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UPDATE

Monthly Newsletter Published by the Rental Housing Association of Greater Portland

April 2013

RHA Lobbyist Cindy Robert & Speaker of the House Tina Kotek speak at April Dinner Meeting Page 1

Landlording 101 Page 5

Successful Section 8 Rentals Page 6

VISIT US AT www.RHAGP.org


W

NE

Ve n d o r

HAPPY HOUR J o i n u s Tu e s d a y, A p r i l 1 6 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 April 17, 2013 from 6:00pm-9pm

Where: The Stockpot Broiler 8200 SW Scholls Ferry Rd Beaverton, OR 97008 Price: $26.00 per person, Call 503/254-4723 for reservations

Menu: Buffet Rosemary Tied Pork Loin Mediterranean Breat of Chicken served over Orzo Pasta Penne Past Primavera Classic Alfredo Sauce Chef’s Fresh Vegetable Classic Caesar Salad Roasted Garlic Croutons Fresh Baked Crusty Rolls Selection of Fresh Fruit Coffee, hot tea, iced tea or milk Cake for Dessert Directions:

STOCKPOT 8200 SW Scholls Ferry Rd. Beaverton, OR 97008

Tina Kotek-Speaker of the House Cindy Robert- Lobbyist for RHAGP Discussion on House Bill 2639 (Section 8) and other changes under consideration at the legislative level.

Affiliate Speaker: John Sage, Stegmann Agency

From DOWNTOWN Portland- take US- 26 W toward the Zoo. Merge onto OR- 217S via Exit 69A towards Beaverton/Tigard. Take the Hall Blvd exit, Exit 4A. Turn left onto SW Hall Blvd. Turn left onto SW Scholls Ferry Road- 210 to 8200 SW Scholls Ferry Rd is on the right. FROM SOUTH OR NORTH ON 1-5- From I-5 Merge onto OR-217N toward Tigard/ Beaverton. Take the OR-210/Scholls Ferry Road exit, Exit 4. Turn right onto SW Scholls Ferry Rd/OR-210 Stockpot at Red Tail Golf Course is on the right.

APRIL 2013 TABLE OF CONTENTS RHAGP Dinner Meeting................................................ 1 President’s Message...............................................2 & 4 RHA Calendar............................................................... 3 RHAMembership Changes................................................ 4 Landlording 101............................................................ 5 Successful Section 8 Rentals........................................ 6 Maintenance Men......................................................... 7 Becoming a Great Rental Housing Provider.............. 8-9

Racial Segregation..............................................10-11 Handling Repair Requests.......................................12 Remodeling Dollars.............................................. 13 Renting to Friends................................................... 13 Portland Center Stage............................................. 14 Victim of Your Own Decisons..............................15-16 From the RHA Office................................................16 The Preferred Service Guide .............................18-20 April 2013 1


PRESIDENT’S MESSAGE

RHAGP LIST OF COMMITTEES

I am excited to announce that the RHAGP will be working closely with Jason Atkinson of Atkinson & Co., a firm specializing in raising funds and negotiating deals for fastgrowing organizations.

Building Chair: Phil Owen, Phone: 503-244-7986 Community Relations/Donations Chair: Tony Kavanagh, Phone: 503-522-4474

In addition to serving clients, Jason has been a State Senator in Oregon from 2000-2012. During his tenure in office, he has built and maintained a reputation as the State’s preeminent coalition-builder and strategic-leader.

Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522 Elizabeth Carpenter RHA President

Jason was re-elected twice to the Senate, and, in 2004, won both the Republican and Democratic primaries. In 2008, he was a top-ranked candidate for Governor. Prior to serving in the Oregon State Senate, Jason was a State Representative, where he led conservation bills on water and fish policy as well as land-use planning. While we are still planning our strategies and determining our goals, we hope to further improve the image and perception of small and large landlords and property managers, in the industry, in our legislation, and throughout the state. Jason has already shared ideas about bringing the RHAGP members together as a stronger community with shared values, goals and relationships. In the legislation: Among the many bills being discussed and proposed in the current legislation session is House Bill 2639, otherwise known as the ‘Section 8’ bill and also as a ‘Housing Choice’ bill. Many landlords, tenants, legislators, as well as the RHAPG along with other associations involved in the industry, have been included on conversations regarding the proposed legislation. On March 6, 2013, past RHAGP President and current Government Affairs Committee Chair Phil Owen provided testimony against the bill. The primary reason for this lack of support, is that the bill, if passed, will force landlords to accept Section 8 vouchers. For example, posting vacancy ads with messages like, ‘not accepting Section 8’, will no longer be legal. You must let section 8, voucher holders apply. Landlords may continue to refuse to lease or rent based on the past conduct of a prospective renter, or any other rental criteria basis used for all other applicants. Our members believe in the importance of the Section 8 program maintaining its integrity as the voluntary program Congress intended it to be. Many of our members participate willingly in the program and have established long term successful relationships with program participants. But for others, especially the landlords with less than ten units, the lack of property managers, lawyers and staff makes involvement with a government agency known for delays and hurdles a very daunting idea. For these small business people, it is not about discriminating against an individual tenant, it is about entering into a contract with an agency. We offer private housing, not public housing, and our property owners should have a right to make such a contractual decision. We will continue to keep you updated on the progress and status of this, as well as other bills, that may affect our industry and your business. Check back at www.rhagp.org often, or contact our office at info@rhagp.org to be added to our email list for real time updates. CONTINUED on PAGE 4

2 April 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: 503-221-1260 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 Date

Events

Location

Time

4/10

Board Meeting

RHA Office

5pm

4/17

Dinner Meeting

Stockpot

6pm

4/18

Brown Bag Lunch-Tenant Retention

RHA Office

11:30am Brought to us by Ron Garcia, The Garcia Group

4/24

Premium Member Work Session

RHA Office

11:30am FREE

4/25

Member Info./Mentor Session

RHA Office

6-8

5/8

Board Meeting

RHA Office

5pm

5/15

Dinner Meeting

TBA

6pm

5/16

Brown Bag Lunch-Fair Housing

RHA Office

11:30am FREE

5/30

Member Info./Mentor Session

RHA Office

6-8

Date

Classes

Location

Time

Information

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. 3600 SW Hall Blvd. Beaverton OR 97005

4/23

Online Tenant Screening

WebEx

7pm

**

4/26

Understanding Your Decision Point WebEx Report

7pm

**

5/1

Online Tenant Screening

RHA Office

11am

**

5/9

What is Radon?

