Eagles.......................................................................................... 26 Be Prepared: Winter Weather & Your HOA............................. 30 Association Time Out! .................................................................... 31 Ask a Busy Person.............................................................................. 32 Avoiding Conflict with the Neighbors ..................................... 34 Service Directory................................................................................ 35

services by CAI, the Oregon Chapter, or its authors or advertisers. If legal advice or other expert assistance is required, the services of a competent professional should be sought.

Submit a photo of your community for a chance to be the cover of the next edition!

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We have a lot of exciting things to look forward to in the New Year. We have our award winning annual Community Association Day and Trade Show on March 3rd. This will be an awesome opportunity to meet industry experts and learn from professionals. We will be offering 6 concurrent sessions throughout the day. Visit the CAI Oregon website for more information about the event. We will also be offering a Reverse Trade Show on April 26th. This will be an opportunity for our vendors to meet and have one on one time with association managers in our area. This is our first year doing an event like this so please come out and support! You can contact me for more information and to register. As always, we will have our monthly luncheons at the Multnomah Athletic Club. These will be every second Friday. Please see the luncheon topic calendar available in this magazine for more information.

For Inquiries/Comments/Feedback for this magazine, please contact the Community Bulletin staff at communitybulletin@caioregon.org

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Lastly, I would like to take this time to thank all our CAI Oregon vendors. These companies, (and people), make this organization thrive. Our Business Partners truly make CAI Oregon a success. Without our vendors, we would not be able to provide our stellar educational programs or our fun networking events. Thank you dedicated Business Partners! You make this all possible! Thanks for reading!

Notes from the Oregon Chapter Executive Director

Happy New Year! Thanks for reading our 2018 winter edition of the Community Bulletin!

President’s Message

“BUT DOES IT HAVE GIGABIT FIBER?”

Happy New Year from CAI Oregon! Both the Board of Directors and committees are busily preparing for an exciting 2018. New events are on the horizon for 2018 including a Reverse Trade Show, a Law Day, and realtor-focused classes. Many long-standing, popular events are also being either extended or changed to make them even better than before! The Board and the small army of volunteers that make all of CAI’s events possible, are looking forward to making the 2018 event line-up the best yet! Those involved in the Community Association Industry know this niche business is built on relationships. Many of the relationships that have grown the Chapter have started at CAI events, especially luncheons. Luncheons are also being shaken up this year to provide more value to both homeowner and business partner members. A three-part series will be a new format for all to enjoy for the last three luncheons of the year, please join us! This first quarter edition of The Bulletin, is packed with informative articles that both a seasoned manager and new Community Association Owner will enjoy and learn from. The ads in the magazine are its lifeblood, literally. While finding authors to write content is always a scramble, CAI’s vendors are steadfast in their support, and for them all involved in the CAI are thankful. If you see them, or better yet, hire them, please mention the ad you saw. Being a non-profit organization, CAI Oregon relies on the vast array of business partners and management firms to support the organizations function which is largely education. It is an honor and a pleasure to serve as your 2018 CAI Oregon President. Serving CAI Oregon’s member base will be the Board’s focus this year and additional volunteers to help with providing the highest level of service possible, is continually welcome. If you have an interest in volunteering, please contact the Chapter’s Executive Director at, contactcai@caioregon. com. Thank you for picking up a copy of The Bulletin, hopefully you enjoy the content and learn something new! Happy New Year!

Board Committees

BOARD OF DIRECTORS Laura Hall | President Wes Finchum | President-Elect

Legislative Action Committee

Sara Eanni | Immediate Past President

Denise Bower

Connie Plowman | Secretary Andrea Klopfenstein | Treasurer

Deana Doney Karna Gustafson David Schwindt

Barb Casey | Business Partner Director

Marshall Fant

Ryan Harris | Business Partner Director

Richard Thompson

Bill Roller | Manager Director Angela Shinn | Manager Director

Richard Vial Scott Barrie - Lobbyist

Linda DuLong CA Day Committee angie@bagbylegal.com

Mark Siegel Membership Committee siege;m@peoplepc.com

Wes Finchum Education Committee wes@capartners.net

Barb Casey Personnel Committee barb@kennedyres.com

Barb Casey Events Committee barb@kennedyres.com

Laura McDermott Welcome Committee contactus@caioregon.org

Cole Hamilton Marketing Committee cole@summitrecon.com

Tysen Bodewig Sponsorship Committee tysenb@jrjohnsoninc.com

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2018 CAI Events Calendar

25th

18th 26th

Luncheon - Keeping Owners Happy

17th

11th

Luncheon Cybersecurity

26th

14th

25th

10th 17th

Luncheon Air BnB & Other Short Term Rental

8th

Luncheon Board Governance

Luncheon Handling Major Projects (Part 1 of 3):

Understanding Tools and Making a Plan

October 12th Luncheon Handling Major Projects (Part 2 of 3): Financing the Project

July 18th

Annual Kick Off

Roundtable Electronic Voting & Meetings Summer Cruise

November 1st 9th

Roundtable Annual Planning

Gala & Annual Meeting

Luncheon Handling Major Projects (Part 3 of 3):

Preforming the Repairs

January

February 9th

Luncheon - Rights and Responsibilities National Speaker

CAI Oregon News CAI Oregon has some exciting opportunies on the way!

(Fight, Flight or Function)

May

March 3rd

11th

Luncheon Air BnB & Other Short Term Rental

June 8th

Luncheon Board Governance

CA Day

• Congratulations to the Oregon Chapter! Our Chapter has won a National award in the Public Affairs category for the Community Bulletin magazine! Thanks for reading and making this quarterly magazine a success for our Chapter! • Save the Date! CAI Oregon’s annual CA Day and Trade Show will be held on March 3rd, 2018 at the Crowne Plaza Convention Center -1441 NE 2nd Ave, Portland, OR 97232. Help us make this event even bigger than this year! We look forward to seeing you there! • If you haven’t already, CAI Oregon has a facebook, instagram, twitter and linkedin account. Please like and follow us on one of our many social media outlets. Thanks for your support!

July 18th

(Fight, Flight or Function)

20th

Reverse Tradeshow

Luncheon Cybersecurity

CA Day

17th Board Leadership Development Training

Roundtable Spring Cleaning

August

3rd

June

September

April Luncheon - Keeping Owners Happy

March

20th

Golf Tournament

2018 CAI Events Calendar 18th

Luncheon - Rights and Responsibilities National Speaker

Reverse Tradeshow

19th

13th

9th

May

Roundtable Spring Cleaning

August 10th

Annual Kick Off

February

17th Board Leadership Development Training

April 13th

January

September 14th

Golf Tournament 19th

Luncheon Handling Major Projects (Part 1 of 3):

Understanding Tools and Making a Plan

Roundtable Annual Planning

October 12th Luncheon Handling Major Projects (Part 2 of 3): Financing the Project

Roundtable Electronic Voting & Meetings Summer Cruise

November 1st 9th

Gala & Annual Meeting

Luncheon Handling Major Projects (Part 3 of 3):

Preforming the Repairs

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Ask & Answer : Crowne Plaza Hotel

Q: My condos do not allow dogs. The HOA board president says service dogs are not allowed. I am looking into getting a service dog for my disability. I have owned my unit for almost 2 years. There are 48 units in the complex. Can the board prevent me from getting a service animal? Wouldn’t this be ADA discrimination? A: It would seem that your HOA Board President is misinformed. The HOA Board cannot prevent a unit owner from owning and housing a service animal. If they persist in denying you a service animal or fine you for owning a service animal, you will simply hire an attorney and sue them. Given the prevailing court cases ruling in favor of service animals, you would likely win. HOAs can restrict pets. However, a service animal is not a pet and, as such, it cannot be governed by the HOA. You will need some type of documentation that the service animal is required and/or prescribed. Be sure to ask your health care provider for such documentation and provide a written copy to your Board at your earliest convenience. Q: Am I obligated to share my phone number & email address with other unit owners within my condo?

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A: When you purchase into a common interest community association like a condominium, you are purchasing your share or interest in the association. You are becoming a member of a non-profit corporation. Your information is most certainly needed by the Board of Directors of the association as you have certain rights that require them to contact you from time to time. While mail is the gold standard for doing so, there are many modern associations that prefer email, websites, cell phone text messages and such to keep unit owners informed. For the most part, you may opt out of these communications but it’s not suggested that you do. You are most certainly required to provide your name and address. I cannot think of any reason that you would have to provide your phone number and email address with any other unit owners within the association. Although there may be state laws that a lawyer could confirm, our guess is that you don’t HAVE to provide the information but you may WANT to provide it just so you keep all avenues of communication open between you and your association. If you feel it is a truly legal issue, I have to suggest you get in touch with an attorney who can discuss with more certainty.


