March 2014 Update Newsletter

A monthly newsletter published by the Rental Housing Alliance Oregon MARCH 2014

In this issue: Dinner Meeting Guest Speaker Cliff Hockley of Blue Stone & Hockley Page 3 Your Tenants Are Not Your Friends page 7 Occupancy By Whose Standard? page 8-10 Section 8 Features page 8-9 2014 A Great Year To Be A LandLord?

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rha est. 1927

The Rental Housing Alliance Oregon Supports Fair Housing

VISIT www.fhco.org l hou ta

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Fair Housing Council Oregon

oregon a

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ll ia n c e s t 1927

• • • • • • •

COME JOIN A GREAT ORGANIZATION! Since 1927 the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing.

Legislative Representation Supporters of Fair Housing Education/ Seminars Up-to-date law information Attorney Drawn Forms Tenant Screening Fully Staffed Office

• • • • • •

Easy Access to Forms Online 2 Ways: Forms Store- Hard Copy Online Forms- Download Phone Orders Welcome Walk-in, Office open 9-5 M-F

10520 NE Weidler Portland OR 97220 P: 503/254-4723 F:503/254-4821

Dinner Meeting

Wednesday March 19, 2014 6 pm-9 pm Cliff Hockley Bluestone & Hockley Real Estate Service / Sperry Van Ness Cliff will discuss how an experienced real estate investor should start planning their exit strategy from their real estate investments as soon as they purchase them. For the lifetime investor he will remind you that “you can’t take your property with you or manage it from your grave”.

At some point all of us have to either sell, transition or gift our nest eggs away.

This presentation is going to outline seven exit strategies and the cost each exit strategy has. Additionally we will discuss all the options and identify which option is best for you. This is going to be an interesting and challenging presentation that will adapt to all investors whether big or small.

Affiliate Speaker: Mary Bass of National Credit Systems

Table of Contents Dinner Social/Meeting |page 3 President’s Message | page 4 RHA Mark Your Calendar | page 5 Landlording 101 | page 6 Your Tenants Are Not Your Friend | page 7 Occupancy By Whose Standard? | page 8-10

Dinner Price: Special Pricing $26.00 per meal if registered by 3/14/14 $31.00 per meal if registering after 3/14/14 Call 503/254-4723 for reservations Menu: Buffet: Caesar Salad, Pecan Crusted Boneless Chicken Breast, Garlic Mashed Potatoes, Grilled Vegetables, Warm Breadsticks, Carrot Cake, Freshly Brewed Coffee, Decaf, Hot or Iced Tea One time walk thru on the Buffet, additional trips will be charged $31.00 per trip

Section 8 Features | page 10-11 2014 A Great Year To Be A Landlord? | page 12 Dear Maintenance Men | page 13

Location:

Join: Connecting The Streets To A Home| page 14

The Red Lion Convention Center 1020 NE Grand Ave Portland, OR 97232 Directions: FROM EAST PORTLAND- Intersection of I-205 and I-84 take I-84 WEST to EXIT 1

It’s Tax Time Again | page 15

toward Lloyd Center. Keep left at the fork, follow signs for CONVENTION CENTER/ROSE QUARTER and merge onto NE 16TH DR. Continue onto NE LLOYD BLVD. Turn right onto NE GRAND AVE. RED LION will be on the left.

FROM I-5 Take EXIT 300 for I-84 EAST toward PORTLAND AIRPORT/ THE DALLES. Keep right at the fork, follow signs for OMSI/CENTRAL EASTSIDE INDUSTRIAL DISTRICT and merge onto SE YAMHILL ST. Turn right onto SE MARTIN LUTHER KING JR BLVD. Turn left onto SE SALMON ST. Take the 1ST left onto SE GRAND AVE destination will be on the left.

Navigating The Loan Process for an HOA or Condominium Association | page 16-18 Distribute Rental Listings on the Go with Go Zillow | page 19 The Preferred Service Guide | page 18-20

www.rhagp.org

RENTAL ALLIANCE UPDATE - MARCH 2014:

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President’s Message If you’ve picked up a newspaper, watched local TV news, or heard talk radio, you know the Oregon Legislature was in session for the month of February. One of the biggest values the RHA provides its members is representation in Salem with one of the most respected lobbyists in Oregon, Cindy Robert.

RHAOregon LIST OF COMMITTEES Building

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

Community Relations/Donations

Chair: Tony Kavanagh, PH: 503-522-4474 Elizabeth Carpenter RHA President

While we didn’t expect to see bills pass this “short session” that would negatively affect RHA members, Cindy had us at the table, in front of decision- makers, and maintaining the trust we established during the 2013 regular session. Making our presence known is valuable to our 1800 members for three reasons.

First, it gives the RHA the ability to shape laws affecting the industry, rather than react to bills that could be imposed on us. Secondly, it allows us to be proactive and avoid legislative action when the industry can resolve issues on it’s own.

Lastly, it’s just good business! We are building our reputation and keeping our interests in the forefront of the minds of the people we elect. Citizen government only works when we the citizens are involved.

Dinner/Program

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

Education

Chair: John Sage, PH: 503-667-7971

Electronic Media Forms

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

House

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

Legislative

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

Membership

Chair: Elizabeth Carpenter, PH: 503-314-6498

Newsletter

Chair: Will Johnson, PH: 503-221-1260

Government relations is part of the value the RHA adds everyday.

Office

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

You might be reading this message in our other big news for March: Our new website or the new look to our monthly magazine “Rental Alliance Update.” We are very proud of our new look and growth statewide. Please help the RHA grow by becoming an active member, coming to the dinner meetings, and making your purchases with RHA vendors. Creating value-that’s what the RHA is all about.

Government Relations

Sincerely,

RHAOregon LOBBYIST

Chair: Phil Owen, PH: 503-244-7986 Gresham Liaison: Jim Herman, PH: 503-645-8287

Marketing

Chair: Ami Stevens, PH: 503-407-3663 Board Consultant: Alita Dougherty,

alita@rhagp.org, PH: 503-667-9288

Cindy Robert, PH: 503-260-3431

Liz Carpenter, Rental Housing Alliance Oregon President Since 1927, the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing. That’s our heritage, and we’re going to build on it!

Keep Us Informed

Moved? Hired or fired a manager?

New email address or phone number?

Keep the RHAOregon office up to date with your current information. Being part of the Rental Housing Alliance Oregon feels good. The sharing of ideas, concerns and better ways of solving problems you face every day creates community.

RHAOregon OFFICE TEAM

Cari Pierce, Office Manager - cari@rhagp.org Pam VanLoon, Bookkeeper - pam@rhagp.org Teresa Carlson, Member Svcs - teresa@rhagp.org Suzanne Fullerton, Member Svcs Asst suzanne@rhagp.org

RHAOregon OFFICE Monday - Friday * 9:00am - 5:00pm PH: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220

RHAOregon is committed to educating members to fair housing practices and policies.

Call the office with all changes: 503-254-4723 4

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www.rhagp.org

RHA Mark Your Calendar Mark your calendar!

DATE

EVENT

LOCATION

TIME

03/12 Board Meeting

RHA Office

5pm

03/19 RHA Dinner Meeting Social

Red Lion Convention Center

6pm

03/27 Member Info/Mentor Meeting

RHA Office

6pm

04/09 Board Meeting

RHA Office

5pm

04/16

RHA Dinner Meeting Social

Old Spaghetti Factory

6pm

04/24

Member Info/Mentor Meeting

RHA Office

6pm

INFORMATION

See Page 3 for details

See Aprils Update for more details

If you register for a dinner meeting and do not show or do not cancel by the Friday before you will be charged DATE

CLASSES

LOCATION

TIME

INFORMATION

03/05

Online Tenant Screening

RHA Office

11am

**

03/07

Understanding Your Decision Point

WebEx

11am

**

03/13

Make Your Rental Business Profitable

RHA Office

6:30 pm

Taught by Dana Brown, Full Spectrum Residential Svcs

03/20

Terminating a Tenancy Basics

RHA Office

11:30am

Taught by Landlord Solutions

03/20

Understanding Your Decision Point

WebEx

7pm

**

03/25

Electrical Code Upgrades, How it Affects You

Standard TV & Appliance

6:30 pm

Taught by Joe Squires of Squires Electric 3600 SW Hall Blvd., Beaverton, OR 97005