RHA Office

6:30pm

Taught by Steve Tucker, Cascade Radon

5/10

Understanding Your Decision Point WebEx Report

11am

**

5/24

Understanding Your Decision Point WebEx

7pm

**

5/28

Online Tenant Screening

WebEx

7pm

**

5/30

Mold Class

Standard TV & Appliance

6:30pm

Taught by Yost Espelien, Real Estate Mold Solutions 3600 SW Hall Blvd. Beaverton OR 97005

Information See Page 1

FREE See May issue of the Update FREE

**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.

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

www.RHAGP.org

Commercial Lending

What is Radon?

Mold Class

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”?

What is Radon? Where does it come from? Why is it a health risk? How do you test? What is the cost of testing? What creates elevated radon levels? Mitigation techniques and the cost thereof. RadonResistant New Construction (RRNC) and new radonrelated building codes. Come have all your questions about Radon answered by a professional.

As property and business owners, you cannot afford the liability risks of undetected mold and improper cleaning of affected areas. This class focuses on how to prevent mold growth in your properties along with the proper techniques for cleaning and recovering from mold damage. 1 Continuing Education Credit Hour

$25.00/Member, $35.00 Non-Member

$25.00/Member, $35.00 Non-Member

$25.00/Member, $35.00 Non-Member

April 2013 3


PRESIDENTS MESSAGE CONTINUED from PAGE 2

Mentoring Sessions: Do you ever have questions about what to do about repairs? Do you have a concern about how to handle a rental situation? Join us for our monthly Mentoring Session, immediately following the New Membership Orientation the last Thursday of each month, starting at 6:30pm at the RHAGP office. Referral – New Members: Are you a new member? Or do you know someone who would benefit from the support the RHAGP offers landlords and property managers? Join us for a New Membership Orientation session last Thursday of each month at 6pm, in the RHAGP office on NE Weidler. The reward for referring a new member is a free dinner meeting for you both! Contact the office or the website for further details.

 

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 April 24th at 11:30am   

Visit www.rhagp.org/premium for more details!  4 April 2013

RHAGP Update


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

EMAIL

ADDRESS

CITY

Form of payment:

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.

www.RHAGP.org

April 2013 5


Successful Section 8 Rentals By Elena Tangman-Wells Executive Vice President, Bluestone & Hockley Real Estate Services When I talk to rental home owners about Section 8 I typically get two responses, “Absolutely not” or “I’ve heard a lot of different things, but I really don’t know anything about how it works.” Renting your home to a tenant that receives Section 8 assistance can be a positive experience if you follow some basic rules: Screen the Tenant: The most common misconception about the Section 8 program is the tenants are bad. Chances are, if you’ve had a bad Section 8 experience, you may not have done a good job in screening. Smart investors know after “Location, Location, Location,” comes the tried and true advice “Screen your tenants.” Set your rental criteria and stick to it! You are allowed to charge Section 8 tenants an application fee, so use that fee to run a thorough background check. Still concerned after completing a credit, criminal and landlord reference check? Drive by their current residence to determine the condition of the exterior. Is a car parked on the front lawn? Are items stored on the front porch?

to insure it continues to be safe and well-maintained; this inspection is not a substitution for your annual inspection! When you receive a notice of the upcoming inspection, get into your rental home to do your own “pre-inspection.” If you see a problem, get it fixed so you pass the annual inspection with flying colors. Following these simple rules will greatly improve your success with Section 8 tenants. It will also allow you the convenience and benefits that come with Section 8 tenancies: the ability to quickly rent a unit at market rent, guaranteed rent payments direct deposited on the first of each month into your bank account and a second set of “eyes” on your property, insuring it meets current code. Helpful Links for Section 8 Owners: www.co.washington.or.us/housing/landlords www.clackamas.us/housingauthority/landlords

Once you have decided to approve the applicant, you can collect a security deposit from your new tenant. Like any other tenant, require payment of the security deposit, in full prior to giving the tenant the key. Notices & Correspondence: The Section 8 program wants good tenants, as much as you. Always copy them on any correspondence that you issue to the resident. This includes the move in checklist, 72 Hour Notices, Violation Notices and the security deposit refund statement. Should you have a problem with damage or non-payment, they will need to be aware of the problem and the steps you have taken to follow the law and enforce the rental agreement. In some instances, you can even recover some of the damage expense. If there is a significant amount of damage or a serious violation, ask Section 8 to send a representative to the unit to document the damage. Section 8 can remove abusive tenants from the Section 8 program. Inspect: Before a Section 8 tenancy can start, a Section 8 inspector will come to the vacant unit to insure the rental is clean, safe and well maintained. Before your unit is inspected, make sure you’ve completed ALL maintenance items including outlet covers. If the inspector notes a problem, take it as a learning opportunity; the codes about smoke alarms, carbon monoxide alarms and water heaters seem to be always changing and it is a good way to make sure your home is in compliance. This is information you can use in the future, with or without a Section 8 tenant.

