September 2014 RHA Update News Letter

September 2014

A monthly newsletter published by the Rental Housing Alliance Oregon

Free Dinner Sponsored by

rha

Contract Furnishings Mart

See page 3 for details

est. 1927

www.rhaoregon.org In this issue: Come Join Us! Contract Furnishings Mart Free Dinner page 3 Landlording 101

page 6

Do You Understand The Medical Marijuana Law?

page 7 - 9 How Do You Get A Good Tenant in A “Bad�

Neighborhood? page 10 & 11 How Do You Choose A Suitable Rental Agreement? page 14

Formerly the Rental Housing Association of Greater Portland

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

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

VISIT www.fhco.org FAIR HOUSING COUNCIL OF OREGON

• 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

Dinner Meeting

Tuesday September 16, 2014 6 pm-9 pm FREE Dinner Meeting Sponsored by Contract Furnishings Mart Call 503-254-4723 for reservations Menu: Deep Fried/BBQ Cornish Game Hen, Corn On The Cob Steve’s Famous Bean Concoctions, Cole Slaw Free Beer, Wine and Various Beverages CONTRACT FURNISHINGS MART 15140 se 82nd Dr. Clackamas, OR 97015 From NORTH on I-205- Take I-205 South to Exit 13 for OR- 224 W toward Milwaukie, turn right at SE 82nd DR continue on SE 82nd DR to 15140 SE 82nd DR. FROM SOUTH on I-205- Take Exit 12 for OR-224 E/OR-212E toward Mt. Hood/ Estacada, turn right onto R-212/OR-224, turn left at SE 82nd DR. to 15140 SE 82nd DR. continue on SE 82nd DR to 15140 SE 82nd DR. CFM was founded by a builder as a solution to the many problems associated in dealing with typical floor covering retailers such as inconsistent pricing; inexperienced, commissioned sales staff; limited selection, and never knowing what crew would show up to install your job.

CFM answered these by: • Providing a single price for all trade customers • Employing well-trained, long-term salaried sales professionals • Maintaining 9 large, clean, well-lit showrooms displaying the most current product selections in all categories • Assisting you to build a long-term relationship with the right installer for all your floor covering needs.

Table of Contents Dinner Social/Meeting |page 3 President’s Message | page 4 RHA Mark Your Calendar | page 5 Landlording 101 Class Flyer | page 6 Understanding Medical Marijuana Dispensary Laws | page 7 - 9 How To Get A Tenant In A “Bad” Neighborhood | page 10-11 A Starry Night | page 12 Coming To Terms: Choosing A Suitable Rental Agreement | page 14 Decision Time.... | page 16 & 17 Are you Proactive or Reactive? | page 18 The Preferred Service Guide | page 19-22

As lifetime residents of the Northwest, we understand the diverse needs of this unique region. We feature the largest selection of products priced with minimum mark up, so you can feel confident your costs will be kept low on every job. Roll and volume pricing benefits are always passed along to the customer.

We go to great lengths to keep our showrooms up to date with the latest flooring styles. With our ever-changing industry, CFM is constantly bringing in new, fashion-forward products to meet your design needs. Our showrooms display the various types of flooring—carpet, hardwood, stone, vinyl, laminate and ceramic and more, all under one roof.

To ensure our customers get exactly what they need, every CFM location is staffed with experienced, friendly professionals to help walk you through the selection process.

CFM is a “no pressure” sales environment. Our goal is to assist you to find the right product for your application.

We don’t just work in the communities we serve, we live there as well. CFM takes an active part in helping to make our towns the best places in America to live and raise a family. CFM and our employees donate time, money and resources to numerous local charities and events. www.rhaoregon.org

RENTAL ALLIANCE UPDATE - September 2014

3

President’s Message RHAOregon LIST OF COMMITTEES

Back to School Already

Building

Wait a minute here! Wasn’t it just summer? Where’d those clouds come from? I’m not ready for another back to school commercial on TV. Argh! Like you, I’m not ready for summer to be over.

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

Community Relations/Donations

Chair: Tony Kavanagh, PH: 503-522-4474

Dinner/Program Elizabeth Carpenter RHA President

Here at the RHA, we had a big summer. We launched our new community room by having a party called Under A Starry Night here at the RHA headquarters. Then we had our annual picnic. Our board of directors started “Thank you events,” which is where we visit the companies who support us by bringing coffee and donuts to their office to say thank you for all they do for our memberships. We’ve been busy; and like you, we’d rather have another month of summer.

Education at the RHA is something that goes on 12 months a year. The summer months July thru August bring fewer classes, but during the fall we get back into the swing of things with a long list of class options. The Landlord Tenant law, Understanding Your Decision Point webinar, Understanding Renter’s Liability Insurance and certainly Tenant Screening are all scheduled this month. It takes just a few minutes to join our classes, but can make a vast difference making the right decisions for your business. Our staff and instructors are friendly, experienced, and we do something few other schools can brag about: We have fun.

When you drive into our office, you’ll see our new branding on our new sign!

You’ll see our new look in the office and the larger classroom/meeting room space. All that work is to have our members not so much see newness, but feel what is happening at RHA. We have become a fully focused member service organization whose sole purpose is making sure our members succeed.

For us at the RHA, education is fundamental. It is what we do, what sets us apart. Come in, take a look around, see your RHA in action. I know you’ll feel what we’ve worked so hard to create.

Sincerely, Liz Carpenter, Rental Housing Alliance Oregon President Since 1927, the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing.

Fair Housing Council Oregon VISIT www.fhco.org 4

:RENTAL ALLIANCE UPDATE - September 2014

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

Education

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

Forms

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

House

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

Legislative

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

Membership

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

Office

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

Government Relations

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

Marketing

Chair: Ami Stevens, PH: 503-407-3663

Board Consultant

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

RHAOregon LOBBYIST

Cindy Robert, PH: 503-260-3431

RHAOregon OFFICE TEAM

Cari Pierce, Office Manager - cari@rhaoregon.org Pam VanLoon, Bookkeeper - Pamv@rhaoregon.org Teresa Carlson, Member Svcs Teresa@rhaoregon.org Suzanne Fullerton, Member Svcs Asst.

