May 2012 RHA Newsletter

MAY 2012

THE RENTAL HOUSING ASSOCIATION of Greater Portland

2012

Page 1

MAY

Oregon Apartment Association, Inc. WWW.RHAGP.ORG

UPDATE INDEX RHAGP Dinner Meeting

3

Upcoming Events

4

President’s Message

5

Revised Renovation Brochure

6

RHAGP Classes

7

Dear Maintenance Men

8-9

Mirror, Mirror on the Wall

10-11

Preferred Service Guide

12-14

Soldiers & Sailors Act

15 & 18

Bed Bugs

16,17&19

CourtRulesonRoommateMatching

19

23 Tips for Mastering Email 20-21 Fire Safety

22

L E G A L

MAY DINNER MEETING

P A N E L

Wednesday May 16th, 2012 at the Stockpot at Red Tail Golf Course Your chance to get free legal advice from a panel of experienced attorneys See Page 3 for more details www.RHAGP.org

RHAGP UPDATE

Page 2

Refinance your Rental Have you avoided refinancing to lower rates because your property lost value?

The same HARP program helping folks refinance their primary homes is available for rental property (1-4 family units) and may be available for your loan.

Low rates Caps on fees 30-yr and 15 yr Fixed Rate Mortgages A little research can go a long way to saving money on your mortgage. Grab a copy of your mortgage statement and give a call. We’ll see if your rental qualifies for the HARP* *HARP = Home Affordable Refinance Program

Sandi Swinford

Licensed Mortgage Broker 503-221-0064 office 503-781-0092 cell sandi@associatedmortgage.com 5441 SW Macadam Ave #208 Portland, OR 97239 Licensed in Oregon and Washington, NMLS 89930/86136

RHAGP COLOR AD AVAILABLE !

MAKE THIS SPACE YOURS! ARE YOU LOOKING TO GET THE WORD OUT ABOUT YOUR BUSINESS? DO YOU OFFER A SERVICE THAT WOULD BENEFIT LANDLORDS? ADVERTISE IN RHA’S MONTHLY NEWSLETTER THE UPDATE! THE UPDATE REACHES OVER 1,600 LANDLORDS THROUGHOUT THE GREATER PORTLAND AREA, AND IS ALSO SEEN ONLINE AT RHAGP.ORG

Contact Alita at 503/254-4723 for more advertising information

MAY 2012

Page 3

RHAGP

Wednesday, May 16th 6pm

WHEN

DINNER MEETING

LEGAL PANEL

STOCKPOT 8200 SW Scholls Ferry Rd. Beaverton, OR 97008

WHERE

5:15 p.m. Membership Orientation Meeting and Doors open ++++Door Prizes and Money Pot++++

Mark Passannante, Broer & Passannante P.S. Jeff Bennett, Warren Allen, LLP

ORIENTATION

Richard Schneider, Law Offices of Richard Schneider, LLC

If you are a new member, or just want to learn more about RHAGP, you should attend our orientation at 5:15pm before every dinner meeting. Meet board members who will discuss the numerous benefits attributed to being a part of our landlord advocacy group.

Your questions on Landlord/Tenant Law and Estate Planning answered by experienced attorneys. This is your chance to get free legal advice and enjoy an evening of networking with other landlords and property managers.

DIRECTIONS

Affiliate Speaker- Dan Yoder from Grumpy’s Drains 5:30pm- Ask the Expert, Richard Hallman Painting Buffet Dinner Menu: $26.00 Per Person Tuscan Green Beans, Bacon Rosemary Tied Shallots and Roasted Garlic Roast Pork Loin, Apple Cider Jus Chicken Saltimbocca, Pancetta, Sweet Basil and Parmesan Penne Pasta Primavera, Classic Alfredo Sauce

Classic Caesar Salad, Roasted Garlic Croutons Selection of Fresh Fruit House Made Focaccia Bread Cake Coffee, Tea Decaf or Iced Tea

STOCKPOT 8200 SW Scholls Ferry Rd. Beaverton, OR 97008 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 Road210 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.

Please call 503/254-4723 for reservations. Reservations for dinner must be made by Monday May 14, 2012. If you register for dinner and cannot attend you must cancel by Tuesday May 15th, or you will be charged a $5.00 no show fee. www.RHAGP.org

RHAGP UPDATE

Page 4

UPCOMING EVENTS

Scan QR Code on Smartphone for Online Events Info.

MAY 2012 Su

M

6 13 20 27

7 14 21 28

Tu 1 8 15 22 29

W 2 9 16 23 30

Th 3 10 17 24 31

JUNE 2012 F 4 11 18 25

Sa 5 12 19 26

Su

M

Tu

W

Th

3 10 17 24

4 11 18 25

5 12 19 26

6 13 20 27

7 14 21 28

F 1 8 15 22 29

Sa 2 9 16 23 30

Date

Event

Location

Time

5/5 5/5

Monarch Hotel WebEx

8:30am Call 503/254-4723 for details 11am See Page 7 for details.

RHA Office

11am

RHA Office RHA Office The Stockpot WebEx

5pm 6:30pm See Page 7 for details.

6pm See Page 3 for details.

6pm See Page 7 for details.

WebEx

7pm

5/22

Landlording 101 Understanding Your Decision Point Report *Online Tenant Screening Class Board Meeting Toxic Mold Class Dinner Meeting Understanding Your Decision Point Report *Online Tenant Screening Class Beginning Facebook Class

5/28 Date

Office Closed Event

Standard TV & Appliance RHA Office Location

9-5 Time

In Observance of Memorial Day Notes

6/9

WebEx

11am

See Page 7 for details.

RHA Office

11am

Reserve by 6/11/2012, 5 people need to register for there to be a class.

RHA Office RHA Office WebEx

5pm 6:30pm See Page 7 for details.

11am See Page 7 for details.

6/19

Understanding Your Decision Point Report *Online Tenant Screening Class Board Meeting Beginning Facebook Understanding Your Decision Point Report Dinner Meeting

6pm

6/26

Toxic Mold Class

6/26

*Online Tenant Screening Class

Contract Furnishing Mart Standard TV & Appliance WebEx

5/8 5/9 5/10 5/16 5/17 5/22

6/12 6/13 6/14 6/15

Notes

Reserve by 5/7/12, 5 people need to register for there to be a class.

Reserve by 5/21/12, 5 people need to register for there to be a class.

6:30pm See Page 7 for details.

See June Update for more details.

6:30pm See Page 7 for details.

7pm

Reserve by 6/25/12, 5 people need to register for there to be a class.

* Registration is required, please call the RHAGP office for details 503-254-4723

Other Events: May 17th, 6:30pm - City-wide Landlord Forum. Call 503/823-4064 for more details.

Bed Bugs, Marijuana and Pit Bulls: How to handle Unique Scenarios.

MAY 2012

PRESIDENT’S MESSAGE

By Phil Owen, RHAGP President

“The City is costing me a lot of money, what can I do?”

That is too often a rhetorical question. We know where our problems are. Sometimes we just need a little nudge. Well nudge, nudge.

Let’s see how we can push back. First we need to know our job. Do we have the training? The Rental Housing Association of Greater Portland offers classes in all kinds of important subjects like Landlording , bookkeeping and applicant screening. By learning these things we can keep ourselves out of trouble and see where the systems can be improved. We all understand that some rules are necessary and we also understand that sometimes rule makers overstep.

How does the City affect you and your property, and what do they want to do? The City wants to include more small property owners in the business license tax. They want to drop the exemption from less than ten units to less than $50,000.00 annual income. The City would like to expand the enhanced inspection program that is currently implemented in outer Southeast and Northeast to include all of Portland. The City has a committee attempting to find any perceived discrimination and trying to find ways to punish the landlord that is accused. The City claims that all trees in rental property are owned by the parks department and yet you cannot even cut a dead one without a permit.

Dan Saltzman is currently serving his fourth term as a Portland City Commissioner and has been the Commissioner in Charge of ten city bureaus in his 13-plus years in office. He currently manages the Bureau of Development Services, the Bureau of Environmental Services, the Office of Cable Communications and Franchise Management, the Fire and Police Disability and Retirement System, the Gateway Center for Domestic Violence Services, and the Portland Children's Levy.