03/25

Online Tenant Screening

WebEx

7pm

**

04/02

Online Tenant Screening

RHA Office

11am

**

04/04

Understanding Your Decision Point

WebEx

11am

**

04/10

Electrical Code Upgrades, How it Affects You

RHA Office

6:30 pm

Taught by Joe Squires of Squires Electric 10520 NE Weidler, Portland, OR 97220

04/17

Turnover Techniques

RHA Office

11:30am

Taught by Zach Howell of D & Z

04/17

Understanding Your Decision Point

WebEx

7pm

**

04/19

Landlording 101

The Monarch Hotel

9am

See Page 6 for details

04/22

Make Your Rental Business Profitable

Standard TV & Appliance

6:30 pm

Taught by Dana Brown, Full Spectrum Residential Svcs 3600 SW Hall Blvd., Beaverton, OR 97005

Those with prior registration to the class will be seated first. Walk-ins will only be accommodated once the class has started and if space is available. Registered attendees who arrive 15 minutes after the start of class be aware that your chair may be filled. If you register for a class and then do not cancel within 48 hours of the class and /or do not show you will be charged for the class

Make Your Rental Business Profitable

Dana Brown of Full Spectrum Residential will show you how to improve your financial success in the rental property Industry.

$25 member | $35 non-member

Terminating A Tenancy Basic

Landlord Solutions will present the basics of getting rid of tenants, both the good ones and the bad ones. Whether your tenants haven’t paid their rent, the rental has been sold, or you see a cat in the window upon driving by your “no pet” property, Landlord Solutions will cover the common termination notices and their time lines.

Electrical Code Upgrades and How it Affects You Joe Squires of Squires Electric will go over code upgrades in the Electrical Industry and how it affects you and your rentals. He will also be reviewing Electrical permits and licensing and when its required.

$25 member | $35 non-member

$25 member | $35 non-member To purchase event tickets online visit: http://www.rhagp.org/store/category/events www.rhagp.org

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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 RHAOregon, Property Owner, and Attorney. You’ll learn valuable and successful management methods. ~ Six Continuing Education credits are available with this seminar ~ ALL DAY class on Saturday, April 19, 2014 TIME: 9 – 4:30pm (Includes lunch) COST: $120 Members OR $170 Non-member Register by Monday April 14, 2014 and receive an early registration discount of $20 Place: The Monarch Hotel 12566 SE 93rd Ave Clackamas, OR 97015 NOTE: Non-member payment must accompany registration form.

NAME(S) PHONE

EMAIL

ADDRESS Form of payment:

CITY Account (members only)

STATE

ZIP

Check OR Call RHAGP to register and pay by credit card.

TOTAL: $ 10520 NE Weidler, Portland, OR 97220 P: 503-254-4723 F: 503-254-4821

Pre-registration is required. If you register and are unable to attend, you must cancel within 24 hours or you will be charged a $20.00 no-show fee.

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www.rhagp.org

Your Tenants Are Not Your Friend By: Carolyn Gibson of Synergy Professionals

If you own rental income property, you own a business. Landlords with rental income property must learn how to operate the business and serve the tenants. Income must be higher than expenses for the owner to have a positive cash flow at the end of every year. Owners who only break even every year would probably buy a single family home rather than rental income property that doesn’t show a profit.

Every landlord wants to get along with his tenant to have a cordial relationship. However, crossing the line by befriending your tenant is something that could jeopardize your business.

Especially if you live in the building you own, you will feel a connection with your tenants. Through the rental application, you have financial, personal and employment information. This confidential information gives you more of an insight to the tenant than say, credit card or automobile companies. By the time you finish reviewing and verifying your applicant’s information, you have and feel a sense of personal familiarity.

However, making friends with your tenant neighbors is not exactly a good thing to do. After the tenant gets the keys and moves in, the relationship will change. Once both of you get comfortable, you may want to co-exist as friends who share building space. There are reasons why you should stay cordial instead of establishing a mutual friendship.

Your relationship with your tenant is similar to that of a supervisor and a manager. The two of you may get along very well at work.

However, each never forgets who is in charge, and who must obey the person who calls the shots. A landlord and tenant are in a power struggle where you have power and control over the tenant’s quality of life at your property.

From Slippery Slope to Rocky Road As long as the two of you are getting along, the relationship will go fine. You will keep up the property, and the tenant will behave and pay the rent. But, if the relationship goes sour, being friendly will stop when the tenant receives your eviction notice.

Once you send that eviction notice to your tenant, all bets are off.

Your tenant “friend” will see you trying to collect the rent by legal notice as a great betrayal of the friendship. Even if you asked for the rent over and over again face to face, the tenant will still feel it is a betrayal of trust.

The two of you are now officially in combat. They will use whatever information you gave them against you. A tenant will turn on you in a heartbeat. Yes, even if a relative. If you smoke marijuana or have a drinking problem, the tenant who you thought was a good friend or relative will talk about it in open court.

If you really want to find out if your tenant likes you like a friend, don’t fix their heat for three days during a blizzard. Especially if they have children, your tenant/friend/relative will quickly remind you that being a landlord is your business.

At the End of the Day, Owning Rental Income Property is a Business Venture You don’t buy property to make friends. Still, you can be a friendly landlord with boundaries. Do not expect gratitude every time you make a repair or replace a bad stove. It is your property and your obligation to maintain your investment. Don’t expect your tenants to kiss your ring every time you do something for them.

They don’t like you that much. Other recommendations include: • Maintain a professional, arms-length relationship. Find your social life somewhere else, not with your tenants.

You think that if you rent your apartment to a friend, relative, or a nice Christian man or woman, everything will go well. It doesn’t always happen that way. When the rent is late every month and you speak about it to your friend, he could feel embarrassed, guilty, and even a little angry about you confronting him.

• Treat everyone the same, in accordance with your lease, your house rules, and the law.

Or, you have to raise the rent. The tenant will take umbrage to this, especially after hearing about your latest vacation in the Bahamas.

You can’t fault the tenant for thinking he or she is paying for your fun with a rent increase. Resentment over the amount of the new rent can put a damper to the friendship.

• Educate yourself on owning rental income property. Buy some books or go to the library. Re-read your lease until you know it cold.

Here is the advice – It is better to avoid befriending a tenant of yours.

A social relationship with a person who could owe you rent money each and every month is not a healthy one.

www.rhagp.org

• Insist that the rent be paid every month on time, and that your lease is respected.

• Only consistent respect will give you the opportunity to show tenants that you care about your property and their tenancy.

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Occupancy By Whose Standard By: Jo Becker

I recently read an article on screening by a representative of a NW property management firm. In it was included the company’s screening requirements, as well as what was apparently their stock occupancy standard for all units: “Maximum occupancy of no more than two (2) persons per bedroom.”

There is a growing body of case law across the country in which housing providers – both landlords and condo / homeowners’ associations – have lost cases in which they’ve had two-peopleper-bedroom policies. At this point, we have not seen a housing provider lose a case with a two-plus-one policy, so long as it takes into account other factors such as the overall size of the unit.

The recommendation we’re seeing come out of these cases is that housing providers ought to thoughtfully consider a separate occupancy standard for each individual floor plan, based on several factors.

The Fair Housing Council has put out more than one article on occupancy standards and related fair housing implications (available at www.FHCO.org/occupancy.htm) but this is a topic that continues to come up in classroom sessions and Hotline questions. Having also just read a couple stunning reports detailing the legal and historical context for occupancy standards, I thought I’d dive back into the subject anew to reiterate fair housing cautions and share some very illuminating information.

What follows is the first in a two-part series detailing research and commentary by two occupancy policy experts and fair housing advocates. In this article, we’ll look at the work of Tim Iglesias of the University of San Francisco School of Law as he explores the legal implications and disparate impact of overly restrictive occupancy policies, including two people per bedroom. In the next article, the work of Ellen Pader, an anthropologist and Associate Director of the Housing Research Center at the University of Massachusetts Amherst provides revealing historical and cultural perspectives behind our country’s occupancy policies.

THE PROBLEM Tim Iglesias states clearly that “overly restrictive private ROS [residential occupancy standards]… substantially reduce the housing choices... Demographic trends and the prolonged economic recovery which prompts more doubling-up promise this issue will only grow in importance.” What’s more, there are profound societal fair housing implications, regardless of individual intentions.

