2014

Law Changes-Are you ready?

Jeff Bennett-Attorney at Law Dinner Meeting Speaker Page 1

Classes Page 3

Form Changes Page 13

Top New Years Resolutions

Page 13

11 Mistakes Inexperienced

Landlords Make

Pages 6 - 7

UPDATEMonthly Newsletter Published by the Rental Housing Association of Greater Portland

January 2014

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 Formsonline 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

VISIT www.fhco.org

January 2014 1

January 2014 TABLE OF CONTENTS

When: Wednesday January 15, 2014 from 6:00pm-9pm

Menu:

London Broil Finished with Sauce BordelaiseRoasted Garlic Mashed Potatoes

Fresh Seasonal VegetablesFresh Green Salad

Dinner Rolls with ButterDessert

Coffee, Tea, Decaf or Iced Tea

Where: The MonaRCh hoTeL 12566 Se 93rd ave Clackamas oR 97015 Dinner Price: Special Pricing $26.00 per meal if registered by 1/10/14 $31.00 per meal if registering after 1/10/14 Call 503/254-4723 for reservations

**The $10.00 meeting only is no longer available** Speaker:

Jeffrey Bennett, attorney at Law Jeff will be speaking about the changes to the oregon Landlord Tenant act, give a retrospective view of the last several years, and up-to-minute insights into new cases. along the way he will go over how to avoid costly legal mistakes and give pointers on how to improve your landlord skill.

Affiliate Speaker: Dana Brown, Full Spectrum Residential Services

Dana Brown has been in the Real estate & Property Management industry for 25 years. The past 10 years has been spent writing & training industry professionals on best practices

Directions:

The Monarch Hotel12566 SE 93rd Ave

Clackamas, Or 97015

FRoM DoWnToWn Portland- take I-84 easttoward The Dalles. Take exit 6 and merge onto I-205 south bound. Take exit 14 to Sunnyside Rd. Turn right at Se Sunnyside Rd, go 495 ft., turn left at Se 93rd ave, Monarch hotel will be on the left.

FRoM WILSonVILLe- take I-205 north toward West Linn/oregon City, take exit 14 to Sunnyside Rd. Turn left at Se Sunnybrook Blvd, turn right at Se 93rd ave to Monarch hotel.

Dear Maintenance Men ............................................LandLady Katie: Top New Year’s Resolutions ..............are You Leaving Money on The Table?......................... Why You Must address Bad Renter Behavior now ................................................................ Jo Becker: Lessons From CT Fair housing Case ........................................................................Preferred Vendors List .............................................

Dinner Social/Meeting...............................................President’s Message ................................................Rha Mark Your Calendar ..............................................Move’em In, Move’em out The Right Way ............. a Blast from the Past ............................................11 Mistakes Inexperienced Landlords Make .........10 Way to “Turn-off” Potential Renters .................Mr. Landlord: Monthly Tips on Management ..........

11-1213

14

15

16-1718-20

1 2 3 4

5-6 7-8

8-910

DINNER MEETING

RHAGP UPDATE 2 January 2014

PRESIDENT’S MESSAGE RHAGP LIST OF COMMITTEESBuilding Chair: Phil owen, Phone: 503-244-7986

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

Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522

Education Chair: John Sage, Phone: 503-667-7971

Electronic Media

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: 503-314-6498 NewsletterChair: Will Johnson, Phone: 503-221-1260

Office Chair: Robin Lashbaugh, Phone: 503-760-7171

Government RelationsChair: Phil owen Phone: 503-244-7986Gresham Liaison: Jim herman Phone: 503-645-8287

Marketing Chair: ami Stevens Phone: 503-407-3663

BOARD CONSULTANTalita Dougherty, alita@rhagp.org: 503.667.9288

RHAGP LOBBYIST

Cindy Robert, Phone: 503-260-3431

RHAGP OFFICE TEAMCari Pierce, office Manager - cari@rhagp.org Pam VanLoon, Bookkeeper - pam@rhagp.org Teresa Carlson, Member Svcs - teresa@rhagp.orgSuzanne Fullerton, Member Svcs asst - suzanne@rhagp.org

RHAGP OFFICEMonday - Friday * 9:00am - 5:00pm

Phone: 503-254-4723 * Fax: 503-254-482110520 ne Weidler StPortland, oR 97220

www.rhagp.org

elizabeth CarpenterRha President

RhaGP IS CoMMITTeD To eDUCaTInG

MeMBeRS To FaIR hoUSInG PRaCTICeS

anD PoLICIeS.