How do you know what is coming? You can check the City’s web site ( http://www. portlandonline.com/). Join and participate with the RHAGP. You could attend the many Landlording work groups held around your area and the city.

Cindy Robert, our Lobbyist for the RHAGP does a good job of keeping an eye on the State of Oregon political scene, and keeping us informed.That does not mean you should not be communicating with the people you send to Salem to represent you. A great site that lets you put in your address and gives you the contact info for all your legislators is http://www.leg.state. or.us/findlegsltr/.

You can make a difference. But you need to speak up. If they don’t hear from you they will assume you are giving your consent!

The Internet has given us some very handy tools.

When I talked to Nick Fish and Dan Saltzman’s staff they told me that they pay attention to input from Portlanders; letters and emails are effective.

Phone calls are logged but it is harder for them to keep track of your input.

Nick Fish is Commissioner-in-Charge of the Portland Housing Bureau and Portland Parks & Recreation. He also serves as Council liaison to Elders in Action and as a member of the Board of the Oregon Cultural Trust. www.RHAGP.org

Page 5

Page 6

RHAGP UPDATE

LANDLORDS MUST PROVIDE A NEWLY REVISED RENOVATION BROCHURE Due to changes, the Environmental Protection Agency (EPA) revised various materials including the “Renovate Right” brochure that must be provided to residents prior to many repairs that may disturb lead based paint in homes built prior to 1978. The brochure has a new look (new graphic on the front and a revamped layout throughout) but most of the information is essentially the same with one significant exception…Page 10 of the Renovate Right brochure was revised (see thumbnail image below). It can be found online and printed out for free at http://epa. gov/lead/pubs/ renovaterightbrochure.pdf. Landlords are required to use the new version of this brochure. …Or, if you have preprinted inventory of the original lead renovation brochures, you may use them up so long as you include (simply print, cut, and insert) the half-page replacement page 10 found at http://epa. gov/lead/pubs/insert.pdf.

In addition, the EPA offers the following revised resources: •EPA’s Lead-based Paint Renovation, Repair & Painting Program (pictured on right) http://epa.gov/lead/pubs/ sbcomplianceguide.pdf •Sample Renovation Recordkeeping Checklist http://epa.gov/lead/pubs/samplechecklist.pdf •Renovation Firm Application for Certification Form and Instructions http://epa.gov/lead/pubs/firmapp. pdf In addition to the changes above, on April 23, 2010, the EPA announced a number of changes that went into full effect federally on July 6, 2010. As an EPA authorized state, Oregon had one year to adopt these changes. Oregon revised Oregon Administrative Rule (OAR) 333-07 (http://arcweb.sos.state.or.us/pages/ rules/oars_300/oar_333/333_070.html) effective June 16, 2011. There were, essentially, two changes to the RRP rule: EPA has eliminated the provision allowing people who own and occupy housing without children or pregnant women to waive compliance with the rule if they’re doing the work themselves. Renovators (i.e., contracted vendors) working in all target housing built before 1978 will have to comply with the rule, regardless of owners’ preferences.

EPA also now requires a post-renovation notification, such as a copy of the "Renovation Record keeping Checklist," to be provided to the owner and the occupant. These steps were taken in an effort to

increase protections against lead-paint poisoning by eliminating the ability of owner-occupants of older housing to "opt-out" of having their contractors follow lead-safe work practices and increase occupants’ knowledge of the presence (or likely presence) of lead in their home. You may learn more about these changes at http://www.epa.gov/lead/new.htm.

All of these changes are in addition to the decadesold requirement to distribute the booklet entitled “Protect Your Family from Lead in Your Home” from the EPA and HUD, and get the “Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards” signed by buyers / renters prior to their becoming obligated under a sales / rental contract and the pre-existing Renovation Repair and Painting (RRP) rule of 2008. to repairs or renovations that may disturb 6+ square feet of interior or 20+ square feet of exterior lead-based paint.

It should be noted that HUD’s Lead-Safe Housing Rule (LSHR) is more stringent and applies to 1978 housing receiving HUD housing assistance. There are some differences between the EPA RRP Rule and the HUD LSHR. All housing receiving federal assistance must still comply with the LSHR. You can learn more about these differences at: http://www.hud.gov/offices/lead/enforcement/lshr_ rrp_changes.cfm Federal law also requires those doing work on pre-1978 homes to be certified to do so and to follow specific work practices. In other words, you must, by law, hire a contractor who is lead-safe certified, or become certified yourself, if doing work on a home you do not occupy.

WATCH FOR FURTHER LEAD REGULATIONS DOWN THE ROAD You should further know that 12 states, including Oregon and Washington, are authorized to have their own RRP program in lieu of the EPA federal program. As such, it is essential that you are certified (or hire a contractor that is certified) by the state and comply with state regulations. Also, as a result of this state administration of federal rules, some of the changes to the EPA RRP regulation is not expected to take effect in Oregon until the OARs are changed again. These federal rules not yet in effect in Oregon include allowance of paint chip sampling conducted by a certified contractor or landlord. Look for ongoing updates and changes as the program is refined and expanded at state and federal levels.

A reminder that it is illegal under the federal Fair Housing Act (FHA) to discriminate based on familial status. Case law has reinforced the fact that housing providers may not discourage potential residents with children simply because the property has or may have “hazards” such as steep stairways and balconies, busy streets, or even the presence of lead-based paint.

For more information on fair housing law in Oregon and SW Washington visit www.FHCO.org.

Article by FHCO Staff

MAY 2012

RHAGP CLASSES

Page 7

Scan QR Code on Smartphone for Online Event Ticket Info.

Toxic Mold Class Taught by Michael Gardner with Real Estate Mold Solutions Thursday May 10, 2012 from 6:30pm-8:00pm at RHAGP Office 10520 NE Weidler Portland 97220 Tuesday June 26, 2012 from 6:30pm-8:00pm at Standard TV & Appliance 3600 SW Hall Blvd. Beaverton 97005 Michael Gardner with Real Estate Mold Solutions will be speaking on common mold problems, simple solutions, removal protocol and treatment dangers and preventative measures. 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.

Cost is $25 for members or $35 for non-members. There is a 35 person limit for this room.

Register by Monday May 7th and receive a $5.00 discount on the price of class. This class will be worth 1 Continuing Education Hour.

Decision Point WebEx ClassTaught by Marcia Gohman with National Tenant Network Saturday, May 5,2012 at 11am Thursday, May 17, 2012 at 6pm Saturday, June 9, 2012 at 11am Friday, June 15, 2012 at 11am This class is offered to members of the RHA only. If you have a current service agreement and do your tenant screening through the RHA and would like to learn how to read the Decision Point report with more accuracy, then this is the class for you.

This is a FREE class for RHA members only. This is a WebEx class that is taken from the comfort of your own home or office computer.

Call the RHA office at 503/254-4723 for more details and to reserve your spot in the class.

Facebook 101 (for beginners) ClassTaught by Guy Edwards from Brainjar Media Tuesday May 22, 2012 from 6:30pm-8:00pm at Standard TV & Appliance 3600 SW Hall Blvd. Beaverton 97005 Thursday June 14, 2012 from 6:30pm-8:00pm at RHA Office 10520 NE Weidler, Portland 97220 The very basics of Facebook. This class will remove all the mystery and intimidation of Facebook. An easy step-by-step demonstration from starting an account to a breakdown of what everything means on your computer screen. Security and privacy protection on Facebook will also be discussed.

Cost is $25 for members or $35 for non-members. There is a 50 person limit for this room.

Register by Friday May 18th and receive a $5.00 discount on the price of class.

www.RHAGP.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.

RHAGP UPDATE

Page 8

Dear Maintenance Men:

By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men: My apartment building has freestanding garages that have a pedestrian door in addition to the main vehicle garage door. We have had a number of garages broken into recently and I’m looking into ways to strengthen the pedestrian doors as that was the point of entry for each break in. The doors swing in and even with a dead bolt locked the thieves managed to get in. How can I strengthen the door without it looking like a jail?

Clint Dear Clint: Try reversing the entry door. Have the door swing out instead of into the garage. You can reinforce the frame from the inside by installing a 1x2 inch doorstop all along your doorframe. The door will close against this new frame and will make it very hard to kick in. The frame stop can be either wood or square metal tube material. The door should be a solid core exterior grade and use a good quality dead bolt lock. The hinges will be exposed, so use three heavy-duty tamper proof hinges. This will produce a

very solid and near impenetrable door. Without noisy power tools or a police ram, nobody is getting through without a key.