Iglesias proffered some suggestions to the Dept. of Housing and Urban Development (HUD) in a document entitled Recommendations to HUD Regarding Application of the FHAA2

to Residential Occupancy Standards. In it he states that, “the two-person-per-bedroom standard discriminates against families. New empirical evidence demonstrates that this finding applies to substantial proportions of studios and one-bedroom apartments...” He sites a study that “found that families with children run afoul of the standard more than ten times as often as other households. Ten percent of families with children live in one-bedroom units, and nearly three-quarters of those families exceed the two-person-per-bedroom standard.

In addition, regardless of the type of unit to which it is applied, the two-person-per-bedroom standard has a disparate impact across racial lines. National studies show that the proportion of African Americans excluded by this occupancy standard is statistically significantly higher than for whites; the proportion of Asians excluded is higher than the proportion of blacks; and the proportion of Hispanics excluded is the highest of all. Indeed, more than one-third of all Hispanic children living in one-, two-, or three-bedroom apartments in the United States in 2007-2009 would have been displaced by rigorous application of the twoperson-per-bedroom standard. Overall, the study found that when applied the two-person-per-bedroom standard substantially limits the housing choices of many thousands of families, especially Latinos, Asians and extended families.”

Iglesias asserts in a 2011 Memo to Fair Housing Advocates that, “[t]his problem is particularly acute in nicer housing in neighborhoods with attractive amenities (e.g., good schools, access to shopping, jobs and medical care).”

He also explains that two-person-per-bedroom, “has a dubious origin”: 1. There is no objective evidence that the two-people-perbedroom standard was calibrated in any way to be a standard which presumptively avoided discrimination.

2. and, the two-people-per-bedroom standard predates the 1988 FHAA, which was intended to be remedial legislation to address previous discriminatory practices against families.

3. …research examining the historical origins of the twoperson-per-bedroom standard has found that it was neither scientific nor otherwise objectively grounded, but merely the product of classiest and ethnocentric paternalism.

According to Iglesias, “there is no objective evidence that the twopeople-per-bedroom standard is necessary – much less uniquely suited – to protect landlords’ reasonable interests.

1. Rather, [it] is merely the housing industry’s traditional standard. (continued page 7)

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www.rhagp.org

Occupancy By Whose Standard (continued) 2. It’s really a prophylactic policy that errs widely on the side of protecting landlords’ interests and is not designed to avoid discrimination.

3. Moreover, in jurisdictions where FHAPs [Fair Housing Assistance Programs] employ a “two-persons-perbedroom-plus-one” enforcement guideline, there is no objective evidence that landlords using this more generous standard have suffered any so-called “over crowding effects.”

“Arguments that the two-person-per-bedroom standard has legal force are weak. Even if the Keating Memo has some legal force, it would be the whole memo, not the [two-person-per-bedroom] standard standing alone.” The memorandum “provides that a two-person-per-bedroom standard is “presumably reasonable” (ambiguous but apparently meaning presumptively compliant with FHAA), but that all private residential occupancy standards are subject to a multi-factor analysis to determine whether or not it violates the FHAA.” THE HARM The problems with overly restrictive occupancy policies are numerous, leaving a multitude of households with few options.

Many are harmed as they are forced to “reconfigure their household composition,” as Iglesias puts it, “[and] split up and deprive its members of their desired living situation. Splitting up the family can conflict with deeply held cultural preferences/ norms to live closely as a way of life and to keep together the intergenerational family, the extended family, or both.”

If unwilling to “reconfigure its composition,” then the family must either: • Secure more housing than desired which imposes additional costs, • Accept an inferior location, “…typically in an area with worse schools, more crime, and decreased access to jobs, transportation, shopping, and other amenities.

Cumulatively, movement to these inferior locations increases economic and racial segregation.”

“Finally, the denial of housing choice by the application of a restrictive residential occupancy standard may also constitute illegal discrimination.” Iglesias goes on to site a multitude of cases that reference the discriminatory harms incurred by ROS. THE JUSTIFICATION Why do landlords impose ROS? Iglesias asks then answers the question: 1. “They do this for a variety of reasons. Some are legitimate some of the time, but they are often overstated. And landlords have a hard time documenting a clear and

direct linkage between a legitimate business reason and a particular ROS. 1. Landlords’ traditional arguments for imposing a ROS are summarized by the phrase “overcrowding” and include: a. preventing a variety of economic costs caused by so-called “overcrowding,” including concerns about future property value and profits, increases in “wear and tear” costs…, extra expenses for utilities and garbage, increased (risk of) damage to the property, increased insurance costs, and Increased management costs; b. preventing nuisance-type harms to other tenants and neighbors from “overcrowding,” including noise and increased demands for parking; c. to promote often paternalistic concerns about the habitability / quality of life of tenants including the safety and appropriateness of facilities for children and purported psychological harm to tenants from living in “overcrowded” spaces, and d. to avoid overtaxing the carrying capacity of one or more systems of the housing unit (e.g., water or sewage).”

THE PROBLEMS WITH THE KEATING MEMO Iglesias argues that HUD’s enforcement practices have enabled the two-person-per-bedroom standard to become de facto law, but that new empirical evidence demonstrates this standard is often discriminatory. Part of HUD’s implicit involvement includes what was issued as an internal document from a HUD staff, Mr. Keating, but which has come to be seen as an endorsement of two-people-per-bedroom policies. (You can view the Keating Memo and subsequent guidance from HUD at www.FHCO.org/occupancy.htm.)

As Iglesias notes, “[s]ometimes defendants seek to use HUD’s Keating Memorandum as a “defense” of two-person-per-bedroom standards because the Keating Memo states that this standard is “presumptively reasonable.” While many courts have made reference to the Keating Memo and the two-person-per-bedroom standard, no court has ever properly analyzed whether it owes any deference to the Keating Memo. Even if the Keating Memo is due some deference, such deference would be to the whole memo including its factors analysis…”

The Keating Memo is problematic for many reasons, including its use of the two-person-per-bedroom standard as “presumptively reasonable” and its lack of clarity in how to apply the factors it advises housing providers to consider, such as the size of bedrooms and the unit, the configuration of unit, other physical limitations of the housing, state or local law, and other relevant factors.

Iglesias notes that, “any private residential occupancy standard – (continued page 8)

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Occupancy By Whose Standard (continued) including two-persons-per-bedroom – is subject to review using the factors stated in the [Keating] memo… [T]he misunderstanding among many that the Keating Memorandum provides a “safe harbor” for landlords who impose a two-person-per-bedroom standard” has caught a growing number of housing providers by surprise.

Among other things, Iglesias urges HUD to “adopt a regulation to define the appropriate liability standard and defenses and to establish a true safe harbor for landlords. The Keating Memorandum provides a useful form for this standard, but specifics need to be worked out.” He goes on to theorize that “[i] f studies were conducted, they are likely to show that 2.5 people per bedroom or 3 people per bedroom is a more appropriate safe harbor, at least for studio and one-bedroom units. The Keating factors must be further specified, e.g. setting the square footage of a regular-size bedroom and defining when additional habitable space requires allowing additional occupants.”

Check back here for the next in this two-part series. Don’t forget to go back and take a look at FHCO’s earlier articles on occupancy policies posted at www.FHCO.org/occupancy.htm for additional information in the meantime. Of course, you can find information about familial status and race, color, and national origin and other protected classes at the Council’s site as well.

This article brought to you by the Fair Housing Council; a nonprofit serving the state of Oregon and SW Washington. All rights reserved © 2014. 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.

Questions 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 Visit www.FHCO.org/pdfs/classlist.pdf –###–

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Section 8 Features Being a Section 8 landlord can give you the satisfaction of empowering low-income families to afford decent, safe and sanitary housing.

Program Overview Families are awarded a Housing Choice Voucher, permitting them to find suitable housing of their choice from private market landlords who are interested in participating in the program.

Home Forward pays a set amount, directly to the landlord, and the renter pays the difference.

• Other than expecting a portion of the rent regularly

each month from Home Forward, you have the same type of renter-landlord relationship that you have with non-Section 8 renters.

• The Section 8 program contributes over $50 million in rents into Multnomah County annually. Over 2,600 landlords and nearly 9,400 households currently participate.