WANT TO KNOW WHAT IS GOING ON AT RHA? VISIT http://www.rhagp.org/calendar-event

On an annual basis, Section 8 will re-inspect the home

6 April 2013

RHAGP Update


Dear Maintenance Men: By Jerry L’Ecuyer & Frank Alvarez Dear Maintenance Men: I would like your thoughts on a landscape makeover I am planning. My rental property is ninety percent grass and very boring. I want to cut down on my water consumption and change the current “look” of the property. What do you recommend? Robert Dear Robert: The single greatest consumer of water in your landscape is the turf. Reduce the grass area to ease the burden on water. Creating a drought tolerant landscape will change the appearance of your property and cost you less money in water and maintenance. Xeriscaping is a term for a water conserving landscape. As mentioned above, the benefits of Xeriscaping is water saving, low maintenance, pesticide free, pollution free (no lawnmowers) and use of local native plants. You might want to consider using Ornamental grasses, as they are drought tolerant, look great and give your landscape a bit of vertical dimension. Succulents of course are great at conserving water. Flax, Delphiniums, and Iris are a few perennials to use. Marigolds, Mexican Sunflowers, Phlox and Vinca Passion are Annuals that will work well. As for shrubs, look at Japanese black pine, Mountain currant, Sassafras, Honeysuckles etc and good trees are Acacia, Gray Birch, Monterey Cypress, Eucalyptus, Fig, Juniper, Amur Maple to name a few. Be sure to provide good drainage and using plants native to your area are best. Dear Maintenance Men: I am running into an issue at my rental property. The bathrooms are constantly developing mildew. I have replaced the vent fans and the problem does not go away. How can I solve this problem? Bill Dear Bill: A number of things may be at work here. Unit over crowding is generally the main reason for moisture & mildew build-up in an apartment unit. Because of the over crowding, the residents take more showers and baths, throughout the day and evening. Often to hide the excess people in the unit, the resident will keep all the window covers closed and the widows shut, effectively keeping the moisture from escaping. Add a windowless bathroom into the mix and the problem is compounded. Mechanically, we suggest you inspect the vent fans in the bathrooms. Make sure they are not clogged with lint or

www.RHAGP.org

dust. If the fan is operating properly, check the CFM or Cubic Feet per minute of air movement. The minimum number should be 50 CFM. If the bathroom is getting more than the average amount of use, you may want to replace the existing fan with one that has a higher CFM rating. We recommend using at least a 120-CFM fan. Equally important, many bathrooms have two wall switches; one for the light and the other for the fan. If this is the case, we recommend combining the two switches into one. That way when the resident switches on the light the fan will come on automatically. We find most residents will not turn on the fan if it has its own switch. Lastly of course, is to get the resident to open a few windows and let some fresh air in. Dear Maintenance Men: I am installing safety grab bars in all of my showers & bathtubs and I need some guidance on the installation procedure. What do I need to know to install these bars correctly? David Dear David: The use of handrails and safety bars help provide stability and extra support required by the elderly and people with limited mobility. Approved ADA grab bars are available in a wide variety of configurations, colors and finishes. The most common is the stainless steel or chrome finish. The grab-bars must be able to support a dead weight pull of 250 pounds. The preferred method is to bolt directly into the wall studs. This is not always practical, as the stud might not line up where they are needed. Grab-bars can be mounted vertically or at an angle to match wall stud spacing. Horizontal installation can be difficult because stud spacing and bar sizes do not always match. If finding studs becomes a problem, alternate installation methods are available. If your walls are in good condition, you may use large toggle bolts or if you have access to the backside of the shower or bath walls, insert a backer plate or add a new stud for an anchor point. Safety grab bars can be located at any local hardware store. It is advisable that you check ADA requirements with local, state and federal agencies for regulations governing height, distance & angle of the bars. 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

April 2013 7


Being a Great Landlord means Becoming a Great Rental Housing Provider by Ron Garcia To paraphrase Dickens “It’s the best of times and the worst of times” to own rental property. Rents are up, vacancies are way down. The market is hot. On the other hand, eviction court is overflowing, lawyers are swamped, and repair crews can’t catch up with the ever increasing expectations of the renters (from mold to radon to unending complaints of plumbing, heat and ants). Meantime, our property rights seem to be further eroded every day with new regulations and changing standards, not to mention the tenants’ rights advocates. At the RHAGP our roster of 1,700 members includes the seasoned pros as well as the “unintentional landlords” who got stuck with a rental unit as the housing market changed in the last few years. Most of us have had experience with good tenants and bad tenants. If it’s true that “bad things happen to good people” – it’s also true that great landlords can end up with rotten tenant experiences. There are numerous horror stories we hear about- such as the missing bathroom fan cover that helped sway a judge to toss out an eviction and give free rent to a non-paying tenant due to unaddressed “habitability” issues by the landlord. It can be scary out there, and it’s easy to get on the defensive. However – as in pro sports, the best defense is often a great offense. How do we address the threats? Frank Sinatra said “The best revenge is massive success.” Maybe we don’t need to learn legal martial arts. My son’s karate instructor emphasizes at every class that the best way to win a fight is to avoid it in the first place. So, let’s discuss ideas on how to lessen turnover, minimize vacancies, attract the best occupants and generate the best ROI on our rentals. Let’s discourage litigation and encourage managing our rentals above the minimum standards. To misquote St. Augustine, let’s “Love Landlording, and do what we will” in order to thrive in the rental housing business and have great tenant relations.

exceptions. One thing we learn over time seems to be that the tenant who moves in is often not the same as the one who moves out. Their charm fades over time and the fastidiousness they had moving in gives way to the predictable wear and tear of the unit, which we are left cleaning up after. Yet while we are trying to figure out how to find, screen and rent to the ideal tenant, there’s another essay somewhere out there for tenants on How to Find the Perfect Rental. They hear tales of owners who are unscrupulous and buildings that are falling apart. They seek to identify the perfect landlord! Any idea on what they are hoping to find? “Someone who leaves them alone, fixes everything they ask for, and never raises the rent.” Is that how we see ourselves or how we want to run our business? I think it is time to confront the chasm that has developed in the tenant / landlord relationship. The first step is to challenge the notion that we are Real Estate Investors in the real estate business and that our assets are our properties, (precious castles, for which we need to employ effective tactics to help protect from the onslaught and misuse caused by rampant hordes of invasive tenants). What if, instead, we updated our feudal image from “Landlords” to a more modern and truer job description and re-branded ourselves as “Rental Housing Providers”? Maybe it’s time to own up to the fact that we work in a customer service industry; that our assets are our tenants. Without paying customers, our rental properties are just money pits requiring constant maintenance and repairs – and left vacant they’ll die on their own of neglect. Perhaps it’s time to re-examine our business plans and adjust to changing social mores. In the spirit of this challenge I submit that as Rental Housing Providers, we need to value our tenants as “important relationships that we participate in common with, towards a successful end” rather than just “necessary obstacles with whom we need to put up with and protect ourselves from”.