Educational Resources CAI Oregon is dedicated to the education of homeowners and managers. Many CAI business partners, management companies, homeowner associations and chapters have developed education videos on a wide range of community association industry topics, some of which you’ll find listed on the CAI National website. Go to www.caionline.org and search for “Educational Videos.” Are you interested in the advocacy that CAI does for homeowners associations and other mutual benefit communities? Be sure to check out the CAI Government Affairs Blog. With contributors such as Dawn Bauman, CAI’s Senior Government Affairs Director, you’ll have all the information you need on upcoming legal and legislative issues facing homeowners associations throughout the country. Visit www.caionline.org for more information.

Remember!

Once in a Blue Moon In a 26,000 square foot exterior water feature of a local condo building, it’s not uncommon to see ducks enjoying a swim and splashing around in the water. Though, one spring morning there was a surprise swimmer in the feature – a beaver. Ironically, the ducks were not very fond of this new addition. The beaver was an exciting addition to the community and attracted quite a lot of attention in just a day or two. However, after a few days, residents began to grow concerned as the beaver appeared to have taken up residence. Upon more careful inspection, it was determined the beaver appeared to be injured and would require some assistance to relocate to a more suitable (and natural) habitat for some R&R; and so began the outreach to locate a local beaver expert to remove the furry friend. Surprisingly, in a state with a beaver on the flag, it is quite difficult to find assistance for relocating a beaver from a city water feature. After calls to a local pest control company, animal control and the fire department, we were finally directed to the local Autobahn society. They sent a volunteer who braved the chilly knee-deep water in wader boots, and captured the beaver in a blanket. It seemed the beaver had grown tired of its current living arrangement and didn’t put up much of a fight. After a trip to the vet, the beaver’s injured hip was fixed and he was cleared for release. The Audobahn society found a more suitable habitat for the beaver with less concrete, and the water feature was restored to a ducks only environment.

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Erica Hensley Pinnacle

All CAI Oregon Member Community Association Volunteer Leaders attend our Portland Luncheons, Board Development Classes, and Roundtable Events for FREE!! But you MUST be a MEMBER to take advantage of this exciting opportunity. Visit www.caioregon.org for more information! Do you have an educational resource that you’d like to share? Let us know by e-mailing us at communitybulletin@caioregon.org.


Our Dedicated Experts Understand the Needs of Community Associations

December 1, 2017 marked the seventh annual food drive hosted by Community Management, Inc. (CMI). Every December both CMI clients and vendors donate food to the Portland Police Department’s Sunshine Division. The Sunshine Division provides a grocery store-like shopping experience for families in need throughout the Portland area. The Sunshine Division was started in 1925 and is one of the oldest charities in the Portland area. In the past year, the Sunshine Division has been able to open a new storefront in the high-need area of South East Portland. With a new store to stock for 2018, CMI and CMI’s clients and vendors raised the bar again this year and were able to collect 11.5 tons of food for those in need. Thankfully this year excluded extreme weather and even news crews came by to cover the action. The warmer dry weather also made filling up two Sunshine Division commercial trucks easier for CMI staff. The event included photos with Santa, refreshments, and an opportunity to give back to the surrounding community. Please join CMI in 2018 for the 8th Annual Food Drive!

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Around

To w n

CAI Oregon

14

Annual Gala

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Greening 5 Steps to an Outstanding Green Team By Alicia Snyder-Carlson, LEED AP ID+C, Allied ASID, IIDA Associate From operational cost savings and natural resource conservation to enhanced occupant productivity and public recognition, the benefits of sustainable practices have clients, consumers and home owners intrigued. Being “green” is becoming a part of everyday work, but forming a green team can help you deliver increased value. Whether you are working on construction projects or addressing operational issues of sustainability, green teams are excellent ways to leverage individual areas of expertise, focus your efforts, and secure success. Green teams serve different purposes depending on the scope. On a construction project, a green team keeps the sustainable objectives at the forefront of design and inspires accountability among multiple team members. While on an operations and maintenance green team, at a facility and/or tenant level, sustainability goals bring together stakeholders who influence each other, but don’t necessarily talk everyday. These team members can help a company create or adjust policies and processes to align with the organization’s green goals and provide the essential people to implement targeted actions. Regardless of the reason you assemble a green team, or where you are in the process, here are five steps that will help you create a directed, highly effective team for outstanding results. 1. Understand. Number one, be familiar with why sustainability is important from an environmental stance as well as why it’s important to you or your organization. Understanding why, will help guide you to find the right team members to be successful. It will also aide your decisions, shed light on your market opportunities, and help identify government incentives might be available to support your efforts. It is also important to understand your areas of influence. If you are undertaking a tenant improvement project, you will most likely need the landlord’s participation to achieve a sustainable retrofit. However, if you are greening a company’s policies and practices, employees and vendors will become key players to that success. 2. Aspire. What are your highest ideals? If the project or organization achieved its goals in the ultimate form, what would that look like? Reach for the stars and don’t worry about what might be practical or financially viable at this point. Is a desire to reduce climate change impacts paramount or are cost savings the main drivers? The responses you gain will be critical to prioritize the team’s efforts and developing clear markers that determine if you are reaching your goals. This vision will help further motivate you and may trigger your mind to seek opportunities you might not consider if you focused only on the individual goals. 3. Approach. Develop a method to implement your sustainable goals. Consider who might be your best green team members based on their roles, interest and experience in sustainability and invite stakeholders to participate. . Teams with top management leadership have the advantage of powerful buy-in, but some of the most effective teams can come from the bottom up if they are built on strong personal interests in sustainability. Hold a brainstorming session or ecocharrette with all key players and engage them in a discussion on the goals

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and to get their input. Together, establish the priorities and process that the group will need to move forward. Identify what’s missing as well. Perhaps you will recognize the need for an additional member with specific experience, uncover a lack of formalized policies within the organization, or find that that your team needs some basic education on green strategies to get them all on the same page. 4. Act. Have a project kick-off meeting to assign roles and responsibilities. Assign tasks to individuals that align with specific actions and determine your methods for tracking progress. If you are the green team leader, set appropriate expectations for individual members and give them the support to succeed. Engage the greater community as well. Have a corporate meeting or full project team meeting to share all the identified priorities, the actions underway and what results the group can expect to see. Open communication is critical and will help ensure the success of your sustainability efforts. Lastly, provide a clear and constant pathway for feedback and check-ins to address any challenges that may arise. 5. Reflect. Once you have accomplished your goals, celebrate and acknowledge what your green team did right. Make note of challenges and create a to address them in future projects. Recognize that sustainability is a moving target and identify what’s missing now that you’ve reached a new plateau. Fold this information into a feedback loop by sharing your successes and findings with the company or full project team, then evolve. Start to address new goals based on your discoveries and keep track for planning your next project. Forming a green team takes the responsibility for achieving sustainable objectives off one individual’s shoulder and allows you to gain from the insights, expertise, research and work products of many. These five steps will provide you with a structure to implement a green team but they don’t always happen in a linear manner. Allow yourself and your team enough flexibility to assess and reassess what’s important. If you’re in step four(Act) but are finding you really need to reassess your goals and jump back to step two, (Aspire), that’s ok, being green is a constant evolution. With a motivated group working toward a common goal, green teams can offer many benefits by discovering unexpected ways to save money, help enhance occupant productivity and encourage natural resource conservation in our communities.

Alicia Snyder-Carlson, LEED AP ID+C, Allied ASID, IIDA Associate is the Sustainability Consulting Manager at Green Building Services, one of the most comprehensive sustainable consulting firms in the nation. She facilitates LEED certification and the incorporation of green building strategies to companies throughout the United States and internationally. Alicia can be reached at 866-743-4277 alicia@greenbuildinservices.com.

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BP Spotlight:

NEW EVENT!

