November 2021
A monthly newsletter published by the Rental Housing Alliance Oregon
rha est. 1927
www.rhaoregon.org
In this issue:
RHA Calendar of Events............................................page 2 Executive Directors Message.......................................page 3 Dear Maintenance Men.......page 4 The Silly Season........................page 5 8 Key Steps to 1031 Exchange.....................................page 6 Roofing 101 Series..................page 9 TVFR- Holiday Safety...................................back cover
From the Desk of the Executive Director .......... SEE PAGE 2
Rental Housing Alliance Events & Classes
Join us for RHA Oregon’s Membership Meeting
• • • •
Where: via Zoom When: Wednesday November 17, 2021 at 6pm Price: FREE Speaker: Adam Abplanalp with Cobalt P.C
•
Topic: Join Adam Abplanalp, CPA, Managing Principal of real estate-focused accounting, tax, and advisory firm Cobalt, P.C., for a discussion of tax basics related to rental property ownership and management, including tax deductions, claiming rental income (including COVID landlord assistance funds), and how Federal, state, and local tax changes will and may affect you
•
FREE Virtual Raffle
DATE
EVENT
LOCATION
TIME
11/13
Board Retreat
Zoom/Annex
9:00am
11/20
Mentor Round Table
Zoom
11:00am
11/25
Thanksgiving Day
Office Closed
Closed
RHA Office closed in honor of the Thanksgiving holiday.
11/26
Black Friday
Office Closed
Closed
RHA Office closed in honor of the Thanksgiving holiday.
12/08
Board Meeting
Zoom
4:00pm
12/24
Christmas Eve
Office Closed
Closed
INFORMATION
RHA Office closed in honor of Christmas holiday
DATE
CLASSES
LOCATION
TIME
INSTRUCTORS
11/02
Improve Your Chances of Collecting Covid-Era Rent
Join.me
7:00pm
Robert Collier with LandlordReference.com
11/10
Improve Your Chances of Collecting Covid-Era Rent
Join.me
7:00pm
Robert Collier with LandlordReference.com
11/11
Pet Policy and ESA’s: How to Be Successful In Today’s World
Zoom
6:30pm
Dan Hayes with Real Property Management Solutions
11/18
Improve Your Chances of Collecting Covid-Era Rent
Joim.me
7:00pm
Robert Collier with LandlordReference.com
11/18
Investment Property Analysis Workshop: How To Determine If Your Rental Property Is Still a Good Investment
Zoom
11:30am
Dee Reddy with Garcia Group
11/23
Notices of Termination – Selling Tenant Occupied Properties
Zoom
6:30pm
Charles Kovas with Charles Kovas Law
12/01
Improve Your Chances of Collecting Covid-Era Rent
Join.me
7:00pm
Robert Collier with LandlordReference.com
12/07
Online Tenant Screening Class
WebEx
11:00am Marcia Gohman w/National Tenant Network
12/09
Rental Owners, the Biden Tax Plan and 1031 Exchanges
Join.me
7:00pm
Robert Collier with LandlordReference.com
12/14
Improve Your Chances of Collecting Covid-Era Rent
Zoom
6:30pm
Rick Gann with 1031 Capital Solutions
12/16
Online Tenant Screening Class
WebEx
11:00am Marcia Gohman w/National Tenant Network
12/16
Notices of Termination – Selling Tenant Occupied Properties
Zoom
11:30am
Charles Kovas with Charles Kovas Law
12/22
Online Tenant Screening Class
WebEx
7:00pm
Marcia Gohman w/National Tenant Network
Registration/Cancellation Policy: To qualify for the early bird registration rate you must have your registration into the RHA office no later than 4:59pm on the listed early registration date in the advertising for the event. Deadline for refund/credit or cancellation of registration is up until 48 hours prior to the date and time of the class/seminar, up until 48 hours prior you will be refunded 100% of the cost to attend. If a registered guest/member does not cancel and/or does not show to the scheduled class/seminar then the registered guest/member will be required to pay the full amount of the class/seminar. All registrations are non-transferable. As all classes are currently zoom classes please make sure that you have received the invite at least 2 hours prior to the scheduled time of the class, if you have not received the invite via email then notify the office at least 1 hour prior to the class or prior to closing of the office. Please log into the zoom meeting at least ½ hour prior to scheduled class time to make sure you are logged in correctly. RHA is not responsible for refunds due to the class participant’s inability to access zoom meeting login.