Steve Martin had a shtick called “How to earn a million dollars and not pay taxes”. He said it was easy. First, earn a million dollars. Then… don’t pay taxes. If the IRS asks what happened, just say “I forgot!”

Having a successful rental business is not so much an issue of finding and keeping good tenants, rather it’s a question of:

Some rental property owners operate their business the same way. They read a book called “How to Get Rich in Real Estate.” It instructs them to get a rental and move in a tenant. If the tenant stops paying, they’ve read, “Just get another one, and then, start again!” It’s pretty simple, right?

• Are we doing all that we can to achieve the best possible results for our business?

Here is a question: Can you describe your perfect tenant? With whatever profile you create, there are always

8 April 2013

• How can we provide quality housing, develop positive relations and remain competitive?

• And, ultimately, will the best tenants come our way and want to choose our rentals? There is no “one size fits all” way to address these CONTINUED on PAGE 9

RHAGP Update


Great Landlord means Becoming a Great Rental Provider continued from PAGE 8

questions, but it starts by sizing up what kind of property we have to offer and making some realistic observations and creating a plan. We should ask: What do we want from our investment properties? Are we just looking to create an income stream? Are we just looking to off-set expenses? Do we have a long term goal here? Have we created a realistic budget? In other words, why are we in the rental housing business and can we make improvements? Our answers affect how we meet the challenges we will certainly face; and that affects what kind of tenant relationships we develop; which affects how much turnover we have, and our bottom line! There is an old saying that “wherever there is dependency, there is hostility”. Are we being held hostage by the rent we get every month? Or do tenants feel dependent on us for basic security and stability? One axiom of negotiation strategy states that the party with the least commitment holds the most power. So the secret to being a great Rental Housing Provider is to not “need” the tenant. But listen to what I mean by this… It’s not like Bill Cosby who said to his son “hey – I brought you into this world and I can take you out of it, and it don’t matter to me ‘cause I can make another one who looks just like you!” Not needing your tenant actually means really wanting your tenant. If we want our tenants to enjoy paying us rent, and to take pride in their home, then we need to: • Provide the right environment for that to happen, (after all, it’s our property, right?!)

Yet in order to have happy tenants that treat us and our real estate well, they need to feel secure in their home. “When people nest, they act their best.” Obviously, a 4 bedroom 3 bath SFR is going to have different dynamics than a 16 unit building of 2 bedroom apartments. But no matter what type of housing we own, the starting point is to figure what we need to do in order to truly give it those 3 magic words: “pride of ownership”. When we go out to eat, whether it’s steak and lobster or just off of the dollar menu, we don’t want to take our family to any restaurant that is operating at the bare minimum of health and safety codes! There are old landlord axioms that state: “Any color so long as it’s white”. Nothing fancy – it’s good enough for a rental. Buy FHA grade carpet. Let’s get new “used” appliances. The list goes on. But there are other familiar adages too – like, “What you sow, so shall you reap”. Or “treat others as you would have them treat yourself”. How about this one – “Could you live here?” It’s been said that in business, one should deal in commodities they regard well. If you are a vegetarian, then buying a hot dog stand might be a bad idea. In rentals, consider the property from the eyes of a tenant. We ought to feel like we could rent this place to someone in our own family. As Rental Housing Providers, we should strive to be the landlord that the best tenants would want to have. Ron Garcia is Principal Broker and Owner of The Garcia Group, Real Estate Services. He can be reached at ron@4-homes.com or by calling 503-595-4747. His website is www.4-homes.com.

• We have to respect them and their issues (there is no such thing as an unimportant detail). • Believe that the quality of housing goes beyond the minimal legal standards. If we can achieve these ends, then the issue is turned around and we can insist that the renters maintain their side of the covenant. They should feel privileged to rent from us! Now here’s the rub: Just because they act like they are “entitled” doesn’t mean they aren’t… Housing is fundamental. If you’ve read Maslow you know his hierarchy of needs. Right above basic survival of food, water and shelter is Safety - including freedom from fear. Few businesses cut as close to the bone on basic human emotions as housing. When you think about it, we are perceived to have awesome control over the lives of our tenants. No wonder there is so much drama in property management!

