Oct 2013 RHA UPDATE NEWS LETTER

Monthly Newsletter Published by the Rental Housing Association of Greater Portland

UPDATE October 2013

Housing Commissioner Dan Saltzman Dinner Speaker Page 1

Occupancy Standards 101 for Housing Providers Page 8-9

Legislative Changes Page 14-15

VISIT US AT www.RHAGP.org

VISIT www.fhco.org COME JOIN A GREAT ORGANIZATION! Since 1927 the Rental Housing Association of Greater Portland has held the standard in community participation for landlords providing affordable housing in Oregon.

• • • • • • •

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 When:

Wednesday October 16, 2013 from 6:00pm-9pm

The Comforts of A Home Buffet Menu:

Mixed Green Salad with Assorted Dressing Fresh Seasonal Fruit Tray Herb Roasted Chicken

Where: Red Lion Inn-Convention center 1020 NE Grand Ave. Portland, OR 97232 Dinner Price: Special Pricing $19.00 per meal if registered by 10/11/13 $24.00 per meal if registering after 10/11/13 Call 503/254-4723 for reservations

Beef or Vegetarian Lasagna Fresh Seasonal Vegetables Rolls with Butter Warm Apple Crisp Coffee, Tea, Decaf or Iced Tea

$10.00 for meeting only (includes coffee and tea).

Speaker:

Commissioner Dan Saltzman

Dan is currently serving his fourth term as a Portland City Commissioner and has been the Commissioner in Charge of ten city bureaus in his 13-plus years in office. He currently manages the Portland Housing Bureau, Portland Fire & Rescue, the Gateway Center for Domestic Violence Services and the Portland Children’s Levy.

See page 9 for more on Dan Saltzman

Directions:

RED LION INN-CONVENTION CENTER 1020 NE Grand Ave. Portland, OR 97232

FROM EAST PORTLAND- Intersection of I-205 and I-84 take I-84 WEST to EXIT 1 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.

October 2013 TABLE OF CONTENTS Dinner Meeting ............................................................. 1 President’s Message ................................................... 2 RHA Mark Your Calendar ................................................. 3 What To Do In The Event of Fire Damage.................... 4 Rental Property Meth Labs........................................... 5 Landlording 101 Class ................................................. 6 Occupancy Standards 101 for Housing Providers .................................................................. 8-9

Dear Maintenance Men ..................................... 10-11 Do Property Managers Face A Pet Friendly Future? ................................................................... 12 LandLady Katie: Don’t Tell The Truth Obey The Law......................................................... 13 Legislative Changes .......................................... 14-15 Licensed or Not ................................................. 16-17 Preferred Vendors ............................................. 18-19 October 2013 1

PRESIDENT’S MESSAGE Don’t Miss the Dinner Meeting October 16, 2013! Speaker is the new City Commissioner for Portland Housing Bureau, Dan Saltzman. An email request for questions was sent 8/26/13 & 9/19/13. This is a great opportunity for RHAGP members to voice our opinions and learn where Dan sees Portland Housing Bureau in the near future, while networking with other landlords.

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

Elizabeth Carpenter RHA President

With fall upon us and the new laws coming into play next year, now is a good time to book your RHAGP classes. Educational opportunities are held on various topics each month both daytime and evening, on the west and the east side of Portland. I would really recommend the Landlording 101 & Landlording 102 classes in particular as a way to protect your investment and grow your business.

Landlording 101 – October 12, 2013 9am – 4:30pm • Holiday Inn: Wilsonville 25425 SW 95th Ave. Wilsonville OR 97070 • Instructed by Mark Passannante, P.S., past RHAGP President, property

owner & Attorney.

• Topic: Recent changes in the law and an in-depth review of one of the

most important parts of your business:RHA’s our Attorney written forms.

Landlording 102 – October 10, 2013 6:30pm – 8pm • RHA Office, 10520 NE Weidler St., Portland, OR 97220 • Instructed by Jeff S. Bennett, Attorney at law • Topic: Future changes in the law for landlords.

Contract Furnishing Mart Dinner Meeting I would like to send a special thank you to Contract Furnishings Mart for having their annual dinner for RHAGP members at their showroom and warehouse in the month of September. Since 2008 CFM has provided RHAGP members a free dinner. A very good price I might add!

Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522 Education Chair: John Sage, Phone: 503-667-7971 Electronic Media Chair: Ron Garcia, Phone: 503-595-4747 Forms Chair: Mark Passannante, Phone: 503-294-0910 House Chair: Robin Lashbaugh, Phone: 503-760-7171 Legislative Chair: Phil Owen, Phone: 503-244-7986 Membership Chair: Elizabeth Carpenter, Phone: 503-3146498 Newsletter Chair: Will Johnson, Phone: 503-221-1260 Office Chair: Robin Lashbaugh, Phone: 503-760-7171 Public Relations Chair: Margaret Baricevic, Phone: 503-329-5223 Government Relations Chair: Phil Owen Phone: 503-244-7986 Gresham Liaison: Jim Herman Phone: 503-6458287 Marketing Chair: Ami Stevens Phone: 503-407-3663

Most of our Vendors have supported the RHAGP for many years. Whenever RHAGP LOBBYIST I need help, I turn to the RHAGP Preferred Vendor list. I have used many in Cindy Robert, Phone: 503-260-3431 the past 6 years and have been very satisfied with their workmanship. Our vendors understand that we are hardworking people, running a small business RHAGP OFFICE TEAM on a slim margin. Like us, most RHAGP Vendors are small companies as well, Cari Pierce, Office Manager - cari@rhagp.org and therefore understand us all the better.

Looking at November The Rental Housing Association of Greater Portland will hold the annual Board Chair Members retreat in November. The retreat provides board chair members time to discuss past, current and future plans for each committee.

This year we look forward to talking about our recent positive growth and what we can do for you, our members, in the future. November also brings the Chair of the Nomination Committee into action! Jerad Goughour is looking for nominations for the Board. Should you be interested, or have someone you suggest join the board, don’t hesitate to call Jerad at Gateway Property Mgmt. (503)789-3212.

The Rental Housing Association of Greater Portland is a non profit organization and all our board members are volunteers. We greatly appreciate your participation and look forward to having you join us. The board is always open to members and we value your comments and recommendations. Should you have some time, even 1-2 hours a month, we would greatly appreciate your time and efforts.

2 October 2013

Pam VanLoon, Bookkeeper - pam@rhagp.org Teresa Carlson, Member Svcs - teresa@rhagp.org Alita Dougherty, Consultant/Board Committee

Liaison -alita@rhagp.org

RHAGP OFFICE Monday - Friday * 9:00am - 5:00pm Phone: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220 www.rhagp.org

“Landlords doing good things in their communities” RHAGP IS COMMITTED TO EDUCATING MEMBERS TO FAIR HOUSING PRACTICES AND POLICIES.

RHAGP Update

RHA Mark Your Calendar Date

Events

Location

Time

10/09 Board Meeting

RHA Office

5pm

10/16 Dinner Meeting

Red Lion

6pm

10/23 Premium Member Work Session

RHA Office

6pm

10/24 Member Info./Mentor Session

RHA Office

6pm

Information See page 1 See page 13

11/13

Board Meeting

RHA Office

5pm

11/20

Dinner Meeting

TBA

6pm

11/21

Member Info./Mentor Session

RHA Office

6pm

11/28

RHA Office Closed

RHA Office

9-5pm

Date

Classes

Location

Time

Information

10/2

Online Tenant Screening

RHA Office

11am

**

10/4

Understanding Your Decision Point WebEx Report

11am

**

In Observance of Thanksgiving

10/10 Landlording 102

RHA Office

6:30pm

Taught by Jeffrey Bennett, Attorney at Law

10/12 Landlording 101

Holiday InnWilsonville

9am

See pg. 6 Taught by Mark Passannante 25425 SW 95th Ave, Wilsonville, OR 97070

10/17 Understanding Your Decision Point WebEx Report

7pm

**

10/17 Section 8 Class

RHA Office

11:30am

Taught by Jill Riddle, Home Forward

10/22 Online Tenant Screening

WebEx

7pm

**

10/22 Evictions

Standard TV & Appliance

6:30pm

Taught by Sam Johnson, Landlord Solutions 3600 SW Hall Blvd. Beaverton OR 97005

RHA Office

11am

** **

11/06

Online Tenant Screening

11/08

Understanding Your Decision Point WebEx Report

11am

11/19

Online Tenant Screening

WebEx

7pm

11/21

Understanding Your Decision Point WebEx Report

7pm

** **

**Register by day before class, FREE for Members Only, with current service agreement for tenant screening.

Registration is required for all classes/events, Call RHA at 503/254-4723. 3 day advance registration required to receive early registration discount of $5.00 on classes.