For additional class/event information visit: https://rhaoregon.org/education 2
RENTAL ALLIANCE UPDATE November 2021
www.rhaoregon.org
From the desk of the Executive Director Ron Garcia, RHA Oregon Executive Director
Much of our industry has changed in recent years, including the best practices necessary to be a good landlord. New laws and regulations, new technologies, enhanced accounting programs, targeted vendor services that both improve a resident’s experience and/or relieve a property provider’s burden, have exploded. The resulting effects require us all to retool, regroup and re-think how we used to do things in order to determine what we need to do now, to adapt. Rental Housing Alliance Oregon has long been a landlordmember based community. In the past, Property Managers and Vendors joined mainly to prospect for potential new clients and to build up their own book of business. While there is certainly nothing un-noble about this motivation, it was often perceived as self-serving. Indeed, many DIY Landlords have boldly proclaimed that no Manager or Vendor could ever do “it” better than they could. In the old days, it wasn’t uncommon for landlords to consider Property Managers as nothing more than expensive rent collectors; and Vendors (from roofers to bookkeepers) deemed as excess luxuries. We can no longer travel down that road. We need a new direction to stay ahead of the curves. Allow me to introduce a new name for a new “virtual highway” called “the CRAFT of Rental Property Ownership”. Community. Resources. Advocacy. Forms. Training. Our Community has expanded. Property Managers, DIY Landlords, Vendors, Builders, and Policy Makers and Community Action Agencies are all equal stakeholders. We rely on one another; benefiting by our association through networking, sharing, messaging and core values. Developing relations and fostering trust is critical in the housing industry. We have never needed more urgency to work in community, and to improve the professionalism, image and reputation of rental property owners, and the residential investment property business as a whole. This includes fostering improved relationships between Landlords and Tenants. We are shared Resources. Property Managers, DIY Landlords, Vendors and Agencies are actively engaged in www.rhaoregon.org
creating and sustaining affordable and quality housing. Through their actions and interactions, they provide valuable guidance to one another and share best practices among industry peers. From their own perches, they can write articles, teach classes, become board members, and reach out to the community at large. In my nearly 35 years in the housing world, I have come to the humble conclusion that I receive much more from other professionals than I could ever pay back as an individual. Advocacy counts. Housing laws are among state and local governments’ top priorities. Our footprint matters. By continuing our individual and united engagement in legislative activities, including our voice in surveys, and “calls to action” and opportunities to donate to valuable PACs that support our stands, we vastly increase our effectiveness. We must hold onto the belief that solutions to complex problems exist and we need to work together rather than remain at odds. Housing Forms must be continually updated and vigorously understood. They are the product of federal, state, and local law. They offer a roadmap for rental providers, tenants, attorneys, accountants, and courts to stay on track and succeed in business. They are guideposts for Vendors, to learn the rules on tenants’ rights, like Fair Housing or granting access, or habitability, which allows them to distinguish themselves as competent service providers in the housing market. Attending professional Training beyond the scope of collecting CE Credits should be our industry standard. Classes provide a unique and targeted format to share the instructor’s specialties and skills while meeting us as their targeted demographic. Covid taught us all how to use technology to learn online. There is simply no excuse for not keeping up to date any longer. In summary, as the residential housing infrastructure undergoes seismic shifts that will have lasting impacts on all of those involved in the market, I contend that organizations like Rental Housing Alliance Oregon are best positioned to provide the necessary support for all stakeholders who have an interest in creating and maintaining the opportunities designed to continue to provide safe and affordable homes. RENTAL ALLIANCE UPDATE November 2021
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Dear Maintenance Men by Jerry L’Ecuyer & Frank Alvarez
Dear Maintenance Men: What is an economical method of cleaning concrete driveways and sidewalks? The concrete has oil stains, chewing gum and organic matter stains. John
5: Write down and post this information in a public area of your apartment building, including emergency phone numbers and how to get hold of management. Alternatively; Post this information on the inside of a kitchen cabinet door in each rental unit.