Dear Maintenance Man: I am new to apartment maintenance and I am trying to learn how to caulk a bathtub. I get more caulk on me than on the tub; actually, the tub looks messy too.

How do I not create a mess and at the same time make the job look smooth and professional.

Robert Dear Robert: Yes, we’ve all struggled with our caulking nightmares.

Here is a simple solution; First always remove the old caulk and clean before installing new caulk and make sure everything is dry. Then: 1.

Check the size of bead you will need; smaller is better than larger.

2.

Cut the nozzle of your tube to the desired size.

It is best to cut the nozzle at a 45-degree angle and again, the smaller the opening Continued on page 9

Continued from page 8

MAY 2012

(within reason) the easier it will be to apply.

3.

4.

5.

(If you are new at this, it is best to use a waterbased product. The clean up is easier.)

Apply your caulk in a slow and even continuous fashion. Do not stop or worry about defects at this time. Your caulking gun should be at a 45-degree angle to your work.

If you don’t have enough caulk the first time, you can go over it again. (The pros push the caulking gun ahead of the bead; this pushes the bead into the corner and is a one-step process. That is great for the pros, but for most of us, it might be easier to pull the gun and see the caulk exit the tip.

Of course, this makes it a multi step process, but that is OK; one-step at a time.)

Using a damp finger, wipe away excess caulk.

Keep a damp rag with you to wipe off your nozzle and fingers from time to time. Do not let the caulk build-up too much under your finger. Position your finger between a 30 to 45 degree angle to the work; pull your finger along the caulk, gently pushing the material into the corner.

Ninety-eight percent of the material should glide under your finger and not be pushed in front of your finger. If you have a big gob of caulk on your finger, you may be pushing to hard on the caulk and not letting enough glide through or you have used too much caulk.

Take a damp square sponge and wipe in a slow continuous fashion along the new caulk.

Being careful not wipe too much away.

You should see a noticeable difference in your finish and with a little bit of practice it should look very professional.

Dear Maintenance Men:

management view, most insurance companies require that you keep a smoke detector log on each unit and that they are checked every six months or at least once a year. The log does not need to be elaborate.

Our Smoke Detector Log has the property address at the top, with eight columns. We recommend you keep a similar log for each CO detector you install.

1: 2: 3: 4: 5: 6:

Unit#: Number of Detectors: Check Detector: split column with Good/Bad Battery Replaced: yes/no Detector Replaced: yes/no Initials: the person who did the checking should initials or sign

7:

The Date of Inspection:

8:

Comments: such as whether the battery was missing or the detector was damaged, etc.

As an added precaution, we check the smoke & CO detectors every time we enter a rental unit regardless of the reason we are there. We make a note of the impromptu inspection on the Smoke Detector Log. Be sure to include the date and the person who checked the units. It helps us sleep at night.

Note: If you would like to see your maintenance question in the “Dear Maintenance Men:” column, please send in your questions to: Questions@ BuffaloMaintenance.com Bio: Please call Buffalo Maintenance, Inc or JLE Property Management, Inc for Maintenance, consultation or management. For an appointment, call Frankie Alvarez at 714 956-8371 or Jerry L’Ecuyer at 714 778-0480. CA contractor lic: #797645, EPA Certified Renovation Company and DRE lic: 01460075 Please view our websites at www.

BuffaloMaintenance.com & www.ContactJLE.com

I install a new battery powered smoke & CO detector into each unit before a new tenant moves in. The tenants moving into the apartment unit must sign a smoke detector agreement along with the rental agreement. The smoke detector agreement requires the tenant to check the detector for operation and replace the battery once a year. Should I be doing anything else or am I covered?

Bill Dear Bill: We are not lawyers and cannot answer as to your possible liability in the matter of smoke & CO detectors. However, our guess is the brand new battery you installed at the beginning of your resident’s occupancy is currently operating a remote control toy. Our thoughts on smoke detectors are simple: They are cheap, install more than one and check them yourself regularly. From the property www.RHAGP.org

Page 9

RHAGP UPDATE

Page 10

Mirror Mirror on the Wall ... As a Residential Real Estate Investor, Am I Going to Make Money This Year?

By Cliff Hockley, CCIM, CPM President, Bluestone & Hockley Real Estate Services Executive Director, Sperry Van Ness | Bluestone & Hockley

The answer to that question centers on how many tenants are in the marketplace and do they have a job to pay the rent?

Jobs Outlook It looks like the unemployment rate in Oregon is dropping.

Dec 2010 Nov 2011 Dec 2011 10.6% 9.1% 8.9%

In Portland-Vancouver metro area, we can see that significant headway has been made, as far as job creation is concerned.

Source: Oregon Employment Department

Dec 2010

Nov 2011

Dec 2011

Portland/Vancouver

10.3%

9%

8.6%

Multnomah County

9.6%

8.4%

8.3%

Washington County

8.6%

7.4%

7.4%

Clackamas County

9.7%

8.3%

8.1%

Source: Oregon Employment Department (OLMIS, Region 2 and Region 15)

As a real estate investor, the jobs outlook is critical in determining whether your units will rent quickly.

Housing Demand….are people buying or renting?

Home ownership rate has fallen from 64.3% in 2000 to 63.8% in 2010, from a high of 67.3% in 2008. This has created more apartment demand.

With increased demand, and a shortage in rental housing inventory, real estate investors are experience historically low vacancy rates and an absence of concessions. What has yet to unfold is the level at which rents will increase…..

Oregon Counties and HUD Entitlement Communities Change in Howmeowners and Renters 2000-2010 Courtesy, Oregon Housing Blog Geography

2010 Total housing units

2010 Occupied 2010 Owner-occupied bousing units housing units

2010 Home 2010 Renter-occupied Ownership Rate housing units

2010 Rental %

Ashland

10,455

9,409

4,856

51.6%

4,553

48.4%

Beaverton

39,500

37,213

18,475

49.7%

18,735

50.3%

Bend

36,110

31,790

18,394

57.9%

13,396

42.1%

Corvallis

23,423

22,283

9,464

42.5%

12,819

57.5%

Eugene

69,951

66,479

33,271

50.1%

33,148

49.9%

Gresham

41,015

38,704

20,320

52.5%

18,384

47.5%

Hillsboro

35,487

33,289

18,126

54.5%

15,163

45.5%

Medford

32,430

30,079

15,606

51.9%

14,473

48.1%

Portland

265,4390

248,546

133,502

53.7%

115,044

46.3%

Springfield

24,809

23,665

12,301

52.0%

11,364

48.0%

Home foreclosures have forced many “under water” homeowners into the rental pool, but have also brought down the starting home price. Investors will find opportunity in the single family housing market, as financial institutions look for ways to bundle these troubled assets to investors who will rent the homes until market conditions improve.

Continued on page 11

MAY 2012

Continued from page 11

Page 11

Big challenges lie ahead: New consumer expenditure data reveals that households are allocating significantly more of their income on housing related expenditures. As of 2010, renters spent up to 38.4 percent of their income on housing (source: Corelogic October 2011 report). The implications are clear. As landlords keep pushing their expenses to the tenants (for example, water and sewer bill backs, garbage bill backs, etc.), tenants are finding it harder and harder to keep up. (For comparison’s sake, when I started my real estate career in 1986, the rule of thumb for rents as a portion of your basket of expenses was 25 %.)

In the big picture, tenants will resort to more roommates and shared housing situations in order to cope. At some point (if real wages do not increase) landlords will hit a wall of financial resistance, where tenants will unite and form tenants unions. The early signs are already visible with the focus by major Oregon cities towards significant rental housing inspections.

That isn’t to say rent increases aren’t justified; Landlords continue to face operational increases, related to utility expenses, property taxes, and increased costs of construction, repair and code compliance (signs, waste/storm water handling, landscaping) as well as a slew of inspections (fire inspections, elevator inspections, pool inspections, city housing inspections) sign and SDC (systems development charges). The increased operational costs make existing as well as new units more and more expensive to build and operate.