Suzanne@rhaoregon.org

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

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

www.rhaoregon.org

Mark your calendar!

RHA Mark Your Calendar DATE

EVENT

LOCATION

TIME

09/10

Board Meeting

RHA Office

5:00pm

09/16

Dinner Meeting

Contract Furnishings Mart 6:00pm

09/25

Member Info/Mentor Meeting

RHA Office

6:00pm

10/8

Board Meeting

RHA Office

5:00pm

10/15

Dinner Meeting

TBA

6:00pm

10/23

Member Info/Mentor Meeting

RHA Office

6:00pm

INFORMATION

See page 3 for details

If you register for a dinner meeting and DO NOT SHOW or DO NOT CANCEL by the Friday before the dinner meeting you will be charged the full price of the dinner Meeting CLASSES

LOCATION

TIME

09/04

Understanding Your Decision Point

INFORMATION

WebEx

11:00am

09/10

Online Tenant Screening

RHA Office

11:00am

09/11

Oregon Landlord Tenant Law

RHA Office

6:30pm

Taught by Marcia Gohman, National Tenant Network 10520 NE Weidler St., Portland OR 97220

09/18

Renters Liability Insurance

RHA Office

11:30am

Taught by John Sage, Stegmann Insurance 10520 NE Weidler St., Portland OR 97220

09/19

Understanding Your Decision Point

WebEx

7:00pm

09/23

Oregon Landlord Tenant Law

Standard TV & Appliance

6:30pm

10/08

Online Tenant Screening

RHA Office

11:00am

10/09

Creating the Tenancy

RHA Office

6:30pm

10/10

Understanding Your Decision Point

WebEx

11:00am

10/28

Online Tenant Screening

WebEx

7:00pm

10/28

Creating the Tenancy

Standard TV & Appliance

6:30pm

Taught by Marcia Gohman, National Tenant Network 3600 SW Hall Blvd., Beaverton OR 97005

Taught by Katie Poole-Hussa, Landlady Katie & Smart Property Mgmt 10520 NE Weidler St. Portland OR 97220

Taught by Katie Poole-Hussa, Landlady Katie & Smart Property Mgmt 3600 SW Hall Blvd, Beaverton OR 97005

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

Oregon Landlord Tenant Law

Renters Liability Insurance

$25 members / $35 non-members

$25 members / $35 non-members

The Oregon Landlord Tenant Law class will walk you through an explanation of the changes to the Oregon Landlord Tenant Act and will help you to understand how to use those changes in screening of applicants and in management practices.

Register early to receive a $5 discount

Can I require my tenants to have a specific amount of coverage? How do I get verification of my tenants rental Insurance? John Sage from Stegmann Agency will walk you through what renters liability insurance is and what protection it brings you as a landlord

Register early to receive a $5 discount

Creating the Tenancy

You’ve approved an application, now what? Please join us as we go stepby-step on how to execute a rental agreement. We’ll walk through what forms to use and how, the pro’s and con’s of a month-to-month versus lease agreement...plus lots, lots more!! Before you hand over possession of your property, get started on the right foot by joining us $25 members / $35 non-members Register early to receive a $5 discount

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

RENTAL ALLIANCE UPDATE - September 2014

5

6

:RENTAL ALLIANCE UPDATE - September 2014

www.rhaoregon.org

Understanding Medical Marijuana Dispensary Tenants

by Jacob Zahniser and Chris Walters Attorneys-At-Law.

A building owner asked to lease to a marijuana dispensary is faced with a host of complex legal considerations unique to marijuana dispensary tenants. This complexity arises from the inconsistent state of play between federal, state, and local regulators: A. Marijuana remains a controlled substance under federal law.

B. Oregon law permits dispensaries, subject to licensing and other requirements.

C. Oregon cities have the right to prohibit dispensaries within their jurisdiction.

This article summarizes the key considerations a building owner must keep in mind when thinking about leasing to a marijuana dispensary.

The Legal Morass Federal Law The sale of medicinal marijuana is illegal under federal law and marijuana remains a federally controlled substance.

As long as marijuana remains a federally controlled substance, there will always be a risk that federal law enforcement will shut down a dispensary and potentially seize the premises.

The U.S. Department of Justice, however, has stated that federal prosecution is likely to occur only when the sale of medicinal marijuana touches on one of the following: 1. The distribution of marijuana to minors 2. Revenue from the sale of marijuana goes to support criminal organizations, gangs, and cartels 3. The diversion of marijuana from states where it is legal in some form under state law to other states where it is illegal 4. State-authorized marijuana activities being used as a cover for trafficking other illegal drugs or engaging in other illegal activities 5. The use of firearms or violence in the cultivation and distribution of marijuana 6. The exacerbation of other adverse public health consequences associated with marijuana use such as driving under the influence 7. Growing marijuana on public lands and the attendant public safety and environmental dangers posed by marijuana production on public land

How do state and federal laws clash over medical marijuana distribution?

8. Marijuana possession or use on federal property

(continued page 8) www.rhaoregon.org

RENTAL ALLIANCE UPDATE - September 2014

7

Understanding Medical Marijuana Dispensary Tenants(continued from page 7)

Civil Forfeiture If federal law enforcement steps in to shut down the dispensary, it may also seek to take the premise through civil forfeiture laws. Under federal and state civil forfeiture law, the government has the authority to seize property used to commit a crime, even if the owner of the property is not charged with, or convicted of, a crime. As long as the property itself is linked to the criminal activity, it may be seized. Typically, the government first seizes the property and then builds its case as to whether the property should be forfeited. This can take months or years before the forfeiture is final, during which time the building owner is deprived of any revenue from the property.

owner should know whether the local code even allows a dispensary at the premises.

The Practical Considerations Once through the legal morass, the building owner must still address the host of other considerations unique to medical marijuana dispensaries such as (a) tenant mix,(b) image issues, (c) insurance considerations, (d) compliance with other leases, and (e) compliance with financing restrictions.