Dear Maintenance Men: I want to create a seating and relaxing area in the middle Dear John: of my building’s courtyard. My thoughts are to use decomThere are a few things you can do to help clean up the concrete. posed granite and eliminate the current grass area. How do Oil stains can be spot treated with cat or absorbent litter. go about installing the surface without making a mess or a Spread the cat litter over the oil stains and grind the litter into future headache for myself. the stains with your shoes. Leave it for 24 hours and sweep up Bryan after. Chewing gum can be removed by chilling the gum with ice or CO2 spray and using a putting knife to lift and scrape Dear Bryan: the gum off of the concrete. Use detergent and a stiff brush to Decomposed granite or DG for short is a great way to add a remove the gum stain. Organic matter stains can be removed durable, natural and water wise surface. A few things you with power washer spray. If you have a large area of concrete need to know before you get started. The key word in DG is to clean, use a power washer. Set the power washer to 3000 “Decomposed”. In other words, this granite is decomposing. PSI and use the wide spray head. Be careful not to gouge the There are three options: raw DG for flower beds, stabilized concrete with the spray; keep the hand wand moving. Softer DG for walkways and resin-coated DG for driveways. For material like brick will need less PSI or more distance between your purpose you need to use a stabilized DG for walkways. It the spray head and the bricks. has a binder mixed into the DG. Non-stabilized DG is much cheaper, but will of course decompose, create dust when dry Dear Maintenance men: and slush when wet. To properly install DG, dig down three I have given my residents information on how to prepare a inches overall and use a wood, rock or brick border to keep personal emergency preparedness kit for their families. My the edges of the DG from crumbling. As an option, lay down a question is for you is: does my Apartment or commercial weed barrier cloth under the DG. Apply DG in one and a half building need an emergency preparedness kit? And if so, inch layers, water down (don’t flood) and tamp or use a heavy what should be in it? roller to compress the DG. Wait eight hours between layers to Diana let the DG settle. Repeat the above for each subsequent layer. When installed properly, the DG surface will be rock hard, Dear Diana: stable, dust free and will allow water to drain. A quick list of what should be in your family disaster preparedWE NEED Maintenance Questions!!! If you would like to see your mainteness kit: Flashlight with batteries, canned goods, a Gallon of nance question in the “Dear Maintenance Men:” column, please send in your water per person, a knife, Meds and blankets at minimum. questions to: DearMaintenanceMen@gmail.com Now this works ok for a family, but may not be appropriate for Bio: an apartment building. The residents may very well shelter in If you need maintenance work or consultation for your building or project, please place during a disaster and be fine. What may be in danger is feel free to contact us. We are available throughout Southern California. For an appointment please call Buffalo Maintenance, Inc. at 714 956-8371 your property! Start with a bit of preventive disaster mainteFrank Alvarez is licensed contractor and the Operations Director and co-owner nance. of Buffalo Maintenance, Inc. He has been involved with apartment maintenance & construction for over 30 years. Frankie is President of the Apartment Associa1: Locate the main water shut-off valve and any minor tion of Orange County and a lecturer, educational instructor and Chair of the shut-off valves. Make sure the valves are in working order. If Education Committee of the AAOC. He is also Chairman of the Product Service they are gate valves, it might be time to upgrade them to ball Counsel. Frank can be reached at (714) 956-8371 Frankie@BuffaloMaintenance.com For more info please go to: www.BuffaloMaintenance.com valves. Old gate valves are notorious for breaking valve stems Jerry L'Ecuyer is a real estate broker. He is currently a Director Emeritus and at the moment you need them to work. Past President of the Apartment Association of Orange County and past Chairman of the association’s Education Committee. Jerry has been involved with 2: Locate and clearly mark the main electrical panel. apartments as a professional since 1988. 3: Locate and mark the main sewer clean-out. Run a mainline snake or hydro jet at least once a year. (A Friday evening main back-up is a disaster.) 4: Locate and mark the main gas or fuel oil shut-off valve. 4
RENTAL ALLIANCE UPDATE November 2021
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The Silly Season
by Marcia Gohman, National Tenant Network Greetings! I’m sending out this note because the “Silly Season” has kicked off EARLY!! In normal times we see maybe two or three sex offenders in a month. Today I encountered my FIFTH one for this week!! It’s crazy! Be sure you have written screening criteria, and make the applicants sign it. You can be fined if you fail to give the applicant written screening criteria. Criteria helps the applicants to know that you will be checking all of their information carefully. Now, back to our regular “Silly Season”… Trying to rent your place any time between Thanksgiving and the New Year? Be very careful! This is the time of year that we call, “The Silly Season”. If you think about it, who would want to move this close to Christmas? Nobody in their right mind! That’s who! Many of us already have Christmas Decorations up; we have purchased a tree or lights and other assorted decor for our homes, front porches, and lawns. So why would someone be moving this time of year? Because they HAVE to. Typically the applications we see from December to January 1st have the most inventive information and the most interesting Criminal reports we see all year. • On one application under “Why are you moving” “Just got out of the Canadian Navy”.. Canada has a Navy, but he was just released from prison in Washington. That’s close, right?