To purchase event tickets online visit: http://www.rhagp.org/store/category/events

Evictions This class will take you step by step through the eviction process. You will learn strategies to decrease the time and rent you lose. This class will improve efficiency in eviction court. You will hear the common pitfalls for landlords and how to avoid them.

1 Continuing Education Credit Hour $25.00/Member, $35.00 Non-Member

www.RHAGP.org

Landlording 102 Jeffrey S. Bennett, Attorney at Law, will take you through the coming changes to the ORLTA, a retrospective of the last two years, and up-tothe-minute insights into new cases. Along the way he’ll teach you how to avoid costly legal mistakes and help you improve your landlord skills.

1 Continuing Education Credit Hour $35.00/Member $45.00 Non-Member

Section 8 The Housing Choice Voucher (Section 8) program is a source of good renters and guaranteed rental payments for landlords. In this class, you will learn more about how the program works and who it serves, as well as the obligations of Section 8 participants, landlords, and the housing authorities involved. $35.00/Member, $45.00 Non-Member

October 2013 3

wHAT TO DO IN THE EVENT Of fIRE DAMAGE

By Guy Andrews, Insurance Claim Solutions

Fire damage to a property can be one of the most devastating experiences in life, and the best way as a property manager to get your owners and tenants back on their feet in the long term is to take immediate action.

assess the damage to your home or business.

Prevention is always better than cure, so make sure periodic electrical and gas safety inspections are carried out on the property.

As a property manager, it is your duty to be the first port of call for the tenant or owner if there is fire damage in the property. Acting as the link between the tenants and the owner, in most cases it will be your responsibility to help with filing the insurance claims on behalf of the property owner. However, this is dependent on your insurance situation with the landlord, and it may be as simple as putting the owner in touch with the insurance company.

Arranging repairs and accommodations

Contact the insurance company as soon as possible Regardless of the agreement you have with the property owner, once the necessary emergency services have been dealt with, you should make sure the insurance company is contacted immediately on behalf of the owner. The sooner you start the claim, the sooner temporary accommodation and repairs can start.

Assessing fire damage Accurately assessing the damage after a fire is difficult.

Your insurance company will send a loss adjuster to assess damage to both property and contents (depending on your policy), but they will be looking to minimize the payout.

Getting to the bottom of how the fire started is very important for how the insurance claim is made. The firefighters should be able to inform you if they think the fire started as a result of negligence by the tenant. If this is the case, there might be the chance of filing a claim against the tenant’s insurance, to make sure the property owner’s landlord insurance premiums do not increase. A loss assessor will be able to handle this assessment.

To ensure you get the payout you need to fully get back on your feet, you or an independent loss assessor need to collect as much evidence as possible. Take photos of all damage in each room (including the contents), and keep copies of fire and police records. You should advise the tenants to do the same because they will likely be filing contents insurance claims for their possessions.

In most cases, you should just be concerned with the building insurance because renters insurance is often up to the tenants themselves. However, every situation is different, and you should try to be as knowledgeable as possible about what exactly is and isn’t covered for all the parties involved.

Remember that not all fire damage is immediately visible.

Electrical and plumbing may need replacing, and it is up to you to talk to the loss assessor and inform the property owner. Smoke damage may have affected curtains, clothing, bedding, and furniture. There may be water damage from putting the fire out. A specialist fire damage restoration company will be the best placed to accurately

4 October 2013

Your insurance company will usually take charge of sourcing contractors to carry out the repairs on your property. However, as with damage assessment, they will seek to minimize how much they pay out. Thus they may instruct contractors to carry out the bare minimum of repairs rather than ensure everything is replaced by similar quality, or that repairs are made to help make sure it doesn’t happen again.

In this instance, a report from a specialist fire damage restoration company will help, particularly if one trusted by an independent loss assessor, who can also help secure an interim payment from your insurer to pay for your temporary accommodation.

You should advise owners to take out insurance so you can temporarily relocate your tenants, usually in a nearby hotel at no cost to them, while repairs are being carried out to the property. If this is not on the policy, then it is likely the tenants will have to find residence with family and friends.

It’s important to remember that the insurance loss adjusters are not necessarily experts in kitchen cabinetry, plumbing, or electricity, and they are also working on behalf of your insurance company rather than acting in your interests.

Do not just take their word for it, and be sure to keep a record of every conversation you have with your insurance company. This may be necessary should any disputes arise.

This article was originally published at www. allthingspropertymanagement.com, a property management industry blog managed by property management software company Buildium, LLC.

Having a forwarding address for a tenant who is leaving is a crucial bit of information.

If a tenant leaves without saying goodbye–or leaving a forwarding address, their mail, including any mandatory accounting for the security deposit, can be sent to the rental property address, with instructions that you be notified if a forwarding address has been registered.

To accomplish this, simply write ADDRESS SERVICE REQUESTED on the envelope, either under the return address, above the tenant’s address, or to the left or bottom of the stamp (don’t write on the stamp).

RHAGP UPDATe

RENTAL PROPERTY METH LABS: LIVING THE BREAKING BAD NIGHTMARE By Tracey March-Rental Property Reporter Breaking Bad, the hit television series, is in its final season.

[1] While many of us are lamenting that the show will soon be over, I for one am grateful that my everyday life is not a Breaking Bad world of meth labs and drug dealers.

However, it’s best not to be naive. Meth labs are often set up in rental homes, so landlords and property managers are at risk of having their rental properties turned into methamphetamine production facilities. This is a big deal because the chemicals that are used to make meth are highly flammable and explosive. And meth residue is extremely toxic and considered hazardous waste. Once it’s discovered, the property owner is responsible for cleanup, which can cost tens of thousands of dollars, and most insurance policies won’t cover it. In addition, meth residue can permeate an entire building, which means remediating all affected units, losing rental income, and temporarily relocating residents.

Given the physical dangers and financial consequences of renters setting up meth labs in your rental home, we thought some meth Q&As were in order: 1. What are the health-related symptoms of meth residue?

The health impacts of meth residue exposure are serious, and include headaches, fatigue, nausea, dizziness, and chest pain. The central nervous system and blood production system can start to shut down because brain, liver, and kidney damage can occur. If that wasn’t enough, there’s also an increased cancer risk, and exposure for a pregnant woman could trigger fetal birth defects and developmental problems in her baby.

2. What are some indications that there is a meth lab in your rental property?

Cooking meth requires ingredients, so look for signs of things that are necessary to make meth. If you watch Breaking Bad, you might recognize some of them. When you see the list, you understand why it’s so toxic: •

•

•

•

•

Product packing for over-the-counter ephedrine or pseudoephedrine, which means look for cold, diet, or allergy pill boxes.

ammonia (in coolers).

•

Dust masks or filters.

•

Sheets or filters that are stained red or have a white, powdery residue.

•

Jars or bottles with rubber tubing attached.

To make one pound of methamphetamine, six pounds of hazardous, toxic waste is produced. Besides ending up in the walls, floors, HVAC system, carpet and other places, some of the waste is often dumped on the ground, so also look outside for dead grass or plants, and stained soil.