www.RHAGP.org

PLEASE VISIT US AT WWW.RHAGP.ORG

April 2013

9


RACIAL SEGREGATION: IT’S NOT HISTORY By Jo Becker, Education/Outreach Specialist, Fair Housing Council Each April is National Fair Housing Month—a time to mark the passage of the Federal Fair Housing Act which was made law of the land on April 11th, 1968 following the assassination of Dr. King. This annual milestone offers an opportunity to recognize the long and difficult journey toward fair and equitable housing for all. There has been progress and successes, to be sure; yet we have so much further to go! State, local, and national fair housing laws forbid discrimination based on several protected classes in any housing transaction. Yet, as the MetroTrends blog article that follows poignantly points out, the ensuing 45 years since enactment of the Fair Housing Act have not – by any stretch of the imagination – seen the eradication of illegal discrimination. Historically, the civil rights movement in this country centered on race and ethnicity, as does the article below. As distressing and tender as these issues are, there are several more protected classes, none of which have fully realized fair and equitable treatment in the housing market as a whole. Far too often we are asked, “Is discrimination really still a problem?” Our resounding answer is “YES,” as Rolf Pendall puts it, “It’s Not History.” The Manhattan Institute for Policy Research’s website made a triumphal proclamation (http://www.manhattan-institute. org/html/cr_66.htm) recently. that we have reached “the end of the segregated century.” The New York Times dutifully spread the news, leading with the headline “Segregation Curtailed in U.S. Cities, Study Finds.” (http://www.nytimes. com/2012/01/31/us/Segregation-Curtailed-in-US-CitiesStudyFinds.html?_r=3&scp=1&sq=Segregation%20 Curtailed%20in%20U.S.%20Cities&st=cse&) The story beneath the spin, however, shows that segregation isn’t just a phenomenon to look back on regretfully during African American History Month. Segregation lives on in far too many American cities. In 1970, two years had elapsed since Congress enacted the end of private-sector apartheid with the Fair Housing Act; only a few years before that, President Kennedy had ordered the desegregation of public housing. Why should we wonder that segregation levels have declined since then? Shouldn’t the real story be that in the nation’s secondlargest metropolitan area, Chicago, over 70 percent of African Americans would have to move to a predominantly non-black neighborhood (or the same proportion of whites would have to move to mostly non-white areas) to achieve an even racial distribution? Chicago isn’t the only metropolitan area in this position: Detroit, Cleveland, and St. Louis also surpass 70 on this segregation index. New York, Baltimore, and Philadelphia—that is, a continuous band

10 April 2013

of urbanization stretching from just north of Washington, DC, to the middle of Connecticut with well over 25 million inhabitants—stand between 60 and 65. The heart of the northeast corridor still lives in a segregated century, as does the fringe of the Great Lakes. Even “less segregated” metropolitan areas still have levels of racial segregation far higher than the Fair Housing Act promised. Beyond racial segregation, the Urban Institute’s own research (http://www.jointcenter.org/research/a-lost-decadeneighborhood-poverty-and-the-urban-crisis-of-the-2000s) for the Joint Center for Political and Economic Studies shows that concentrated poverty has spiked since 2000 and that African Americans and Latinos have borne the brunt of that increase. A quarter of African Americans in U.S. metros live in census tracts with poverty rates above 30 percent, as do about one in six Latinos. Only one out of every 25 nonHispanic whites lives in a high-poverty tract. Startlingly, a non-poor African American is more likely to live in a highpoverty tract than a white American with a family income below poverty. The conclusion of the Manhattan Institute report is worth repeating for its insidious misdirection: “During [the 1960s], the fight against housing segregation seemed to offer the possibility that once the races mixed more readily, all would be well....Yet we now know that eliminating segregation was not a magic bullet.” The report suggests that, having won the fight, we can now shift our attention to “closing achievement and employment gaps between blacks and whites.” But we haven’t won the fight against racial residential segregation and we’ve scarcely begun a serious fight against the concentrated poverty that remains the most toxic legacy of American apartheid. Racially exclusionary zoning practices persist. Public housing authorities perpetuated segregation well into the 1990s; such practices have not ended just because they are illegal. Illegal discrimination against black and Hispanic renters and owners goes on, as ample Urban Institute research has shown (http://www.urban.org/publications/410821.html). And whites still seek out and are steered to predominantly white neighborhoods. Addressing racial segregation in the nation’s most populous metropolitan areas isn’t a historic victory yet. Residential segregation continues, and discrimination and exclusionary practices still must be countered, so that someday it can honestly be American history. Here at the Fair Housing Council, our ‘constituents’ are many and our foci necessarily varied across a full spectrum of protected classes ranging from race and ethnicity CONTINUED on PAGE 11

RHAGP Update


RACIAL SEGREGATION: IT’S NOT HISTORY continued from page 10

to gender and disability, from familial status to sexual orientation… To sustain such broad sweeping efforts and a multiplicity of intersecting education, advocacy, and enforcement efforts we daily summon a shared commitment and passion that runs deep, all aimed at a singular mission. That is, to combat illegal housing discrimination in all it’s forms – at the individual, neighborhood, jurisdictional, and systemic levels. We realize that segregation developed through the implementation of social constructs. We also hold the faith that it can be eliminated by the thoughtful and intentional acts of any group of individuals who wants to live in an equitable and inclusive community. For those who ask, “What can I do?”, here are just a few suggestions: •

Read the “Locked Out” series, published by the Oregonian (http://projects.oregonlive.com/housing)

Become involved in community planning efforts such as the Consolidated Plan and the Analysis of Impediments to Equal Opportunity Housing, be sure your community is using the same level of scrutiny on these issues as was used by Brad Schmidt in developing the “Locked Out” series

Encourage your community to seek and implement model land use codes that offer incentives to builders who develop affordable housing outside of areas of concentrations of poverty

Support the efforts of affordable housing developers who are trying to build housing in neighborhoods with the greatest economic and educational opportunities, by speaking out at public hearings and writing letters to elected officials to express your support

Advocate for an equity analysis before any government funds are used for transportation or infrastructure projects

Participate in your local public housing authority commissions and committees to make your voice heard as policies for siting developments, creating Section 8 program implementation policies, and other projects are under created, reviewed, and amended

Encourage government officials and members of the housing and lending industry to obtain cultural competency training to understand how to recruit staff and make their businesses accessible to and welcoming of communities of color, people with disabilities, LGBTQ individuals, etc.