**Beginning January 1, 2014 if you register for a dinner meeting and do not show or do not cancel by the Friday before you will be charged**

happy new Year!

This new Year we are happy to announce our new name for Rental housing association of Greater Portland - drum roll please………

Rental housing alliance oregon.

This name change brings to light that we are here for all landlords in oregon and to rally support from other industries that have similar concerns in the real estate industry. no matter where in oregon, the laws are the same and we are here to help. We want to make an alliance with other rental housing organizations and associated industries and to assist them in having the best rental forms, education, screening, mentoring and legislative representation for their members. We are working towards reaching out to smaller organizations to build a stronger landlord & property management alliance in oregon. We do understand there are differences in city laws and that is where local organizations can help best. For the bigger picture Rha is here, just like we have always been, since 1927. Keep your eyes out for an easier to use website in the coming months.

our strategic planning retreat in november was very successful. Rha has a great bunch of volunteer Directors who are all working hard to make this a great organization. I really can’t say enough about all of them. everyone has their passions and cares deeply about this organization.

at the all day meeting the Board was able to identify goals for 2014 and the value of those goals for our members. Some of those goals include: growth in membership and affiliates/vendors, improving membership value and continuing Rha long term financial stability. We discussed the strengths and weaknesses of our organization to meet these goals. There was a great discussion on serving our affiliates/vendors. We know by doing so, we create tremendous value for our membership and goodwill across our industry.

one exciting new benefit to come, is the Rha’s plan to add meeting room space adjacent to the existing office. This will allow us to increase our class sizes, allow more people to attend and thereby improve our live educational meetings. The Rha also has plans to rent out this space to our members at a discount as an added value to you and your local organizations who may have need.

our legislative lobbyist, Cindy Robert, has been an integral member in our strategic planning and has contributed significantly to 2014 plans. Keep an eye out for more to come from her in this bright and shiny new Year!

happy new Year from Rha; We are excited for what 2014 has in store.

WWW.RHAGP.ORG

Date Classes Location Time Information01/08 Online Tenant Screening Rha office 11am **01/09 Best Practices in a Competitive

MarketRha office 6:30pm Dana Brown, Full Spectrum Residential Services

01/10 Understanding Your Decision Point Report

Webex 11am **

01/16 Law Changes in Tenant Screening Rha office 11:30am Taught by Marcia Gohman, national Tenant network

01/28 Online Tenant Screening Webex 7pm **01/28 Landlording 102 Standard TV &

appliance6:30pm Taught by Jeff Bennett attorney at Law,

3600 SW hall Blvd. Beaverton oR 9700502/05 Online Tenant Screening Rha office 11am **02/07 Understanding Your Decision Point Webex 11am **02/13 Landlording 102 Rha office 6:30pm Taught by Jeff Bennett, attorney at Law

02/20 Understanding Your Decision Point Report

Webex 7pm **

02/25 Online Tenant Screening Webex 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.

January 2014 3

RHA Mark Your Calendar

**Beginning January 1, 2014 if you register for a dinner meeting and do not show or do not cancel by the Friday before you will be charged**

Best Practices in a Competitive Market

Rental home owners will learn best practices for their clients

and customers in a competitive market. happy renters

translate into higher rents and satisfied owners. This also

allows for a better reputation in the industry as a premier

management company.

Member, $25.00non-Member $35.00

Law Changes in Tenant Screening

This class will cover the changes in the law when accepting or denying an

applicant based on criminal background and eviction

histories. Basic screening processes, including fair

housing, protected classes, accepting applications, and

screening criteria will also be covered.