3. What should you do if you find an abandoned or even active meth lab?

Don’t confront anyone. Get out, wash your hands and face immediately, change your clothes, and call the police. If you have trouble breathing, go to an emergency room.

4. How can you prevent having your rental property turned into a meth lab?

• Screening your tenants is critical. People who cook meth tend to end up in rentals that are self-managed and don’t have a standardized tenant screening procedure. So either make sure you have a solid tenant screening system in place, or hire a property management company that does. Make sure you call previous landlords (and confirm that the phone number you have is to the actual landlord, and not someone pretending). Confirm that your applicant was a good tenant in the past. Check employment references, verify income, and do more followup if your tenant pays for everything in cash. Drug dealers often don’t have legal jobs and deal in cash only.

• Include in your lease agreement that there will be regular inspections (with the proper 24- or 48-hour notice, as required by your state’s law). Often just saying there will be regular inspections will deter someone who is engaged in illegal activities.

• Let the neighbors know you’re the property owner, and that if they notice anything suspicious you’d appreciate a phone call to either yourself or your property manager.

5. If you find yourself living a Breaking Bad nightmare, Empty containers of anti-freeze, white gas, are you required to disclose that your rental property was previously contaminated by methamphetamine? ether, or starting fluids.

The answer depends on which state you live in. Scripps Drain openers, freon, lye, paint thinner,

Howard news service examined state meth disclosure laws acetone,or alcohol. in 2012 and found that seventeen states require property Camp stove fuel containers or other compressed owners to tell renters about prior meth contamination, gas cylinder. although several of those states waive that requirement if the meth residue has been officially cleaned up.

Ammonia or propane tanks, anhydrous

www.RHAGP.org

Continued on page 7

October 2013 5

LANDLORDING 101 Effective Property Management Through Forms Mark Passannante, Instructor

Help minimize the frustration and improve profitability of property management with this seminar. From application through termination, all the essentials of property management are covered through a framework of court-tested forms geared for Oregon law.

This class is an excellent training foundation for beginners and serves as an exceptional review of current laws and management for experienced landlords. From advertising your vacant unit through problems during occupancy to ending the tenancy this class will help with step-by-step information.

Taught by the venerable Mark Passannante, Past President of RHAGP, Property Owner, Attorney. You’ll learn valuable and successful management methods. ~ Six Continuing Education credits are available with this seminar ~ ALL DAY class on Saturday, October 12, 2013 TIME: 9 – 4:30pm (Includes lunch) COST: $120 Members OR $170 Non-member Register by Monday October 7, 2013 and receive an early registration discount of $20 Place: Holiday Inn Wilsonville 25425 SW 95th Ave, Wilsonville, OR 97070 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 no-show fee.

6 October 2013

RHAGP Update

RENTAL PROPERTY METH LABS continued from page 5

One more warning for rental property owners: if you’re planning on expanding your rental property inventory, make sure you’re confident that any properties you purchase weren’t used as meth labs in the past, because as soon as you own it, you become liable for the cleanup. During due diligence, if you have any suspicions, consider checking with the local police department, and have the property tested during the inspection.

If you find suspicious residue, you can even test it yourself with a ten-pack meth residue test kit from Amazon.com for about $30. If you get a positive result, that $30 would be money well spent.

Have you had any Breaking Bad experiences with your rental property?

As always, the information provided here is just that–it is for informational purposes only and is not legal advice. If you have any particular questions or issues, please consult an attorney. ________________________________________ [1] For those who don’t follow it, Breaking Bad is about a high school science teacher (played by Brian Cranston) turned methamphetamine cooker and dealer to provide additional income for his growing family when his cancer treatments start eating up his savings.

- See more at: http://www.allpropertymanagement.com/ blog/2013/09/11/rental-property-meth-labs-living-the-breakingbad-nightmare/?utm_source=Rental+Property+Reporter+ Newsletter&utm_campaign=c33d895a66-Email-RPR-9-1213-Meth&utm_medium=email&utm_term=0_f3354b789ec33d895a66-75696641#sthash.PilUF8gQ.dpuf Also see: www.rentalpropertyreporter.com

The RHAGP Mission

The Rental Housing Association of Greater Portland is a group of rental housing owners and managers in the Portland metropolitan area who have joined together for the purposes of: • Providing information to improve the knowledge of rental owners and managers.

• Enhancing the reputation of “landlords” by promoting professional practices.

• Assisting local public officials on various community endeavors relating to public or private housing.

The Update is a monthly publication for members of The Rental Housing Association of Greater Portland.

10520 NE Weidler St, Portland, OR 97220 Phone 503-254-4723, Fax 503-254-4821 www.rhagp.org Hours: Monday through Friday 9 a.m. to 5 p.m.

Editorial Staff Cari Pierce Teresa Carlson - Graphic Designer Publisher: The Rental Housing Association of Greater Portland The opinions expressed in this newsletter are those of the authors and do not reflect those of the Board of Directors or the newsletter editor or committee.

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

Please notify the RHA office of any address changes.

Keep Us Informed

Moved? Hired or fired a manager?

New email address or phone number?

Keep the RHAGP office up to date with your current information.

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

www.RHAGP.org

October 2013 7

OCCUPANCY STANDARDS 101 FOR HOUSING PROVIDERS By Jo becker, education/outreach specialist, fair housing council Following is an article by King County Office of Civil Rights. While written with Washington state laws in mind, it is none-the-less relevant and instructive for housing providers across our service area of Oregon and SW Washington.

Occupancy standards are common in rental housing and are particularly applicable for private and professional landlords. However, we also, on occasion, see occupancy standards in condo and homeowners’ associations, as well as in manufactured home park settings making the following germane to all kinds of housing providers.

If you have a question about your rights or responsibilities under federal, state, or local fair housing laws, please visit us at www.FHCO.org or call our free Hotline at 800/4243247 Ext. 2.

Have you heard that it’s okay to limit occupancy to two persons per bedroom? Think again!

The ubiquitous two-per-bedroom occupancy standard is a very general guideline provided by the U.S. Department of Housing and Urban Development – IT IS NOT AN ABSOLUTE! Fair housing enforcement agencies review a number of factors to determine whether an occupancy standard is overly restrictive. Establishing a two-perbedroom standard without making a determination of its reasonableness for the specific unit may not protect you from a finding that the standard is overly restrictive. <In fact, we here at the FHCO have seen a growing body of case law across the country where housing providers with simplistic, across the board two-per-bedroom policies are losing disparate impact cases.> When a housing provider limits the number of occupants in a unit, it impacts families with children more severely than families without children. <It is illegal to deny housing to families with children simply because of the presence of children under 18 in the household under the Fair Housing Act and an occupancy policy that specifies the number of children verses people is a violation of the law. Restrictive occupancy standards can also have a disproportionate impact on some ethnic groups that, culturally and statistically have larger households. This may be due to more children than the current US norm or because of multigenerational families sharing the same living space.

Therefore, two-per-bedroom policies may have an illegal, disparate impact on these households too, based on the basis of race, color, national origin, or religion.> Under fair housing laws, housing providers can set reasonable occupancy standards that are based on

8 October 2013

business needs; however, the adverse effect of these standards on various protected classes requires that the housing provider justify the use of such standards. Each situation presents a unique set of facts.

HUD utilizes guidance from the “Keating Memo” (available at www.FHCO.org/occupancy.htm), which considers a variety of factors, including the size and design of the bedrooms and the unit, the unit configuration, other physical limitations of the housing, the age of the children, and other relevant factors. HUD’s guidance notes that if a dwelling is governed by State or local governmental occupancy requirements, and the housing provider’s occupancy policies reflect those requirements, HUD considers the governmental requirements as a special circumstance tending to indicate that the housing provider’s occupancy policies are reasonable.

As a housing provider, knowledge of occupancy standards can assist you in making reasonable business decisions in compliance with the fair housing laws. Here’s what to do if you choose to establish an occupancy standard: 1) Measure! Get out the measuring tape and measure the rooms in your units – specifically the dimensions for each bedroom, living room, extra room, library, den, home office, or other room that may be used as a “sleeping space.” It helps to develop a floor plan that clearly illustrates the size and configuration of the unit.