Consequently, while the threat of federal law enforcement is mitigated when a dispensary is operated in compliance with state law, the risk associated with federal law enforcement remains very real, especially considering that federal enforcement policy may change with a new administration.

State Law A building owner would be wise to include terms in the lease that mandate the tenant to provide the owner with documentation of compliance with all state requirements.

For example, the premises cannot be within 1000 feet of a school or another dispensary, it must be equipped with an alarm system and video monitoring, and the dispensary tenant must pass a criminal background check.

In order to know if the dispensary tenant is in compliance, the building owner should be familiar with the state’s regulations governing dispensaries. Regular property inspections will show tenants that they cannot deviate from their obligations to the law and the lease agreement.

Local Law Under Oregon law, any Oregon city may pass a moratorium on dispensaries until May 2015. At least 70 cities across Oregon have passed moratoria or other regulations effectively prohibiting dispensaries altogether.

These cities include Hillsboro, Beaverton, Tigard, Tualatin, Milwaukie, Gladstone, Oregon City, and Wood Village.

Thus, before considering a dispensary tenant, the building

A map of open dispensaries inside the city limits.

Provided by Weedmaps.com For example, in a multi-tenant building the other tenants may not appreciate having a marijuana dispensary as a cotenant. Besides the perceived image problem, marijuana gives off distinctive odors that other tenants sharing a common HVAC system may not appreciate inhaling.

Moreover, the dispensary’s customers may be perceived as “under the influence” to the discomfort of co-tenants and their customers. As a result, a building owner could face legal claim from other tenants in the building for nuisance, breach of the covenant of quiet enjoyment, or breach of the implied covenant of good faith and fair dealing.

(continued page 9) 8

:RENTAL ALLIANCE UPDATE - September 2014

www.rhaoregon.org

Understanding Medical Marijuana Dispensary Tenants(continued from page 8)

Relatedly, having a dispensary as a tenant could lead to a decrease in lease renewals from other tenants in the building. Other tenants may perceive any loss of business as caused by the dispensary (whether true or not). To mitigate this, and other co-tenant risks, stand-alone facilities may be the best option for dispensary tenants.

Finally, dispensaries are relatively new and their operators will, by default, be inexperienced in operating a dispensary, legally and successfully. This inexperience increases the likelihood that the dispensary will fail and the tenant will default on the lease.

Conclusion A building owner asked to lease to a marijuana dispensary is faced with a host of complex legal and practical hurdles unique to marijuana dispensary tenants. While not insurmountable, the building owner should take great care, and consult with experienced legal counsel, when considering whether or not to enter into a lease with a marijuana dispensary.

Christopher M. Walters, Partner, has practiced at the firm for over 20 years. His areas of practice include construction, real estate finance, sales and leasing, venture formation and representation, energy projects, public contracting, and all aspects of project development and management.

2014 By-Law Changes ARTICLE III-QUALIFICATIONS FOR MEMBERSHIP, FEES, DUES AND PRIVILEGES Section 6.

QUALIFICATIONS for membership, fees, dues, and privileges for each class of membership shall be established by the Board of Directors no later than September 30 of each year to become effective January 1 of the following year.

Annual renewal dues are due at anniversary date.

The Board of Directors shall suspend any member from membership of a classification who fails to pay fees or dues within 30 days after the same become due and payable. Any such member who fails to pay fees or dues within 45 days after the same become due and payableshall automatically be dropped from membership.

ARTICLE V-OFFICERS AND BOARD OF DIRECTORS Section 8 The EXECUTIVE COMMITTEE MEMBER AT LARGE shall be a past member of the Executive Committee www.rhaoregon.org

Opportunities On The Board This year, we have several opportunities on the Board and we would like to invite interested members to participate in the organization.

The Board meets on the 2nd Wednesday of each month at the RHA office located at 10520 NE Weidler. Dinner is provided at 5:00pm with the meeting usually starting at 5:30pm and generally ending by 7:30-8:00pm.

Joining the Board is a great way to interact with other members and strengthen those relationships.

It is a valuable way to serve your industry and have a voice on important issues that affect every one of us as rental housing providers. As a Board, we are restricted to only 4 Affiliates on the Board at one time, so we really encourage our Landlords and Property Managers to step up and volunteer!

If you are interested in attending a board meeting or becoming part of a great board of directors please call Cari at 503/254-4723 and current or past member of the board whom has been invited by the Executive Committee to serve on the Executive Committee. The Executive Member at Large can be more than 1 past member of the Executive Committee and current or past member of the board, however no more than 2 can be invited to serve at one time.

Current Section 8 under Article V will be re-numbered to Section 9 Current Section 9 under Article V will be re-numbered to Section 10 Current Section 10 under Article V will be re-numbered to Section 11 Current Section 11 under Article V will be re-numbered to Section 12 Current Section 12 under Article V will be re-numbered to Section 13 Current Section 13 under Article V will be re-numbered to Section 14 ARTICLE VI-COMMITTEES Section 2 The EXECUTIVE COMMITTEE, chaired by the President, shall consist of the association officers and the Executive Committee Members at Large. The committee shall hear and respond to member complaints, approve personnel rates of pay, hire and terminate employees and advise and approve the Vice President regarding personnel matters and general supervision of the office.

RENTAL ALLIANCE UPDATE - September 2014

9

The RHAOregon Mission The Rental Housing Alliance Oregon is a group of rental housing owners and managers in the state of Oregon who have joined together for the purposes of: • Providing information to improve the knowledge of rental owners and managers.

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

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

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

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

Please notify the RHAOregon office of any address changes.

2143 NE Broadway St Portland, OR 97232 Office: 503-281-1172 Cell: 503-314-6498 Email: liz@lizcrei.com www.lizcrei.com

How To Get A Tenant In A “Bad” Neighborhood: By: Robert Cain What do you do if you live in a bad area but you have a nice townhouse to be rented out? I have a three bedroom, 1 1 1/2 bath with central air, alarm system, six foot privacy fence, 1 ½ car garage but when I tell people the address it deters them from even looking at the property.