1 Continuing education Credit Member, $25.00

non-Member $35.00

Date Events Location Time Information01/01 RHA Office Closed Rha office all Day In observance of new Years Day01/08 Board Meeting Rha office 5pm01/15 RHA Dinner Meeting Social The Monarch

hotel6pm See page 1 for more details

01/30 Member Info./Mentor Session Rha office 5pm02/12 Board Meeting Rha office 5pm 02/19 RHA Dinner Meeting Social Spaghetti

Factory6pm

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

Landlording 102Jeff will take you through

the coming changes to the oregon Landlord Tenant act, a retrospective of the last two years, and up-to-the-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 educationCredit hour

$35.00/Member $45.00 non-Member

RHAGP UPDATE4 January 2014

MovE’EM IN, MovE’EM ouT ThE RIGhT WAy By Lauren Ginder

While searching unique perspectives on move-ins and move-outs in the property management world, I kept attempting to resort to a metaphor. Then I came across the origin of the word metaphor itself, which means “to carry” in Greek. In the context of a typical metaphor, the “carrying” is referring to the sense of one word to a different word, but I figured there were so many ways to manipulate the idiom.

So after repeating “Moving Tenants in and out of apartment complexes is like …” over and over in my head with no accurate figure of speech coming to mind. I started thinking of all the ways that “carrying” is associated with moving. not only for the obvious reason of moving boxes in and out, but in the mind set of a landlord, transferring and carrying out promises, papers and the term of the lease. What every owner or property manager of an apartment building needs to do first is establish move-in and move-out procedures. The only way to successfully move tenants in and out with the least amount of conflict is to enforce a set of procedures applicable to all. having concrete guidelines to address all that comes up when a unit turns will facilitate smooth transitions. The move-out and move-in procedures will require checklists to ensure that the person overseeing the transition has a list to refer to when inspecting.

Move-Out

Let’s start with a typical move-out. When a tenant gives notice, utilize the amount of notice that is currently required in the market. Twenty days is plenty of time to coordinate with them a pre-move out inspection which will not only benefit them, but benefit you in the long run as well. Come prepared with a “make ready checklist.” Schedule the necessary vendors (a carpet cleaner is always required.) are the drapes gross and dusty? Do the current tenants want to/have time to clean them? have they offered to do the nitty-gritty cleaning and have you highlighted how clean it has to be? If you thoroughly describe the condition that the apartment has to be in, it will ensure that nothing slips through the cracks upon move-out. You don’t like having to clean more than you anticipated and do so in too short of an amount of time, just as much as past tenants despise receiving deposits back which are half of what they were expecting.• Conduct the move-out inspection WITh the Tenant

present.• Close respective utility accounts.• ChanGe The LoCKS! This is an important turnover

task because no matter how friendly and morally driven a tenant may seem, they could have given a key to a friend over the years of their tenancy, so who knows who could have access to that given unit.

• ensure that the smoke detectors (and carbon monoxide

detectors) are working and have battery life.• Lastly, spruce up the unit to prepare for walkthroughs. The

past tenants should have left it in immaculate condition, (good luck with that) but if there’s anything that catches your eye, take the time to make those small adjustments because they will make a difference in the eye of a prospective tenant.

Move-In

after you have conducted walkthroughs and found the tenant of your dreams with a check in their hand and a green “thumbs up” on their application, you are ready to perform the correct steps for moving in a tenant.• Schedule the move-in with them so that you accommodate

their needs and show that you are available to welcome them into their new home.

• on the day that they settle in, take care of everything to do with the lease. ensure that they have signed in all the necessary areas and have fully studied the terms and lease in its entirety

• During their move-in walk-through, require that they complete their move-in inspection form so that you are not held liable for anything that they hadn’t caught after they have already moved in.

• once all of the above steps are complete, bring out those shiny keys that you are now able to confidently place in their hands. The jingle you’ll hear will symbolize success ringing in both of your ears.

Ultimately, moving is a metaphor in and of itself. a landlord is transferring and carrying out their promise to each tenant as they come and go. The relationships that you build with your residents begin with their experience upon move-in and are carried out when it comes time for them to leave.Tenants will have a lasting impression on their living experience with a certain company or individual so being overly thorough throughout each tenancy life cycle can only be a benefit. To quote a current relevant movie and book, as a landlord you might occasionally feel discourage as Gatsby did at the end of his novel: “So we beat on, boats against the current, borne back ceaselessly into the past.”