BIG Hurry, you tell them it will take you five days to complete your verification process. And no matter how tempting, remember that almost everyone who offers to pay you six months’ rent in advance is a recreational pharmaceutical salesperson. (Drug Dealer) Verify all telephone numbers. Just today I have found that one phone number was a family member, and one was to a friend who runs a storage facility. The applicant listed that she lived in #6. How did I find that? Google Earth. It’s a great tool for landlords! Plug in the address and see what comes up! Does it appear to be an apartment community? A house? Or is it a strip mall or office complex? Portlandmaps.com is also a wonderful instrument for digging if your applicant is from that area. If you are given what appears to be a single-family residence address, you can find the county tax assessor and get the owner’s name and address. Many counties have a Tax Assessor web site where you can enter the address and find the owner. You still have to find the phone number; use Whitepage.com or Truepeoplesearch.com which might be even better, and I’m considering using them more than the other options. You can also just Google the phone number. If the applicant gives you a number for his/her employer, you can internet search it and see if the number belongs to the company or is a friend’s cell phone number. After searching up the company info I call them directly rather than the number provided. Many employers also have an email for HR on their web site. One of my favorite tricks, when I know I’m going to talk to a friend or family member, is to call and ask about the rental I heard they have. The family member automatically says, “What?!? We don’t have rentals!”, and bingo. You have verified a fib on the application. I know, I know. This sounds like a LOT of extra work. But it will pay off in the end. You don’t want to start out your New Year looking for lawyers, or stuck with a bad tenant, because you didn’t verify that “One little Thing”..
•
On another application the applicant listed her name, then we noticed a different last name in her email address and that she signed it with a slightly different name..
•
The applicant warned the landlord that there was “This one little thing” on her criminal report. Two Pages of little things. Apparently they all blend together.
There are good people moving, so don’t lose hope. Yes, we have all the COVID stuff, and we’re still working with people displaced from the fires last year. Just be careful and take things slowly.
So what do we do? We take things very slowly. Pay more attention to how the application is filled out, check picture ID more carefully, and ask for a recent pay stub. If the applicant is in a
Once we get to January the company transfers go out and the better applicants re-appear. Until then, just remember. ‘Tis the Season!!
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RENTAL ALLIANCE UPDATE November 2021
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8 Key Steps in the 1031 Exchange Process by Austin Bowlin, CPA – Partner at Real Estate Transition Solutions
Paying taxes on the sale of rental property can be very expensive. In some states, the total amount of tax can be as high as 42.1%. That is why many property owners utilize a 1031 Exchange to defer, reduce, and even eliminate taxes related to the sale of investment property.
Intermediary (QI) before closing on the sale of the relinquished property.
With a 1031 Exchange, rental property owners can sell their existing investment property and defer paying capital gains tax if the proceeds are reinvested in another investment property of equal or greater value. Additionally, for many investment property owners, a 1031 Exchange also allows for a transition to passive management while improving monthly income potential and diversifying their real estate investments.
• The Exchanger has 45 days from the sale date of their relinquished property to identify their replacement properties.
However, the 1031 Exchange process can be complex and stressful. IRS exchange rules are very rigid, and the 1031 Exchange timeline must be strictly followed to qualify for tax deferral. That is why we make sure our clients understand 8 key steps in the 1031 Exchange process before listing a property for sale. Step 1: Calculate Your Gains Tax Liability Calculating the tax liability on the property you are selling is generally the first step in the Exchange process. Property owners can pay up to 42.1% in taxes related to the sale of their investment property depending upon the state the property is located and the amount of taxable gains – net proceeds less the original tax basis. The taxes applied to taxable gains are as follows: • • • •
Federal Capital Gains Tax: 15% – 20% State Capital Gains Tax: 0% – 13.3% Depreciation Recapture Tax: 25% Net Investment Income: 0% – 3.8%
Step 2: Understand 1031 Basics, Rules & Timing Requirements To help ensure your 1031 Exchange is successful, it is critically important to have a basic understanding of how exchanges work, IRS rules, and timing requirements that must be followed to qualify. Here are 8 key rules that apply to every 1031 Exchange. • The Exchange must be for “like-kind” investment property that is held for use in trade or business or for investment. •
The Exchange must be set up with a Qualified 6
RENTAL ALLIANCE UPDATE November 2021
• The legal ownership entity on the title of the relinquished property must also acquire the replacement property (must be the same legal entity).