Good tenants live in every area, as do bad ones. Obviously, many prospective tenants are turned off by an address in an area that has a reputation for being an undesirable place to live. But lots of people still live there, not all of them career criminals, gang members, or drug addicts. That’s why the most effective way to market a property in a less-thandesirable neighborhood is to make it look exponentially better than the properties competing with it.

How do you do that? All it takes is a bit of attention and elbow grease, and very little money. People buy the package before they buy the product. First impressions are everything. You have to get them to stop their car. They have to say to themselves, “I wouldn’t mind living there. o

The front of the townhouse needs to shine with fresh paint, trimmed shrubbery and defined edges.

Defined edges means the grass next to the walkways is edged so it is sharp and crisp looking. The flower beds have to be nicely edged. If the management isn’t doing a good enough job, you have to do it yourself.

o

If the CC & R’s permit it, paint the front door a

different, bright color. Polish the brass hardware.

Wash the windows. Put larger watt light bulbs in each socket – where there was a 60 watt bulb, put in a 75; where there was a 75 watt bulb, put in a 100.

o

Make sure the interior is spotless and bright, especially in the front room – the first thing people see when they walk in.

Real Estate Services

(continued page 11) 10

:RENTAL ALLIANCE UPDATE - September 2014

www.rhaoregon.org

How To Get A Tenant In A “Bad” Neighborhood (continued from page 10)

What you have to persuade them of, is that if they are going to live anywhere, it’s going to be in your rental property.

Attracting Prospective Renters Newspaper ads to attract tenants to the property are just a waste of money. Mostly, you will get the “don’t want to live in that neighborhood” response you are already getting.

You have to attract the people who WANT to live in that area and there are plenty.

People who have family and friends there, for example, think it is; if not a terrific neighborhood, then it is one that fits their needs.

prospective tenant regarding properties for rent in the area. o Bulletin Boards: Another free method for getting the word out is bulletin boards. You would be surprised how many bulletin boards there are in grocery and other types of stores in the area, as well as libraries and other public buildings. Use an

abbreviated version of the flyer you place in front of the property to attach to the bulletin boards.

Tack up either several flyers or one with phone-number tabs.

Magic Sentence You can attract prospective tenants to a property in a “less than desirable” neighborhood and in fact, you can do it far less expensively than you think by simply running ads in the newspaper. Best of all, put a “magic” sentence at the bottom of your flyer that will keep the bad tenants from even calling you. It is one you could never afford to put in a newspaper ad: “So that our properties remain great places to live, we check references carefully.

How you get their attention is by using advertising methods that really don’t cost much money, but that zoom in on that area of town. o

Flyers: One method is flyers. Create an advertising flyer that you can put in Bob Cain, president of Cain Publications, front of the townhouse Inc. has been a publisher and professional that tells all about the trainer and speaker for 20 years. For over property. You can get 25 years now, Bob has been publishing information, complete information about how to create and use flyers in our report “How to Use Flyers to giving speeches, putting on seminars and workshops, and consulting for landlords on how to buy, rent and manage Attract Prospective Tenants,” available on the property more effectively, as well as courses for his own Rental Property Reporter web site. These are extremely inexpensive and will give a prospective customers through Cain Publications’ subsidiary, the tenant a lot of information or a prospective tenant’s Rental Property Reporter. For more information, visit www.rentalpropertyreporter.com. family or friend something to take to give the

Keep Us Informed

Moved? Hired or fired a manager?

New email address or phone number?

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

Call the office with all changes: 503-254-4723 www.rhaoregon.org

RENTAL ALLIANCE UPDATE - September 2014

11

A Starry Night By: Jason A. Atkinson “At last, it’s crazy and I don’t know why, a kiss to build a dream on, so come away with me, you son of a preacher man.” Every time I hear one of those songs, they take me somewhere else. I think of someone. I smile a little differently. I slow down from all the busy and relax. If you were at our RHA Starry Night benefit to get a family off the streets and into rental housing, then those songs did the same for you.

There is only one word that described the night: “Grand.”

It was a grand evening of friends, sharing grand catering, under grand décor; we were doing something grand-getting a family off the streets. And you know what? We exceeded our goals. Everyone who came knew we did something special and I really hope Under a Starry Night becomes an RHA tradition.

I’ve Got to See You Again and Come Rain or Shine were the songs that helped us dedicate the new John Moon Community Room and kick off our auction. The room is now open for anyone to use for a gathering, a business meeting, or an event. I’ve learned over the months the word community in the RHA vocabulary is not a noun, it’s a verb, an action word. Phil and Jim, like all the board members who worked so hard to make this room come together, have a particular pride in seeing people smile and are proud to leverage the RHA for meeting connections.

We auctioned, and bid each other up, on artwork to vacations, golf bags to wine, and while I think the auctioneer needs to be replaced next year, if telling how long everyone stayed is any indication of success, people seemed to really enjoy themselves. Pucker Up Buttercup we all had Good Intentions.

The most lonely, longing song the entire night was Ain’t No Sunshine When She’s Gone. Perhaps a fitting close on this article and preview of the dinner meetings move back inside. Under a Starry Night could, with great ease, be duplicated next July and I only hope I’ll be involved. It was a Grand Evening.

Our first Annual Under A Starry Night event was a huge success thanks to all of the volunteers and to everyone who so gracously donated gifts and trips for the auction.