Follow these steps on moving tenants in and out of your units and turnovers will become smooth as if you are floating with the current rather than against it.Lauren Ginder is with Pacific Crest Property Management.

Reprinted with permission of American Apartment Owners Association offers products and services for landlords related to your rental housing investment, including rental forms, tenant debt collection, tenant background checks, insurance and financing. Find out more at www.joinaaoa.org.

WWW.RHAGP.ORG January 2014 5

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A BLAST FRoM ThE PAST- uPDATE NEWSLETTER 1982

LANDLoRDS AND ThE LAW By Sandra J. Saunders Attorney at Law

now that you have filed your Small Claim, on the basis of the information in Parts 1 – 3 of this series, you should begin to prepare for your presentation at the hearing.

The preceding itself is informal compared with most court procedures. however, the hearing does take place in a courtroom. Courtrooms are public and spectators are allowed. The plaintiff and defendant sit together at a table in front of the judge. The judge may ask a few preliminary questions. Because the plaintiff has the burden of proof (discussed below), plaintiff goes first, giving a summary of his claim and of the evidence he has to present to support it. Then the defendant has a chance to tell his side of the story. You will then have an opportunity to ask questions of the other side and to present other people to testify who are personally familiar with the situation in question.

Be sure to check with the court clerk when you file the case if you will want to have a witness. If there is someone who would testify in favor of your side but who doesn’t really want to appear, you may need to have the clerk issue a subpoena requiring that person to attend. This will cost an additional $15.00 for service plus $5.00 witness fee and mileage which may be recoverable from the defendant if you win. This has to be done ahead of time. It is very important to remember that if you have witnesses, they must be in court at the hearing to testify. It is totally worthless to simply tell the judge that you do have witnesses he can call to back up our statements. That is not the way the system works. It is equally worthless to bring in a list of names to show the judge and defendant. neither is a letter written by a witness acceptable unless the person who wrote the letter is in court to be cross examined. Repeat: any witnesses you want to have to back up your story must be in court at the time set for the hearing despite the informality of the Small Claims, you should not rely on hearsay (information based on things said or written by someone not present in the court).

You should also bring with you to court all documents related to your claim, anything you have in writing related to the claim, including contracts or agreements with the defendant, letters regarding the controversy: bills, cancelled checks, returned nSF checks, warranties, receipts or written estimates having to do with your claim. Be prepared to provide a breakdown for the judge of the total of your claimed damages. If you are claiming damages for a broken faucet, for instance: $47.59 for a new faucet, $.75 for a washer, $3.95 for putty, $7.25 for paint, etc. as opposed to “Well, about $50.00 for the faucet and $10.00 - $15.00 for the rest of the supplies” or your best guess. If you can’t provide an exact and concise breakdown, the

judge may think you are “puffing” and award less than you asked, or worse, nothing at all. Put yourself in the judge’s position. he doesn’t know you, doesn’t know the defendant and doesn’t know the story of your claim until you present the evidence. Photographs of damaged property or of work poorly done are particularly helpful in substantiating claims. Before and after shots are great if you have had such foresight.

Be prepared to present your claim thoroughly but be selective. It may help to make a written outline for yourself. note your main points and evidence (your statements, bills, receipts, photos or other person’s testimony) in support of each point. Does your proposed proof follow logically? If there is a and then B, do they necessarily equal C? For instance, if you are claiming damage for the broken faucet, it won’t help to bring up the fact that the tenants also kept a pet in violation of the rental agreement unless you are also claiming damages for cleaning or replacement of the rug. Be sure to be able to recite what bona fide (Latin for “good faith”) efforts you have made to collect your claim before filing it with the court. Your failure to do this might be costly. The judge might not award you the court costs you paid even if you received a judgment.

Test your outline with a disinterested friend. Find out what questions he or she would want answered from your planned presentation. ask your friend to play the “devil’s advocate” and decide what is missing from your side of the story. anticipate explanations from the defendant and plan how to meet them.