• Following the close of the sale of their relinquished property, the Exchanger has 180 days to close on the sale of their replacement property. • The Exchanger may identify up to three replacement properties. The aggregate value of the properties identified may not exceed 200% of the value of the relinquished property. The Exchanger may identify any number of properties with any aggregate value but must close on 95% of the aggregate value of the replacement properties. • The replacement property’s value must be equal to or greater than the relinquished property. All equity resulting from the sale must be used. • Exchangers cannot take possession of their Exchange funds. Step 3: Set Financial & Lifestyle Objectives for Your Exchange Setting financial and lifestyle objectives is another critical first step with every 1031 Exchange. These objectives should be based on what you are looking to accomplish today and well into the future. Identifying and selecting replacement properties should be based on key objectives including lifestyle, risk tolerance, cash flow, and appreciation goals, liquidity, desire for management control, debt considerations, and estate planning needs. Setting objectives is critical in developing the right 1031 Exchange strategy. Step 4: Assess 1031 Replacement Property Options Identifying suitable replacement property can be a challenging and stressful process. Therefore, we recommend assessing potential replacement properties before listing your relinquished property. Several factors must be carefully considered when seeking to align your financial and lifestyle goals with the right ownership structure, locations, property (continued on page 7) www.rhaoregon.org
8 kEY STEPS FOR 1031 EXCHANGES CONTINUED FROM PAGE 6
types, and property attributes for replacement properties. Step 5: Work with a Realtor to Sell Your Relinquished Property After you become familiar with the different property ownership structures and are comfortable with the types of replacement properties available, the next step is to work with a realtor/broker to get your existing investment property (relinquished property) listed. Step 6: Open an "Exchange" with a Qualified Intermediary Once your relinquished property is under contract but BEFORE closing on your relinquished property, open an "Exchange" with your qualified intermediary. Required by the IRS for a valid Exchange, a qualified intermediary (also known as a “facilitator” or “accommodator”) is the entity that receives the sales proceeds upon the sale of your relinquished property, holds onto the proceeds while your replacement property is identified, and releases the funds to acquire the 1031 Exchange replacement property. Step 7: Identify Your 1031 Replacement Property Per the IRS's 45-Day Rule, you must identify your replacement property within 45 days after the sale of your relinquished property. Your 1031 advisor at Real Estate Transition Solutions will help you identify qualified properties best suited to meet your goals.
Austin Bowlin, CPA - Chief Exchange Strategist & Partner at Real Estate Transition Solutions As Chief Exchange Strategist, Austin leads the firm's team of licensed 1031 Exchange advisors & analysts and provides consultation on tax liability, deferral strategies, legal entity structuring, co-ownership arrangements, 1031 replacement property options, and Delaware Statutory Trust investments. About Real Estate Transition Solutions Real Estate Transition Solutions is a consulting firm specializing in tax-deferred 1031 Exchange strategies and Delaware Statutory Trust investments. For over 26 years, we have helped investment property owners perform strategic 1031 Exchanges by developing and implementing well-planned, tax-efficient transition plans carefully designed to meet their objectives. Our team of licensed 1031 Exchange Advisors will guide you through the entire Exchange process and help you select 1031 replacement properties best suited to meet your goals. To learn more about Real Estate Transition Solutions, call 206-502-4862 or visit our website at www.re-transition.com/rhaor. IMPORTANT INFORMATION The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell securitized real estate investments. Such offers are only made through the sponsor's Private Placement Memorandum (PPM), which is solely available to accredited investors and accredited entities. Case studies and examples are for illustrative purposes and not representative of future results. There are risks associated with investing in real estate properties, including, but not limited to, loss of entire investment principal, declining market values, tenant vacancies, and illiquidity. Because investor situations and objectives vary, this information is not intended to indicate suitability for any particular investor. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your situation. DST 1031 properties are only available to accredited investors (generally described as having a net worth of over $1 million dollars exclusive of primary residence) and accredited entities only. If you are unsure if you are an accredited investor and/or an accredited entity, please verify with your CPA and Attorney. Securities offered through Aurora Securities, Inc. (ASI), member FINRA/SIPC. Advisory services offered through Secure Asset Management, LLC (SAM), a registered investment advisor. ASI and SAM are affiliated companies. Real Estate Transition Solutions (RETS) is independent of ASI and SAM.