Table of House and Multifamily Permits Issued in Clackamas, Multnomah, Washington, and Clark County Year

Houses

Multifamily

Total Permits pulled YTD

2012 2011 2010 2009 2008 2007 2006 2005 2004

281 3133 3368 3028 4167 8400 10201 12728 11300

341 2057 1117 878 3531 4703 5111 4447 4627

522 5190 4485 3906 7698 13105 15312 12728 15927

Summary With interest rates at historic lows, more lenders in the marketplace and home prices dropping, tenants with stable employment and solid credit may be lost to home ownership over the next one to three years. The increased availability of low interest apartment funding, and rising rents, will jump start multifamily construction.

At this point, as reflected in the chart above, it is going to take a long time for us to reach the high flying construction days of 2004 to 2007. Bear in mind that these numbers are a little skewed because they include condominium construction in the multifamily numbers.

My mirror tells me that even with these challenges, given the high percentage of renters in the marketplace, investing in rental housing, big or small, will continue to be a successful avenue for residential real estate investors.

About the Author Clifford A. Hockley is President of Bluestone & Hockley Real Estate Services, greater Portland’s full service real estate brokerage and property management company. Founded in 1972, Bluestone & Hockley’s staff totals nearly 110 employees, including 20 licensed brokers. The company’s property management division serves commercial buildings, apartments, condominium associations and houses in the Portland / Vancouver metro area, while the brokerage division facilitates both leasing and sales of investment properties throughout Oregon and Washington.

Cliff earned a degree in Political Science from Claremont McKenna College and holds an MBA from Willamette University. He is a Certified Property Manager and has achieved his Certified Commercial Investment Member designation (CCIM). Bluestone & Hockley Real Estate Services is an Accredited Management Organization (AMO) by the Institute of Real Estate Management (IREM). Cliff is a member of the Institute of Real Estate Management and was named Certified Property Manager of the year in 2001 and 2003. Cliff is a frequent contributor to industry newsletters.

Bluestone & Hockley offers customized brokerage, property and asset management, as well as maintenance services to property owners and investors throughout the Portland/Vancouver metro area. The company’s full-service approach benefits busy property owners and investors, who know they can count on Bluestone & Hockley for high quality real estate services start to finish.

www.RHAGP.org

RHAGP UPDATE

Page 12

Preferred Service Guide Dual and Affiliate members support the interest of rental housing through their membership in RHA. ACCOUNTING / BOOKKEEPING Balancing Point, Inc. Sandy Buhite-Landis P.503-659-8803, C.503-504-9466 12500 SE Oatfield Rd, Milwaukie, 97222 melandsandyl@hotmail.com

Northwood Business Svcs Jon Moon, P.503-297-2610 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

Mr. Appliance of PDX, CCB#190613 P.503-658-5204 25% Labor for RHAGP Members Any Problem, Any Brand, Any Time

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 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

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland TrueSource Screening, LLC David Mustard P.888-546-3588, F.888-546-3588 www.truesourcescreening.com

Tenant Check LLC Brent Vaughters P.360-574-3924, F.360-397-0196 www.aptcheck.com

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 1211 SW Fifth #2330, Portland 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

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 Apple Cleaning Co. Order & Quotes for Carpet Steam Cleaning Apartment, House & Office Cleaning Call 503-380-5298/rolandhreed@msn.com

Dura Clean Carpet Cleaning Upholstery, Pet odor removal, Flood Service P.503-914-8785 F.503-372-9163 www.duracleanllc.com dura-clean@comcast.net

O’Meara Carpet Cleaning 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 SE Sandy Blvd, Porltand 97214 Patrick VonPegert P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224

While the Rental Housing Association accepts advertising at face value, it cannot endorse the advertiser or otherwise guarantee the quality of the products or services being advertised.

Such guarantees, written or implied, are solely the responsibility of the advertiser.

Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Pat Hockman 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

Janus Janitorial P.503-775-4218 Cleaning services For the rental community

Poppino Enterprises, CCB# 82177 Gary Poppino, P.503-659-7551 Turnover cleaning

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 Daystar Windows & Doors, Inc. Mike Litteral, Lori Litteral P.503-621-0121, 360-566-0121 1206 NE 146th St #D, Vancouver, WA 98685

Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898, F.503-620-8608 5215 SW Childs Rd, Lake Oswego 97035

ELECTRIC DeKorte Electric, Inc. CCB#159954 P.503-288-2211 5331 SW Macadam #258-113, Portland 97239

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

ENERGY CONSERVATION EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.com

ESTATE PLANNING Law Offices of Richard Schneider, LLC P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11, Portland 97210

EVICTIONS Action Services Wally Lemke, P.503-244-1226 PO Box 69621, Portland 97239 Your eviction & process service specialists

Barrister Support Service P.503-246-8934 Evictions, 1st appearances, process serving www.barristersupport.com

Landlord Solutions P.503-242-2312, F.503-242-1881 PO Box 7087, Portland 97007 Online evictions & first appearances www.landlord-solutions.com

Portland Pioneer Properties P.503-238-2560, F.503-232-0187 Full Prop. Management Service LIN# 200201113, CCB# 144531

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

Associated Mortgage Group, Inc. Sandi Swinford 503-781-0092 sandi@associated mortgage.com Licensed Mortgage Broker, NMLS 89930

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

RH Financial Services Inc. Robert Hogg, P.503-781-4181 1944 NE 45th Ave, Portland 97213 roberth@rhfinancial.net

Wells Fargo Home Mortgage Ron Eiseman, P.503-946-1112 5100 SW Macadam Ave, STE 550, Portland 97239 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 SE Sandy Blvd, Portland 97214 Patrick VonPegert P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224

MAY 2012

Page 13

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Pat Hockman P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682 Refinishing & Laminate flooring

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.503-519-4929 18912 SE Hwy 212, clackamas 97015

Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Vinyl, VCT, ceramic, hardwood installs

The Floor Store Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland 97206 ted@floorstoreportland.com

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

FURNITURE Express Contract Services Sean Filzen, P971-678-6691 www.EFRCONTRACT.com Because furnished units rent higher

HANDYMAN Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd STE300, Ptld 97219 maint@bluestonehockley.com

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

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

Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com

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

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

HEATING & COOLING Midway Heating Co. CCB#24044 P.503-252-4003 12625 SE Sherman St, Portland 97233

Pyramid Heating & Cooling CCB# 59382 P.503-786-9522 Serving the Portland Metro area. info@pyramidheating.com

HEATING OIL Deluxe Heating & Cooling Brian Ray, P.503-287-6688 www.deluxefuel.com

HEATING OIL TANK EcoTech LLC

Rental Housing Maint. Svcs. CCB# 163427

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

Richard Hallman Painting CCB# 142467

Lakeside Property Management Co.

Rodda Paint

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

Tim Epperly, P.503-572-8191 tepperly@roddapaint.com

INSURANCE Larry Thompson Agency

PEST CONTROL Frost Integrated Pest Mgmt

P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, STE 220 Lake Oswego 97035

P.503-863-0973 Residential • Commercial • Multi-Family www.frostpestfreezone.com

NW Pest Control

Robinson Financial Group Rita J. Robinson , P.503-557-4997 Group & Indiv. Health Insurance

State Farm Insurance Paul Toole, P.503-655-2206 6105 W “A” St #B, West Linn 97068

Stegmann Agency - Farmers Insurance P.503-667-7971, F.503-666-8110 202 SE 181st Ave #201, Portland 97233 lstegmann@farmersagent.com

Wolter Van Doorninck, CPCU Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 8355 SW Davies Rd, Beaverton 97008

INVESTMENT SERVICES Peregrine Private Capital Corp.