Program Features for Landlords • You can earn market rate rents, and reasonable rent increases are allowed.

• You may require reasonable security deposits and late fees.

• You are able to effectively screen and select tenants - Home Forward can provide additional background information about prospective tenants’ rental history.

• Strict renter responsibilities are defined in the lease addendum.

• You may rent to as many or as few Section 8 participants as you wish.

• You will experience low tenant turnover; high tenant demand promotes full occupancy and longevity.

• You have the discretion to not renew a tenant’s lease when the lease expires.

• Home Forward conducts annual or biennial Inspections of the apartment.

• On-time direct-deposit payments from Home Foward

Forward increase your rent security.

• You will receive guaranteed, on-time payment of rent when circumstances such as tenant job loss or family hardships occur. www.rhagp.org

Section 8 Features (continued)

Landlord Incentive Fund • You earn $100 each time you rent a unit in a low-poverty census tract to a Section 8 participant.

• The one-time payment is sent to you automatically after your new tenant moves in.

• There is no limit on the number of units as long as they are in a census tract with a poverty rate of 16 percent or less.

Landlord Guarantee Fund The Landlord Guarantee Fund (LGF) is a type of “insurance” policy for Section 8 landlords, now available for all tenants who are using a Section 8 voucher for the first time (as of August 2011).

• The fund guarantees payment of up to two months of rent if the tenant leaves your unit with over $1000 in damages beyond normal wear and tear.

• A streamlined procedure makes it easy for landlords to file claims and have them processed.

• Tenants who have access to the Landlord Guarantee Fund will have an LGF certificate attached to their Section 8 voucher. You will be automatically enrolled when you and your tenant submit a move-in condition report with your lease to Home Forward for approval.

• Permit reasonable inspections by Home Forward and

by the property owner • Give Home Forward notice of any change in income, household size, or intent to move as per HUD regulations • Cooperate with Home Forward’s review of income and avoid criminal activity Housing Quality Standards As part of our commitment to provide safe, sanitary, and affordable housing to our participants, we maintain certain Housing Quality Standards. When a Section 8 participant is interested in renting your unit, it must be inspected

by Home Forward. Once you have agreed to accept a Section 8 subsidy, an inspector will contact you to make an appointment for inspection.

Items which will violate Housing Quality Standards include such things as: peeling or flaking paint, unsafe or rotted porches, windows that are cracked or broken, leaks, lack of proper ventilation of flue on hot water tank, weak or broken floor boards, extension cord outlets, exposed plumbing, missing electrical outlet covers or switch plates, and inoperable smoke detectors.

Expanded Boundaries Home Forward and the Housing Authority of Clackamas County have a cooperative agreement that allows their Housing Choice Voucher (Section 8) holders to choose to live in either Multnomah or Clackamas counties.

• Participants work with the housing authority that issues their voucher, regardless of where they live.

• Home Forward inspects all of the units in Multnomah County and the Housing Authority of Clackamas County inspects the units in their county. In addition, the agencies are working together closely to ensure the programs are being administered consistently.

Working with Home Forward Home Forward has dedicated staff to provide assistance directly to landlords. Call our Landlord Services Team at (503) 802-8333, option 6. Other resources include: • Landlord Trainings: These opportunities are scheduled periodically, covering things such as Oregon landlord/ tenant law, Section 8 procedures, unit maintenance, lead-based paint issues, etc.

• Compliance Investigator: To ensure a fair program for everyone, we actively investigate reports of program abuse. Call our fraud investigation hotline at (503) 802-8571.

Renter Responsibility Home Forward has made responsibility part of our contract by including landlord and renter obligations. The obligations on the part of the renter are: • Pay the tenant share of the rent to the owner in a timely and consistent manner • Meet all the conditions of the lease • Pay a security deposit

–###–

www.rhagp.org

RENTAL ALLIANCE UPDATE - MARCH 2014:

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2014 A Great Year To Be A Landlord?

By Bob Cain-Rental Property reporter 2014 could be a terrific time to be a landlord.

Changes in the tax code could mean more business for us.

As there have been for some time, there are rumblings about doing away with the mortgage interest deduction for home owners. Should that happen, home ownership would lose one of its biggest benefits, the ability to deduct the interest people pay from their income taxes. That is a deduction that is worth $215 billion dollars by 2021 according to the Wall Street Journal. The White House also wants to eliminate the deduction for real estate taxes running the total up to $400 billion in 10 years.

Congress wouldn’t phase it out all at once but rather in fits and starts. Most likely it would begin with a lowering of the limit of the mortgage amount eligible for the deduction from $1.1 million to $500,000. Then, inch by inch, Congress would take away more and more of it until homeowners could no longer deduct any mortgage interest from their income taxes.

Would it make much difference? According to a USA Today study with data from the IRS, only 26 percent of people take the deduction now with some states higher and some lower. But that means about a quarter of the people take advantage of it.

Apparently, USA Today didn’t calculate the loan amounts of those people who took the deduction.

The question is, though, what would be the result for those people who were taking the deduction? As we all know, you can’t do just one thing. Every action results in someone reacting to the action to his or her benefit – or at least trying to react that way. One possible result would be that some people would become renters since owning a home would be less of a benefit. That especially might be the case in the states where more people take the deduction, such as those in the Pacific Northwest and New England with, the IRS reports, 30 percent or more taking it. Maryland has the highest rate with 37 percent taking it followed by Connecticut with 34 percent. That does not include the people who decide not to buy a home because there is no tax advantage. It’s just as cost effective to rent, especially considering the tenuous housing market the last few years.

to deduct real estate taxes, a deduction the Obama administration wants to get rid of, for the same reason. It’s a business expense.

The elimination of the deduction could well impact the number of new homes built, too, because since fewer people would be buying homes, fewer would be needed. That would mean existing housing could become more valuable because there is less of it to go around. That means rents would go up.

Is a total elimination of the mortgage interest deduction going to happen anytime soon? Most likely not. Might Congress start chipping away at it? Maybe so. Count on the Realtors and National Association of Home builders to come out swinging. The Realtors spent $26 million on lobbying in 2012 while the home builders spent about $4 million in 2012 down from $10 million in 2009.

That’s just lobbying, not campaign contributions. If the mortgage interest deduction is on the line, count on that spending going up. Will the lobbying and campaign contributions have an effect?

Absolutely. Politicians don’t want millions of dollars thrown to their opponents in elections, something that would happen if they were to vote to eliminate the deduction.

Will Congress do something to the mortgage interest deduction soon? That seems likely since they have dug such a deep hole with the deficit that they have to at least make a show of trying to fill that hole. Will anything Congress does in that regard benefit rental owners? You bet. It will mean more renters and more profitable rentals. It’s a great time to be a landlord.

Bob Cain, president of Cain Publications, Inc. has been a publisher and professional trainer and speaker for 20 years. For over 25 years now, Bob has been publishing information, giving speeches, putting on seminars and workshops, and consulting for landlords on how to buy, rent and manage property more effectively, as well as courses for his own customers through Cain Publications’ subsidiary, the Rental Property Reporter. For more information, visitwww.rentalpropertyreporter.com.

Article dated March 8, 2013 – Reprinted with permission.

If people bail out of home ownership, they still have to live somewhere, and that somewhere would be renting from landlords.

Will all of them do it? Obviously not, but think about what an influx of customers that would mean to people who own and manage rental properties.

You see, rental owners will still be able to take the deduction because it is a business expense taken on Schedule C, not Schedule A where consumers take the deduction now. We will also be able 12

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www.rhagp.org

Dear Maintenance Men:

By Jerry l’Ecuyer & Frank Alvarez Dear Maintenance Men: When the bathroom faucet was new, turning off the hot or cold water knobs would cut the flow of water immediately. Two years later, upon turning them off, the faucet weeps a bit of water. Is this a sign the knob isn’t working? Can a clogged spout screen be fixed?

With all these problems, do I need to buy an entire new fixture?

Paul Dear Paul: Most types of faucets are repairable with standard tools and a rebuild kit. Note the brand and style of the faucet and find a corresponding repair kit at the local plumbing supply house or home improvement center. Repair kits often come with the specialized tool you may need to repair the faucet. The faucet screen can be cleaned and is housed in a removable assembly at the end of the spout. These can be spun off and the screens cleaned and replaced. Keep in mind the cost of repairs may rival the cost of replacement. If the cost of repair is more than fifty percent of the cost of replacement, we recommend the faucet be replaced with a new modern fixture.