Step 8: Close on Your Replacement Property Per the IRS's 180-Day Rule, you must complete the purchase of your replacement property within 180 days after closing on your relinquished property. Once you close on the purchase of your replacement property, let your tax advisor know you have performed a 1031 Exchange so the property tax forms can be prepared. The Bottom Line IRS Section 1031 is undeniably one of the most generous sections of the tax code, however, IRS rules are absolute and must be followed. Having the right team in place and working with a highly experienced 1031 Exchange Advisory firm to help guide you through the process will help you make the most of your exchange opportunity. If you are considering a 1031 Exchange and would like to discuss which strategy is appropriate for your situation, contact Real Estate Transition Solutions and speak to one of our licensed 1031 Exchange Advisors. To schedule a free consultation, call 503-832-6463, email info@retransition.com, or visit www.re-transition.com/rhaor. www.rhaoregon.org
FIND EVICTIONS STRESSFUL?
503-‐242-‐2312
Full FED Service First Appearances evict@landlord-‐solutions.com Small Claims
RENTAL ALLIANCE UPDATE November 2021
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RENTAL ALLIANCE UPDATE November 2021
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Roofing 101 Series: Is Your Roof Rain Ready? by: Steve Pinkus – Owner of Royal Roofing Company-Permission to reprint by Apartment Owners Assoication
Preventative maintenance is always better than waiting for a problem to arise and having to fix it in a panic. If you ignore the “check engine” light in your car for too long, you could end up stranded on the side of the road. If you do the same to your roof, you could be awake at 2:00 am during a storm begging for an emergency leak repair. Even after the clouds pass, you’ll be left with property damage, angry tenants, and a big bill from your roofer. #1 Cause of Roof Damage Contrary to popular belief, water is NOT the #1 cause of roof damage. Extreme weather is a culprit, but the sun does far more roof damage in the long run. In the summer months, the impacts of extreme heat and UV rays make your roof vulnerable before moisture becomes a problem. Similarly, fallen leaves and debris from a lack of regular maintenance can compromise the integrity of your roof. Preventative Care Just like with your car, you can stop many roof problems from happening with preventative care—but only if you know what to look for. The rainy season in Southern California can run as early as October and last through April showers in the spring. Completing the following checklist in advance of rain will not only save you money in the long run, but it is a quick and easy way to give you peace of mind for when the next storm strikes. Roof touch-ups can often be done in a single day and at a nominal expense, especially compared to fixing serious damage if you allow it to happen. Check Roof Penetrations: Like most good things in life, you have to watch out for unintended consequences. Air conditioning duct work, skylights, chimneys, and satellite dishes all need to penetrate the roof to be installed. Those penetrations are far more susceptible to leaking compared to the “filed” where the roofing material is uninterrupted. Any roof opening MUST be monitored carefully. Luckily, preventative touch-ups to the seals are easy, affordable, and effective. Fix Physical Damage: Cracked seals? Worn down shingles? Broken tiles? Rain only needs one point of entry to compromise the protection your roof is giving you. Physical roof damage is the most obvious red flog this is somehow still ignored too often. Replacing a few broken tiles now can save you from www.rhaoregon.org
having to spend thousands of dollars on repairing your building after heavy rainfall. Look for Ponding Water: When it does rain, a quick peek at the roof could reveal major red flags. For flat and low slope roofs, the accumulation (“ponding”) of water can reveal which areas of your roof need attention. While some ponding water remaining for 12-48 hours after it rains can be normal, significant ponding more than 48 hours after a storm is a red flag. Even if it has not rained for months, you can still check for signs of ponding, as indicated by black or brown discoloration on your roof. Even worse, if you see staining on the ceiling inside you already have a problem and need to call a specialist immediately. Ensure Water Can Flow: When there is rain, it needs to flow freely without interruption. Clogged gutters, drains, and downspouts mean two things: not only will the backed-up water sit and soak in to cause damage, but it can overflow and go upstream where it should not. Simply clearing away leaves and debris can stop the build-up of water and save you thousands of dollars. If the fallen leaves and branches become unmanageable, you may need to trim back overgrown trees. Keep Maintenance Records: Logging oil changes and service for your car removes doubt and instills confidence for both you and potential buyers in the future. Just like your car, your property benefits from setting a maintenance plan and keeping detailed records. Every time someone steps on your roof, you must log it: otherwise the results of your hard work by following the steps above are not being maximized. By documenting maintenance, service calls, and suspected wear patterns, you can prove how well you take care of your roof. You’ll be empowered when talking to roofing contractors, and your bank account will thank you for it. Of course, safety should always be your #1 priority. If you’re unable to safely get on your roof, cannot view it from a ladder, or just want an expert there from the start, call a Royal Roofing Company specialist today for a free roof inspection. (Editor’s Note* see the partners page at rhaoregon.org for roofers in the Portland area) Roofing 101 is provided for by Royal Roofing Company and led by industry veteran and owner Steve Pinkus. Royal Roofing Company has stayed in continuous business for nearly 40 years in Sourthern California under the same license. That’s because they (continued on page 11) RENTAL ALLIANCE UPDATE November 2021