Bruce Beswick, P.503-253-5325 9108 NE Sandy Blvd, Portland 97220 www.goodbyebugs.com nwpestcontrol@aol.com

Orkin Pest Control Dan Wolcott Account Manager & Inspector P-503-384-8384 dwolcott@orkin.com

PLUMBING / DRAIN CLEANING Grumpy’s Drains Portland’s #1 Drain Cleaning Service www.grumpysdrains.com 503422-9476

MJ’s Plumbing, CCB# 36338

P.503-241-4949 5000 Meadows Road, # 230 Lake Oswego 97070 rs@peregrineprivatecapital.com

LANDSCAPING J. Salinas Landscaping

Michael LeFever, P.503-261-9155 1045 NE 79, Portland 97213

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

J. Salinas, P.503-816-1190

Oregon Tree Care P.503-929-9437 www.oregontreecare.com info@oregontreecare.com

PROPERTY MANAGERS Action Management

MASON CONTRACTORS D&R Masonry Restoration, Inc., CCB#99196 Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com

Wendi Samperi, P.503-710-0732

Alpine Property Management Tiffany Arrington, P.503-641-4620 4750 SW Washington Ave, Beaverton 97005 www.alpinepdx.com

Associated Property Management

MOLD J.R. Johnson Inc. , CCB#102676

Jane Raffety, P.503-648-2150 408 SE Baseline, Hillsboro 97123

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

Poppino Enterprises, CCB# 82177 Gary Poppino, P.503-659-7551 Turnover interior / exterior Lead Paint Certified

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

RichardHallman, P.503-819-1210 Quality interior painting

HOUSING AUTHORITIES Housing Authority of Portland

Gateway Property Management

Gary Indra, P.503-678-2136 Professional interior & exterior painting garyindra@rentalrepairs.com

Bluestone & Hockley Real Estate Services Clif Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219

Bridge City Properties Tony Forhan, P.503-866-8894 Serving Multn., Clackamas, Wash. counties www.bridgecitypm.com

Eagle Property Management Bill Lamberth, P.503-697-9500 williamlamberth@yahoo.com www.eaglepropertymanagementpdx.com

Fox Management, Inc. Tressa L. Rossi, P.503-280-0241 C.503-750-8124, F.503-280-0242 1734 NE Broadway, 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

www.RHAGP.org

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, F.503-232-0187 Full prop. managment service LIN#200201113, CCB# 144531

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

University Real Estate Services, Inc. Tom Coulter, P.503-492-8668 929 NE 181st STE C, Portland 97230

Voss Property Management Richard Voss, P.503-546-7902 6110 N Lombard St, Portland 97203

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

REAL ESTATE SALES Bluestone & Hockley Real Estate Services Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219

Chris Anderson John L. Scott Real Estate 503-783-2442 chrisanderson@johnlscott.com

Denise L Goding Keller Williams Realty P.503-336-6378, C.503-799-2970 www.denisegoding.com

Elizabeth Carpenter LizC Real Estate Investments, LLC P.503-314-6498, F.503-698-6566 liz @ lizcrei.com, www.lizcrei.com

HFO Investment Real Estate Greg Frick, P.503-241-5541 1028 SE Water Ave, STE 270, Portland 97214 www.hfore.com

Ilse Norman Multifamily Investment Specialist Winkler DuPont Real Estate Services p-503-405-7820 ext123, www.winklerdupont.com

J.L. Lutz & Company Jim Lutz P.503-297-7101, F.503-291-7851 5440 SW Westgate Dr #115, Portland 97221 info@jllutz.com

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

RHAGP UPDATE

Page 14

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland

Scan QR Code on Smartphone for Online Vendor Info.

RESTORATION / RECONSTRUCTION Eaton General Construction, CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com

SIDING J.R. Johnson Inc., CCB#102676 P.503-240-3388 General Contracting Services www.jrjohnsoninc.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

Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com

Prestige Products NW LLC, CCB#135948 P.503-997-6344 17125 SW Ivy Glenn St, Aloha 97007 dave@bagwellnet.com

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

UTILITY BILLING Minol USA

ROOFING AAA Roof Service, CCB# 78618

15280 Addison Rd. Suite 100 Addison, TX. 972-386-6611 minolusa.com

Jack Robinson, P.503-642-5353 Shingle & Flat Roof Systems www.aaaroofservice.com

All Surface Cleaning Co., CCB# 155380

WATERPROOFING / CONCRETE REPAIR D&R Waterproofing, Inc. CCB# 99196 Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com

Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleaning.com

Real Estate Roofing Service, CCB# 149575 Lynne Whitney, P.503-284-5522 Free Inspections, ReRoof and Repairs www.realestateroofing.com

SEAL COATING Hal’s Construction, Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213, Oregon City 97045 www.halsconstruction.com halspave@easystreet.net

SEISMIC RETROFITS EcoTech LLC

WINDOWS / STORM WINDOWS Daystar Windows & Doors, Inc. Mike Litteral, Lori Litteral P.503-621-0121, P.360-566-0121 1206 NE 146 St #D, Vancouver WA 98685

Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898, F.503-620-8608 5215 SW Childs Rd, Lake Oswego 97035

J.R. Johnson Inc.., CCB#102676 P.503-240-3388 General Contracting Services www.jrjohnsoninc.com

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

Prestige Products NW, LLC, CCB#135948 P.503-997-6344 17125 SW Ivy Glenn St, Aloha 97007 dave@bagwellnet.com

PAINTING/CLEANING POPPINO ENTERPRISES “Specialists in Apartment Turnover” • Complete Interior Cleaning • Fast Interior/Exterior Painting Svcs • Lead Paint Certified Call Gary Poppino

503-659-7551 Fax 503-659-6442 CCB # 82177

MAY 2012

Page 15

How the “Soldiers and Sailors’ Act” Can Affect Landlords How dangerous to your net income might it be to rent to a serviceman or woman? Yes, I know, they are serving their country and we need to support them.

But we need to review what is known as the “Soldiers’ and Sailors’ Civil Relief Act,” (SSCRA) the name of which was recently changed to the “Servicemembers Civil Relief Act.”

purposes by the wife, children, or other dependents of a person in military service. The judge can stay the eviction proceedings for “not longer than three months.”

The tenant (or dependents) will have to show that his military service materially affects his ability to pay the rent.

You can fall into the clutches of this law even if you don’t rent or sell a property to a serviceman or woman, 3. Servicemembers cannot be foreclosed. Courts can but someone who later joins up. stay proceedings “until members are available to answer, extend the mortgage maturity date to allow The US Supreme Court ruled said that the SSCRA reduced monthly payments, grant foreclosure subject should be read “with an eye friendly to those who to being reopened if challenged by a member, and dropped their affairs to answer their country’s call.” Le extend the period of redemption by a period equal to Maistre v. Leffers, 333 U.S. 1, 6 (1948). So in spite of the member’s military service.” (Judges Guide) the qualifications to the contrary, figure that if it comes to that, a judge will come down on the side of the The servicemember must have bought the property serviceman or woman. before he or she joined the service or went on active duty, still own it at the time he or she seeks relief, and The act uses the term “material effect” often. There is be unable to pay because of his or her “active duty no one definition for “material effect.” Guidelines to obligation.” judges state that a “material effect” is in place when “a military member’s ability to prosecute or defend a The debt must be secured by a mortgage, deed or civil suit is impaired by military duties which prevent trust, or similar security on “either real or personal the member from appearing in court at the designated property.” That means if you sell a house to someone time and place, or from assisting in the preparation or on a land sale contract or trust deed where the buyer presentation of the case. An adverse material effect pays you, and he or she later goes on active duty, you might also be found when military service impairs are affected. Likewise if you were to sell a mobile substantially the member’s ability to pay financial or manufactured home that does not qualify as real obligations.” Judges Guide to the Soldiers’ and property, and you carry the paper, you have the same Sailors’ Civil Relief Act situation.

The protections of this act begin on the date of entry and end 30 to 90 days (sometimes even six months) after the serviceman or woman is discharged from the service.

4. Courts may stay the execution of a judgment.

Suppose a tenant trashes the place, moves out, you sue him for the damages, get a judgment and then a writ of execution to attach assets or garnish wages. Then he goes on active duty.

1. Servicemembers can get out of a lease or rental agreement. Any lease may be terminated by the tenant as long as they give notice in writing. However, the tenant must have signed the lease when he was not on “any form of active duty.” He must have received his active-duty orders. He still has to pay rent until 30 days after the next rent is due. So if he gave you notice on December 15 and the next rent is would be due on January 1, you can require payment until January 31.

The court may grant or even vacate a stay of that attachment or garnishment without the deadbeat ever even requesting it or upon the request of the deadbeat, as long as the inability of the servicemember to comply with the judgment or order is materially affected by reason of military service.

Any rent that the tenant has paid in advance, such as “last month’s rent,” must be refunded. You can keep the security deposit only for damages, and be prepared to prove the damages, since the bad tenant may claim that you were simply keeping the deposit to cover the lost rent or to punish him for breaking the lease.