Dear Maintenance Men: We have a vacancy and are currently upgrading the units as they became vacant. We are looking for an inexpensive way to upgrade our rental units. In other words, spiffy them from the normal.

Hans Dear Hans: A great way to update older and modern units is to upgrade the cabinet knobs, interior door knobs and hinges. Typically apartment or builder grade knobs and hinges are rather utilitarian in nature. They get the job done and that is about it, nothing fancy. That missing certain “je ne sais quoi” in a remodeled unit can be found in the choice of knobs and hinges you install. A wise choice is a lever style knob. They come in many different finishes and colors and they not only look attractive and modern, they are user friendly for any disabled or older residents. The use of solid brass knobs adds a bit of weight to a door making it appear rich and sophisticated. Stainless steel knobs and pulls can make an older unit look more modern.

Check at your local home improvement center for ideas along with these brand names to look for: Westlock, Hamilton Sinkler, Schlage, Baldwin, Kwikset.

Just what is the typical life cycle of such a faucet given typical use in the kitchen?

Bryan Dear Bryan: The typical life time of a good quality single handle faucet is between five and ten years. Because of the many different faucets on the market, it is difficult to give an exact diagnosis. A loose handle as described can be repaired with a valve repair kit available at any hardware store. The faucet handle can be removed by loosening a set screw at the base of the handle which will expose the faucet valve. Using the repair kit, replace the faucet’s internal parts and reassemble. The new parts will bring the faucet back to its original tolerances and should tighten up the handle operation.

TIP: When replacing a sink or shower/tub valves and cartridges, use plumber’s grease to lubricate the internal moving parts.

QUESTIONS? QUESTIONS? QUESTIONS? We need more Maintenance Questions!!!

To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@ BuffaloMaintenance.com Please “Like” us on Facebook.com/BuffaloMaintenance

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. #: 01460075 Certified Renovation Company Websites: www.BuffaloMaintenance.com & www.ContactJLE.com & www.Facebook.com/BuffaloMaintenance –###–

Dear Maintenance Men: We have a one-handle adjustable faucet in our kitchen. It has been in use for about seven years. At this point, it seems to not turn off well after use. It’s loose. Sort of like a car’s stick shift that won’t engage. At this point, is it simply worn out and needs replacement? www.rhagp.org

RENTAL ALLIANCE UPDATE - MARCH 2014:

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JOIN: Connecting the Streets to a Home “There is not a lot that I can say to show you my gratitude for all that JOIN did for us back in June. We have been in our apartment home for 6 months now and just can’t believe the help we received from JOIN. It hasn’t been an easy transition for us, as it probably isn’t for anyone, as we continue to struggle, we know we have a thankful heart and know we have a chance at making a better life for our little family.”

– Casey, formerly homeless friend Casey’s family is just one of the hundreds of households that JOIN serves each year; just one of the households that, with JOIN’s support and their own hard work, is able to leave the chaos and danger of life on the streets for the safety and comfort of home.

Founded in 1992, JOIN initially had an educational focus.

JOIN’s unique experiential “immersions” gave high school aged the opportunity to speak with and learn from those who were living on the streets, and dismantle their own stereotypes and misconceptions about what a “homeless person” looked like and what circumstances had led to their homelessness.

It didn’t take long for JOIN‘s focus to shift to direct service, however. Inspired by the voices and the visions of the homeless people who helped to facilitate these immersions, JOIN hired our first Outreach Worker in 1998 to reach out to those in our community living on the streets and provide whatever support we could to help them move inside.

Today, JOIN has a 7 person Outreach Team that meets people in their camps, under bridges, in parks, and in their car.

These Outreach Workers build relationships of trust with individuals and families with children who want to leave the streets, but have barriers to doing so.

Our network of over 300 private landlords, as well as comprehensive knowledge of affordable housing options, allows us to open the doors to housing to those who may have a criminal, eviction, or credit history that would prevent them from renting without JOIN’s advocacy.

Once inside, JOIN’s 5 person Housing Retention Team visits households in their new homes to ensure they have whatever support or resources they need to find the stability they need to be successful in the long-term.

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Last year, JOIN supported the efforts of 713 individuals to move from homelessness to permanent housing. Over 75% of these households remained stable for at least 12 months.

Despite our growth as an organization over the last 16 years, JOIN continues to be guided by two important founding principles: relationships are more important than rules and it is the homeless person him or herself must be the agent of change. It is these ideas that empower us as an organization, as well as the individuals and families we serve to have “a chance at making a better life.”

The incredible support that JOIN receives from our community allows to maintain our commitment to flexible and innovative support in order to truly meet the needs of the people we serve. For more information about how you can directly support families like Casey’s, contact Sydney at slinden@joinpdx.com or 503-232-7052 ext 204. More information about JOIN’s programs and services can be found at www.joinpdx.com.

The RHAOregon Mission The Rental Housing Alliance Oregon 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 Alliance Oregon • 10520 NE Weidler St, • Portland, OR 97220 • Phone 503-254-4723 • Fax 503-254-4821 • www.rhagp.org • Hours: Monday through Friday 9am to 5 pm Editorial Staff: Cari Pierce • Teresa Carlson - Graphic Designer Publisher: The Rental Housing Alliance Oregon The opinions expressed in this newsletter are those of the authors and do not reflect those of the Board of Directors or the newsletter editor or committee.

All advertising inquiries should be directed to Cari Pierce at 503-254-4723.

Please notify the RHAOregon office of any address changes.

www.rhagp.org

2014 RHAOregon Office Closures: Office Hours: Monday - Friday 9 - 5pm Wednesday January 1, 2014 - New Years Day Monday May 26, 2014 - Memorial Day Friday July 4, 2014 - Independence Day Monday September 1, 2014 - Labor Day Thursday November 27, 2014 - Thanksgiving Day Thursday December 25, 2014 - Christmas Day Phone: (503)254-4723

Fax (503) 254-4821

10520 NE Weidler, Portland OR 97220

It’s tax time again by Katie Poole-Hussa Tax time is here again and you should be aware that rental income isn’t the only way to make money when you rent a property. There are many incentives and tax advantages given to rental owners that entitle you to larger profits. Some of these money saving advantages are available monthly, and some of which are available annually when filing your taxes.

Were you aware that often the entire amount of your property loan payment is tax deductible? This means that both the principle and interest payments made towards your property loan may possibly be deducted from your rental income. In addition, the interest that you pay on credit card purchases for your rental property is also tax deductible.

As a real estate investor, you want the rental income to match as closely as possible to the property expenses to minimize tax liability.

Some of the other common property expenses that are tax deductible include repair and maintenance costs, home office expenses, casualty or theft loss, all related travel to the property to make repairs or do regular inspections, professional fees such as an attorney or accountant, hazard insurance premiums, property depreciation beginning from year two of the rented property, and even a portion of your landlord association membership dues. The government provides us these tax exemptions to encourage greater real estate investing. Real estate investing plays a strong role in the economy, from the laborers who repair and build houses, to the mortgage broker who secures the property loan. Your investment dollars help to strengthen the housing sector in many ways and these tax deductions is our government’s way of saying “thanks.”

The major key to taking advantage of the available write-offs is good record keeping. A complete year-to-date file of your properties income and expenses will help ensure accuracy and assist your tax preparer in capturing the largest possible tax deductions for your business.

So start by organizing your credit card statements, mortgage and insurance statements, and receipts. In addition, always check with a tax adviser or the IRS about other returns, deductions, or advantages that may be available for your situation specifically. The tax laws change often, so consulting with a professional who is familiar with real estate investments will keep you up to date with what’s available to you as an investor. And don’t forget that their fee is a write-off!

WANT TO KNOW WHAT IS GOING ON AT RHAOregon?

VISIT: www.rhagp.org/calendar-event www.rhagp.org

Also, talk to each other. Real estate investors can help one another by just sharing their own experiences. The tax rules for landlords are pretty favorable. Let us learn from our peers, and the professionals, how to only pay our fair share of taxes.

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.