2) Find the applicable code! Find out which local zoning or building occupancy limitations (if any) apply to your unit, house, apartment complex or community. Apply this occupancy guideline to your units based on each unit’s specific size and configuration determined in #1 above – the resulting number of occupants the applicable guideline allows is the basis for your occupancy standard!

3) Be prepared to substantiate business-related factors!

If there are issues such as the age or condition of your dwelling and its accompanying systems (sewer, septic, electric, water, etc.) which require a more restrictive occupancy standard, be prepared to establish a clear relationship between the business-related factor and the occupancy standard. For example, if a septic system has a limited capacity, be prepared to substantiate that factor by a statement from someone capable of making that determination. Also, be prepared to show whether you looked at other ways to address a limited septic system that do not require a restrictive occupancy standard such as installing water-saving devices or more frequent pumping of the system.

Additional factors could be relevant in evaluating an Continued on page 9

RHAGP Update

Occupancy Standards 101 Continued from page 8

occupancy standard case. For example, the enforcement agency may need to determine whether the occupancy standard is applied to the number of people or the number of children occupying a unit. <The latter is specifically illegal. Any occupancy standard you may have should indicate the number of people allowed; never the number of children allowed.> The enforcement agency may also look at whether there is a history of “adults only” rules, segregation of families, or rules directed only at children.

Overall, the fair housing agency will determine whether there is any other information that supports or refutes the allegation that the occupancy standard is being used to bar or limit children <or other protected class, such as ethnicity> from occupancy.

Civil rights enforcement agencies work to protect the civil rights of all regardless of protected class status. They also have a responsibility to assist housing providers to make reasonable business decisions that are in compliance with fair housing laws. Each case presents a unique set of facts and is determined on a case-by-case basis; however, housing providers who establish occupancy standards based on the above criteria will have a head start.

For many years we at the FHCO have suggested a more conservative 2+1 recommendation (two-people-perbedroom plus one extra person for the unit). We have not seen housing providers get in trouble for a 2+1 policy.

Given the growing body of case law around simplistic twoper-bedroom policies, we recommend this standard all the more strongly. Better yet, as the article above details, an occupancy policy should be unique to each unit or style of floor plan and be born out of a robust analysis of all the factors hinted at in the Keating Memo. Additional case law suggests that including young children (under two years of age) as a person for the total body count of occupants is also problematic and we do not recommend it.

We suggest that housing providers think about the individual size of the dwelling and not adopt a blanket standard for all units. If the unit or the bedrooms are particularly large, you should consider even more liberal occupancy standards than you would otherwise.

A further word of caution: while the Keating Memo references the age of children, housing providers should use the utmost of caution and seek legal council before setting an occupancy policy that focuses on the age, beyond the recommendation to not count children under two years of age. In addition, it is not the purview of housing providers to predetermine who shall sleep in which rooms or with whom within an unit. These considerations are up to each individual family; not

www.RHAGP.org

something that may be dictated by housing providers.

For more information, including a second article on the subject and additional resources, visit www.FHCO.org/ occupancy.htm. If you still have questions please call our Fair Housing Hotline at 800/424-3247 Ext. 2.

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

Learn more and / or sign up for our free, periodic newsletter at www.FHCO.org.

Qs about your rights and responsibilities under fair housing laws?

Visit www.FHCO.org or call 1-800-424-3247 Ext. 2.

Qs about this article? ‘Interested in articles for your company or trade association?

Contact Jo Becker at jbecker@FHCO.org or 800/424-3247 Ext. 150 Want to schedule an in-office fair housing training program or speaker for corporate or association functions?

Visit www.FHCO.org/pdfs/classlist.pdf

DAN SALTZMAN BIO CONTINUED FROM PAGE 1

Dan was born and raised in Portland, Oregon. He graduated from Beaverton High School, received a Bachelor of Science from Cornell University, and an M.S. from Massachusetts Institute of Technology. He spent many years in the private sector as the principal in an environmental engineering firm. He also served as a staff assistant to Congressman (now Senator) Ron Wyden.

Dan served as a Multnomah County Commissioner from 1993-1998 and has served on the Board of Directors for Portland Community College. Dan’s focus continues to be the well-being of our children and families as well as protecting Portland’s natural and economic environment to achieve a more sustainable future.

October 2013

9

DEAR MAINTENANCE MEN:

By Jerry l’Ecuyer & Frank Alvarez

Dear Maintenance Men: We are taking out the old wood closet doors and putting in the mirrored sliding doors. What product would you use to fill where the door hinges were? I need something that dries quickly and won’t bleed through the new paint.

Kim Dear Kim: We would use a product called Wood Filler by Bondo, then prime the repair followed by two coats of paint. Most two part wood fillers can be applied and be ready for sanding within fifteen minutes and ready for paint in twenty-five minutes. Use a disposable plastic putty knife to apply the filler and begin sanding as the filler starts to harden. If there are any remaining imperfections, apply a second thin skim coat of filler. After rough sanding the high points, use a block or electric sander to smooth and feather the edges.

If you cannot find the brand name Bondo, use any twopart wood filler product found at most hardware and home improvement stores.

TIP: It is better to fill in a deep repair with multiple layers verses one big layer.

Dear Maintenance Men: I have been hearing a lot about tankless water heaters lately. Are they better than the traditional water heater?

Can I use one in my apartment building? Any information will be helpful.

Deanna Dear Deanna, That is a good question. A tankless water heater would sure free up some real estate in the laundry room of most apartment buildings. After getting your question, we did a bit of research on the subject. We have all heard the radio advertisements for various tankless water heaters saving a ton of money each month. That might be true if you don’t consider the cost of the tank less heater & installation.

The savings would also depend on the amount of use the heater gets. The tankless heater operates on demand, which means it only uses gas when someone opens a hot water faucet. On its face, that sounds great, but getting ambient temperature water to rise to 110 or 120 degrees in an instant takes a tremendous amount of energy. In theory a tankless water heater should supply hot water for as long as you needed it. If you exceed the heater’s flow rate and use more hot water than it can produce, there will be fluctuations in water temperature. A typical home tankless water heater flow rate is up to 5 gallons a minute.

In a single shower setting that should be adequate. But, consider if a second valve is opened such as a dishwasher, laundry machine or even another shower. The flow rate will quickly exceed the heating capability of the heater. A

10 October 2013

commercial rated tankless heater’s flow rate is close to 10 gallons a minute. To meet the demands of a four-plex, you would need at least two commercially rated tankless heaters connected in a series. The tankless water heater cost & installation for an average home use system is between $2,500 and $4,500 depending on intended use or compatibility with existing plumbing. A commercial system for a small apartment building will average between $5,000 to over $8,000 at minimum. The chances are you will pay off your 30-year mortgage before recouping the savings of the tankless water heater. Another issue is service and parts availability. Tankless water heaters are far more sophisticated than a standard tank water heater; therefore the cost of parts and repair will be higher.

Bottom line is, we like the tankless water heaters for saving space, but we will still buy a standard tank water heater because of the cost and abundance of hot water available.

Dear Apartment Owners: Remember, the holiday season starts with Halloween and the demand on your properties only increases from there. Check each stove and oven for proper operation, many residents only turn on their ovens at this time of year, and the problem may be as simple as a blown out pilot light. With the holidays comes heavier than normal use of the plumbing; it may be a good idea to snake out or hydro jet your main plumbing lines. In addition, send out a note to each resident explaining the proper use of the garbage disposal including what they should and should not put down the disposal unit. A few items to include on this “Do Not” list are: banana peels, potato skins, coffee grounds and any stringy food. Also, make sure they turn on the water before using the disposer and put down small amounts of food at a time. Using the disposer as a trash can and turning it on when full, will lead to a clog.