Here is how the courts will decide whether a “material effect” caused the eviction, foreclosure or inability to comply with the terms of the judgment. The judge can require an affidavit “setting out all the facts and circumstances, usually executed by the member or the member’s commander.”

This section applies to any lease or rental agreement “occupied for dwelling, professional, business, agricultural or similar purposes.”

The judge can also “ask for a copy of the member’s Leave and Earnings Statement (the military equivalent of a pay stub) to show his or her Base Pay, Basic Allowance for Housing, Basic Allowance for Subsistence, tax withholdings, voluntary allotments to pay bills or support, and accrued leave.”

2. Servicemembers cannot be evicted, as long as the rent is less than $1,200. (Some documents use the figure $2,400, I can’t determine which is correct.)

The property must be “occupied chiefly for dwelling

5. If you sue a tenant, you may have to wait a while. Suppose a bad tenant moves out, then goes on active duty, and you sue him for the damages. If Continued on page 18

www.RHAGP.org

Page 16

RHAGP UPDATE

Bed Bugs - A Property Manager’s Nightmare How to Avoid Introducing Bed Bugs Into Your Community!

By Chuck H. Payton

Bed bugs, once thought of as a rare pest spoken of only in bedtime rhymes, are an all too real nightmare for property managers across the country including California.

The presence of bed bugs in multi-unit housing cannot be tolerated. Tenants dealing with a bed bug infestation suffer itchy, bothersome bites, and go to sleep each night knowing that there is an insect feeding on their blood while they sleep. This gruesome thought causes extreme stress for tenants, and that stress is often passed along to the property managers and pest management professionals dealing with the infestation.

Controlling bed bugs in multi-unit housing facilities is one of the most difficult tasks encountered by property managers and pest management professionals (PMP). Landlords and property managers must hire the services of a well qualified PMP with the experience to inspect service and provide the appropriate documentation to help control the infestation and keep the community free of bed bugs.

So, what are bed bugs? The common bed bug, Cimex lectularius, is an insect that has six legs, a hard exoskeleton, sucking mouthparts, is wingless and does not jump like the flea. Bed bugs are a flat oval shape, and less than 1/4 inch long. The color of the bed bug can be a light tan, red, reddish-brown, or dark brown color depending on the age of the insect and if it has recently fed or molted.

Bed bugs usually feed at night, when we are in a deep sleep. However, in infested areas like offices, lounge areas and laundry rooms, bed bugs may be active and feed during the day. Identifying a bed bug infestation by observing insect bites is very unreliable since everyone has a different reaction to bed bug bites.

If left untreated, a bed bug infestation can advance rather rapidly. A female bed bug can lay five to seven eggs per week and two- to five-hundred eggs in her lifetime. Eggs are an opaque white color, smaller than a grain of rice, and typically hatch in seven to ten days. Like all insects, bed bugs molt their exoskeletons. The molted exoskeletons are often found and mistaken for dead bed bugs, while the presence of a molt actually represents a maturing bed bug hiding nearby. Bed bug droppings are generally found near bed bug hiding places, and a well trained PMP will look for these dark black or rust color droppings of the bed bugs during his inspection.

Most people associate bed bugs with clutter and filth.

While it is true that cluttered and filthy conditions are often the most difficult infestations to control, bed bugs are not attracted to filth or food mess, they are attracted only to their favorite food source, namely, us. The most common way to introduce bed bugs into a home is via international or domestic travel. Since adult bed bugs are about the size of an apple seed, and the immature bugs are considerably smaller, they can very easily go undetected in the luggage from your family vacation, in the book from your neighborhood yard sale, lying in wait in a rented moving van, or even in the shopping bag from the department store.

When a tenant reports a bed bug infestation, the first critical step is to determine if the pest issue really is bed bugs.

Often the issue may be something other than a bed bug

infestation. Tenants’ bites may be caused by any number of biting pests, or the “bites” may even be caused by an allergy or skin condition. In some cases, a tenant may be suffering from delusional parasitosis, also known as “phantom bites,” a condition where a person imagines bugs are biting or crawling on them when there was nothing there.

Bed bug infestations will generally be concentrated in the bedrooms and in areas where people are sleeping. They hide in tight spaces frequently out of sight: breeding in the bed frames and box springs, living wedged into the seams of upholstered furniture, and hiding behind picture frames and light switch face plates, they may even infest into the wall voids of an infested unit and move into a previously un-infested unit. In housing units with textured acoustic ceilings, bed bugs may live and breed in the textured spaces in the ceiling along the walls.

We recommend that property managers do not try to confirm a bed bug infestation in-house, but rather have a qualified PMP confirm the infestation as soon as possible.

If it is your policy to have property management staff look into all bed bug claims, to prevent spreading an infestation we highly recommend making it a company-wide policy to wear protective gear every time someone enters an infested or potentially infested unit. Shoe covers and gloves are the minimum recommended gear, disposable full body coveralls are recommended if handling furniture or personal belongings as there is a risk of brushing against infested items and transferring bed bugs to clothing. If your staff or tenants can collect a sample, ensure that samples are sealed in a zippered bag or clear container, label the sample with the date and unit number, and provide the sample to your PMP for identification.

When there is a heavy infestation or when the tenant has collected a sample of the pest, identifying the infestation and recommending a treatment plan can be accomplished quickly and treatment can begin as soon as the tenant is fully prepared. However, identifying an infestation is not so simple in cases where the infestation is very low, there is a large amount of clutter or personal items, evidence of a previous bed bug infestation is interfering with inspection efforts, or the infested area is not a living space, like an office or lounge area. In these situations, a visual inspection by a qualified PMP might not determine if there is a bed bug infestation, it may be necessary to employ alternative inspections techniques.

Canine inspection teams are becoming widely used in the pest control industry. Bed bugs emit a pungent musky smelling odor that clings to the items they infest. This odor causes a noticeable stench in units with a very heavy infestation. But the canines do not need a heavy infestation to smell a bed bug. A well trained canine inspection team can detect a bed bug infestation when there is only one or two bed bugs present, this can be instrumental in catching an infestation before it gets bad. Several independent studies have shown that in difficult inspection conditions, while a visual inspection by an experienced pest control technician may only be able to find an infestation twenty percent of the time, a well trained canine inspection team can detect bed bugs with accuracy in the high

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ninetieth percentile. Canine inspections are ideal for initial inspections and adjacent unit inspections, and a canine inspection after the completion of a bed bug service will help determine if the issue has been resolved. Some property managers are using canine inspections to inspect vacant units prior to turning the units over to new tenants.

Even office buildings and department stores use inspection services.

There is a barrage of glue traps, pitfall traps and active monitoring systems available in the pest control industry to help identify bed bug infestations. Glue boards and pitfall traps work by placing these traps in the line of transit between the bed bugs’ hiding places and their food source, the sleeping person. Glue traps can be placed throughout the unit, and pitfall traps are generally placed under the legs of the bed. At least two services are required for the use of glue or pitfall traps, the installation of the traps and at least one inspection seven to ten days later. These traps are helpful for identifying if a pest other than the bed bugs is present, and sometimes the glue traps reveal that there are multiple pests infesting a unit. Active monitoring systems mimic the bed bug food source using heat, carbon dioxide, a scented lure, or a combination of these attractants. One effective device is the NightWatchTM monitoring system, which uses all three attractants.

Some property managers have decided to purchase NightWatchTM systems to monitor every vacant unit prior to moving in a new tenant.

If you have found a bed bug infestation, DO NOT attempt to treat the infestation on your own. Self treating with a product touted on the internet or sold at the local hardware store will not effectively control the infestation, and in many cases will worsen the situation by spreading the infestation to neighboring housing units. Most professional treatment plans will include one or more of these four elements: heat or freeze treatments, insecticide applications, wall outlet or wall void treatments, and bedding cover and monitoring device installation. Heat and freeze treatments utilize the bed bugs' low tolerance for extreme temperatures; bed bugs and their eggs will die at temperatures above 120 F or below 5 F. A heat treatment of the entire living space using specialized high output electric or propane heaters to heat the home to around 140 F is a very effective tool. The heat can radiate into all the cracks and crevices, into the wall voids and under the carpet where the bed bugs hide and reproduce.