CAI OREGON 2018 REVERSE TRADESHOW SAVE THE DATE: THURSDAY, APRIL 26TH, 2018

WHAT IT IS: In early September, 2017, on a peaceful Saturday morning, an unfathomable incident occurred which sparked outrage and disbelief among all Oregonians and tourists familiar with the famous Columbia River Gorge: the beloved Gorge was on fire and burning at a rapid rate. The devastation was swift and sure, fed by a strong wind, traveling across the Mighty Columbia River and affecting over 50,000 acres in Oregon and Washington. The debacle caused mandatory evacuations, I-5 and Old Highway closures and a state of emergency declaration for East Multnomah County.

LOCATION:

|

2-4PM

IT’S YOUR OPPORTUNITY AS MANAGERS TO MEET NEW VENDOR OPTIONS FOR YOUR ASSOCIATIONS AND IT’S YOUR OPPORTUNITY AS VENDORS TO ASK A ROOM FULL OF MANAGERS THOSE BURNING QUESTIONS. MCMENAMINS KENNEDY SCHOOL 5736 NW 33RD AVE, PORTLAND, OR 97211

In the middle of this horrific scene, stands the historic Multnomah Falls Lodge. Multnomah Falls Park was dedicated in 1915 and the Multnomah Falls Lodge was completed in 1925. The Cascadian style stone and timber building sits in front of the magnificent Falls, which attracts approximately 2.5 million visitors a year. As the fires raged around it, firefighters worked overnight to protect this historic lodge by keeping the building wet. As a result, there was no structural damage to the building. When Kennedy Restoration was called to attend to this damage, the crews were told to wait two days before the freeway and the Old Highway was even accessible due to continual falling rocks and debris in the aftermath. During that delay, a scope of work was established to map out exactly what was going to be needed to clean and restore a building even while debris continued to fall from surrounding cliffs. Although the damage wasn’t structural, it caused a massive amount of soot and ash, along with a resultant odor throughout every room of the building. This included the great room, the gift shop and all storage rooms. Starting from the top and working down, the crews cleaned and prepped every room in the building, immediately followed by the painters. While this work was being completed, another crew was inventorying, cleaning and restocking all the salvageable items in the gift store. The entire process took approximately five weeks to complete and included renting 2 40 ft. vans used for cleaning and ozoning contents, lifts used to reach the 35’ ceilings and lots of hard and dedicated work. According to Tracy Frojd, the Contents and Cleaning Manager, this was not just another typical, ordinary job for her team. The crews definitely felt they were making history due to restoring the Lodge to it’s previous greatness; a landmark in the beautiful Columbia River Gorge.

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THIS EVENT IS FREE FOR MANAGERS $400 FOR VENDORS (INCLUDES 2 ATTENDEES - $150 PER ADDITIONAL ATTENDEE) FOOD INCLUDED - VENDORS ENCOURAGED TO QUENCH MANAGERS’ THIRST

Register with Laura McDermott at contactus@caioregon.org


C AV L S p o t l i g h t :

PRELIEF

Wendy Larlee

The Larlees moved to West Linn and the Sunburst II neighborhood in 2000, blending their two

families and five children, ranging from 19 to 11, into one family. To say life was busy is an understatement! In 2009 with the economic downturn and the sale of the company she worked for, Wendy found herself in a completely new role – a stay-at-home grandma, caring for her youngest grandson. Once her grandson started preschool Wendy found she had time to give back to her community and in the fall of 2012 inquired about volunteering for the neighborhood association board and was elected to join the board starting in 2013.

1. A feeling of reassurance and relaxation following release

from future anxiety or distress.

2. Assistance, especially in the form of expertise, project management, technology, standards, and solutions to what ails building owners & managers.

Wendy’s professional career helped to develop skills that enabled her to contribute the board

Synonyms: Pete Fowler Construction Services, Inc., PFCS

and eventually lead the board as president starting in 2015. Wendy’s career starting in banking, working 15 years for the largest institution in the State of Oregon rising to the position of Vice President, managing first deposit product and then mortgage products. In 1994 Wendy took her product management experience to the software industry providing software products to financial institutions. She held a variety of leadership positions such as Director of Lending Products, Director of Strategic Relationships and Vice President of Operations. Her expertise includes energizing teams to deliver quality products and high levels of customer satisfaction. Leading cross-functional teams and managing partners Wendy gained expertise in conflict resolution and the ability to guide diverse groups to deliver on common goals in a timely manner.

S unburst II Owners Association is unique. Located in West Linn, Oregon, the association manages

the neighborhood pool, tennis courts and common areas including a six acre green space for 145 owners of single family homes and townhomes. The Sunburst II Owners Association is an umbrella or master association. The two sets of townhomes each have their own association to directly manage the townhome properties. The Sunburst II Owners association is self-managed by a seven person board of elected representatives.

I n addition to its unique characteristics, the neighborhood and association is fortunate to have long

time residents, each with wealth of talent and experience, willing to volunteer for the board and committees. This experience is invaluable and called upon each time a unique or difficult situation arises. One such situation arose when one of the group mail boxes was crowbarred open and mail was stolen. We learned that our boxes weren’t safe and that replacing them with safer, theft resistant boxes was up to the neighborhood association and not the city or post office. To replace all our boxes cost over $20,000 and this expense had not been included in the reserve study plan. Thanks to years of frugal spending and careful planning the HOA was able to cover this expense without delaying any major projects or requiring a special assessment. Putting the interest of all owners and the community first, addressing issues directly and respectfully, along with the active participation and input of owners allows our association to run smoothly and cost effectively.

L ooking back over the last five years of serving on this board what I appreciate most is getting to know

all my neighbors better. I also learned early on that the board need not be in charge of implementing every suggestion or resolving all the issues. Instead we try to involve the community to become part of the solution. For example, when several owners suggested that the HOA needed a website, we asked for a volunteer to champion the project from research, presenting a recommendation to the board and owning the project from implementation to on-going maintenance. Now we have a website! The cost is only $325 annually to have the site hosted and it provides owners, real estate agents and buyers with a wealth of information on-line. It is amazing what can be accomplished when the community is involved and works together.

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It is a universal, yet often denied, truth that it is funny when someone trips or falls. It is. Admit it, at least to yourself. Yes, when I see someone trip or fall I (almost) always ask the obligatory “are you ok?” after the laughter has subsided. Most of the time, the only injury is a bruised ego. But, when I was asked to write an article on slips, trips, and falls in the community association context, I came across some sobering statistics. According to the Center for Disease Control and Prevention, unintentional fall deaths numbered more than 31,000 in 2014, the last reported consensus on causes of death. That was the second leading cause of unintentional deaths in the United States. Community Associations are ripe for slips, trips, and falls. Most communities contain common areas that must be maintained by the Association. Often these common areas consist of different terrains, stairs, hills, and other areas prone to cause fall related accidents. There are plenty of reasons for Associations to make sure their common areas are safe, including the health and welfare of residents and to avoid unwanted lawsuits from owners or their guests. Unfortunately, an Association can never prohibit someone from suing it; but it can take steps to avoid an accident in the first place and to ensure that in the event of a lawsuit or injury, it can pay any damages without dipping in to community coffers. The Occupational Safety and Health Administration (OSHA) defines slips, trips, and falls differently. A slip is when there is too little friction or traction between footwear and a walking surface. Examples of this would be any sort of liquid on floors or surfaces (oil, water, dust, leaves, snow, etc.). A trip occurs when a foot