RENTAL ALLIANCE UPDATE - MARCH 2014:

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Navigating the Loan Application Process for an HOA or Condo Association

By Cliff Hockley President of Bluestone & Hockley Real Estate Securing a loan for capital improvements is one of the more difficult aspects of managing an HOA or Condominium association. This choose-your-own-adventure process is a combination of marathon meetings, meticulous documentation, inevitable disagreements and full procedural transparency. A knowledgeable management company with experience is needed to lead any community through the process.

Their communication skills and relationships with banks and construction professionals are vital to success and can’t be underestimated. These projects often need significant capital, but securing a loan can lessen the individual pressure on homeowners and give the community more financial flexibility. While the steps that make up this process seem simple, each is vitally important to securing a loan and improving not only a community’s physical features, but also its property values and long-term health.

For explanation’s sake I have broken this process into seven separate stages. Each varies in length but provides the most important hoops participants will jump through on this obstacle course. The steps go as follows:

Addressing Building Failures • The board is advised that their community’s buildings have damage that could be due to aging or construction defect.

A building consultant is hired to assess the damage and determine the source of the damage. Once the consultant has examined the damage and given their assessment there are two options. If the damage was caused during recent construction an attorney can be hired to pursue construction defect litigation, which can take up to 24 months. In the event the contractor is liable and the case is settled, insurance will pay for the needed repairs. If the damage is due to regular ‘wear and tear’ the community must explore options to pay for the project. In the event of either ‘wear and tear’ or construction defect, a scope of work will need to be compiled by the consultant before the process can continue

We know we have issues, but what exactly are they?

• The scope of work, which is needed in the event of both litigation and regular repair is a costly event and can cost communities up to $25,000. Despite its cost the document will show which capital improvements are needed, such as leaking roofs, gutter replacement, etc. The board, depending on the community by-laws, must call a meeting to decide whether or not they want to levy a special assessment against their homeowners to pay for a complete scope of work.

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Establishing Cost • Once they have a completed scope of work in hand they must work with their management company and the construction consultant to solicit project bids. A minimum of three bids must be given before a legitimate project budget can be compiled. It is also considered best practice because it shows that time has been spent to find the best fit and value for your job.

Budget Approval and Payment Options • With a first draft budget created for approval from the community (or board depending the governing documents) must be sought out. If the budget is rejected by the community a new budget must be submitted, but if the budget is approved three options are usually explored. The community can…

Draw from their reserve fund

Issue a special assessment

Pursue the loan For the sake of this article, let’s say the community chooses to pursue the loan.

Who’s the lucky bank?

• The management team, armed with the community’s blessing to pursue the loan must see if this community qualifies. Banks are contacted to make sure the community potentially qualifies for the loan. If the community does not qualify with one bank more options are explored until a bank determines that the given community qualifies for their loan process. This does not guarantee the loan is won, but allows the community to begin the application process.

Applying for the Loan • Each bank can ask for a different set of documents, but they will often ask for a combination of the following...

• Community financial history • Loan history • Governing documents • Community or board approval • Project budget and winning bid • Legal opinion • Loan repayment plan • Hopefully they are approved on their first try, but it may not happen. If it doesn’t work the first time, apply and apply again.

• How do we repay our loan?

• The final part of the loan process is the repayment plan. (continued page 18) www.rhagp.org

Navigating the Loan Process (continued from page 14)

www.rhagp.org

RENTAL ALLIANCE UPDATE - MARCH 2014:

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Navigating the Loan Process (continued from page 16) Communities must decide whether a special assessment or increased dues will pay off their newly minted loan. Many communities choose based on the consent of their board or home-owners. They are able to start their construction project, but it must be finished within a year.

The repayment period on the loan depends on their agreement with the bank.

For many communities it is unreasonable to pay for large capital construction projects without some kind of loan. The size of the loan obviously depends on the scope of the project but the conditions that allow the community to win the loan can vary greatly.

Depending on the initial health of the community, its location, the financial stability of the association, the community can wait years to complete the loan process. The benefits, such as improved property value, credit protection, and long-term improvements, often outweigh the challenges to securing the loan, but only your community and their management company can determine that as they begin their own loan adventure. *Bluestone & Hockley does not guarantee every loan application process will be exactly like the steps listed above. Each project is very different and needs special consultation to determine how it can be solved. This article is not legal advice and any loan application advice should be directed towards the Bluestone & Hockley Community Association Management Department led

by Department Manager Pam Hill.

2014 What is new at RHA? • Beginning January 1, 2014; Payments by check and credit card will be accepted on location for Dinner Meetings and Classes.

• If you register for a Dinner Meeting and DO NOT SHOW or do not cancel by the Friday before the Dinner meeting you will be charged the full price of the Dinner Meeting.

• A number of Rental Forms have been updated because of changes to the Oregon Landlord Tenant Act and are available for your purchase.

• The Rental Housing Association of Greater Portland will be doing business as Rental Housing Alliance Oregon. Due to this change you will see noticeable changes in our Rental forms. The rental forms under Rental Housing Association of Greater Portland are still acceptable to use as long as they are not forms that were affected by the January 1, 2014 Law Changes.

Visit: www.rhagp.org/store/category/forms 18

:RENTAL ALLIANCE UPDATE - MARCH 2014

www.rhagp.org

Distribute Rental Listings on the Go with zillow

FORM CHANGES 2014 Due to the Landlord Tenant Coalition Bill 91 the following forms have legal/informational changes that are effective January 1, 2014

•

101 Applicant Criteria and Screening Policies

•

102 Application to Rent

•

105 Application Denial

•

202 Deposit to Hold Agreement

•

203 Rental Agreement

•

205 Pet Agreement

•

211 Rules & Regulations

•

214 Temporary Occupancy Agreement

•

230 Guest Registration

•

235 Warning Notice of Violation

•

Zillow allows Landlords and Property Managers to Create and Distribute Rental Listings on the Go. Zillow, the leading real estate and home-related marketplace, just launched the Postlets® App for iPhone® and iPad®.

Postlets is a free listings creation and distribution tool, and is owned by Zillow®.

With the new Postlets App, users can distribute their rental listings to more than 20 of the top real estate and rental sites on the Web and mobile and easily share them on social media sites, all with the touch of a finger.

The app, specifically for rentals, allows landlords, property managers and real estate agents to quickly create, distribute and manage their rental listings on the go, and eliminates the cumbersome trudge back to the office desktop.

Postlets is the path for posting rental listings to the Zillow Rental Network, which includes Zillow.com® (the largest rental site on the Web), Zillow Mobile, HotPads™, Yahoo!® Homes, AOL Real Estate, and HGTV®’s FrontDoor®. Postlets also makes it easy to publish and manage rental listings to other top rental sites on the Web. “Landlords and property managers love Postlets because it lets them promote their rental listings for free to the widest audience possible, quickly and easily,” said Greg Schwartz, chief revenue officer at Zillow. “They have been asking for the ability to post listings on the go, and the Postlets App meets this need – and also makes it easy to manage listings after publication, with support for editing, sharing, renewal, and expiration.”

With the Postlets App for iPhone and iPad, landlords and property managers can: • Upload an unlimited number of photos.

• Specify available amenities and write descriptions on the spot.

• Instantly publish rental listings to the most popular rental sites on the Web. • Instantly share rental listings on Facebook and Twitter.

The Postlets App is available for free from the App Store on iPhone and iPad or at http://postlets.com/iOS. American Apartment Owners Association offers discounts on products and services for all your property management needs.

Find out more at www.joinaaoa.org.

239 Assistance Animal Agreement In addition there is a new form: 241 Warning NoticeNoncompliance Fees

www.rhagp.org

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

RENTAL ALLIANCE UPDATE - MARCH 2014:

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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

Dual and Affiliate members support the interest of rental housing through their membership in RHA

Hal’s Construction, Inc.