Steam treatments use a hand-held device which will not reach all potentially infested areas, and steam can be damaging to some materials. Freeze treatments have the same restraints as the steam treatments and are a less commonly used technique for controlling bed bugs.

Many property managers sigh and wish that DDT was still available, dreaming of a “silver bullet” solution to the bed bug nightmare. What you may not know is that even before DDT was taken off the market, bed bugs were starting to become immune to the chemical. So even if it were around today, DDT would not be the silver bullet for which we all so direly wish. There are several insecticides available for PMP’s that are very effective for the control of bed bugs.

When the infestation is not heavy, the tenant is willing and able to follow the often arduous preparation instructions, and the unit is not overly cluttered or packed with personal items, a well thought out insecticide treatment plan can be

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successful at eliminating a bed bug infestation.

Bed bugs are known to spread into adjacent units and surrounding areas. There is little a PMP can do to prevent a bed bug from finding the crack in even the tightest weather stripping and walking out the front door, or hitching a ride on the tenant's briefcase. However, your PMP can and should try to prevent bed bugs from infesting the wall voids by removing the face plates over electrical sockets and light switches and treating in these spaces with an insecticide dust.

Bed bugs trapped inside properly installed quality bedding covers will eventually starve and die. Any bed bugs introduced into the unit will be easily found on the bedding cover, and the bugs will not be able to infest the mattress or box spring. Pitfall traps around the legs of the bed and glue boards installed throughout the unit can help catch a new or continued infestation in the early stages.

Tenants and property management professionals often ask what they can do to help with the bed bug control efforts.

The best advice is to hire a qualified PMP, make sure that the property management staff and the tenants understand the preparation instructions your PMP has provided, and follow up with the tenant to ensure that they are complying with all instructions. One step included in pretty much every PMP’s preparation instructions is to launder everything.

Bed bugs of all life stages will die at high temperatures, and the agitation of the washer and dryer will dislodge bed bugs and their eggs from their hiding spaces in clothing creases and seams. Wash all washable items, including clothing, towels, slippers, spare bedding, throw pillows, tote bags, back packs and washable suitcases and luggage. Wash and dry items in the hottest temperature the materials can tolerate. Place cleaned items in new plastic bags in small batches. Laundering and storing washable items in this manner creates a “bed bug free zone” and makes closets, dressers, luggage etc. available for treatment. Encouraging the tenant to launder the bed linens frequently according to these instructions will also help control the bed bug infestation.

Dealing with a bed bug infestation can be very stressful for everyone involved, and the occasional bed bug infestation is bound to occur at one point in almost every multi-unit housing property in our area. While you cannot prevent this, there are some steps that you can take as a property manager to keep the bed bug infestations at your properties under control. If a bed bug infestation is found or suspected, always have a qualified PMP or canine inspection team inspect the units adjacent to the unit in question, both before and after the treatment to ensure that the infestation has not spread. Do not relocate any tenant living in an infested unit. Even if the tenant has followed the directions of laundering items, they may inadvertently bring their infestation with them. Do not allow a unit transfer of any tenant until their unit has been inspected for bed bugs.

One common misconception is that if an infested unit is left vacant, the bed bugs will die due to lack of food.

Unfortunately, this is not the case. If a bed bug infestation is cut off from its food source, the adult bed bugs can lay in wait for an astonishing 18 months, being only more desperate and hungry when a new tenant arrives. Since the bugs have no incentive to stay in the unit they will begin to go looking for a food source, making their way into areas

Continued on page 19 www.RHAGP.org

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RHAGP UPDATE

the bad tenant’s ability to defend himself in court is “materially affected by reason of his . . . active duty service” the judge may postpone the suit against the tenant as long as necessary until the material effect is over. That could mean until the tenant can come back from the Middle East, Germany, or someplace in the deepest darkest reaches of the jungle, or until he is discharged from the service.

The one saving grace is that the statute of limitations “tolls,” meaning stops, until the “material effect” is over. So the bad tenant won’t be able to say “fooled you, too late, it’s been more than two years so the lawsuit can’t be filed.” Time stops until the material effect is not a factor and then starts again. So if you sued a bad tenant on January 15, 2003, five days after he went on active duty, and the judge stayed the suit, just because the bad tenant wasn’t discharged from the service until April 15, 2005 doesn’t mean he’s home scot free. The clock stopped on January 15, 2003 and

didn’t start again until April 15, 2005. He wouldn’t be able to claim a statute of limitations defense until at least April 15, 2007 (and possibly even 30 to 90 days after that).

You really don’t have a way to head off being affected by this law. You could get stuck even after you rented to someone who wasn’t in the service at the time, but joined later. Just be aware of it. Penalties for trying to “get around” the law or interfere with the servicemember’s rights are onerous with a fine of up to $1,000 and a year in jail.

(Originally from the March 2004 issue of the Rental Property Reporter ) RHAGP office note: You can read more at http://www. military.com/benefits/content/military-legal-matters/ scra/servicemembers-civil-relief-act-overview.html

Online continuing education courses revamps how contractors renew licenses

By Oregon Small Business Association Oregon licensed building contractors are finding they have to take an extra step to renew their state Construction Contractors Board (CCB) licenses this year. Effective October 1, 2011, the CCB began requiring contractors to complete continuing education credit hours. Most residential contractors are required to complete 16 hours. Those with a “dual endorsement” for both residential and commercial work require more.

The new requirement stems from a rash of litigation and claims related to moisture-intrusion, mold and mildew problems mostly resulting from improperly installed siding, windows and doors. As a result, contractors’ liability insurance became very expensive and difficult to obtain, with many carriers cancelling coverage and pulling completely out of the Oregon market.

The 2007 Oregon Legislature passed HB 2654, calling for the CCB to develop and implement the program. Of the 16 hours typically required for most residential contractors, eight hours consists of courses on building exterior shell training, building codes, and CCB laws and regulations.

The courses are currently available from just a handful of education providers who have been approved by the CCB following a thorough review of their course content.

Some contractors are not happy with the timing, given the economic recession which started shortly after the legislation was passed.

Many contractors are finding that computers

are a necessary tool, and a convenient way to complete the requirements. One provider, Oregon Contractor Education, offers all courses via website at Oregon Contractor Education , enabling contractors to watch the videos 24/7.

“Contractors are busy people, and many are operating on a shoestring budget,” said Phil Peach, owner of Oregon Contractor Education.

“This is a way to get through the continuing education requirements quickly and affordably while picking up some great tips along the way,” he said. In addition to featuring all Oregon contractors and building officials, the website offers elective courses by a popular construction industry management consultant.

The education requirements will continue for contractor license renewals through the current two-year renewal cycle until September 30, 2013.

After that, subsequent renewals will undergo the same number of required hours, although changes in the curriculum are expected.

[6] _______________________________________ _ Article printed from Oregon Business News: http://oregonbusinessreport.com

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MAY 2012

that are difficult to treat like wall void and climate control systems, and the bugs may find their way into adjacent previously un-infested units. When a unit becomes vacant, inspect the unit immediately, the use of an active monitoring system like a NightWatchTM is highly recommended.

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RHAGP LIST OF COMMITTEES Building Chair: Phil Owen, Phone: 503-244-7986

When a unit is infested, avoid entering the unit multiple times unless necessary, this will help reduce the possibility of spreading the infestation. It is often tempting to have the tenant throw away infested items, such as mattresses; however, this may cause the infestation to spread to other units as the bed bugs fall off the infested items during transit. If infested items are being disposed of in the dumpsters, these items should be damaged and made unusable and clearly marked “caution, bed bugs” to prevent tenants in the community from bringing items into their home.

Community Relations/Donations Chair: Tony Kavanagh, Phone: 503-522-4474

One of the best preventative measures you can take as a property manager is to educate yourself and your staff. An educated staff can help you prevent the introduction and spread of bed bugs in your community. A well qualified PMP can provide in-house training to your staff, often at low or no cost. Educating the tenants is also vital. Some property managers have educational documentation from their offices that they distribute to tenants. If you choose to do this, talk to your PMP to avoid giving the tenants conflicting information.