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or lower leg hits an object or lower surface, causing someone to lose his or balance. Examples include hoses or cables across walkways, clutter or debris, rolled up carpets, or irregularities in walking surfaces. A fall occurs when a person is too far off center of balance and can either be a “same level” fall or a “lower level” fall. While most of the above examples describe actual property conditions, there are a host of other factors that contribute to falls, including age, physical ability or status, weather, intoxication, etc. An Association might have a heightened obligation to care for its property, for example, if a large percentage of its owners are elderly. If a fall occurs on common property, the Association can be vulnerable to a lawsuit. The question is, what can an Association do to protect against injuries and lawsuits? First and foremost, an Association should know its property. Board members, managers, committees, or some combination of these people should regularly walk common property to note any new or potentially harmful conditions. For instance, if a stair is broken or a light is out, there may be a trip and fall hazard. Once conditions are noted, the Association should take immediate steps to remedy the problem. If it cannot be remedied immediately, proper warnings should be provided. This might include signage identifying the hazard or perhaps even cordoning off a hazardous area. An Association may be able to defend a lawsuit, or at least reduce its exposure, if the condition was unknown to the manager or board. That defense may not be available if the Association intentionally turns a blind eye to the conditions of the

property. Assuming that is not the case, the Association must also pay attention to complaints made by owners. An example of this might be a particularly slippery exterior staircase during the winter months. If an owner complains, and the Association does nothing, it may be on the hook if another owner or guest trips on the stairs. The Association, again, should warn of the condition and take steps such as applying grit to the stairs where appropriate to mitigate against the risk. There is another precaution that Associations should take that is not quite as obvious. While you can’t prevent someone from suing the Association, you can ensure that the Association’s insurance is adequate to protect against common slips, trips, and falls. The Association should work with its manager and broker to make sure that the insurance matches the governing documents. In other words, the areas the Association is responsible to maintain should be clearly identified and those areas should all be covered by the Association’s policy. The Association should also make sure that there are no obvious exclusions for liabilities that might be unique to that Association (e.g. swimming pools, ponds, common areas adjacent to public pathways, etc.). Any holes in coverage should be addressed prior to any accident. If an Association follows these tips, hopefully a little laughter is the worst repercussion of a slip, trip, or fall on the property. If an Association fails to help protect itself from these accidents, I can assure you, slips, trips, and falls become a lot less funny when you are writing a hefty check as a result. By Jim Guse Partner at Barker Martin P.S.

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Kris Gjylameti VP/Regional Account Executive 206-650-1368 Toll Free 866-800-4656, ext. 7503 kris.gjylameti@mutualofomahabank.com

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ur panel of legal experts is here to take on your most difficult (and ambiguous) legal questions...

Q:

Are there any state laws or statutes in Oregon or Washington that require shoveling or clearing of sidewalks that associations should be aware of?

CW:

In both Oregon and Washington, the obligation for sidewalk snow and ice removal is governed by local laws and ordinances, not by state statutes. These local laws can vary widely, but generally put responsibility for snow and ice removal on the owner or entity in charge of the property adjacent to the sidewalk. Some jurisdictions require snow and ice to be removed by a certain time or within a particular duration. Other jurisdictions don’t specify a time. For example, in the City of Portland, the owner and the occupants of land adjacent to any street in the City are responsible for snow and ice removal from sidewalks abutting or immediately adjacent to such land, with no time limitation, and are liable for injuries to persons resulting from failure to remove snow or ice accumulations. The legal responsibility for removal would then depend on whether the adjacent property is a common area, or individually owned. But even if the Association is not responsible for clearing a particular area under the local code, the declaration or bylaws of the Association may allocate ice and snow removal responsibility differently between the Association and the individual unit owners. Therefore, the Association should become familiar

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E

O u r Pan e lis t s :

both with the local law regarding removal, and what its governing documents say about removal. Whether or not removal at a particular area is the duty of the Association or of a unit owner, the Association should oversee its property manager to ensure the manager promptly responds to snow and ice events, particularly in heavily trafficked areas, to avoid injury claims arising in the first place. Because immediate removal of snow and ice is not always feasible, the Association also should verify with its insurer that the Association’s liability policy includes coverage for such injuries, wherever occurring.

AB:

There are no laws requiring Associations to shovel sidewalks/ streets, but that does not mean you should not do it. If Associations own the streets and sidewalks, those Associations could be liable for injuries when Associations do not maintain them in a safe manner. Associations should work with their managers/vendors to determine what resources are available for clearing the streets and sidewalks as soon as possible. If clearing them is not going to be possible, Associations should consider sending or posting notices warning of areas that are known to be unsafe. Some associations use community volunteers for snow shoveling “parties”. It’s a great way to get neighbors together, just make sure the Association has the proper insurance before doing it.

TR:

There does not appear to be a state law of general application for clearing snow and ice from sidewalks. However, municipal ordinances commonly address this issue. For example, Portland City Code 17.28.025 provides that “The owner(s) and/or occupant(s) of land adjacent to any street in the City shall be responsible for snow and ice removal from sidewalks abutting or immediately adjacent to such land.” The ordinance also creates legal liability if someone is injured due to a failure to remove snow and ice accumulations: “Property owner(s) and/or occupant(s) shall be liable for any and all damages to any person who is injured or otherwise suffers damage resulting from failure to remove snow and/or ice accumulations.” Vancouver has a similar ordinance. Vancouver Municipal Code 11.30.030 provides that “It is a violation for any owner or lessee of property abutting a public right of way to . . . permit the accumulation of snow or ice” or to “allow any sidewalk to be or remain in a . . . slippery, or obstructed condition.” Regardless of the jurisdiction in which a community is located, it is prudent to arrange for prompt removal or control of any snow or ice accumulations on public sidewalks abutting association property. And, given the potential liability to persons who might be injured, it is essential to maintain in force appropriate liability insurance coverage.

(AB) Angie Bagby | Bagby Law Firm | Portland, OR: Angie is the founding attorney at Bagby Law Firm LLC. Angie has been practicing law for over fifteen years with an emphasis on construction defect litigation and community association law. Prior to forming the Bagby Law Firm, Angie was a partner at Barker Martin, PS.

(TR) Tony Rafel | Rafel Law Group | Portland, OR: A tenacious advocate for Oregon and Washington associations in construction defect, warranty enforcement and insurance coverage litigation and a trusted counsellor advising boards for more than 25 years, Tony has been peer-selected as a SuperLawyer™ for the last 13 years and holds an “AV” rating from Martindale-Hubbell – the top peer-review rating for legal skill and ethical standards.

(CW) Chris Walters | Ball Janik LLP | Portland, OR: A partner with Ball Janik LLP, Chris Walters has practiced at the firm for over 25 years. He has assisted community associations in all aspects of their operation, governance, construction activities, and claims management. In recognition of his achievements, Mr. Walters has earned the AV® Preeminent™ Rating from MartindaleHubbell®, American Registry.

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Q TR:

: What can the Association do when condo owners don’t follow the rules?

First, while the board has authority to adopt and amend rules and regulations, the rules and regulations it adopts cannot be inconsistent with the declaration or the bylaws. Thus, ORS 100.405(4)(a) provides that “subject to the provisions of the condominium’s declaration and bylaws . . . the association may adopt and amend . . . rules and regulations.” See also RCW 64.34.304(1) (a) (same). Second, assuming the board has adopted valid rules that are not inconsistent with the declaration or the bylaws, then the usual remedy when an owner violates or fails to follow a rule is to impose a fine for the violation. There are several predicates that must be met before a fine may be imposed: (1) The fine must be included in a schedule contained in the declaration or bylaws or in a board resolution provided to all owners (ORS 100.405(4)(k)) or, in Washington, in a “previously established schedule” adopted by the board that has been furnished to the owners (RCW 64.34.304(1)(k)). (2) The association must provide the owner with notice of the violation before a fine is imposed or other enforcement action is taken. The notice should cite the rule that was violated and briefly state how it was violated. (3) The association must provide the owner with “an opportunity to be heard” in accordance with procedures in the governing documents or adopted by the board. The requirement is that “an” opportunity to be heard be provided. The hearing can be before the board or before a committee or other body or person that the board appoints to handle enforcement hearings (unless the declaration or bylaws provide that the hearing shall be held by the board). There is no right to an appeal, unless the governing documents provide for one – the law requires the association to provide “an” opportunity to be heard, not multiple opportunities. The procedures for the hearing may be stated in the governing documents, or may be adopted by the board, but they generally include allowing the owner to address the hearing officer, call witnesses and present any relevant evidence to show that that the violation was not committed or that there are mitigating factors. The procedures do not normally require the association to put on its evidence at the hearing, or to render a decision at the hearing. The board or decision-making body can deliberate privately and should issue its decision in writing. (4) Lastly, the fine must be “reasonable.” There are no hard guidelines on what is reasonable, but the management community is well versed in “standard” fine amounts. The

fines contained in municipal code for code violations can be a helpful guide. If a fine is unreasonably high, it may be challenged by the owner and rejected by a court, even if it appears in a previously adopted fine schedule. Third, aside from imposing fines for a rule violation, the association has the power to file a court action to enforce compliance with the rule. This is a more costly and higher-stakes approach, but may be necessary if fines are ignored or the violation is particularly serious.