You, as plaintiff, have what is called the “burden of proof.” This means that you must show that your case is better than the other side’s. If the proof is equally balanced in the eyes of the judge you will not prevail. You must tip the scales to your side, however slightly. This also means that if the defendant has counterclaimed against you and his case proves to be better than yours, however slightly, you lose. (also there could be a reduced award if each side has claimed a different amount and each side proves his case by this balancing method. Then the claims are “set-off” against each other, and the judgment is only for the difference between them. If this happens, it is probable that neither side will have to pay the other’s court costs.)

The judge will be impartial, having not heard either side of the story before, but the docket is often heavy and judges are human. Don’t expect the judge to listen to your life story and problems. Be brief and concentrate on your main points. Do address all of your remarks to the court and not to the defendant. This may seem awkward but it is a formal courtesy that remains from the regular court process.

RHAGP UPDATE 6 January 2014

address the judge as “Your honor” and never directly in the third person as “you”.

There may not be time to present every point you want to make. Some may be irrelevant to the issue before the court and some may be cumulative or unnecessary to the judge in making the ruling. The more you keep to the actual issues in your claim, the more rational, supported, planned and brief your presentation, as long as it is complete, the more the judge is likely to appreciate your position compared with random, unsupported rantings from the defendant, and the more likely a favorable verdict.

Remember, the judge controls the proceeding and there is no appeal. as your mother told you long ago, tell the truth, be polite, and don’t argue with the other side, and above all, don’t argue with the judge.

If you have followed all of the directions and suggestions in this series of articles, you will have made a professional presentation of your case in acting as your own lawyer. If you didn’t prevail, you will at least have had your day in court. Perhaps your claim was not as legally solid as you thought. Perhaps the defendant’s case was stronger than you could have known. Perhaps the matter was more complex than you anticipated. Maybe the dispute could have been settled out of court by the intervention of a neutral party or call or letter from a lawyer. a lawyer cannot represent you in Small Claims Court and it is usually not worthwhile to incur large attorney’s fees for claims that are within the jurisdiction of the Small Claims Department. however, a consultation with a lawyer for half an hour or so at a regular hourly rate may be of help in pointing out the strengths and weaknesses of your case, the evidence required, the risks of a counterclaim against you, or perhaps additional defendants you could name against whom you might better collect the judgment if you win. There are many fine legal points involved in the necessarily general discussions in these articles.

If you did win your case, congratulations, and more so for a job well done if you won at hearing rather than by default! In either case, you are entitled to a judgment. It is important to recognize, as pointed out in Part 1 of this series, that a judgment may simply be something with which to paper your walls. It is not money. Don’t expect the judge or the court clerks to reach into their pockets or into the county treasury to pay you. You have to collect the judgment and it likely to cost you more money to do this if the defendant does not pay you on demand at this point. Collecting a judgment will be the subject of the next series of articles.

©Copyright, 1982. Sandra J. Saunders. All rights reserved.

A BLAST FRoM ThE PAST coNTINuED FRoM PAGE 5

The RHAGPMission

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 com-munity 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 PierceTeresa Carlson - Graphic Designer

Publisher: The Rental Housing Associationof 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 Cari Pierce at 503-254-4723.Please notify the RHA office of any address changes.

WWW.RHAGP.ORG

With the housing market collapse, many investors who have been fortunate enough to preserve their cash or maintain access to credit are snapping up incredible deals on residential properties to try their hand at real estate investing.

While it may sound easy enough – buy a home, make a few renovations and rent it out for more than the monthly mortgage payment – successfully managing your own investment properties requires the mindset of a business professional. Without experience, it can be easy to quickly lose money, time and sleep by making these common new landlord mistakes.

1. Not running adequate checks on a potential tenant. as anxious as you may be to get a tenant in and paying rent, it’s not worth rushing ahead without checking your tenant’s credentials first. Use a rental application form that will provide you with adequate information; pay the money necessary to obtain a credit report (to check on a history of late payments, delinquent accounts, etc.) and take the time to verify references including employers and former landlords. even if the tenant is “desperate” to move in and can make the deposit amount immediately, check out their background first. Don’t allow yourself to feel rushed or pressured into making a potentially costly mistake.