CCB#34434

Brian King, P.503-656-4999 20666 S HWY 213 OregonCity, 97045 www.halsconstruction.com halspave@easystret.net

ASSOCIATIONS

Portland Tax Company

Metro Area Smoke Free Housing Project

P.503-258-0700, F.503-256-1527 Full Service Tax and Accounting Portlandrose@comcast.net

P.503-718-6145 www.smokefreeoregon.com

ADVERTISING / MARKETING

ATTORNEYS

The Landlord Times P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.com

The Oregonian Media Group David Sandvig, P.503-221-8417 1320 SW Broadway Portland 97201 dsandvig@orgonian.com www.oregonianlive.com

APPLIANCE-RENT SRVS LEASE

Azuma Leasing

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

G&C Distributing Company Tony Kavanagh, P.503-288-0221 1205 NE 33rd, Portland 97232

CCB#189489 Adam Zumwalt P.503-781-3611 Exterior Surface Clean & Restore www.allsurfacecleaning.com

Joe Mosee & Cathy Mosee P.503-619-0500, C.503-888-6927 3600 SW Hall Blvd, Beaverton 97005

APPLICANT SCREENING

CoreLogic SafeRent 7300 Westmore Road, Suite 3 Rockville, MD 20850 P.888-881-3400 www.corelogic.com/saferent

National Tenant Network

John’s Waterproofing, Crawlspace Waterproofing P.503-233-0825 Fully Staffed www.johnswaterproofing.com

CCB# 15830

P.503-539-0811 Full Service General Contractor www.eatongeneral.com CCB# 162743

Charlie Kamerman

O’Meara Carpet Cleaning

TrueSource Screening, LLC David Mustard P.888.546-3588, F.888-546-3588 www.truesourcescreening.com

ASPHALT PAVING

Benge Industries Parking lot Maintenance Service Corey Wilkerson P.503-803-1950 corey@bengeindustries.com

Chase Commercial Term Lending

Ron Eiseman, P.503-886-1497 1300 SW Fifth Ave., Ste 950 Portland, OR 97239

Energy Diet Free Efficiency Installations P.503-960-5482 theenergydiet@gmail.com

FIRE/WATER DAMAGE RESTORATION

Cooper Construction

ELECTRIC CCB# 159954

P.503-288-2211 5331 SW Macadam #258-113 Portland, OR 97239

Freeman Electric

CARPET SALES

Anne Snyder-Grassmann P503-464-7534 1215 SW Salmon, Pdx 97204

Rental Housing Maint Service CCB# 163427

ENERGY CONSERVATION

CCB# 08587

P.503-232-3121, Since 1950 2305 SE 9th Ave, Portland, 97214 www.fire-water-restoration.com

Horizon Restoration CB#61648

Portland General Electric

Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com

Premier Mortgage Resources Matt Schiefer P.360-259-6990 MLO-120713 NMLS-1169 matt@mshomeloans.com www.pmmtg.com

Wells Fargo Home Mortgage

EFFICIENCY

DeKorte Electric, Inc.

Al Williams, P.206-264-1325 1366 91st Ave. NE Clyde Hill WA 98004

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

Mary D. Mann P.503-620-0898 marymann@goosehwc.com Goosehwc.com Energy Trust Trade Ally

P.503-803-6859 Call for RHA Member Discount

Contract Furnishings Mart

CCB# 34434

Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, 97045 www.halsconstruction.com

P.503-538-1983, 503-620-5005 Cleaning, Pet Odor Removal, Flood Damage www.omearacarpetcleaning.com

Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro,97124 www.cfmfloors.com

American Commercial Mortgage Network

Goose Hollow Window Co Inc. CCB# 53631 CCB# 154142

Upholstery, Pet Odor Removal, Flood Service P.503-914-8785 F.503-372-9163 Prospective RentersVerificationService www.duracleanllc.com dura-clean@comcast.net

P.503-254-4723, F.503-254-4821 Fast,affordable tenant screening www.rhagp.org

FINANCIAL SERVICES

DOORS

Dura Clean Carpet Cleaning

RHAGP

Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake Oswego, OR 97035 rs@peregrineprivatecapital.com

Dave Dronkowski, P.503-957-4186 Telephone,Internet & Cable TV Srvs david_dronkowski@cablecomcast.com

Hal’s Construction, Inc.

BASEMENT WATERPROOFING

CARPET CLEANING

P.503-655-0888, F.503-655-0900

1031 EXCHANGES / REITS TENANCY IN COMMON

CONCRETE

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

Marcia Gohman P.503-635-1118, F.503-635-9392 P.O. Box 21027, Keizer 97303 www.ntnonline.com

P.503-293-5400, F.503-813-2159 P.O. Box 230286, Portland, 97281 andersoncollectionagency@gmail.om

Comcast Business Services

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

G&G Construction Inc.

Oregon Legal AssistanceSrvs P.503-954-1009,F.971-266-8372 Evictions,small claims and Process Servicing

COMMUNICATIONS

Eaton General Construction

Jacob Turner & Tiffany Webb P.800-827-3130 www,complete-screen.com info@complete-screen.com

Anderson & Associates Credit Services, LLC

National Credit Systems, Inc.

CARPENTRY & REPAIRS

Complete Screening Agency LLC

Landlord Solutions

Mary Bass Regional Sales Director P. 1-800-530-2797

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

P.503-246-8934 Evictions, 1st Appearance, Process Serving www.barristersupport.com

P,503-242-2312, F.503-242-1881 P.O. Box 7087, Portland 97007 Online evictions & First Appearance www.landlord-solutions.com

COLLECTION AGENCIES

Jeffrey S. Bennett

Timothy Murphy Attorney at Law

Standard TV & Appliance

Barrister Support Service

All Surface Roofing & Maintenance LLC

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

Scott A. McKeown, P.C.

APPLIANCE-SALES ONLY

Action Services Wally Lemke, P.503-244-1226 P.O. Box 69621, Portland, 97239 Your eviction & process Svcs Special

CLEANING / CLEAN UP

Broer & Passannante, P.S.

Law Offices of Richard Schneider, LLC

Mac-Gray Corporation

EVICTIONS

The Floor Store

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

Formerly Web-Laundry Company Karen Anthony P.503-330-9628

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

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

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

BJ Rosow, P.800-707-1188 P.512-236-9000, F.512-239-9009 2905 San Gabriel St. #218 Austin, TX 78705

ESTATE PLANNING

Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com

CCB# 160672

John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd Portland, 97224

Paul Davis Restoration Serving Greater Pdx, The Coast & Willamete Valley P.888-728-4208, Em.503-822-5539 www.restorationportland.com

FIRE SAFETY

Tualatin Valley Fire & Rescue Eric T. McMullen P.503-612-7000 7401 SW Washo Ct. Ste 101 Tualatin, OR 97062 eric.mcmullen@tvfr.com

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

Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon 20

:RENTAL ALLIANCE UPDATE - MARCH 2014

www.rhagp.org

Dual and Affiliate members support the interest of rental housing through their membership in RHA:.

Rental Housing Maint. Svcs.

FLOOR COVERING

Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com

Contract Furnishing Mart Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com

Wieder Works

Junk Away Hauling

Midway Heating Co.

Rental Housing Maint Svcs

CCB#59382

P.503-786-9522 Serving the Portland Metro area info@pyramidheating.com

Midway Heating Co.

The Floor Store

EcoTech LLC

Attorney Drawn, Up-to-date Rental Forms P.503-254-4723 F.503-254-4821 Court-tested up-to-date rental forms

INSULATION

Goose Hollow Window Co inc

GUTTERS

Aylwin Construction

CCB# 104039

Gutter Installation,Repair, Cleaning P.503-998-7663 www.roofpdx.com

Larry Thompson Agency

Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 main@bluestonehockley.com

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

Robinson Financial Group Rita J. Robinson, P503-557-4997 Group & Indiv. Health Insurance

Eaton General Construction

CCB# 154142

P.503-539-0811 Full Service General Contractor www.eatongeneral.com

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

CCB# 163427

P.503-826-9404 Maintenance & Painting Specialist miesner@comcast.net CCB#

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

PROPERTY MANAGERS CCB# 185497

Brad Poppino P.503-659-7551, 503-957-8298 Interior/exterior/Lead Paint Certified

Alpine Property Mgmt.

G&G Construction Inc.