Christmas and other holidays also mean more people than usual walking on your property. Is your property safe? What are some of the liabilities to worry about?

Check trip and fall hazards. Do you have sprinkler heads sticking up above the grass near walkways? Use popup heads to solve this problem. Look for sidewalks that have been pushed up by tree roots. This can be solved with a concrete grinder or replacement of the concrete section and removal of the tree root. Cut any low hanging tree branches and look for branches that may break in heavy winter wind, rain or snow. Check your decking for cracks or damage and inspect the exterior stairways for wear and tear. Inspect all your garage door springs, winter wind and rain may make them heavy causing the door to close or fall unexpectedly. Check all property lighting and timers. Remember: Preventive Maintenance is cheaper than Emergency Maintenance!

QUESTIONS? QUESTIONS? QUESTIONS? Continued on page 11

RHAGP Update

DEAR MAINTENANCE MEN CONTINUED from PAGE 10

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

Visit www.rhagp.org/store/category/events to register for events and classes

www.RHAGP.org

October 2013 11

DO PROPERTY MANAGERS fACE A PET-fRIENDLY fuTuRE? By Matt Donnelly, Buildium, Boston, MA If your tenants don’t own pets, they’re in the minority.

That’s the finding of a new Apartments.com survey, in which a full 75% of renters said they owned one or more pets.

That’s up a staggering 32% since last year. Most of these pets are cats and dogs, with fish trailing behind at 6%. (Sorry, Nemo.)

Curiously, only 63% of renters who own pets said they were required to put down a pet deposit. The most common deposit was $200+.

What’s possibly more interesting is that 58% of renters who don’t own a pet still sought out pet-friendly

buildings. They want to live near pet owners. Of those renters surveyed in 2013, 78% said they lived in petfriendly buildings, up from 59% in 2012.

The trends are clear: More renters are owning pets, and more renters without pets are warming to the idea of living near them. Add to this the fact that 65% of petowning renters said they had some problems finding pet-friendly rentals, and it seems clear that having petfriendly units could put your property at a competitive advantage. Put another way, if you’re not allowing pets, you’re turning away a large subset of renters.

This article was originally published at www. allthingspropertymanagement.com, a property management industry blog managed by property management software company BuildiuM, LLC.

nominations october 16, 2013 vote november 20, 2013

election of 2014 directors and officers President President Elect Vice President Treasurer Secretary

Directors Continuing to Serve~ One Year Term Remaining Denise Goding Jerad Goughnour Jim Herman Mark Passannante Don Adler Wayne Stoll Ami Stevens

Elizabeth Carpenter John Sage Robin Lashbaugh Elaine Elsea Lynne Whitney

Nominations for Directors ~ Two Year Term Ron Garcia Matt Schiefer Katie Poole-Hussa Alita Dougherty Cathy Galuza

The following will continue to serve on the board: Past President Phil Owen Election of Officers and Directors to serve in 2014 will be at the November 20, 2013 dinner meeting.

Call the office for reservations 503-254-4723.

Directors are elected for either a one-year or a two-year term. Nominations for an officer or director position can be made by the nominations committee or verbally at the October dinner meeting. If you are interested in serving on the board as a director please call Jerad Goughnour at (503)789-3212 or Alita at the RHAGP office. The board meetings are held on the 2nd Wednesday of each month.

12 October 2013

RHAGP UPDATe

LandLady Katie: Don’t Tell The Truth. Obey The Law

Have you recently become a member of the RHA? Are you thinking about becoming a member of the RHA? Have you been a member of the RHA, but want to know how to utilize your membership better.

Come join us and see what the RHA has to offer you as a member.

Come have your questions answered by an experienced landlord.

Refreshments Offered Thursday October 24, 2013 from 6-8pm at the RHA Office 10520 NE Weidler Portland OR 97220. Call 503/254-4723 for more information.

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Anim who c. proc r fore Rent : Recythis notice to be given recurs Othewithin delive act or omission e In: ution of previo tes You the date of this notice, the eed d following thearesame whichcling caused six (6) months onsi th’s (Describe Mov Wate r: Exec deno ): If substantially to take ble for “AM3OUN may avoi us check Mon re pays Recy wing Othe es which Past Owner/Agent the Last Deposit T and the date 1 of breach Befo d of termination follo Tenant s. utiliti may terminate the Rentald.Agreement upon at least ten (10) days’ written notice specifying the r The = total OF REN ing Page Late Due Rent Othe Payable ts: “T” gas T offollow the Rentals:Agreement as provided

by ORS 90. outs on r: l e the men and tand Othe NSF Charges : ord Cabl Tota Pay r pays or comm ing as follow landl ity ord y r the nt(s) WARNING Othe Fee: Util = Owne tricit landl Drye Tena tly to : This by simultaneously or subsequently served notices. does not waive the right terminatePermissi tenancy r: er to Elec age fit the (“O” direc unit: g the Landlord/Owner/Agent form Wash ing pay garb s: h bene dwell ed amon shall t(s) tenant’s rtion es whic as follow apes appo WARNING: This form may not be reprinted without written Tenan s/Dr utiliti nt(s) is: The tly to thees are Association of Greater wing Tena Permission of the Rental HousingBlind ces Portland follo © Copyright 2010 Ver. 2, 05/2011 g the direc e utiliti the Bin of noti Thes pay ed amon ice cling shall rtion serv Recy appo nt(s) for Can/ d: Tena s: ress es are ishe garbage area e utiliti ’s add furn Thes lord are tor

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Next, even with what may seem to be a “truthful” answer, if the result is discrimination, then you have violated the fair housing laws. Intention is not the problem -- what happens is. If you accidentally break fair housing laws, you are still likely to cause unintentional pain and suffering. The bottom line is breaking the law is breaking the law, no matter the intent.

NEW MEMBER ORIENTATION AND MENTORING SESSION

ICAN

First, what is the truth? Hearsay is not truth. Something that may have been true at one time may no longer be true now, and there is always our individual disputed version of “the truth”. This version is based on our own life experiences and is rarely exactly the same as other people. In sports, we have independent authority figures, referees, which use their experience in the sport and knowledge of rules to decide what actually happens. However, in a landlord/ tenant interaction, when a prospective applicant asks about the composition of the population in a neighborhood, chances are that neither other versions of “the truth”, nor a referee, are usually present.

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.co.

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Such questions don’t necessarily mean that the questioner has the intent to discriminate, so we need to think seriously about how to handle these situations. Some landlords take the stance that such questions should be answered by “telling the truth”. That approach has downsides.

of whether they like it or not.

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How do you, as a property manager, respond when a potential applicant asks you for information about the racial, ethnic, religious or family composition of an available unit, neighborhood or complex? Think of your response carefully.

Landlord/Owner/Agent’s address

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FOR ALL YOUR RENTAL NEEDS

The most cautious approach to these kinds of questions is to explain what’s required of you under the law and the potential effects they may have on both you and the prospective tenant. By simply stating the state and federal laws you may be able to appease the questioner. You may also let them know that you do not have the information to give them, nor will you be gathering that information, because it has no bearing on renting the property.

* Landlord Friendly * Attorney Drawn * Court Tested * Convenient *

What if you are the agent for the property owner and your client suggests that you should avoid renting the property to someone in a protected class? It is our fiduciary responsibility as their property manager to protect them.

2. Online at www.rhagpfroms.org, create an account, sign in, create a form, download to computer as a pdf. document, and print

Explain to your client that making decisions based on discriminatory practices may violate fair housing laws and could subject them to substantial penalties. The have hired you to do a job, so make sure you’re doing it properly and within the laws to protect yourself and the client, regardless

www.RHAGP.org

• • • • • •

Application to Rent Rental Agreement Addendums Notice of Terminations Notice of Non-Payment of Rent and Much, Much, More!