AB:

Enforcement rights are typically included in the Association’s declaration and there are also enforcement rights contained in the state laws. For the routine types of violations (parking, trash cans, noise, etc.) Associations should adopt enforcement policies outlining the steps of enforcement. Those policies usually start with a warning letter and escalate to fines. Before levying any fines, Associations must give members the right to request a hearing to dispute the fine. Associations also have other enforcement rights, including the right to enter an owner’s property to remedy any condition that violates the rules, the right to lien the property, and the right to file a lawsuit asking the court for money damages or an order to make the owner do something or stop doing something.

CW:

The Association’s primary tool for enforcement of rules is fines. Under applicable laws, imposition of fines requires prior authorization of a fine system by the Association, either in the Association’s governing documents or in a formal resolution adopting a schedule of fines that is then forwarded to the unit owners. The governing documents sometimes state that a first warning is required before a fine is imposed for a second and subsequent violation. Under state law, the owner who is fined is entitled to notice and a right to request a hearing before the board, before the fine can be enforced. Depending on the language of the Association’s governing documents, unpaid fines usually can be collected and enforced against a unit in the same manner as other unpaid assessments. Other means of enforcing rules can include the Association obtaining a court injunction ordering the unit owner to comply with the rules and, if the Association documents so provide, limiting the violating owner’s access to common facilities where the violations are taking place. Depending on the language of the Association’s governing documents, the Association also might be entitled to recovery of its attorney fees in enforcing the rules. The specter of significant fines and fees alone is

typically enough to abate further violations. A key point here is that the Association, and its property manager, should be proactive in enforcement of its rules and when important, to let the unit owners generally know that such violations will not be countenanced. However, the Association should be very careful not to take enforcement action beyond what is authorized under the Association documents and applicable law. For example, in the case of Little Whale Cove Homeowners Association vs. Harmon, an Association sought to block an owner from obtaining a city variance for a unit alteration before the owner got approval of the modification from the Association’s Architectural Committee. The Association also fined the owner for seeking such variance prior to Architectural Committee approval. The appellate court sided with the unit owner, finding that the Association had no authority under its governing documents to block the owner from seeking advance government approval of its modification.

Q:

If a condo owner files for bankruptcy, does this mean the owner will never have to pay their dues back to the association? If not, does the association just assess all the other owners to make up for the owner that filed bankruptcy?

AB:

Never say never. It is really dependent on the type of bankruptcy the member files and the specific circumstances. In most instances, associations will still be able to collect assessments that come due after the date the bankruptcy petition is filed. That can be a lot of money depending on how long it takes to resolve the bankruptcy. If the debtor/owner has assets, the association may be able to recover some of the past-due assessments by making a claim in the bankruptcy proceedings. It is also important to note that the bankruptcy may discharge the debtor’s personal obligation for assessments, but the association’s right to lien the property may survive the bankruptcy. Boards should always consult their attorneys when faced with this situation.

TR:

No, and not necessarily! This is a complex issue. When a person files a petition for bankruptcy protection, the universe of the person’s debts are divided into pre-petition and post-petition. A pre-petition obligation for assessments is generally secured by a lien in favor of the association, so the association is a secured creditor with respect to that obligation. If there is sufficient equity in the condominium unit or lot, the association may be able to recover some or all of the pre-petition unpaid assessments as a secured creditor. However, if the owner receives a discharge in bankruptcy, the owner’s personal obligation for the prepetition obligation will be extinguished. As to post-petition assessments, courts follow

the “you stay, you pay” rule. As one court put it, “a “debtor’s personal liability for HOA dues continues postpetition as long as he maintains his legal, equitable or possessory interest in the property, and is unaffected by his discharge.” In re Foster, 435 B.R. 650, 65962 (BAP 9th Cir. 2010). An owner who does not continue to live in the unit and holds only bare legal title may not be covered by this rule. And there are differences depending on which chapter of the bankruptcy code the owner files under, applicable state law, and the governing documents. From a big-picture standpoint, to the extent that an owner’s obligation for assessments is reduced or eliminated through a bankruptcy proceeding, the other owners do have to make up the lost revenue, since the common expenses of the association must be met whether or not the bankrupt owner pays his or her share.

CW:

Under Oregon law, the Association has a continuing statutory lien on each owner’s unit for delinquent assessments, which lien generally survives a bankruptcy. The Association must remember that, during the bankruptcy proceeding, any efforts to collect on the assessments are stayed. Therefore, before proceeding to foreclosure, the Association should either move in the bankruptcy proceeding for relief from stay of foreclosure, or wait out the bankruptcy until the unit owner’s court proceeding concludes (while in the meantime making sure to make such filings as are necessary to preserve its claim). Bankruptcy rules are complex, and different rules apply to pre-petition versus post-petition assessments, whether the unit owner files a Chapter 7 or Chapter 13 proceeding, and whether the unit owner abandons his or unit. In deciding whether ultimately to foreclose, the Association also should be mindful of the priority of its lien to other liens, including those for taxes and mortgages. If, notwithstanding efforts to collect and foreclose, there remains a shortfall in payment of the delinquent assessment, the Association may collect the shortfall from the unit owners generally as part of future assessments. The Association must pay its common expenses, and has the right to assess for those expenses from the owners generally. A shortfall in payment from an owner simply becomes a bad debt receivable of the Association, to be made up by the owners collectively.

The opinions in this article present general information only. It is not intended to be a source for legal advice and readers should not rely on this article for legal advice. The Oregon Chapter of CAI, CAI National, the panel attorneys or their law firms make no representation that the information in this article is reliable, accurate, or current. This article should not be used as a substitute for obtaining legal advice from an attorney who is qualified and informed about your specific legal issue. 29


Be Prepared: Winter Weather & Your HOA Get Ready, Portland. The same meteorologist who predicted four snow events in Portland, the 2016-2017 winter, (there were actually five) has recently released his prediction for the coming winter, and it doesn’t look good. Kyle Dittmer’s prediction this year is for five snow events, the first of which could be as early as December 1st-15th. In light of this news (whether good or bad is still out for debate), now is the perfect time to get ready for this coming winter. Below we’ve rounded up a few top tips to prepare yourself and your community for what could be another cold, snowy and eventful Pacific Northwest winter. After all, wouldn’t you rather be outside building a snowman this winter, than inside fielding calls on your community? 1. Gear up in advance for those icy nights. While some managers may want to call their landscapers to arrange de-icing services, there is a lot that you and the Board can do on your own as a team. Spreading products such as sand, gravel, magnesium or calcium chloride or even salt from your local home improvement store the night before an icy event should counteract accidents before they happen. Granular ice melt is ideal on sidewalks, and liquid deicer is the solution for roads and parking areas. Even kitty litter can work in a pinch.

Association Time Out!

2. Arrange a time with your landscaper to winterize the irrigation system and clear outdoor pipes of any standing water. Frozen pipes can break easily, amounting to thousands in repairs. This includes also clearing any interior and garage drains of clogs. Salt and ice melt can cause serious pipe corrosion, specifically in garage pipes, so make sure lines are cleared before using those products. 3. Weatherize building exteriors by getting handy with a caulking gun. Seal any exteriors you can find that may be areas for air leaks such as all exterior windows, pipes, water spigots, dryer vents, ac hoses, and electrical outlets. 4. Weather-strip, weather-strip, weather-strip. ‘nuf said 5. Take care to look after yourself on the road as well. In the winter of 2016, Portland experienced a record-breaking 101 car accidents reported in just 24 hours. According to Seattle local government communications, about 70% of deaths occur in automobiles; and 25% of deaths are people caught outside. Prepare a winter emergency kit to keep in your car and in including water, snacks, cold weather clothes, a blanket, portable phone charger and winter shoes. Also keep some sand or kitty litter in your car for super icy areas and buy your chains now, before winter weather causes the price to skyrocket. 6. Share your winter knowledge with your community by making it a discussion topic during the next HOA meeting. Encourage owners to attending a home weatherization clinic at the library together, or even just ask others for their advice during the meeting. 7. Don’t lose your favorite potted plants to that first cold snap. Bring them in before it’s too late, and cover any outdoor garden areas with plenty of combined compost and mulch to provide your garden beds a helpful layer of insulation. 8. ENJOY THE SEASON! By the time February comes around, you may feel like the winter will never end, but it does. Soon you’ll be back to enjoying the fresh sunny and endless days of a Pacific Northwest summer. Just be patient, and take advantage of anything pumpkin spice while it’s still in stock! By Andrew Balderrama - Northwest Landscape Services

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Ask A Busy Person Community Bulletin takes a moment to celebrate the managers that make community associations great.