We raised enough to get one family off the street and a good start for a second family

2014 STARRY NIGHT SPONSORS C.W. TRISEF CHEF DU JOUR CATERING CINDY ROBERT JASON ATKINSON ALITA DOUGHERTY PAULA BUTTS WAYNE STOLL JIM & SUE HERMAN AMI STEVENS / FROM HERE 2 THERE LYNNE WHITNEY / REAL ESTATE ROOFING MATT KORSHOJ / PAUL DAVIS RESTORATION LARRY THOMPSON / AMERICAN FAMILY NS. TRINA LATSHAW / SQUIRES ELECTRIC KATIE POOLE-HUSSA / SMART PM SOIL SOLUTIONS DENISE GODING / KELLER WILLIAMS REALTY LIZ CARPENTER / ELIZABETH CARPENTER CRIS DANA BROWN / FULL SPECTRUM RES. SRVS JOHN SAGE / FARMERS INSURANCE JERAD GOUGHNOUR / GATEWAY PROPERTY MGMT

ELAINE ELSEA / PORTLAND TAX CO. RON GARCIA / THEGARCIA GROUP PM PAM MAIO / INK BERRY PRINTING & PROMOTIONS

MARY MANN / GOOSE HOLLOW WINDOWS TYRONE POOLE & NATE BOSTIC / NOAPP FEE DAVID FROST, FROST INTEGRATED PEST MGMT

Jason A. Atkinson RHA Consultant

12

:RENTAL ALLIANCE UPDATE - September 2014

www.rhaoregon.org

Donation Needs Blankets Deodorant Razors Sleeping Bags Tarps Medium size cardboard boxes Socks Hats Gloves Adult Coats (other cold weather gear) Sugar Creamer Peanut Butter Individual sized Shampoo, Conditioner & Lotion

Where and how do I donate items to JOIN?

Meeting Space Available - Are you looking for a great place to have a meeting?

- Are you planning an event, but just not sure where to hold it?

935 square feet, audio and video available.

Small kitchen prep area. Classroom/Banquet tables and chairs.

For more information Contact Rental Housing Alliance Oregon at 503/254-4723.

You are welcome to bring donated items to our day center, located at 1435 NE 81st Ave., Suite 100 Portland OR 97213 Hours: 10am - 3pm Monday through Friday or bring to RHA Office

www.rhaoregon.org

RENTAL ALLIANCE UPDATE - September 2014

13

Coming To Terms: Choosing a Suitable Rental Agreement by: Katie Poole-Hussa

Which type of rental agreement do you use? This can be a tough decision. There are many variables, and it’s often difficult to make both the tenants and ourselves happy. As a landlord, it may help to use the ‘Pro-Con’ list below to make the choice a little easier.

Month-To-Month Rental Agreement

Pro

Con

•

Gives flexibility to both Landlord and Tenant to terminate agreement at any time for no cause

•

Landlord risks a vacancy during winter months.

•

The Landlord can increase the rent at any time with 30. days written notice

•

In Oregon, after the 1st year of tenancy, Tenant is entitled to no less than a 60-day No Cause notice.

• This is a good option if the future of the property is unknown (i.e., property is for sale, owner wants to move into it etc.).

•

Greater turnover costs due to the fact that turnover is happening more often (advertising, cleaning, lost rent, etc.).

•

•

More labor hours for management & staff to process applications, perform showings, coordinate maintenance, etc. due to a potential increase in turn over.

Landlord wishes to give tenants a “trial run”.

• Gives the Tenant greater mobility if they are looking for a new job in a different city or simply doing short-term contract work.

•

Landlords can typically charge higher rent amounts because the tenancy is shorter.

Maybe you start off with a month-to-month rental agreement, and later both parties decide to create a more stable situation.

Most property managers are willing to convert short-term leases into standard 12- to 18-month leases. Making the switch from month-to-month to long-term means you get to lock in a resident, and a rent rate.

Fixed-Term Lease

Pro

.

Con

•

Provides financial security for the Landlord.

•

Landlord cannot terminate agreement unless the Tenant breaches the contract.

•

Provides housing security for the Tenant(s).

•

The rent amount becomes fixed for that term.

•

A Landlord can arrange the lease to expire in an optimum time of year for re-renting.

• The terms within the agreement cannot be changed

• A Tenant who terminates the lease prior to its expiration is held financially responsible for a lease breakage fee.

Month-to-month rental agreement do provide some benefits over fixed-term leases, but what's best for you depends on your situation and needs. The biggest advantages revolve around the flexibility that a month-to-month lease offers. The lease automatically renews each month, meaning your tenants could stay there forever.

You’ve approved an application, now what? Please join us as we go step-by-step on how to execute a rental agreement. We’ll talk about everything from security deposit amounts, allowable fees, which forms to use and how, as well as the pro’s and con’s of a month-to-month versus lease agreement...plus lots, lots more! It’s immensely important to your rental business to begin new-tenant relationships with proper forms and process. Before you hand over possession of your property, get started on the right foot by joining us!

When: October 9th 2014 RHA Oregon, 10520 NE Weidler, Portland OR 97220 at 6:30pm

14

October 28th 2014 Standard TV & Applicane, 3600 SW Hall Blvd, Beaverton OR 97005 at 6:30pm

:RENTAL ALLIANCE UPDATE - September 2014

www.rhaoregon.org

Thank You Picnic Sponsors!

Heating Oil Tank Services Sewer Services Radon Testing and Mitigation CALL US! We Deliver: Experience Integrity Proficiency

Get it done right the first time.

Celebrating Our 16th Year of Creating Satisfied Customers DEQ Certified – Affordable Solutions 503.234.2118

www.soilsolutionsenvironmental.com

CCB#138344

www.rhaoregon.org

Warren Allen Attorneys At Law Contract Furnishing Mart Broer & Passannante, P.S. The Floor Store Pyramid Heating & Cooling Soil Solutions Bluestone & Hockley Real Estate Services Banner Bank Chase Multi-Family Lending Squires Electric G & C Distributing Gateway Property Management Rainmakers, LLP LizC Real Estate Investments Frost Integrated Pest Management The Garcia Group Anderson & Associates Credit Services Law Offices Of Richard B. Schneider, LLC Inkberry Print & Promotional Paul Davis Restoration Real Estate Roofing State Farm Insurance

RENTAL ALLIANCE UPDATE - September 2014

15

Decision Time‌ .

By Cindy Robert, RHA Oregon Landlord Lobbyist

November 4 is Election Day in Oregon and, along with elected officials, we have numerous ballot measures on which to vote. Some attempts at Constitutional changes, some statutory. Some referred by the legislature for your final say, some brought to you by citizen initiative petitions. Below is a quick summary of decisions Oregonian are being asked to make. Further information can be found at the Secretary of State website: http://sos. oregon.gov.