Demand that housing program guidelines, such as the Qualified Allocation Plan for implementing low income housing tax credits be developed using a fair housing

www.RHAGP.org

lens Ask political candidates what they know about fair housing and educate them about the issues you see in your community; vote for the candidates who understand and support efforts to ensure we have integrated communities Stand up, speak out, and take action anywhere that you see inequity

If you’re interested in learning more about fair housing laws and their history visit www.FHCO.org and www. FHCO.org/history.htm, respectively. To learn more about us as an organization and our annual Fair Housing Month activities go to www.FHCO.org/mission.htm and www. FHCO.org/fair_housing_month.htm. And, as always, don’t forget that anyone can call our free Fair Housing Hotline (800/424-3247 Ext. 2) with questions and that fair housing information and resources specific to you as a housing provider can be found at www.FHCO.org/hs_provider_info. htm. This article brought to you by the Fair Housing Council; a nonprofit serving the state of Oregon and SW Washington and reprinted with permission of the MetroTrends blog (http://blog. metrotrends.org/) where it originally appeared on February 1st, 2012. MetroTrends blog is a project of the Urban Institute (http:// www.urban.org/) dedicated to sharing data, commentary and interactive charts and graphics on the state of and differences among metropolitan societies and economies. The Urban Institute is a non-profit, non-partisan policy research organization dedicated to providing evidence-based answers to a broad range of today's policy challenges. All rights reserved © 2013. Write jbecker@FHCO.org to reprint articles or inquire about ongoing content for your own publication. To learn more… Learn more about fair housing and / or sign up for our free, periodic newsletter at www.FHCO.org. Qs about this article? ‘Interested in articles for your company or trade association? Contact Jo Becker at jbecker@FHCO.org or 800/424-3247 Ext. 150 Want to schedule an in-office fair housing training program or speaker for corporate or association functions? Visit www.FHCO.org/pdfs/classlist.pdf 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 martial status, sexual orientation, and domestic violence survivors, and honorably discharged veterans / military status. Additional protected classes have been added in particular geographic areas; visit FHCO.org/mission.htm and read the section entitled “View Local Protected Classes” for more information.

April 2013 11


10 Things Landlords need to Know about Handling Repair Requests No one likes the unknown, especially when it comes to shelling out money. The same is true of repair and maintenance costs on a rental property, which can easily spiral out of control if tenant requests are not monitored and handled appropriately. Here are some tips for getting a handle on tenant maintenance and repair requests: 1. Every repair request should be documented. If possible, a repair request form should be used. Note the date and time when the request is received. If requests are taken over the phone, make a written note of the conversation in the tenant file. Repair requests need to contain enough information to determine how urgent the problem is and how to prioritize requests. A landlord or manager needs to know who to send in to fix the problem — and where to send them. 2. Respond quickly to every repair request. Evaluate the urgency, and give the tenant an estimated time for the scheduled repair. If the request is a low priority, at the very least assure the tenant that the request has been noted and will be completed at a later date. 3. Follow up after the service date to see if the tenant is happy with the repair. 4. Track overall maintenance in a master file, with copies of the requests in the tenant’s file. Property owners need to flag tenants who are making too many requests, and at the same time, they may need to show the overall maintenance history on the property. 5. Vendors need to be vetted before they get access to tenants’ units. Not only do they need to be safe, but these workers need to be briefed on proper customer service. 6. Make sure there is a record — preferably written — that proves that the tenant was given notice or consented to having a worker perform repairs. 7. When tenants are present during repairs, they tend to add on other requests directly with the vendor. Make sure vendors are trained to stay on task and not run up the bill on undocumented repairs. 8. Avoid situations where tenants request repairs or maintenance directly from a vendor, or supervise repairs. 9. The lease should be clear on what maintenance the tenant is responsible for completing. Keep records of any items that should come out of the tenant’s security deposit. Discuss these repairs with the tenant in advance to avoid legal disputes.

frivolous. These tenants will never be happy, and can spread their dissatisfaction to other tenants in the building, or to prospective tenants over the Internet. Consider whether it may be financially prudent to offer to terminate the problem tenant’s lease early and look for a more suitable tenant. 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.

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. 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.

10. Some tenants persist in requesting repairs that appear

12 April 2013

RHAGP Update


Where to Put Your Remodeling Dollars in 2013 Property owners looking for the most return on their investment when it comes to remodeling should consider exterior replacement projects. According to the 2013 Remodeling Cost vs. Value Report, Realtors® rated exterior projects among the most valuable home improvement projects. According to National Association of Realtors® President Gary Thomas, projects like siding, window and door replacements can recoup more than 70 percent of their cost at resale. .” Results of the report are summarized on NAR’s consumer website HouseLogic.com, which provides information on dozens of remodeling projects, from kitchens and baths to siding replacements, including the recouped value of the project based on a national average. According to the Cost vs. Value Report, Realtors® judged a steel entry door replacement as the project expected to return the most money, with an estimated 85.6 percent of costs recouped upon resale. The steel entry door replacement is the least expensive project in the report, costing little more than $1,100 on average. A majority of the top 10 most cost-effective projects nationally in terms of value recouped are exterior replacement projects; all of these are estimated to recoup more than 71 percent of costs. Three different siding replacement projects landed in the top 10, including fiber cement siding, expected to return 79.3 percent of costs, vinyl siding, expected to return 72.9 percent of costs, and foam backed vinyl, expected to return 71.8 percent of costs. Two additional door replacements were also among the top exterior replacement projects. The midrange and upscale garage door replacement were both expected to return more than 75 percent of costs. According to the report, two interior remodeling projects in particular can recoup substantial value at resale. A minor kitchen remodel is ranked fifth and is expected to return 75.4 percent of costs. Nationally, the average cost for the project is just under $19,000.

country. Data are grouped in nine U.S. regions, following the divisions established by the U.S. Census Bureau. This is the 15th consecutive year that the report, which is produced by Remodeling magazine publisher Hanley Wood, LLC, was completed in cooperation with NAR. Realtors® provided their insights into local markets and buyer home preferences within those markets. The 2013 national average cost-to-value ratio rose to 60.6 percent, ending a six-year decline. The ratio represents nearly a three-point improvement over 2011-2012. Lower construction costs are the principal factor in the upturn, especially when measured against stabilizing house values. In addition, the cost-to-value ratio improved nationally for every project in this year’s report and is higher than it was two years ago for both remodeling and replacement projects. Most regions followed the national trends; however the Pacific region, consisting of Alaska, California, Hawaii, Oregon and Washington, once again led the nation with an average cost-value ratio of 71.2 percent, due mainly to strong resale values. The next best performing regions were West South Central, South Atlantic, and East South Central. These regions attribute their high ranking to construction costs that were lowest in the country. While still remaining below the national average, most remaining regions showed strong improvement over last year. These are Mountain, New England, East North Central, Middle Atlantic, and West North Central. To read the full project descriptions and access national and regional project data, visit www.costvsvalue.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.