Tracey Dudley

NW Community Management Portland, OR

How did you get into the industry? Before I joined NW Community Management back in 2007, which would eventually become The Management Trust, I was Customer Service Manager for a household goods moving company. Basically, we handled household relocations for corporate executives and sports figures. My tenure there was 10 years. Prior to that, I was the Assistant Center Director for a national plasma procurement company, for 10 years as well. It seems that every job that I have ever had is basically customer service, in differing fields. Every job in any business has customer service aspects to it. Getting along with customers, both internal and external, is the key to success, no matter what business you are in. In community management, we don’t “sell” a product, so we are basically “selling” ourselves and the services that we can provide. Relationships are truly the backbone of a successful community management firm.

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Relationships with vendors, relationships with realtors and title officers, relationships with owners and board members are all equally important. I always remind our team that the homeowner that you are speaking with today could very well be the board member that you are working with tomorrow. I am a firm believer in “killing people with kindness”. It is so important to consider your audience in any written or verbal communication, and equally important to treat everyone equally and with consideration and care. Every interaction with a customer or client is an opportunity to make people feel welcome and heard and understood. So many times, people just want to have someone listen with an open mind and without judgement.

How do you manage your tasks? I am able to manage the day to day association tasks, as well as my supervisory duties, by remaining focused on the

bigger picture. I try to think in a forward way, so that I consider how my actions will impact customers inside of the office as well as outside. I also rely heavily on my team of managers and support staff. Truly, there is not a day that goes by when I don’t learn something new from one of my colleagues. It can be something as easy as how to create a pivot table to learning a new interpretation of Oregon State Statute. My industry partners are always so much help in that regard. I know who I can reach out to when I have a legal question, or a service question, and almost without fail, I receive positive assistance and support. Honestly, that is part of the reason that I have maintained my sanity in the years that I have been in this industry. It is always so nice to commiserate with colleagues inside of the office and outside, who have been through many of the same challenges that I face, and I really appreciate the feedback and opinions that I receive.

What do you find interesting? I find it interesting how cyclical this industry seems at times. For example, in 2017, it seems that industrywide, there has been quite a bit of attrition, with longtime managers moving on to different business models, and new managers coming on with exciting energy and new perspectives. I always enjoy conversations with new managers, and like to ask them about their attitudes and opinions in regard to how this business works, and maybe even areas where additional training and support would be of value. So many times, a newer manager will have an idea for an improved process or policy, and it makes such clear good sense, but it is so easy for us to get drawn into “doing things the same old way”. The Management Trust is very involved with community outreach and charitable giving. Each year, we select two charities that we support. We have supported Ronald McDonald House, Project Pooch, Habitat for Humanity, and so many more. We have gone out and provided lunches and service and have even worked on building homes. This is a terrific way to cement relationships and to build a teamwork mentality within the office. This is a very valuable part of our employee owner culture.

She has been with The Management Trust just shy of 11 years. She started out as an Assistant Community Association Manager, moved on to Community Manager, Senior Manager, and now Executive Community Association Manager. She oversees a large portfolio and a group of Senior Managers. In addition, she is a Trusted Partners liaison, which allows her to work with many of the top vendors in the industry. She has a 26 year old daughter, Jasmine, who got married in Norway in January, 2017. During this event, Tracey spent 2 wonderful weeks traveling all over Norway with Rodney (her husband of 28 years), their daughter Erin, and Erin’s husband, Brandon. This was a year after Erin and Brandon got married in Cabo San Lucas, Mexico. Travel is extremely important to Tracey and her family. Any time you speak with Tracey, she is happy to share stories of her most recent adventure abroad. In fact, Tracey and Rodney hope to move abroad, once Tracey retires from the community management industry.


Avoiding Neighbor Conflicts We all can just get along. The key? Communication. It’s often the best way to prevent and resolve conflict before it reaches the legal system. You don’t have to be friends or spend time together to achieve a peaceful coexistence, but you should try to be a good neighbor and follow these tips:

Say hello. At the mailbox, while walking the dog or when you see a moving van arrive, introduce yourself. Learn your neighbors’ names and regularly offer a friendly greeting.

Consider the view. Keep areas of your property that others can see presentable.

Talk honestly. Tolerance is important, but don’t let a real irritation go because it seems unimportant or hard to discuss. Let your neighbors know if something they do annoys.

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Provide a heads up. If you’re planning a construction project, altering your landscaping or hosting a big party, contact your neighbors beforehand.

Appreciate them. If the neighbors do something you like, let them know. They’ll be pleased you noticed, and it’ll be easier to talk later if they do something you don’t like.

Be respectful. Talk directly to your neighbors if there’s a problem. Gossiping with others can damage relationships and create trouble. Listen carefully. When discussing a problem, try to understand your neighbor’s position and why he or she feels that way.

Do unto others. Treat neighbors as you would like to be treated. Be considerate about noise from vehicles, stereos, pets, etc.

Service Directory Accounting Services

Banking Services Cont...

Banking Services Cont...

Hudspeth & Company, PC Ms. Kandi Hudspeth 9370 SW Greenburg Rd Ste 421 Portland OR 97223-5427 (971)238-0272 kandih@williamsoncpa.com http://hudspethcpa.com

First Citizens Bank Ms. Katie Halliday PO Box 27131 RWN-45 Raleigh NC 27611-7131 (919)716-4923 Katie.Halliday@girstcitizens.com http://www.firstcitizens.com/ propertymanagement

Union Bank Homeowners Association Services Ms. Jolen M. Zeroski, CMCA 74924 Country Club Dr Palm Desert CA 92260-1949 (800)669-8659 (4) jolen.zeroski@unionbank.com http://www.hoabankservices.com

Mutual of Omaha Bank Mr. Kris Gjylameti 10002 Aurora Ave N Ste 36 # 615 Seattle WA 98133-9348 (206)650-1368 Kris.Gjylameti@mutualofomahabank. com http://www.mutualofomahabank.co Northwest Bank Ms. Jenny Tester 4900 Meadows Rd Ste 410 Lake Oswego OR 97035-3298 (503)906-3955 jenny.tester@northwest-bank.com

Building Scientists/Architectural Services

Ihde CPA Mr. Ryan Ihde 14845 SW Murray Scholls Dr Ste 110 Pmb 601 Beaverton OR 97007-9237 (503)475-6478 ryan@ihdecpa.com http://www.ihdecpa.com Schwindt & Co Certified Public Accountants & Consultants Mr. David T. Schwindt, RS 3407 SW Corbett Ave Portland OR 97239-4621 (503)227-1165 dschwindt@schwindtco.com http://www.schwindtco.com

Stay positive. Most people don’t try to create problems. If a neighbor does something that irritates you, don’t assume it was deliberate.

Remain calm. If a neighbor mentions a problem they have with you, thank them for the input. You don’t have to agree or justify any behavior. Wait for any anger to subside before responding.

Banking Services Alliance Association Bank Ms. Judy Nordstrom 227 Bellevue Way NE # 531 Bellevue WA 98004-5721 (206)327-0496 jnordstrom@allianceassociationbank. com http://www.allianceassociationbank. com

Columbia Bank Mr. Andrew McKechnie 805 SW Broadway Ste 2700 Portland OR 97205-3366 (503)314-1160 amckechnie@columbiabank.com http://www.columbiabank.com

Pacific Premier Bank Mrs. Terri Hamilton, CMCA 19011 Magnolia St Ste 103 Huntington Beach CA 92646-2262 (714)415-4857 thamilton@ppbi.com http://www.ppbi.com Popular Association Banking Ms. Molly Hime 7900 Miami Lakes Dr W Miami Lakes FL 33016-5816 (800)233-7164 mhime@popular.com http://www.associationbankers.com U.S. Bank Ms. Karen J Rodriguez 950 17th St Fl 8 Denver CO 80202-2815 (877)688-2820 karen.rodriguez@usbank.com http://www.usbank.com

Forensic Building Consultants Mr. Kelley Pearsall 15 82nd Dr Ste 10 Gladstone OR 97027-2563 (503)772-1114 kelley@forensicbuilding.com http://www.forensicbuilding.com Morrison Hershfield Corporation Mr. Claude Louvouezo 5100 SW Macadam Ave Ste 500 Portland OR 97239-3831 503-595-9128 portland@morrisonhershfield.com http://www.morrisonhershfield.com