Four Convenient Ways to Order Forms 1. Online at www.rhagp.org, click forms store for paper forms mailed directly to you

3. Phone 503/254-4723 to order your forms with one of our friendly representatives 4. Visit 10520 NE Weidler Portland OR 97220 for fast friendly service

October 2013 13

Legislative Changes

By Cliff Hockley President, Bluestone & Hockley Real Estate Services

In the last Oregon legislative session (that recessed in July of 2013), there were significant changes made to the Oregon Landlord Tenant Act. This article will summarize the key changes to the Landlord Tenant Act as updated by Senate Bill 91. HB 2639 was also passed in this session.

This bill authored by House Speaker Tina Kotek basically adds a new classification of protection from discrimination for Section 8 and Section 42 tenants regarding their source of income.

must notify a tenant of the requirement to carry renters insurance and the amount of the insurance required.

Renter’s insurance coverage cannot exceed $100,000 or the customary amount required by landlords for similar properties with similar rents (this allows landlords to require more on an expensive house that needs more coverage).

•

The Landlord can only require the renters insurance if they carry comparable liability insurance. The landlord must provide documentation of that insurance to any tenant that requests such. Such documentation (typically a certificate of insurance) can be posted in a common area, mailed, handed, or emailed to the requesting tenant.

•

Written rental agreements must be updated to include the description of the requirements of this insurance subsection.

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Neither part is allowed to harass each other regarding the provision of renters insurance.

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Landlords may not:

HB 2639 The bill provides that a Landlord may “only” turn down tenants thereby protecting Section 8 and Section 42 tenants: “(A)Based upon the past conduct of a prospective renter or prospective lessee provided the refusal to lease or rent based on past conduct is consistent with local, state and federal law, including but not limited to fair housing laws; or (B) Based upon the prospective renter’s or prospective lessee’s inability to pay rent, taking into account the value of the prospective renter’s or prospective lessee’s local, state and federal housing assistance, provided the refusal to lease or rent based on inability to pay rent is consistent with local, state and federal law, including but not limited to fair housing law Additionally, the law provides the establishment of a fund (Housing Choice Landlord Guarantee Program) to offset damages caused by Section 8 tenancies. Those costs must be over $500 and not exceed $5000.

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Require that the insurance is purchased from a specific insurance company/agency.

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Require that the landlord be named as additional insured.

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Make a claim against a tenants renters insurance for costs that result from wear and tear, acts of God, or conduct by a landlord.

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Make a claim unless the claim is greater that the security deposit held by the landlord.

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2. If the landlord does not want to do the repairs required by the Housing Authority, can the landlord just say no?

A landlord may not require that a tenants to carry rental insurance if the household income is less than 50% of the area median income, as determined by the state housing council.

•

3. What constitutes timely inspections and at what point can the landlord go ahead and rent a unit to a non- section 8 tenant if the inspections from the housing authority are not forthcoming?

A landlord may not require a tenant to obtain or maintain renters liability insurance if the dwelling unit of the tenant has been subsidized with federal funds

•

Should a landlord file a frivolous claim against a renters’ insurance policy the tenant can recover from the landlord actual damages plus $500.

Sources close to the implementation process of this bill, have informed me that there are still some open issues that need to be sorted out, those include the following: 1. If the Housing Authority does not want to make the voucher for the customary length of the lease, can the landlord refuse to accept the voucher holder?

SB 91 The landlord tenant omnibus act which is effective 1 January 2014, changed the landlord tenant act in the following ways: Renters Insurance ( ORS 90.367, 90.100 and 90.465) •

Before entering into a rental agreement the landlord

Tenant Screening and evictions ( ORS 90.505 to 90.840)

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When evaluating a tenant’s application a Landlord may not consider eviction histories if:

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The evictions were dismissed, or resulted in a general ContinueD oN page 15

14 October 2013

RHAGP Update

Legislative Changes Continued from page 14

judgment for the applicant, submitted before the application is tendered.

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time •

The general judgment against the applicant was entered five or more years before the applicant submits the application.

a temporary occupancy agreement •

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Arrest records that do not result in a conviction must be ignored as part of the application screening.

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An arrest resulting from criminal behavior: drug related crime, a person crime*, a sex offense, a crime involving financial fraud (including identity theft or forgery), or any other crime for which the applicant was convicted or charged for that what would adversely affect:

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The property of the landlord or a tenant.

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The health safety or right to peaceful enjoyment of the premises by residents, the landlord, or the landlord’s agent.

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•

Notice days shall be calculated by use of consecutive calendar days not including the initial day of service but including the last day. For 72 hour and 144 hour notices the time period shall begin at 11:59 p.m. of the day the notice is both mailed and attached to the premises. The time period shall end 72 hours or 144 hours after the time started to run at 11:59. p.m. All other notices shall use 12 midnight for the last day.

Noncompliance fees (ORS 90.302) and passing through of fees charged by credit card com-panies •

•

Temporary occupancy ( ORS 90.275) Housekeeping issues •

A landlord may allow an individual to become a temporary occupant of a tenant’s dwelling unit.

In order for this to occur the landlord and the temporary occupant must enter into a written temporary occupancy agreement that describes the temporary occupancy relationship.

•

This agreement is not a rental agreement or a lease

•

Does not have the rights of a tenant

•

The Agreement can be terminated by: •

The temporary tenant without cause at any

www.RHAGP.org

A temporary occupant shall be treated as a squatter if the temporary occupant continues to occupy the dwelling unit after the tenancy has ended or the tenant has revoked permission for the temporary occupant to reside with the tenant.

It is now permissible to assess non compliance fees for: •

Noncompliance regarding smoking in nonsmoking units and in areas where smoking is not permitted.

•

Keeping an unauthorized pet capable of causing damage to persons and or property.

Timing of notice periods (ORS 90.160) •

For a criminal record. (You cannot screen a proposed temporary occupant for credit history or income level.)

The Landlord may consider criminal conviction and charging history if the conviction or pending charge is for:

•

Before entering into a temporary occupancy agreement a landlord may screen the proposed. temporary occupant for issues regarding conduct

Arrest Records: •

By the landlord only for a material violation of

•

A landlord may charge a tenant a fee for a second or third non-compliance of written rules and policies after a written warning notice has been issued. The fee may not exceed $50 within one year and $50 plus 5% of the rent for a third or subsequent non compliance notice within one year.

•

Notices shall clearly detail the non compliance and the penalties for non compliance and subsequent non compliance.

•

Landlords can assess a fee or terminate a tenancy for noncompliance with rules... but not both.

Processing fees charged to the landlord by credit cards can be passed through to a tenant when the credit card processing company allows the fees to be passed through to the credit card holder.

Abandonment ( ORS 90.425) •

There has been a subtle shift in this language. In section (2) the burden of responsibility has been solidly shifted to the backs of the Continue oN page 17

October 2013 15

Licensed or Not, Which Contractor is Cheaper?

By Robert Cain

Since I occasionally hire contractors, I sometimes read the ads for various trades in the local newspapers. Here in Arizona, the contractors are required to say if they are licensed or not in their ads. The majority of the ads say “Not a licensed contractor.” One that has particularly caught my eye says, “Not licensed by choice.” I find this a very interesting marketing choice. When I have spoken to other contractors who work without a license by the state, and asked them why they choose to do so, they say, “If I got licensed, I’d have to charge more.” I think this is a red herring excuse used only to justify not doing the work to get licensed.

Let’s look at the arguments for and against a contractor being licensed.

The basic argument against being licensed is that state licensing involves considerable paperwork, proof of insurance, a bond, a financial statement, plus the expenditure of money. Completing all that paperwork, in addition to requiring the ability to read and comprehend detailed instructions, requires a considerable time commitment during which, the contractor is not actually involved in activities that generate income or additional customers. For example, the 11 documents required to be a licensed contractor in Arizona, include proof of a business formation (such as LLC, partnership, sole proprietor, etc.), a financial statement, a background check, proof of a bond, and test scores. The actual application form for a new contractor in Arizona is 10 pages long, with an additional 33 pages of instructions on how to fill out the application.