CCB# 162743

CCB# 163427

CCB# 142467

Rick Hallman P.503-819-1210 Quality Interior Painting Since 1992 hallmanrj@gmail.com

Rodda Paint

Alpha Ecological Pest Control

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

NW Pest Control

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

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

Apartment CommunityMgmt 2010 Fairview Ave Fairview, OR 97206 P.503-766-3365 www.acmportland.com

Associated Property Mgmt

Bluestone & Hockley Real Estate Service

PEST CONTROL

Frost Integrated Pest Mgmt

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

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

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

Alexa Fornes PDX800-729-3764 1200 NE 112th Ave Vancouver, 98684

Action Management Wendi Samperi, P.503-710-0732

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

Richard Hallman Painting CCB#53631

Mary D. Mann P.503-620-0898 Energy Trust Trade Ally www.goosehwc.com marymann@goosehwc.com

INSURANCE

HANDYMAN

Environmental Services Sewer inspection and repair Phone: 503-234-2118 info@soilsolutionsenvironmental.om www.soilsolutionsenvironmental.com

Gary Indra, P.503-678-2136 Prof. Interior & Exterior painting garyindra@rentalrepairs.com

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

Uptown Properties CCB# 198205 AJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bonded www.shepardbrothersmanagement.com

CCB# 163427

SOIL SOLUTIONS

Rental Housing Maint. Svcs.

Housing Authority of Portland

GENERAL CONTRACTORS

Rental Housing Maint. Svcs

PAINT / PAINTING

HOUSING AUTHORITIES

ProDrain & Rooter Svcs Inc

Gary Indra, P503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com

Ed White, P.503-232-6653 Free inspections, Testing and Remediation www.realestatemoldsolutions.com

Brad Poppino Painting Co.

CCB#36338

West 503-533-0430 East 503-239-3750 Drain Cleaning/Plumbing www.prodraidpdx.com

Terry Emmert, P.503-655-9933 11811 SE Hwy 212, Clackamas, OR 97015

Environmental Services Tank Locating, Sampling, Decommissioning and DEQ Certified Clean-ups Phone: 503-234-2118 info@soilsolutions-environmental.com Website: www.soilsolutions-environmental.com

RHAGP

Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie, OR 97222 www.drmasonry.com

Emmert Development Co

HEATING OIL TANK

Soil Solutions

FORMS

MASON CONTRACTORS

MOVERS-HOUSE

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

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

MJ’s Plumbing Michael LeFever, P503-261-9155 1045 NE 79th Portland, OR 97213

Real Estate Mold Solutions CCB# 24044

CCB#176655

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

MOLD

P.503-252-4003 12625 SE Sherman St. Portland, OR 97233 CCB# 163427

Liberty Plumbing

LANDSCAPING

D&R Masonry Restoration Inc. CCB# 99196

HEATING OIL

Gary Indra P.503-678-2136 Vinyl, VCT, Ceramic, Hardwood

Home Repair PDX

CCB#24044

Pyramid Heating & Cooling

Jim Cripps, P.503-519-4920 jandbhardwoodfloors@gmail.com

Grumpy’s Drains Portland’s #1 Drain Cleaning Svcs www.grumpysdrains.com P.503-422-9476

Oregon Tree Care

P.503-252-4003 12625 SE Sherman St. Portland, OR 97233

J & B hardwood Floors, Inc

P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We galdly quote prices over the phone

P.503-929-9437 www.oregontreecare.com info@oregontreecare.com

HEATING & COOLING

CCB# 154142

Apollo Drain

Insurance & Financial Planning P.503-655-2000 1751 Willamette Falls Dr., West Linn, 97068 Allstate Agencies / Sam Workman

P.503-241-4949 5000 Meadows Rd, #230 Lake Oswego, OR 97070 rs@peregrineprivatecapital.com CCB# 177966

PREFERRED VENDORS

PLUMBING/DRAIN CLEANING

Peregrine Private Capital Corp

P. 503-517-9027 Licensed bonded insured trash outs jcdoud@msn.com

Eaton General Construction

Workman Insurance-Allstate

INVESTMENT SERVICES

HAULING

Eric Eaton P.503-539-0811 All Types of Floor Covering www.eatongeneral.com

201298 Troy K. Rappold, P.503-236-8274 1125 SE Madison St. #201 Portland, OR 97214 www.homerepairpdx.com

CCB#

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

Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro,97124 www.cfmfloors.com Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com

G&G Construction Inc.

CCB# 163427

Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 97219

Elizabeth Carpenter LizC Real Estate Invest. LLC P.503-314-6498, F.503-698-6566 10117 SE Sunnyside Rd #F-215 Clackamas, OR 97015

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, OR 97239

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

Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon www.rhagp.org

RENTAL ALLIANCE UPDATE - MARCH 2014:

21

PREFERRED VENDORS: PROPERTY MANAGERS

Dual and Affiliate members support the interest of rental housing through their membership in RHA

(continued)

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

MicroProperty Mgmt.

“We focus on the small details” P.503-473-3742 jeannie@micropropertymgmt.com

Portland Pioneer Properies P.503-238-2560 pppropertiesllc@comcast.net Full Property Mgmt service

Uptown Properties Chris Shepard P.520-204-6727 2830 NW 29th Portland, 97210 www.shepardbrothersmanagement.com

Voss Property Management Richard Voss, P.503-546-7902 6110 N lombard St. PDX, 97203

RADON

Cascade Radon Inc. P.503-421-4813 cascaderaon.com office@cascaderadon.com

Chris Anderson John L. Scott Real Estate

Rental Housing Maint Svcs

P. 503-783-2442 503-783-2442 chrisanderson@johnlscott.com

Denise L. Goding Keller Williams Realty

All Surface Roofing & Maintenance LLC

P.503-336-6378 C.503-799-2970 www.denisegoding.com

Elizabeth Carpenter LizC Real Estate Investment LLC P.503-314-6498, F503-698-6566 Liz@lizcrei.com, www.lizcrei.com

HFO Investment Real Estate

J.L. Lutz & Company Jim Lutz P.503-297-7101 F.503-291-7851 www.jimlutzcim.com contactjimlutz@gmail.com

REAL ESTATE SALES

Bluestone & Hockley Real Estate Services Cliff Hockley P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219

Horizon Restoration John Pedden P.503-620-2215, F503-624-0523 7235 SW Bonita Rd PDX, 97224

Paul Davis Restoration Serving Greater Pdx, The Coast & Willamete Valley P.888-728-4208, Em.503-822-5539 www.restorationportland.com

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

TELEPHONE CCB# 149575

CCB# 160672

Comcast Telephone, Internet, Cable & TV Srvs Dave Dronkowski P.503-957-4186

WATERPRROFING / CONCRETE REPAIR

D&R Waterproofing, Inc. Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd.

Milwaukie, OR 97222 www.drmasonry.com

Parking Lot Maintenance Svcs Corey Wilkerson P.503-803-1950 corey@bengeindustries.com

Hal’s Construction Inc.

Benge Industries Parking Lot Maintenance Services Corey Wilkerson P.503-803-1950 corey@bengeindustries.com

Benge Industries

P.503-539-0811 Full Service General Contractor www.eatongeneral.com

Helping solve business challenges to reach your goals.

Ami Stevens, P.503-407-3663 astevens@fromhere2there.com

STRIPING CCB# 104039

SEAL COATING

Eaton General Construction CB# 154142

Environmental Services Radon Testing and Mitigation Phone: 503-234-2118 info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com

From Here 2 There CCB# 189489

Lynn Whitney, P.503-284-5522 Free Inspections, ReRoof and Repairs. www.realestateroofing.com

RESTORATION/RECONSTRUCTION

Soil Solutions

SMALL BUSINESS SUPPORT

Real Estate Roofing Service

The Garcia Group

EcoTech LLC

EcoTech LLC

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

Aylwin Construction

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

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

ROOFING

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

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

CCB# 163427

Gary Indra,P.503-678-2136 Fully Licensed to do it all Garyindra@rentalrepairs.com www.roofpdx.com

WINDOWS / STORM WINDOWS CCB# 34434

Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR 97045 www.halsconstruction.com halspave@ easystreet.net

Goose Hollow Window Co Inc

Mary D. Mann P.503-620-0898 Energy Trust Trade Ally marymann@goosehwc.com goosehwc.com

CCB# 53631

SEWER

Soil Solutions Environmental Services Sewer inspection and repair Phone: 503-234-2118 info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com

While the Rental Housing Alliance Oregon accepts advertising at face value, it cannot endorse the advertiser or otherwise guarantee the quality of the products or services being advertised. Such guarantees, written or implied, are solely the responsibility of the advertiser.

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

22

:RENTAL ALLIANCE UPDATE - MARCH 2014

www.rhagp.org

Mon-Fri 8am to 5:00pm 1205 NE 33rd l Portland OR 97232 503.281.2100 - p l 503.281.5644 - f

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

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