RDH Building Science Inc. Mr. David Young 2101 N 34th St Ste 150 Seattle WA 98103-9158 (503)243-6222 dyoung@rdh.com http://www.rdhbe.com Tatley Grund Inc. Mr. Mike Lindor 10260 SW Nimbus Ave Ste M5 Portland OR 97223-4344 (503)747-0489 MLindor@tatleygrund.com www.tatleygrund.com

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Service Directory Concrete Services Safe Sidewalks, LLC Mr. John S. Mulliner PO Box 22174 Milwaukie OR 97269-2174 (971)275-0885 john@safesidewalks.com http://www.safesidewalks.com General Contracting/Maintenance Charter Construction, Inc. Ms. Jeanne Crouch 3747 SE 8th Ave Portland OR 97202-3701 (503)546-2600 jcrouch@chartercon.com Community Maintenance Services Mr. Jason Redding 12178 SW Garden Pl Tigard, OR 97223 (503)620-8386 office@hoafixit.com www.hoafixit.com Finnmark Property Service, LLC Ms. Sara Fleeman 8383 NE Sandy Blvd Ste 206 Portland OR 97220-4948 (503)704-6951 adminassist@finnmarkps.com http://www.finnmarkps.com/ Gores Construction Inc. Mr. Nathaniel Palone PO Box 1519 Clackamas OR 97015-1519 (971)717-1825 nathaniel@goresinc.com http://www.sgores.com Greenpointe Design & Construction, Inc. Mr. Daniel Green 14781 SE 82nd Dr Clackamas OR 97015-8688 (503)723-7176 dan@greenpointedc.com

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I & E Construction, Inc. Mr. Karl Ivanov 9550 SE Clackamas Rd Clackamas OR 97015-9074 (503)655-7933 jeff@iandeconstruction.com http://www.iandeconstruction.com

Summit Reconstruction Mr. Cole Hamilton 818 SW 3rd Ave # 145 Portland OR 97204-2405 (503)754-2665 cole@summitrecon.com http://summitreconstruction.com

Indigo Contracting NW, LLC Mr. Matthew Brubaker 5331 SW Macadam Ave # 258-104 Portland OR 97239-6104 (877)845-2870 mbrubaker@indigocontracting.com indigocontracting.com

Insurance Providers

J.R. Johnson, Inc. Mr. Alika Nee 9425 N Burrage Ave Portland OR 97217-6966 (503)913-1173 alikan@jrjohnsoninc.com http://www.jrjohnsoninc.com

American Benefits, Inc. Mr. Jim Hisatomi 4800 SW Griffith Dr Ste 300 Beaverton OR 97005-8716 (503)467-4930 jimhisatomi@abipdx.com American Family Insurance

Johns Waterproofing Ms. Tamara Collins 201 Airport Rd NE Silverton, OR 97381 (503)873-3234 education@johnswaterproofing.com Lifetime Exteriors Mr. Christopher Disbrow 6807 NE 79th Ct Ste A Portland OR 97218-2800 (503)719-6644 info@lifetime-exteriors.net http://www.lifetime-exteriors.net Pete Fowler Construction Services Ms. Sue Lewis 14255 SW Galbreath Dr Sherwood OR 97140-9171 (503)660-8670 sl@petefowler.com http://www.petefowler.com

Mr. Larry Thompson 15573 Bangy Rd Ste 220 Lake Oswego OR 97035-3396 (503)924-2200 larry.thompson@amfam.com http://www.larrythompsonagency.com Brown & Brown Northwest Ms. Amanda McMillen PO Box 29018 Portland OR 97296-9018 (503)790-9352 amcmillen@bbnw.com

Service Directory Insurance Providers Cont...

Landscape Services

Landscape Services Cont’d

Durham & Bates Insurance Brokers Mr. David Hearns 720 SW Washington St Ste 250 Portland OR 97205-3554 (503)796-1640 davidh@dbates.com dbates.com

BrightView Landscape Services Mr. Joseph Harrison PO Box 20937 Portland OR 97294-0937 (503)621-4101 joseph.harrison@brightview.com http://www.brightview.com

Pacific Landscape Management Ms. Renee McFarland 21555 NW Amberwood Dr Hillsboro OR 97124-6928 (503)703-3834 reneemcfarland@pacscape.com

Hays Companies Mr. Stephen R. Hughes 5285 Meadows Rd Ste 451 Lake Oswego OR 97035-3166 (503)624-4784 rhughes@hayscompanies.com

Certified Mold Cleaning Ms. Kimberly Grenfell 8142 SW Durham Rd. Tigard, OR 97224 (971)361-6653 kim@certifiedmoldcleaning.com www.certifiedmoldcleaning.com

HUB International Northwest Ms. Janine Wilson 16555 Boones Ferry Rd Ste 200 Lake Oswego OR 97035-4123 (971)224-1933 joseph.edwards@hubinternational.com http://www.theunitygroup.com Ian H. Graham Insurance Ms. Sylvia Tagle 15303 Ventura Blvd Fl 12 Sherman Oaks CA 91403-5817 (818)742-1430 sylvia.tagle@aon.com http://www.ihginsurance.com McGowan Program Administrators Mr. Joel Meskin 20595 Lorain Rd Ste 300 Fairview Park OH 44126-2053 (440)333-6300 (2258) kmedve@mcgowanprograms.com http://www.mcgowanins.com Timothy Cline Insurance Agency, Inc. Mr. Timothy Cline, CIRMS 725 Arizona Ave Ste 100 Santa Monica CA 90401-1734 (800)966-9566 (22) timcline@timothycline.com http://www.timothycline.com

Dennis Seven Dees Landscaping, Inc. Mr. Craig Broberg 7355 SE Johnson Creek Blvd Portland OR 97206-9329 (503)777-7779 craigb@dennis7dees.com http://www.dennis7dees.com LandCare Ms. Christina L. Oakley 22901 NE Sandy Blvd Fairview OR 97024-9655 (971)806-2185 christina.oakley@landcare.com www.landcare.com Landscape East & West, Inc. Mr. Eric Johansson PO Box 430 Clackamas OR 97015-0430 (503)256-5302 (117) ericj@landscapeeast.com http://www.landscapeeast.com Northwest Landscape Services of Oregon, LLC Mr. Andrew Balderrama 1800 NW Cornelius Pass Rd Hillsboro OR 97124-6598 (503)486-5154 andrewb@nlswa.com www.nlswa.com

Showplace Landscape Services Mr. Ed Doubrava PO Box 746 Wilsonville OR 97070-0746 (503)682-6006 office@showplacelandscape.net Springtime Landscape & Irrigation, Inc. Mr. Bill Schumacher 62990 Plateau Dr Bend OR 97701-5874 (541)389-4794 bills@springtimeirrigation.com http://www.springtimeirrigation.com Willamette Landscape Services Mr. Glenn Fritts 18480 SW Pacific Hwy Tualatin OR 97062-6971 503-625-9600 http://www.willamettelandscape.com Legal Services Anderson Ballard, LLC Mrs. Amanda Krismer Anderson, Esq. 1455 NW Irving Street Ste 200 Portland OR 97209 (503)974-8555 (701) amanda@andersonballardlaw.com www.andersonballardlaw.com Bagby Law Firm, LLC Ms. Angie Bagby 10260 SW Greenburg Rd Ste 400 Portland OR 97223-5514 (503)621-2774 angie@bagbylegal.com

37


Service Directory

Service Directory Legal Services Cont... Ball Janik, LLP Ms. Kate Senter 101 SW Main St Portland OR 97204-3228 (503)228-2525 (6051) ksenter@balljanik.com http://www.balljanik.com Barker Martin, P.S. Mr. Dan Webert, Esq. 319 SW Washington St Ste 420 Portland OR 97204-2621 (206)381-9806 dwebert@barkermartin.com http://www.barkermartin.com Dunn Carney Allen Higgins & Tongue LLP Ms. Susan Glen 851 SW 6th Ave Ste 1500 Portland OR 97204-1352 (503)417-5373 sglen@dunncarney.com Landye Bennett Blumstein, LLP Mr. J. David Bennett, Esq. 1300 SW 5th Ave Ste 3600 Portland OR 97201-5641 (503)224-4100 dbennett@lbblawyers.com Profitt Law PC Ms. Kathleen Profitt, Esq. 13568 SE 97th Ave Ste 203B Clackamas OR 97015-6668 503-908-1229 kathleen@profittlaw.com Rafel Law Group, PLLC Mr. Anthony Rafel, Esq. 1100 SW 6th Ave Standard Plaza Building Portland OR 97204-1020 (206)838-2660 arafel@rafellawgroup.com http://www.rafellawgroup.com

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Management Services & Software Cont...