Constitutional Amendment questions referred by legislature: #86 Amends Oregon Constitution to create fund for

Oregonians pursuing post-secondary education.

Measure would create a permanent fund to

provide financial aid to students pursuing college,

technical, professional or career education. It

would amend the Oregon Constitution to allow the

state issue general obligation bonds and to incur

debt for the fund.

Championed by State Treasurer Ted

Wheeler, this proposal aims to make college

attainable for all Oregon families

Citizen initiative: #89 Amends Constitution to guarantee equal rights

regardless of sex. Some argue the judicial branch

has already made this so through interpretations

of our current State Constitution’s language, but

there are others who are fighting for this

amendment in state constitutions as well as the

federal constitution. #90

Creates an open, top-two primary election system The measure would create a new primary system in which all the candidates are listed together and go before the entire electorate. The top two finishers will advance to the general election, regardless of party.

A repeat ballot measure 65 from 2008, that voters rejected by 66%-34% and part of a national trend to change state election laws.

#91 Legalizes recreational marijuana; tasks Oregon

Liquor Control Commission with regulation of its

sale.

Oregonians 21 and older would be able to possess #87 Allows judges to be hired by the National Guard

up to eight ounces of marijuana at home and one

and public universities; allows school employees to ounce in public under this measure. Sales of the

serve in the legislature.

drug would be regulated by the Oregon Liquor Currently, Oregonians cannot work in more than Control Commission and tax revenues would be

one branch of government at the same time.

distributed among schools, police and programs

dealing with drug prevention and treatment and Referendum (legislature passed bill and signatures were

mental health. collected to allow citizens to confirm or veto change): #88 A yes vote on this measure upholds four-year #92 Mandates labeling of certain foodstuffs that

driver licenses for those who cannot prove legal

contain genetically modified organisms.

presence in the United States.

As passed by the legislature, the new law would Interested in knowing what is going on with Rental grant driving privileges to applicants who have Housing Alliance?

resided in Oregon for at least a year. They must

also provide proof of identity and date of birth, You are invited to attend our monthly board meetings.

Please come and see what is happening! 2nd Wednesday

such as an unexpired valid passport from the of every month at 5pm.

person's country of citizenship or an unexpired

consular identification document. Applicants Call RHA at 503/254-4723 to let us know that you will be there.

would need to pass the standard tests and exams

before receiving a driver card.

Opponents of the new law gathered signatures to

refer the issues to voters.

16

:RENTAL ALLIANCE UPDATE - September 2014

www.rhaoregon.org

2014 RHAOregon Office Closures: Office Hours:

Monday - Friday 9 - 5pm Monday September 1, 2014 - Labor Day Thursday November 27, 2014 - Thanksgiving Day

Thursday December 25, 2014 - Christmas Day Phone: (503)254-4723

Fax (503) 254-4821

10520 NE Weidler, Portland OR 97220 www.rhaoregon.org

RENTAL ALLIANCE UPDATE - September 2014

17

Are You Proactive or Reactive?:

By: Jerry L’Ecuyer & Frank Alvarez

There are only two ways to handle maintenance at a property:

pleted and a vacant unit now needs to be refurbished not to mention the loss of rental income

From the Webster’s Dictionary:

A Proactive maintenance policy will save you money both in the short term and more importantly in the long term.

It is a good investment.

Proactive:

Acting in anticipation of future problems, needs or changes.

Reactive:

To help get you on your way to establish a proactive maintenance policy, ingrain the following steps into your management routine.

How you deal with property maintenance can make a big difference to the bottom line.

Step 1. Inspect/Identify/Document

The needs of your building include minor any intricacies (for purposes of scheduling/ ordering/delegating)

Done in response to a problem or situation: reacting to problems when they occur instead of doing something to prevent them.

A proactive approach allows you to make all the decisions ahead of time. In a proactive situation you will have time to shop for the best price and dictate the schedule of the work. As an example: 1: Snaking or hydojetting the main sewer line before the Thanksgiving holiday removing any buildup or roots in the pipes. 2: trimming trees and overhanging branches before a wet winter storm.

A reactive approach removes all control of the situation.

You will have little influence over the cost of the work or when it will take place. As an example: 1: Calling out the plumber ... any plumber on Thursday, Thanksgiving evening to snake out the main line blockage because of sudden overuse by the residents . 2: Emergency roof repair during a wet winter storm due to heavy tree branches breaking or a tree falling.

A proactive owner or manager will make time (not find time) to visit the property on a regular basis. They will walk the grounds, inspect, identify and document problem areas or potential hazards. They will note liabilities and review passed maintenance calls for patterns.

A reactive owner or manager will seldom visit the property and will wait for someone to call and report a problem or incident. Often problems are not reported until it is too late to be easily or economically solved.

Studies have shown that 80% of residents vacate their units due to non-existing, deferred or sub-standard maintenance. Loss of a resident because of poor maintenance practices is very expensive. Not only have you lost a paying resident, the deferred maintenance still needs to com18

:RENTAL ALLIANCE UPDATE - September 2014

Step 2 Routine Maintenance Procedures

Establish a routine maintenance program involving manager duties to oversee and direct the maintenance Step 3 Service Request System Establish a reliable service request system that mandates a minimum 24 hour window for acting on a request. Resident shall at minimum receive a phone call or communication of when, how and by whom their request will be serviced. This will at least let them know you are aware of the

problem and are acting to resolve their issue.

Step 4 Quality Control Establish a quality control procedure ensuring resident satisfaction and satisfactory work performance prior to vendor payment.

Step 5 Emergency Procedures and Vendor List Create an emergency procedure and duties for individual staff members. Include emergency phones numbers for the police, fire department and probably vendors you have on call i.e.