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ATTENTION MEMBERS!!! The following are changes to the RHA Oregon By-Laws that take effect January 1, 2022; ARTICLE III – QUALIFICATIONS FOR MEMBERSHIP, FEES, DUES AND PRIVILEGES Section 1. (2022 CHANGES)CLASSES: There shall be four total classifications of membership in the association; three shall be regular members and one shall be a limited member. Regular members are called: Active Membership, Vendor Membership, and Professional Membership. Limited members are called Designation Membership. Section 2. (2022 CHANGES)ACTIVE Membership shall include owners/operators of any residential property which is rented or leased (aka landlords or residential housing providers). Section 3. (2022 CHANGES)VENDOR Membership shall include any person, firm (except property management), or organization, which provides goods or services that would be of benefit to the owners or operators of rental housing. Vendor Members shall be provided opportunities to make their goods and services known to Regular and Professional Members. Section 4. (2022 CHANGES)PROFESSIONAL MEMBERSHIP Shall include those individuals, firms or organizations that provide fee-based management services to owners or operators of rental housing (aka property managers and property management companies). This class of membership shall enjoy all the benefits of Active Membership and Vendor Membership, along with those benefits of Designation Membership. Dues shall be charged according to current schedules for Regular Membership not to exceed the maximum annual amount based on the number of units managed that constitute their Designation Members. Section 5. (2022 CHANGES)DESIGNATION membership Shall Include clients of Professional Members (property managers) who have limited access to association benefits, including: legislative advocacy, designated classes, legal updates, and events (provided they are registered in advance by their designated Professional Member). Sections 5, 6 and 7 to be changed to 6, 7 and 8 respectively. (All references in the By-Laws to Active- Affiliate and or Affiliate classifications to be updated to Vendor or Professional Member as appropriate). Section 8. (2022 CHANGES)PRIVILEGES: Members of all classes shall be entitled to receive all benefits as presented in the current association Value Proposition established at the time of member’s application. The Board of Directors shall approve separate privileges of membership or changes to the Value Proposition for each of the four classes no later than September 30 each year to be effective on January 1 of the following calendar year. Nothing contained in these by-laws will prevent more than one individual of a single paid membership from participating in the corresponding activities attached to that specific membership. 10
RENTAL ALLIANCE UPDATE November 2021
ARTICLE IV – VOTING RIGHTS, ELIGIBILTY Section 1. Only Regular, Vendor or Professional Members shall be equally eligible to hold elective office and the President and President-Elect shall be from the Active or Professional membership classification, and except that the majority of members of the Board of Directors shall be Active or Professional members. Section 2. All members from the four classes of membership shall be equally eligible to vote. Each paid membership shall be eligible to cast one vote at general membership meetings and if so elected, at Board of Director meetings. ARTICLE V – OFFICERS AND BOARD OF DIRECTORS Section 1. OFFICERS: The officers of this association shall be President, President-Elect, Vice President, Treasurer, Secretary, and Immediate Past President. Officers, except for the Immediate Past President, shall be elected at the general meeting of members in November and shall serve for a period of two years beginning on the first day of January following the election. Section 12. There shall be at least 15 and not more than 20 members of the Board of Directors which shall include all of the elected officers, the Immediate Past President, and at least one Vendor Member and no more than six Vendor members. ARTICLE VI – COMMITTEES Section 7. The MEMBERSHIP COMMITTEE shall be responsible for attracting new members and retaining existing members. It shall have a Vendor subcommittee whose responsibilities are directed toward gaining Vendor members. It shall have a Welcoming subcommittee whose responsibilities are directed toward assisting new members in getting acquainted with association activities and welcoming all members at the door at general membership meetings. ARTICLE VII – ELECTION OF OFFICERS AND DIRECTORS Section 1. The NOMINATING COMMITTEE shall consist of a Past President who shall chair the committee and who shall select two Active Members from the current Board of Directors and two other Active or Vendor members. The Nominating Committee shall remain on call during the calendar year and shall convene as needed to nominate a replacement if a vacancy occurs among any of the officers or other members of the Board of Directors. ARTICLE X – AMENDMENTS (2022 CHANGES)These By-Laws may be altered or repealed by other By-Laws adopted by a majority vote of the Board of Directors and then approved at a general membership meeting. A copy of the proposed changes shall be posted on the RHA Oregon website and sent via mail or e-mail to the general membership no less than once a month for two consecutive months prior to a general membership vote. www.rhaoregon.org
ATTENTION!!