Forms Chair: Mark Passannante, Phone: 503-294-0910

Dealing with a bed bug infestation can be a nightmare, but with an informed staff and a qualified PMP, these terrible pests can be exterminated, and we can all have sweet dreams.

Chuck H. Payton President of A-PRO Pest Control, Inc, an integrated pest management service.

For more information, call (408) 559-0933 or visit www.a-propest.com.

Reprinted with permission from Apartment Owners Association www. aoausa.com.

Court rules on roommate-matching services & discrimination Ater-Wynne: [2], Oregon Law Firm

Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522 Education Chair: Ron Garcia, Phone: 503-595-4747

House Chair: Robin Lashbaugh,

Phone: 503-805-5993

Legislative Chair: Phil Owen, Phone: 503-244-7986 Membership Chair: Elizabeth Carpenter, Phone: 503-314-6498 Office Chair: Robin Lashbaugh, Phone: 503-805-5993

RHAGP LOBBYIST Cindy Robert, Phone: 503-260-3431

RHAGP OFFICE STAFF

Alita Dougherty, Office Manager - alita@rhagp.org The anti-discrimination provisions of the Fair Housing Act don’t Pam VanLoon, Bookkeeper - pam@rhagp.org apply to a Roommate.com, the Ninth Circuit Court of Appeals ruled last month in Fair Housing Council v. Roommate.com [3], LLC. Cari Pierce, Member Svcs - cari@rhagp.org Roommate.com operates a web site that helps roommates find Lori Franke, Member Svcs Assistant - lori@rhagp.org each other. When users sign up they create a profile stating their sex, sexual orientation, and whether children will be living with them. Users may also complete an “Additional Comments” RHAGP OFFICE section. Users are asked to list their preferences for roommate Monday - Friday * 9:00am - 5:00pm characteristics, including sex, sexual orientation, and familial Phone: 503-254-4723 * Fax: 503-254-4821 status. Based on the profiles and preferences the web site 10520 NE Weidler St provides potential matches. The site also allows users to search Portland, OR 97220 based on roommate characteristics. www.rhagp.org

Plaintiff sued Roommate.com alleging that the questions about users’ characteristics, and matching and steering based on those characteristics, violate the federal Fair Housing Act, which prohibits discrimination in the sale or rental of dwellings.

Judge Kozinski, writing for the Ninth Circuit, found no violation, based on the fact that roommates necessarily share a single “dwelling”: “It makes practical sense to interpret ‘dwelling’ as an independent living unit and stop the FHA at the front door.”

According to the court, the selection of a roommate is more akin to a private relationship — in which the government won’t meddle — than to a landlord-tenant relationship that’s protected against discrimination.

Article printed from Oregon Business News: http://oregonbusinessreport.com

www.RHAGP.org

“Landlords doing good things in their communities”

RHAGP UPDATE 23 Property Management Tips For Mastering E-mail ©

By Ernest F. Oriente, The Coach

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According to a recent survey by Matrix Information, two billion people around the globe have access to Internet-based services and E-mail. In addition, this report expects electronic commerce to grow from $1.6 trillion in 2011 to $3.2 trillion by the year 2015. Is your property management company ready for these exploding communication and marketing trends? Is your leasing team ready to handle the E-mail just sent by 15 new prospects relocating from Paris or Moscow? Read the tips in this article and learn how easy it is to master E-mail and profit from it…it’s just a few keystrokes away!

Tips for using E-mail with prospective new residents: Be certain each of the properties you manage has a high-speed connection, E-mail software, an E-mail account and proper software training • Ask your leasing teams to always use spell check before sending an E-mail to a future resident • Have your teams read each E-mail twice before they send it, just to make certain it conveys exactly what they are trying to communicate and it portrays the professional image important to your property management company • When sending an E-mail, the subject line must clearly summarize what the body of the E-mail says • If your leasing teams are using the E-mail “reply” feature to respond to a future resident, make certain they reply by including the information the prospect sent in their original E-mail note. In addition, ask your leasing teams to include the name of the future resident throughout their E-mail reply.

Tips for using E-mail within your property management company: When your leasing teams are using E-mail to communicate internally, make certain they understand when to respond by E-mail and when to call the person who sent the original E-mail, depending on the tone or content of the E-mail • Explain to your leasing teams how and when to use carbon copy {cc} and blind carbon copy {bcc} with E-mail • Have a written company policy regarding the use of E-mail, clearly outlining the rules and expectations of your company. Have this document signed by each person who will be accessing your E-mail software

• Explain to your leasing teams that deleting an E-mail does not remove it from their computer system nor from the system of the person the E-mail was sent to. During several recent lawsuits, damaging E-mails that had been deleted were used in the courtroom to the surprise of the individuals and their property management companies • Instruct your leasing teams about the extra care required if they receive an E-mail that has an attached document, as this is where most computer viruses are hidden. Many property management companies do not let their leasing teams send or open attached files • E-mail files can easily be opened and read so confidential information like salaries, financial reports, social security numbers or credit card numbers should not be sent by E-mail.

Tips for using E-mail as a marketing tool: E-mail can also be used as a powerful marketing tool to attract new residents or to better service your existing residents. Here are some tips: Aside from a small $15-$20 service charge per month, sending or receiving E-mail is free. When compared to other forms of marketing…having your leasing teams send E-mails to new or existing residents is their least expensive form of marketing • Imagine the marketing success your leasing teams will have if they had the E-mail address on the guest card of every future resident who visited their apartment community over the past 12 months…and your leasing teams can stay in touch with these potential new residents for free!

• If your properties are using E-mail to handle resident questions or maintenance requests, a timely response is expected and required • Create two separate E-mail lists…one for future residents and one for current residents so you can send appropriate marketing information to each group • Create an E-newsletter which can be easily sent out on a weekly or monthly basis.

Remember, since sending E-mail is free, your leasing teams will have lots more flexibility. In addition, E-newsletters portray a professional image about your property management company and are quick to be passed-along to others, thus expanding the reach and exposure Continued on Page 21

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MAY 2012

for your marketing • When sending E-mail, have your leasing teams develop a five to seven line signature which is automatically placed at the bottom of every E-mail they send out. This signature line will further promote their apartment community, your corporate website and can be changed on a daily basis, if necessary • Use E-mail to stay in touch with the media in your area, especially if your apartment communities have any exciting events or community projects to announce • The E-mail address at each of your properties should be included on every business card, every brochure, on any sales information and with all print advertising.

Want to hear more about this important topic or ask some additional questions about how to use E-mail as a powerful marketing tool?

Send an E-mail to ernest@powerhour.com and The Coach will E-mail you a free PowerHour invitation.

Author’s note: Ernest F. Oriente, a business coach since 1995 [27,860 hours], a property management industry professional since 1988- the author of SmartMatch Alliances--and the founder of PowerHour... [ Www.powerhour.com and www.powerhourseo. com and www.pirmg.com ], has a passion for coaching his clients on executive leadership, hiring and motivating property management SuperStars, traditional and Internet SEO/SEM marketing, competitive sales strategies, and high leverage alliances for property management teams and their leaders. He provides private and group coaching for property management companies around North America, executive recruiting, investment banking, national

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utility bill auditing [www.powerhour.com/ propertymanagement/utilitybillaudit.html ] national real estate and apartment building insurance [www.powerhour.com/propertymanagement/ insurance.html ], SEO/SEM web strategies, national WiFi solutions [www.powerhour.com/ propertymanagement/nationalwifi.html ], and powerful tools for hiring property management SuperStars and building dynamic teams.

Ernest worked for Motorola, Primedia and is certified in the Xerox sales methodologies.

Recent interviews and articles have appeared more than 6500 times in business and trade publications and in a wide variety of leading magazines and newspapers, including Smart Money, Inc., Business 2.0, The New York Times, Fast Company, The LA Times, Fortune, Business Week, Self Employed America and The Financial Times. Since 1995, Ernest has written 187 articles for the property management industry and created 350+ property management forms, business and marketing checklists, sales letters and presentation tools. To subscribe to his free property management newsletter go to: www.powerhour.com. PowerHour® is based in Olympic-town…Park City, Utah, at 435-615-8486,

by E-mail ernest@powerhour.com or visit their website: www.powerhour.com

www.RHAGP.org

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RHAGP UPDATE

MAY 2012

www.RHAGP.org

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RHAGP UPDATE

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