Plumber, electrician, HVAC. Step 6 Record Keeping Establish logs, appointment books, phone logs, inventory sheets, service request files, unit logs etc. to keep track of your on-going maintenance system.

www.rhaoregon.org

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

ACCOUNTING/BOOKKEEPING

Balancing Point, Inc., Sandy Buhite-Landis P.503-659-8803 C.503-504-9466 12500 SE Oatfield Rd Milwaukie 97222 melandsandyl@hotmail.com Portland Tax Co. Full Service Tax and Accounting Phone: 503-258-0700 Fax: 503-256-1527

ADVERTISING / MARKETING Rental Housing Journal P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.com The Oregonian Media Group David Sandvig, P.503-221-8417 1320 SW Broadway Portland 97201 dsandvig@oregonian.com www.oregonianlive.com

APPLIANCE-RENT SRVS LEASE

ASPHALT PAVING Benge Industries Parking Lot Maintenance Service Corey Wilkerson P.503-803-1950 corey@bengeindustries.com Hal’s Construction, Inc. Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR 97045 www.halsconstruction.com halspave@easystreet.net

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

ATTORNEYS

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

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

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.800-827-3130 www,complete-screen.com info@complete-screen.com National Tenant Network Marcia Gohman P.503-635-1118, F.503-635-9392 P.O. Box 21027, Keizer 97303 www.ntnonline.com Prospective RentersVerificationService Charlie Kamerman P.503-655-0888, F.503-655-0900 RHAOregon P.503-254-4723, F.503-254-4821 Fast,affordable tenant screening www.rhaoregon.org

CCB#34434

ASSOCIATIONS

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

APPLIANCE-SALES ONLY

CARPET CLEANING

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

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

Hanson Legal Services Milan Hanson P.503-664-0133 1020 SW Taylor St. Portland, OR 97205 milan@hanson-law.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

BASEMENT WATERPROOFING John’s Waterproofing,

CCB# 15830 Crawlspace Waterproofing P.503-233-0825 Fully Staffed www.johnswaterproofing.com

CARPENTRY & REPAIRS

Eaton General Construction CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists www.miesner@comcast.net

www.rhaoregon.org

Dura Clean Carpet Cleaning Upholstery, Pet Odor Removal, Flood Service P.503-914-8785 F,503-372-9163 www.duracleanllc.com dura-clean@comcast.net O’Meara Carpet Cleaning P.503-538-1983, 503-620-5005 Cleaning, Pet Odor

CARPET SALES

Contract Furnishings Mart Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com The Floor Store Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 ted@floorstoreportland.com

COLLECTION AGENCIES

Anderson & Associates Credit Services, LLC P.503-293-5400, F.503-813-2159 P.O. Box 230286, Portland, 97281 andersoncollectionagency@gmail.om National Credit Systems, Inc. Mary Bass Regional Sales Director P. 1-800-530-2797

COMMUNICATIONS

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

CONCRETE

Hal’s Construction, Inc. Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR97045 www.halsconstruction.com

DOORS

Goose Hollow Window Co Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com Goosehwc.com Energy Trust Trade Ally

CCB# 34434

CCB# 53631

RENTAL ALLIANCE UPDATE - September 2014

19

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

ELECTRIC

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

CCB# 159954

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

CB#61648

Portland General Electric Anne Snyder-Grassmann P503-464-7534 1215 SW Salmon, Pdx 97204 Rental Housing Maint Service CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com Squires Electric Joe Squires Phone: 503-252-1609 1001 SE Division St., #1 Portland, OR 97202 www.SquiresElectric.com

ESTATE PLANNING

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

EVICTIONS

Action Services Wally Lemke, P.503-244-1226 P.O. Box 69621, Portland, 97239 Your eviction & process Service Specialist Barrister Support Service P.503-246-8934 Evictions, 1st Appearance, Process Serving www.barristersupport.com Landlord Solutions P,503-242-2312, F.503-242-1881 P.O. Box 7087, Portland 97007 Online evictions & First Appearance www.landlord-solutions.com Oregon Legal AssistanceSrvs P.503-954-1009,F.971-266-8372 Evictions,small claims and Process Servicing

Banner Bank NMLS 120713 Residential Commercial Investment Financing Matt Schiefer P.360-259-6990 mschiefer@bannerbank.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 Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette Valley P.888-728-4208, Em.503-822-5539 www.restorationportland.com

Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake Oswego, OR 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

GENERAL CONTRACTORS

Uptown Properties CCB# 198205 AJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bonded www.uptownpm.com Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 main@bluestonehockley.com

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

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

FLOOR COVERING

CCB# 154142

G&G Construction Inc. CCB# 163427 P.503-826-9404 Maintenance & Painting Specialist miesner@comcast.net

Contract Furnishing Mart Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR97124 www.cfmfloors.com

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

CCB# 201298

Rental Housing Maint. Svcs.

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

CCB# 163427

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

Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com

HAULING Junk Away Hauling

CCB# 177966 P. 503-517-9027 Licensed bonded insured trash outs jcdoud@msn.com

Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com CCB# 154142

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

RHAOregon Attorney drawn, Up-to-date Rental Forms P.503-254-4723 F.503-254-4821 www.rhaoregon.org

HANDYMAN

FIRE SAFETY

1031 EXCHANGES / REITS TENANCY IN Eaton General Construction Eric Eaton P.503-539-0811 COMMON

FORMS

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

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

HEATING OIL

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

CCB#59382

CCB# 24044

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

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

:RENTAL ALLIANCE UPDATE - September 2014

www.rhaoregon.org

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

Soil Solutions Environmental Services Tank Locating, Sampling, Decommissioning and DEQ Certified Clean-ups Phone: 503-234-2118 info@soilsolutions-environmental.com Website: www.soilsolutions-environmental.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 Energy Trust Trade Ally www.goosehwc.com marymann@goosehwc.com

CCB#53631

MOVERS-HOUSE

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

Richard Hallman Painting CCB# 142467 Rick Hallman P.503-819-1210 Quality Interior Painting Since 1992 hallmanrj@gmail.com Rodda Paint Tim Epperly, P.503-572-8191 tepperly@roddapaint.com

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

PEST CONTROL

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, OR 97233 john.lstegmann@farmersagency.com Wolter Van Doorninck,CPCU Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 1521 SW Salmon, Portland, OR 97205 www.epbb.com wvandoorninck@epbb.com Workman Insurance-Allstate Insurance & Financial Planning P.503-655-2000 1751 Willamette Falls Dr., West Linn, 97068 Allstate Agencies / Sam Workman