After the paperwork is all completed, now there are the fees for the license. Licensed contractors need to be bonded and insured and provide proof of that bonding and insurance. The actual license fees range from $650 to $1,555 depending on the type of work to be done, residential or commercial, classifications, etc. Bonding costs approximately $200 per year for a $5,000 bond, the minimum bond amount acceptable in Arizona. Those fees can add up quickly. A license applicant is looking at a minimum of $850, assuming the contractor has good credit and an acceptable financial statement, in addition to obtaining an Employer Identification Number from the IRS (there’s no cost for that) and having a licensed business (there are fees for this one). I found similar requirements in other states where the contractor’s license requirements are available online.

One item on the checklist that intrigued me was “Original test scores.” I certainly can’t speak to the reliability of the

contractor tests; however, it appears that these exams require at least some basic knowledge of business and trade. The required exams include a “Business Management Exam” and a “Trade Exam.” Proving basic knowledge of these two subjects sounds like an acceptable expectation. Can’t pass the test? Hmmm… Given these criteria, I can understand why someone would be “Not licensed by choice” if he had questionable business ethics or couldn’t read.

What does any of that have to do with the person who hires a contractor, though? The reasons for not being licensed are all about the contractor, not the property owner or manager, which brings us to the possible arguments for hiring a licensed contractor. There is no guarantee that a licensed contractor will do better work than an unlicensed one, so that isn’t the issue. Obviously, you need to check references on anyone you hire, including looking at previous and current jobs, checking for Better Business Bureau complaints or Contractors’ Board complaints, and maybe checking Angie’s List reviews. The issue really at stake is our, the property owners’, financial and legal responsibility and well-being.

For example, if an unlicensed, un-bonded contractor gets hurt while working at our property, we are financially responsible for that injury. If he’s insured, the injury is overed by their insurance, and we are likely off the hook.

If the contractor is uninsured, or under-insured, we may be financially responsible. Think this doesn’t apply to you and your properties? Contact your attorney and ask their opinion.

Another scenario could be if a contractor does sloppy, inadequate or dangerous work. If the contractor is unlicensed, we have no legal recourse except to try to track him down and sue him personally. Chances are not good for that to be a pleasant experience. Also consider that if someone, a tenant or a guest, is injured as a result of that work, we are financially responsible for that injury as well. Now, if the contractor is licensed, we can file a claim against their bond and insurance. With an unlicensed contractor, again we find ourselves left with only the prospect of personal litigation to mitigate those costs.

The final piece to look at is the excuse that the contractor can offer cheaper work when unlicensed rather than licensed. This boils down to the difference between price and cost. The price is what the contractor charges for the labor and materials; the cost is the dollar amount paid at the end. Things do go wrong sometimes, even with licensed contractors. The difference is, with a licensed contractor, there is most likely no extra cost to us. With an ContinueD oN page 17

16 October 2013

RHAGP Update

Licensed or Not, Which Contractor is Cheaper? Continued from page 16

unlicensed contractor, we end up paying twice for sloppy, inadequate, or even dangerous work. Once to the original unlicensed contractor, and again to fix the problem they have caused.

A contractor choosing to be unlicensed is SOLELY a benefit to the contractor, not the person who hired them; even if the initial price is cheap. A contractor choosing to be licensed is a benefit to BOTH the contractor and us. It is a benefit to the contractor since it shows they are serious about their business and have done what it takes to take financial responsibility for their work. It is a benefit to us because we are more adequately protected financially and legally, than we are if the contractor is unlicensed.

Reprinted with permission of Rental Property Reporter, http://www.rentalpropertyreporter.com/

Legislative Changes Continued from page 15

landlords. The new language is now: A Landlord... is responsible for abandoned personal property and shall, store, sell or dispose of abandoned personal property as provided for in this section.

As you can see there were many significant changes.

You may want to download the bills off of the internet to review or you can coordinate through the Rental Housing Association of Greater Portland (http://www.rhagp.org/) or Multifamily Northwest (http://www.multifamilynw.org/) to get updated materials (i.e. forms and rental agreements) and classes, or call your favorite landlord-tenant act attorney. *PERSON CRIMES’ DEFINED OAR 213-003-0001- ‘Person Crime’ is a designation given under Oregon law to certain specific offenses that involve offensive person to person conduct. Person crimes can be either person felonies or person misdemeanors. If someone is convicted of a person crime, the designation itself has little impact at time of sentencing. Where these offenses really come into play is when an individual who has previously been convicted of a person crime is sentenced on a new felony charge. At that point any prior person crimes in the individual’s past will serve to greatly enhance his or her sentence pursuant to the Oregon Criminal Justice Commission Sentencing Guide-lines Grid. http://www.squirebozorth.com/information-blog/

The Value of Membership

Being part of the Rental Housing Association of Greater Portland feels good. The sharing of ideas, concerns and better ways of solving problems you face every day creates community.

Legislative Dinner Meetings Mentor Program Representation 1750+ Substantial Educational Members Classes discounts Fully staffed Membership TenantScreening office starting at $99

V O L U N T E E R S WANTED! The RHA is looking for Volunteers to assist with some basic office needs.

If you are interested and would like to volunteer for this great association Please contact Cari at 503/254-4723 or Cari@rhagp.org

Since 1927, the Rental Housing Association of Greater Portland has held the standard of landlord civic participation and continues to provide affordable housing to Oregonians.

Visit www.rhagp.org or call 503/254‐4723 for details!

www.RHAGP.org

October 2013 17

PREFERRED VENDORS Accounting / bookkeeping Balancing Point, Inc.

Sandy Buhite-Landis P.503-659-8803, C.503-504-9466 12500 SE Oatfield Rd, Milwaukie, 97222 melandsandyl@hotmail.com

Cheryl C. Delozier, CPA 503-239-0111 Charlie Rogers & Vicki Martin Tax & Accounting Service charlie@cdelozier.com

Northwood Business Svcs

P.503-297-2610 OBTP #B01422 LTC 5177 Accounting/Tax Services northwoodtax@comcast.net

Portland Tax Company

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

Advertising / marketing The Landlord Times

P.503-221-1260 News for Property Managers and Owners www.thelandlordtimes.com

The Oregonian Publishing

David Sandvig, P.503-221-8417 1320 SW Broadway, Portland 97201 dsandvig@oregonian.com

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

Mac-Gray Corporation

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

Appliance-sales only G&C Distributing Company

Tony Kavanagh, P.503-288-0221 1205 NE 33rd, Portland 97232

Standard TV & Appliance

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

APPLICANT SCREENING CoreLogic SafeRent

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

Complete Screening Agency LLC Jacob Turner & Tiffany Webb P: 500-827-3130 www.complete-screen.com info@complete-screen.com

National Tenant Network

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

Prospective Renters Verification Service Charlie Kamerman P.503-655-0888, F.503-655-0900

RHAGP

Dual and Affiliate members support the interest of rental housing through their membership in RHA. TrueSource Screening, LLC

O’Meara Carpet Cleaning

David Mustard P.888-546-3588, F.888-546-3588 www.truesourcescreening.com

Asphalt paving Hal’s Construction, Inc. CCB# 34434

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

carpet sales Contract Furnishings Mart

Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682 Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd, Portland 97214 Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave, Hillsboro OR 97124 Jim Path P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com

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

Benge Industries

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

Associations Metro Area Smoke Free Housing Project P.503-718-6145 www.smokefreeoregon.com

ATTORNEYS Bittner & Hahs, P.C.

The Floor Store

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

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

Broer & Passannante, P.S.

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

Cleaning / clean up All Surface Roofing & Maintenance LLC, CCB# 189489 Adam Zumwalt, P.503-781-3611 Exterior surface clean & restore www.allsurfacecleaning.com

Jeffrey S. Bennett

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

Law Offices of Richard Schneider, LLC

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

Scott A.McKeown, P.C.