Management Services & Software Cont...

Management Services & Software Cont...

BuildingLink.com Mr. Justin Dilley 85 5th Ave Fl 3 New York NY 10003-3019 (212)501-7117 (520) justin@buildinglink.com http://www.buildinglink.com

Association Management Services Northwest Ms. Michelle Underwood 15350 SW Sequoia Pkwy Ste 200 Portland OR 97224-7173 (503)858-1083 michelle.underwood@ams-nw.com

KINliving dba Multiservices, Inc Mr. Larry Jackson 139 SE Taylor St Ste 200 Portland OR 97214-2118 (503)222-7073 larry.jackson@premgrp.com

CINC Systems Ms. Vickie Johnson, CMCA, AMS 3055 Breckinridge Blvd Ste 310 Duluth GA 30096-7562 (404)314-0682 vickie@cincsystems.com http://www.cincsystems.com

Crystal Lake Property Management Ms. Daphne Brix PO Box 8550 Bend OR 97708-8550 (541)318-2636 daphneb@crystallakecm.com http://www.crystallakepm.com

Management Services & Software

Coast Real Estate Services Ms. Susan Stratton 1618 SW First Ave Ste 350 Portland OR 97201-5710 (971)347-3987 sstratton@coastmgt.com www.coastmgt.com

Home Owners Association Management, LLC Mr. Johann Manuel Canjura 229 N Bartlett St Ste 206 Medford OR 97501-6016 (541)200-6320 info@homeownersam.com www.homeownersam.com

Allied Universal Mr. Bill Traughber 2110 SW Jefferson St Ste 200 Portland OR 97201-7702 (503)283-5952 bill.traughber@alliedbarton.com http://www.aus.com

Community Association Partners, LLC Mr. Ed Hamilton PO Box 2429 Beaverton OR 97075-2429 (503)546-3400 info@capartners.net http://www.capartners.net

Ballas & Partners Management, LLC Ms. Susan K. Camarda-West, CMCA, AMS, PCAM 1800 SW 1st Ave Ste 1 Portland OR 97201-5321 503-334-2198 susan@bpmmgmt.com

Community Management, Inc. Ms. Denise Bower, CMCA, AMS, PCAM 2105 SE 9th Ave Portland OR 97214-4653 (503)710-1116 deniseb@communitymgt.com http://www.communitymgt.com

Jenna’s Place Condominium Mr. Gordon Harwell-Spaulding PO Box 25469 Portland OR 97298-0469 (503)292-4305 gordonharwellspaulding@gmail.com

Bluestone & Hockley Real Estate Services Ms. Pamela Hill 9320 SW Barbur Blvd Ste 300 Portland OR 97219-5405 (503)222-3800 (348) phill@bluestonehockley.com

CPM Real Estate Services Inc. Mr. David Wright 718 Black Oak Dr Unit A Medford OR 97504-8580 (541)773-6400 dwright@commercialpm.com

Kappes Miller Management Mr. Walter Berninger 50 SW Pine St Ste 400 Portland OR 97204-3535 (425)688-2042 http://www.kappesmiller.com

Stoel Rives, LLP Mr. Eric Grasberger 600 University St Ste 3600 Seattle WA 98101-4109 (503)294-9439 eric.grasberger@stoel.com http://www.stoel.com Vial Fotheringham, LLP Mr. Camron Hamilton 515 S 400 E Ste 200 Salt Lake City UT 84111-3570 (503)684-4111 cah@vf-law.com http://www.vf-law.com

Invest West Management Mr. Chris Barber, CMCA, AMS 12503 SE Mill Plain Blvd Ste 260 Vancouver WA 98684-4008 (360)254-5700 cbarber@iwminfo.com http://www.iwmhoa.com

Spectrum Real Estate Advisors, Inc Mr. Mark Floistad 1125 SE Division St Ste 209 Portland OR 97202-2567 (503)235-5743 mfloistad@spectrumrea.com www.spectrumrea.com Sterling Community Management, Inc. Ms. Doris Pascoe, CMCA PO Box 25469 Portland OR 97298-0469 (503)292-4305 mailbox@sterlingcmi.com http://www.sterlingcmi.com The Management Trust – Northwest Mr. Marshall Fant, CMCA PO Box 23099 Portland OR 97281-3099 (503)718-5205 marshall.fant@managementtrust.com Turner Northwest Community Management Mr. John Turner 10725 SW Barbur Blvd Ste 350 Portland OR 97219-8681 (503)297-1014 hoa@turnernorthwest.com http://turnernorthwest.com Painting Services BEHR & KILZ Paints & Primers Ms. Jill Marlatt 12010 Slater Ave NE Apt E5 Kirkland WA 98034-8607 (425)761-9077 jmarlatt@behrpaint.com http://www.behrpro.com

Painting Services Cont... CertaPro Painters Ms. Vee Sloan 1501 SE 121st Ave Vancouver WA 98683-6244 (360)260-1460 vsloan@certapro.com http://www.certapro.com Laurus Management Inc dba Certapro of Portland Mr. Charles Fletcher 16869 65th Ave Ste 441 Lake Oswego OR 97035-7865 (503)715-3595 cfletcher@certapro.com http://www.west-linn.certapro.com PPG Paints Mr. Michael McKernan 704 La Grande Blvd Puyallup WA 98373-1453 (816)283-6859 mmckernan@ppg.com http://www.ppgpaints.com Verhaalen Painting, Inc. Mr. Ken Verhaalen PO Box 910 Oregon City OR 97045-0910 (503)657-5570 verhaalenpainting@yahoo.com http://verhaalenpainting.com Property Supplies Commercial Fitness Equipment Mr. Chad May 4686 Isabelle St. Eugene, OR 97402 (541)343-3790 cmay@commfitness.com www.commfitness.com Zumar Industries, Inc. Mr. Derek Behnke 12015 Steele St S Tacoma WA 98444-1300 (253)536-7740 derek@zumar.com http://zumar.com

39


Service Directory Reserve Study Consultants

Roofing

Reserve Studies by Reserve Funding Mr. Daniel Lawrence Huntley, RS 16869 65th Ave Ste 366 Lake Oswego OR 97035-7865 (800)301-3411 dan@hoareserves.com

Carlson Roofing Company, Inc. Mr. Greg Carlson 550 SW Maple St Hillsboro OR 97123-5614 (503)846-1575 greg@carlsonroof.com http://carlsonroof.com

Reserve Study Group, LLC Ms. Christine W. White, RS 701 5th Ave Ste 4200 Seattle WA 98104-7047 (888)315-2843 christine@reservestudygroup.com http://www.reservestudygroup.com Restoration/Mitigatioin/General Contracting Services Kennedy Restoration Ms. Barb Casey 315 SE 7th Ave Portland OR 97214-1233 (503)234-0509 barbc@kennedyres.com http://www.kennedyres.com

Northwest Quality Roofing, LLC Mr. Jake Woodruff PO Box 2237 Bend OR 97709-2237 (541)647-1060 gretchen@nwqualityroofing.com http://www.nwqualityroofing.com Technology Services Wave G Mr. Will Conroy 2200 6th Ave Ste 905 Seattle WA 98121-1842 (206)777-6666 wconroy@wavebroadband.com http://www.condointernet.net Tree Services

Servpro Mr. Jim Reaves 547 N 4th Ave Cornelius OR 97113-9140 (503)648-8513 jim@servprohfyt.com http://servpro.com Servpro 2725 NE Columbia Blvd Portland OR 97211 (503)819-5395 http://servpro.com

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Bartlett Tree Experts Mr. Lyle J. Feilmeier 11814 SE Jennifer St Clackamas OR 97015-9012 (503)519-9001 lfeilmeier@bartlett.com www.bartlett.com Vendor Credentialing NetVendor, LLC Mr. Anthony Renaldo 7589 SW Mohawk St Bldg N Tualatin OR 97062-9189 (503)922-1111 sales@netvendor.com http://www.netvendor.net


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