Alpha Ecological Pest Control Alexa Fornes PDX800-729-3764 1200 NE 112th Ave Vancouver, 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., Pdx, 97220 www.goodbyebugs.com nwpestcontrol@aol.com Orkin Pest Control Dan Wolcott Account Manager & Inspector P.503-384-8384 dwolcott@orkin.com Apollo Drain P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We gladly quote prices over the phone

Peregrine Private Capital Corp P.503-241-4949 5000 Meadows Rd, #230 Lake Oswego, OR 97070 rs@peregrineprivatecapital.com

LOCK SMITH

Pop-A-Lock of Portland & Vancouver Residential, Commercial & Automotive Serving the entire Portland metro area P.650-869-6854, F.650-869-3591 8931 SE Foster Rd., #101 PDX 97266 CCB# 99196

Liberty Plumbing CCB#176655 Tim Galuza P.503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms MJ’s Plumbing Michael LeFever, P503-261-9155 1045 NE 79th Portland, OR 97213 ProDrain & Rooter Svcs Inc West 503-533-0430 East 503-239-3750 Drain Cleaning/Plumbing www.prodrainpdx.com

CCB# 163427

SOIL SOLUTIONS

PRINTING & PROMOTIONAL PRODUCTS

Inkberry Print & Promotional Logo’d Promotional Products, Signs & More Pamela Maio, P: 503-706-7711 inkberryprinting@comcast.net www.inkberryprinting.com

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

Alpine Property Mgmt.

Tiffany Laviolette P.503-641-4620 4750 SW Washington Ave Beaverton, OR 97005 www.alpinepdx.com Apartment CommunityMgmt 2010 Fairview Ave Fairview, OR 97206 P.503-766-3365 www.acmportland.com Associated Property Mgmt Elisabeth A. Reiland, P.503-648-2150 408 SE Baseline Hillsboro, 97123 www.associatedmgmt.com Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 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

PLUMBING/DRAIN CLEANING

INVESTMENT SERVICES

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

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

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

Rental Housing Maint. Svcs.

CCB# 163427 Gary Indra, P.503-678-2136 Prof. Interior & Exterior painting garyindra@rentalrepairs.com

American Family Insurance Auto/Home/ Life/ Commerical Larry Thompson Agency P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, Ste 220 Lake Oswego, OR 97035

D&R Masonry Restoration Inc. Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie, OR 97222 www.drmasonry.coM

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

PAINT / PAINTING

INSURANCE

MASON CONTRACTORS

MOLD

CCB#36338

The Garcia Group Ron Garcia, P.503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239 Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right!

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

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

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

RENTAL ALLIANCE UPDATE - September 2014

21

PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Uptown Properties Chris Shepard P.520-204-6727 2830 NW 29th Portland, 97210 www.uptownpm.com Voss Property Management Richard Voss, P.503-546-7902 6110 N Lombard St. PDX, 97203

RADON

Cascade Radon Inc. P.503-421-4813 cascaderadon.com office@cascaderadon.com EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.com Soil Solutions Environmental Services Radon Testing and Mitigation Phone: 503-234-2118 info@soilsolutionsenvironmental.com soilsolutionsenvironmental.com

REAL ESTATE SALES

Bluestone & Hockley Real Estate Services Cliff Hockley P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 Chris Anderson John L. Scott Real Estate P. 503-783-2442 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 cris Principle Broker P.503-314-6498, F503-882-8680 Liz@lizcrei.com, www.lizcrei.com HFO Investment Real Estate Greg Frick, P.503-241-5541 1028 SE Water Ave Ste 270 Portland, OR 97214 www.hfore.com

SMALL BUSINESS SUPPORT

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

From Here 2 There Helping solve business challenges to reach your goals.

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

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

STRIPING

RESTORATION/RECONSTRUCTION Eaton General Construction CB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette Valley P.503-427-2671, Em.503-822-5539 www.restorationportland.com Rental Housing Maint Svcs Gary Indra,P.503-678-2136 Fully Licensed to do it all Garyindra@rentalrepairs.com www.roofpdx.com

ROOFING

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

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

TELEPHONE

Comcast Business Services Telephone, Internet, Cable & TV Srvs Dave Dronkowski P.503-957-4186 E-mail: dave_dronkowski@cablecomcast.com

WATERPROOFING / CONCRETE REPAIR CCB# 163427

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

Milwaukie, OR 97222 www.drmasonry.com

WINDOWS / STORM WINDOWS CCB# 149575

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

CCB# 53631

SEAL COATING Benge Industries Parking Lot Maintenance Svcs Corey Wilkerson P.503-803-1950 corey@bengeindustries.com Hal’s Construction Inc. Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR 97045 www.halsconstruction.com halspave@ easystreet.net

SEWER

CCB# 34434

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

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

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

22

:RENTAL ALLIANCE UPDATE - September 2014

www.rhaoregon.org

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

ren

g sin

l hou ta

rental housing alliance oregon

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

10520 NE Weidler Portland, OR 97220

oregon a

e

ll ia n c e s t 1927

The Floor Store For All Your Flooring Needs

Property Managers and Owners ...

We are offering special package deals just for you!

Package # 1 $16.50 per sq. yard ✔ Filament plush nylon or cut & loop ✔ 7/16 rebond pad ✔ Carpet Installation ✔ Tear & haul of old carpet & pad

his ion t Ment hen you ad w me in co

Package #2 $15.50 per sq. yard ✔ Plush and Cut and Loop ✔ 7/16 rebond pad ✔ Carpet Installation ✔ Tear & haul of old carpet & pad

Make your flooring purchases and installation EASY with ...

FREE Delivery • FREE On-site measuring • FAST, Worry-FREE Installation!

Bargain Rollout!

FHA Vinyl Only $3.99 per square yard!

Quantity Limited • Minimum 16 yard purchase

Ted Ted Stapleton Stapleton & & John John Fabian Fabian •• 5628 5628 SE SE Woodstock, Woodstock, Portland Portland

(503) 408-6488