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

Timothy Murphy, Attorney at Law

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

Collection agencies Anderson & Associates Credit Svcs, LLC

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

COMMUNICATIONS Comcast Business Services

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

COncrete Hal’s Construction, Inc. CCB# 34434

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

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

Doors Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally

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

G&G Construction Inc., CCB# 162743

EFFICIENCY Energy Diet

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

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

CARPET CLEANING Dura Clean Carpet Cleaning

Electric DeKorte Electric, Inc. CCB#159954

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

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

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

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

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

Freeman Electric CCB#61648

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

Portland General Electric

Anne Snyder-Grassmann, P.503-464-7534

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

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

Estate planning Law Offices of Richard Schneider, LLC

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

Evictions Action Services

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

Barrister Support Service

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

Landlord Solutions

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

Oregon Legal Assistance Services

P.503-954-1009, F.971-266-8372 Evictions, small claims & process serving

1031 EXCHANGES/REITS TENANCY IN COMMON Peregrine Private Capital Corp.

P.503-241-4949 5000 Meadows Road, # 230 Lake Oswego 97035 rs@peregrineprivatecapital.com

Financial services American Commercial Mortgage Network Al Williams, P.206-264-1325 1366 91st Ave NE, Clyde Hill, WA 98004

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

Commercial Lending Group, Inc.

Trevor T. Calton, P.503-704-4999 Professor of Real Estate Finance, PSU Commercial/Multifamily Mortgage Broker

Premier Mortgage Resources

Matt Schiefer MLO-120713 NMLS-1169 P. 360-259-6990 matt@mshomeloans.com www.pmrmtg.com

Wells Fargo Home Mortgage

Ron Eiseman, P.503-886-1497 1300 SW Fifth Ave. STE 950, Portland 97201 ronald.c.eiseman@wellsfargo.com

Fire / water damage restoration Cooper Construction, CCB#08587 P.503-232-3121, Since 1950 2305 SE 9th Ave, Portland 97214 www.fire-water-restoration.com

Horizon Restoration, CCB#160672 John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224

J.R. Johnson Inc., CCB#102676

P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com

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

18 October 2013

RHAGP Update

PREFERRED VENDORS Fire safety Tualatin Valley Fire & Rescue

Eric T McMullen, P.503-612-7000 7401 SW Washo Ct, STE 101, Tualatin 97062 eric.mcmullen@tvfr.com

Floor COVERING Contract Furnishings Mart

Ross Williams P.503-230-1250, 800-275-6722 915 NE Sandy Blvd, Portland 97214 Jim Path P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682

Eaton General Construction, CCB# 154142 P.503-539-0811 All Types of Floor Covering www.eatongeneral.com

J & B Hardwood Floors, Inc.

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

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

The Floor Store

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

forms RHAGP

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

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

Dual and Affiliate members support the interest of rental housing through their membership in RHA. heating & cooling Midway Heating Co. CCB#24044

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

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

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

heating oil tank EcoTech LLC

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

Housing authorities Housing Authority of Portland

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

insulation Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally

insurance Larry Thompson Agency

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

Robinson Financial Group

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

State Farm Insurance

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

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

handyman Bluestone & Hockley Real Estate Services

Wolter Van Doorninck, CPCU

Eaton General Construction, CCB# 154142

Workman Insurance-Allstate

Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd STE300, Ptld 97219 maint@bluestonehockley.com P.503-539-0811 Full Service General Contractor www.eatongeneral.com

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

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

Wieder Works, CCB#164323

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

Hauling Junk Away Hauling CCB# 177966

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

Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 8355 SW Davies Rd, Beaverton 97008 www.epbb.com wvandoorninck@epbb.com Insurance & Financial Planning P.503-655-2000 1751 Willamette Falls Dr., West Linn 97068 Allstate Agencies/Sam Workman

investment services Peregrine Private Capital Corp.

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

Landscaping Oregon Tree Care

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

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

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

P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com

Real Estate Mold Solutions, CCB# 149575 Ed White, P.503-232-6653 Free Inspections, Testing & Remediation www.realestatemoldsolutions.com

Movers-house Emmert Development Company

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

Paint / painters Brad Poppino Painting Co. CCB# 185497 Brad Poppino P.503-659-7551,/503-957-8298 Interior / Exterior Lead Paint Certified

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

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

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

Rodda Paint

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

pest control Alpha Ecological Pest Control

Marisa Swenson PDX 503-252-5046 Van.360-750-0702 1200 NE 112 Ave, Vancouver WA 98684

Frost Integrated Pest Mgmt

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

NW Pest Control

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

Orkin Pest Control

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

plumbing / drain cleaning Apollo Drain

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

Grumpy’s Drains

Portland’s #1 Drain Cleaning Service www.grumpysdrains.com 503422-9476

Liberty Plumbing, CCB# 176655

MJ’s Plumbing, CCB# 36338

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

ProDrain & Rooter Service, Inc.

West 503-533-0430, East 503-239-3750 Drain cleaining/plumbing www.prodrainpdx.com

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

PROPERTY MANAGERS Action Management

Wendi Samperi, P.503-710-0732

Alpine Property Management

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

Apartment Community Management

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

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

Bluestone & Hockley Real Estate Services

Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219

Fox Management, Inc.

Tressa L. Rossi, P.503-280-0241 C.503-750-8124, F.503-280-0242 2316 NE Glisan St., Portland 97232 tressa@foxmanagementinc.com

The Garcia Group

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

Gateway Property Management

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

Lakeside Property Management Co.

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

Micro Property Management

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

Portland Pioneer Properties

P.503-238-2560 pppropertiesllc@comcast.net Full prop. managment service

Prim & Prosperous Property Management 3PM, 503-635-8926 Patricia Turner turnerfp@yahoo.com

Rappold Property Management

Troy K. Rappold, P.503-232-5990 1125 SE Madison St STE 201, Portland 97214 troy@rappoldpropertymanagement.com

Smart Property Management

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

Voss Property Management

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

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

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

www.RHAGP.org

October 2013 19

PREFERRED VENDORS radon Cascade Radon Inc.

P: 503-421-4813 cascaderadon.com office@cascaderadon.com

EcoTech LLC

Dual and Affiliate members support the interest of rental housing through their membership in RHA. ROOFING All Surface Roofing & Maintenance LLC, CCB# 189489 Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleaning.com

Aylwin Construction- CCB#104039

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

Real estate sales Bluestone & Hockley Real Estate Services

Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219

Chris Anderson

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

Denise L Goding

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

Elizabeth Carpenter

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

HFO Investment Real Estate

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

J.L. Lutz & Company

Jim Lutz P.503-297-7101, F.503-291-7851 www.jimlutzccim.com contactjimlutz@gmail.com

M. Maltase Real Estate Group

Michelle Maltase, P.503-730-2596 www.mmaltasegroup.com michelle@mmaltasegroup.com

The Garcia Group

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

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

Horizon Restoration, CCB#160672

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

J.R. Johnson Inc., CCB#102676

P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com

Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com

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

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

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

Seal coating Benge Industries

windows / storm windows Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally

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

Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com

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

Halâ&#x20AC;&#x2122;s Construction, Inc. CCB# 34434

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

seismic retrofits EcoTech LLC

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

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

Portland Construction Solutions P.503-908-0822 CCB# 174542 General Contractor OR & WA projects@pdxcs.com

SMALL BUSINESS SUPPORT From Here 2 There

Helping solve business challenges to reach your goals Ami Stevens, P-503-407-3663 astevens@fromhere2there.com

striping Benge Industries

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

TELEPHONE Comcast

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

UTILITY BILLING Minol USA

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

waterproofing / concrete repair D&R Waterproofing, Inc. CCB# 99196

Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com

Scan QR Code on Smartphone for Online Vendor Info.

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

20 October 2013

RHAGP Update

1205 NE 33rd

97232

RENTAL HOUSING ASSOCIATION of GREATER PORTLAND

PRSRT STD U.S. POSTAGE PAID PORTLAND, OR PERMIT NO. 655

10520 NE Weidler Portland, OR 97220

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24

January 2013

RHAGP Update