BOARD OF DIRECTORS
Rental Housing Alliance Oregon Members IF YOU USE NATIONAL TENANT NETWORK FOR YOUR TENANT SCREENING SERVICES, TENTANT SCREENING CHARGES ARE CHANGING EFFECTIVE DECEMBER 1ST, 2021 REPORT
WAS
Decision Point Report DP Combo Report Credit Report Decision Point Plus Employment Verification Landlord Verification Criminal History (Oregon/ Wash.) Nationwide Criminal Nationwide Sex Offender Search County Criminal Search Tenant Performance Social Security Verification
$22.00 $35.00 $10.00 $25.00 $11.00 $11.00 $15.00
DEC. 1ST
$23.00 $35.00 $11.00 $26.00 $11.00 $11.00 $15.00
$20.00 $20.00 $10.00 $10.00 $13.00* $13.00*
$10.00 $11.00 $5.00 $5.00
*PLUS SURCHARGE
VOTING November 17, 2021
INSTALLATION of Directors & Officers December 15, 2021
OFFICERS
Melinda McClelland-President Jerad Goughnour-President Elect John Sage-Vice President Lynne Whitney-Secretary Elaine Elsea-Treasurer
NOMINATION FOR DIRECTORS Two Year Term
Tamara Collins Charles Kovas Diana Lindemann Rod Akroush Sebastian Sanchez Phil Owen Mark Passannante-Executive Member at Large
Roofing 101 Series: CONTINUED FROM PAGE 9
DIRECTORS CONTINUING TO SERVE
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Jake Ramirez
www.rhaoregon.org
Jim Herman Katie O’Neal Doug Moe Violet Anderson
RENTAL ALLIANCE UPDATE November 2021
11
November
Holiday Safety
Monthly FireMonthly Safety Tip Safety Tip For Multi-Family Housing
As the Holiday Season approaches, Tualatin Valley Fire & Rescue wants to encourage you to take safety measures to ensure you and your family has a safe and happy celebration.
Tualatin Valley Fire & Rescue 503.649.8577
Holiday Lights Use only UL approved lights. Always use indoor lights/inside & outdoor/outside. Never use light sets with broken or missing sockets, and/or frayed or cracked wires. Any one of these hazards may cause an electrical shock or fire. Candles Place candles on candle holders that are sturdy, uncluttered, and are unable to be knocked over by people or pets. Keep candles away from things that can burn such as curtains, decorations, trees or paper. Always extinguish candles before leaving the room or going to bed. Never leave candles unattended. Keep matches and lighters out of the reach of children. Better yet, use battery operated candles. Holiday Trees Select a fresh tree. It should be green and the needles hard to pull from the branches. If the needles do fall off easily - - - the tree is too dry. When you get home, make a fresh cut on the base of the tree and place in the tree stand. Water immediately and daily as needed. Place your tree away from heat sources and dispose of your tree by recycling it. Never burn your tree in the fireplace. Decorations Keep decorations away from open flames such as candles and fireplaces. Never burn wrapping paper and/or plastics in the fireplace due to high flammability and/or off-gassing.
For more fire safety tips, visit www.tvfr.com