The second interior remodeling project in the top 10 is the attic bedroom, which landed at number eight and tied with the vinyl siding replacement with 72.9 percent of costs recouped. With an average national cost of just under $48,000, the attic project adds a bedroom and bathroom within a home’s existing footprint. The improvement project projected to return the least is the home office remodel, estimated to recoup less than 44 percent. The 2013 Remodeling Cost vs. Value Report compares construction costs with resale values for 35 midrange and upscale remodeling projects comprising additions, remodels and replacements in 81 markets across the

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April 2013 13


14 April 2013

RHAGP Update


Screening: Don’t Become a Victim of Your Own Decisions By: Landlady Katie, Katie Poole-Hussa, Smart Property Mgmt Why are we landlords afraid to make tough decisions when it comes to screening prospective tenants? Have you noticed that some potential applicants become pushy or demand sympathy? Others are just plain Katie Poole- Hussa fast-talkers! Haven’t we all heard the same Smart Property Mgmt excuse from applicants, “the information you’re asking for is buried somewhere in a moving box”? At this point, do we choose not to require that they complete the corresponding field on the application? Have you found yourself approving applicants who don’t quite meet your screening criteria because you’re afraid to keep the property vacant or simply afraid to say no? I’m sure you’ve also heard horror stories of Fair Housing investigations resulting in hefty fines for our peers. There is no denying that Fair Housing is a necessary and important aspect of the industry; there is also no denying that they are great at their job. How about those “professional” tenants, those who lie on applications and appeal to our emotions, the scammers who know how to outstay their welcome? Being a landlord comes with all kinds of risks; however, as long as we’re just as good, if not better, at our jobs as landlords, then there is no need to be afraid to screen applications. Making decisions based on fear or emotion can be costly. Making decisions based on informed policy reduces the potential for costly mistakes.

pulling on the landlord’s heartstrings. If a prospective tenant sees that rules are flexible, he or she sees an opportunity. The applicants may very well be experiencing undue hardships, but they are entering into a legal contract with you that should not make individual exceptions. Stick to the questions asked, your criteria, and keep your answers consistent and factual. Giving the tenant more time to provide required documentation is OK; however, lowering your standards is double trouble.

First, knowledge is our power. Know the laws that govern our industry. Consult with other landlords, educate yourself, take advantage of educational workshops offered by landlord organizations, and read a law book. Today’s online resources for landlords are bountiful; basic rental accounting, state-specific forms, and summaries of the statutes can all be obtained with a few clicks. All of these resources should have their own icons on your desktop. The laws can change as often as every two years, so be prepared to continue your research. Just when you’ve attended all of the landlord workshops offered by your association, it should be time to start taking them all over again. Don’t consider repeat workshops as refreshers because they will most likely have brand new content and hopefully be taught by a different instructor, who can shed their own light on policies and procedures that may be new to you.

CONTINUED on PAGE 16

Third, make sure that your applicant standards are fair, yet rigid, and most importantly, charge an application fee. Don’t forget that you’re running a business with the intention of making money. Application fees cannot be a profit-making endeavor; they are there to simply cover your actual costs. Your time is valuable, credit and criminal reports are costly, and you want to ensure that the applicant is serious about renting from you. Collect an application fee per applicant, paid in cash. When you charge an application fee, of any amount, make sure that your screening criteria is in writing, give application receipts, and issue written application denials when applicable. Fourth, know your Fair Housing laws. Specifically, screen someone with a disability as you would any other potential resident. Do not change your policy. Don’t become fearful if you hear that a prospect has an aid animal. You may verify the prescription for the animal;

Second, know your application and screening criteria by heart. One of the first interactions that you will have with prospective tenants will concern these two items. Wavering or uncertainty on your part will expose any lack of confidence you may have in your business. A landlord who doesn’t know how to answer questions about the application or screening criteria potentially opens the door to all sorts of risk, for an applicant to ask for sympathy by

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April 2013 15


VICTIM OF YOUR OWN DECISIONS CONTINUED from PAGE 15

otherwise, treat the animal as any other medical device. Think of the animal as a wheelchair; it goes with the person. Having a proven standard for application criteria protects you from Fair Housing accusations. Treat everyone as an individual, no matter his or her status. Rental history should not come from friends or relatives. Chances are, those persons will tell you that their relative is the best renter ever, to get them out of their house into yours. Relatives and friends are not reliable sources and typically don’t include a rental agreement between the parties. Absolutely require at least one government-issued photo ID. The list of acceptable ID’s is lengthy, and some of those are listed at http://www.tsa.gov/traveler-information/ acceptable-ids. Note the address on the photo ID and match it to the current address listed on the application. If they don’t match, ask for an explanation. Obtain all signatures required in order to verify information with employers and credit bureaus. Avoid having to chase down the applicants for this information, for it will waste time and it will hold up completion of the screening process. Make sure to document the date and time that the completed application was received to avoid Fair Housing allegations of picking-and-choosing based on personal biases. If the prospects comment unfavorably on the rigidity of your screening criteria, tell them that they can thank those who came before them, tighter restrictions are now a necessary business precaution.

landlords, with poor business practices, who came before you and/, or “professional” tenants to scare you away from one of the most important tasks of our business: screening. Do not be afraid to deny those applicants who simply do not meet your criteria. We have standards set in place for a reason: to protect some of our most important investments. Have Application Denial forms as part of your forms inventory. Be brief with explanation when the applicant inquires, because they will inquire, and stick to the facts. Chances are, your denial will not come as a surprise to them. It’s never too late, until you’ve handed over the keys. Katie Poole – Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM. com. .

Finally, don’t hesitate to discriminate against those facts that remain unprotected by the law. Income amount, criminal history, rental history, and the manner in which they treat you can all be grounds for denial. Note the attitude with which they approach the application, look for inconsistencies in their information they’ve listed compared to the information you’ve gathered, and don’t be afraid to ask for more information or further explanation if you see red flags. If prospects are vulgar or blatantly rude, ask yourself if you can do business with them. If prospects attempt to rush the process or become pushy, it’s likely that they HAVE to move to avoid an eviction from their current landlord. Don’t be afraid to change your screening criteria as your business evolves and you’re presented with different challenges. Make sure that you keep dated copies of historical criteria and be consistent with the new rules to avoid Fair Housing allegations. Tell yourself, “from this day forward, I require…”, and then all that apply must meet the amended criteria from that point on. Again, treat everyone individually, fairly, respectfully, and consistently and you won’t have anything to worry about. My goal here is to convince you to not allow bad

16 April 2013

RHAGP Update


FROM THE RHA OFFICE

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

ATTENTION! MARK YOUR CALENDARS The Annual Summer Picnic for the Rental Housing Association of Greater Portland has a date change this year, instead of being on the third Wednesday of August, the Picnic is scheduled for Wednesday, August 14 at Oaks Amusement Park. See you ALL there!

Refreshments Offered Thursday April 25, 2013 from 6-8pm at the RHA Office 10520 NE Weidler Portland OR 97220. Call 503/254-4723 for more information

VOLUNTEERS WANTED! The RHA is looking for Volunteers to assist with some basic office needs such as stuffing envelopes, preparing mailings, and putting together starter packets of forms. If you are interested and would like to volunteer for this great association Please contact Alita at 503/254-4723 or alita@rhagp.org

RHA MEMBER SERVICES ASSISTANT WANTED The Rental Housing Association of Greater Portland is looking for an office assistant who would be a team player carrying out the RHAGP’s mission, programs and services which includes being a support person to the current staff while assisting members with forms purchases, and meeting/class registrations. This person will also support and maintain the RHAGP website and social media networks. If you are interested or know someone who might be, send your/their resume to alita@rhagp.org

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April 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. 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

ATTORNEYS Bittner & Hahs, P.C.

Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego 97035

Broer & Passannante, P.S.

Mark G Passannante, P.503-294-0910 1001 SW Fifth Ave. STE 1220 Portland, OR 97204

Jeffrey S. Bennett

Jeff Bennett, P.503-255-8795 850 NE 122nd Ave, Portland 97230 Protecting landlords’ rights in Oregon for over a decade.

Law Offices of Richard Schneider, LLC

P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11, Portland 97210 Business formation ~ LLCs

Scott A.McKeown, P.C.

Scott McKeown, P.503-224-1937 8700 SW 26th Ave, STE. S, Portland 97219 scottmckeown@comcast.net

Timothy Murphy, Attorney at Law

Always representing ONLY landlords Tim Murphy P. 503-550-4894 522 SW 5th Ave, #812, Portland 97204

BASEMENT WATERPROOFING John’s Waterproofing, CCB# 15830 Crawlspace Waterproofing P. 503-233-0825 Fully Staffed www.johnswaterproofing.com

Carpentry & repairs Eaton General Construction, CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com

G&G Construction Inc., CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net

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

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

The Floor Store

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

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

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

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

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

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

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

While the Rental Housing Association accepts advertising at face value, it cannot endorse the Evictions, 1st appearances, process serving advertiser or otherwise guarantee the quality of the products or services being advertised. www.barristersupport.com Such guarantees, written or implied, are solely the responsibility of the advertiser.

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

Dual and Affiliate members support the interest of rental housing through their membership in RHA. heating oil tank EcoTech LLC

P: 503-493-1040 info@ecotechllc.com www.ecotechllc.com

Housing authorities Housing Authority of Portland

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

insulation Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898 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

P.503-254-4723, F.503-254-4821 Court-tested, up-to-date rental forms www.rhagp.org

GUTTERS Aylwin Construction- CCB# 104039 Gutter installation, repair & cleaning P.503-998-7663 www.roofpdx.com

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

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 P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net

Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Professional interior & exterior painting garyindra@rentalrepairs.com

Richard Hallman Painting CCB# 142467 Rick Hallman, P.503-819-1210 hallmanrj@gmail.com Quality interior painting since 1992

Rodda Paint

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

Liberty Plumbing, CCB# 176655

Tim Galuza P. 503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms

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

Apartment Community Management

8056 SE Harold Street Portland OR 97206 P. 503-766-3365 www.acmportland.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

The Garcia Group

Ron Garcia, P.503-595-4747 5320 SW Macadam STE 100, Portland 97239 www.4-homes.com

Gateway Property Management

P-503-303-8545 www.gatewaypdx.com Property Management Done Right!

Lakeside Property Management Co.

Michelle Wrege, P.503-828-2283 Finding Home Owners Qualified Tenants www.lakesidepmc.com

Micro Property Management

“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

Smart Property Management

Smart managers + smart residents = smart property management P.503-465-4404 www.smartpm.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

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 HFO Investment Real Estate

Greg Frick, P.503-241-5541 1028 SE Water Ave, STE 270, Portland 97214 www.hfore.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

Dual and Affiliate members support the interest of rental housing through their membership in RHA. 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 All Surface Cleaning Co., CCB# 155380 Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleaning.com

Aylwin Construction- CCB#104039

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

Commercial & Residential Replacement, repair & cleaning P.503-998-7663 www.roofpdx.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

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

Telephone, internet, Cable and TV Services Dave Dronkowski P.503-957-4186

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

Scan QR Code on Smartphone for Online Vendor Info.

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

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


April 2013 RHA Update Newsletter