2. Thinking the property will always be rented. Before closing on a property, you need to do your own financial due diligence and ensure that you can pay the mortgage (if you’re taking a loan) in the event that you have months with no tenant paying rent. Don’t risk potential foreclosure and financial ruin because you failed to do a simple cash flow analysis and maintain sufficient funds to cover the mortgage payments when renters are few and far between.

3. Underestimating the cost of repairs or ongoing property maintenance. In order to keep tenants interested in (and paying for) the property, you will need to maintain it. Make sure you’re charging enough in rent to at least help cover a portion of ongoing maintenance costs (i.e. painting, cleaning and carpet cleaning between tenants). also, plan on having to pull money either out of the business or your own pocket in the event that you don’t have the cash needed to make major onetime repairs such as repairing structural damage or replacing appliances, etc.

4. Viewing it as a hobby. owning rental properties is a business and In order to turn a profit, you’ll need to operate it as such. That means establishing separate bank accounts for deposits and expenses, using a bookkeeping system and consulting a tax professional to ensure you are correctly handling and paying taxes on your business.

5. Relying on a handshake. In business, you can’t rely on promises. For your own legal protection, it’s essential that your tenant sign a lease agreement to reside in your property and ensure that he or she understands the terms of the contract. If you run into problems with your tenant, you will need written, binding documentation such as a lease in order for the judge to make a ruling. Know your state’s laws regarding leases and ensure that you use an appropriate form for your state. (Rhao’s Rental agreement form # 203)

6. Asking illegal interview questions. You don’t want to run the risk of giving a potential tenant sufficient grounds to sue you for discrimination by asking the wrong questions during the screening interview. The Fair housing act of the Civil Rights act of 1968 requires that you cannot deny a tenant’s application based on race, color, religion, national origin, sex, marital status, handicap or family status, (i.e. if they plan on having children). (The state of oregon adds Marital Status, Source of Income, Sexual orientation / Gender Identity, Domestic Violence Victims.)

7. Neglecting tenants. The home(s) you are renting out are your responsibility. If you do not regularly check in with your tenants and on the condition of the property, you will have no one to blame but yourself if something goes wrong. however, make sure that you are not violating your state’s laws regarding tenant privacy before stopping by the property unannounced. You may inadvertently give them the right to sue you or be released from the terms of your lease agreement.

8. Not meeting state and local housing codes. as a landlord, you’re required to make sure the property meets health and safety standards. If you don’t take care of your end of the legal bargain, your tenants may have grounds to break the terms of your lease agreement, potentially sue you and even to be legally entitled to compensation for damage or injury due to your neglect.

9. Delaying an eviction. not beginning eviction proceedings as soon as legally possible can be a very costly mistake. If you run into problems with a tenant and are unsure about your rights or how to proceed, contact an eviction attorney as soon as possible.

10. Not enforcing lease terms. If you outlined that late rent payments would incur a penalty, charge it. If you noted that no pets are allowed and your new tenant buys a Great Dane, enforce the penalty. If your tenants realize that you are lax about the terms of the lease, they will likely follow suit. Set and enforce – the standard you want upheld.

January 2014 7

11 MISTAkES INExPERIENcED LANDLoRDS MAkE By katie Adams

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RHAGP UPDATE 8 January 2014

10 WAyS To “TuRN-oFF” PoTENTIAL RENTERS By Rebecca Rosario

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11. not writing it down. It’s essential that you keep written documentation of interactions with your tenants in the event that you every need to take him/her to court. note phone conversations and keep copies of emails, voicemails or text messages, etc. to be able to support your allegations.

If you are unsure about how to successfully start your career as a landlord or fear that you may not have the time necessary to perform the job well, consider working with a professional property management company. Interview several companies, check out their backgrounds and references and ensure that, like your tenants, you understand and agree to the terms of a contractual relationship.

Katie adams is a freelance commercial writer, marketing and public relations professional with 18 years experience. Visit her website at www.katieadams.hom,estead.com. Reprinted with permission of the Wisconsin apartment association news. Reprinted with permission of American Apartment Owners Association offers products and services for landlords related to your rental housing investment, including rental forms, tenant debt collection, tenant background checks, insurance and financing. Find out more at www.joinaaoa.org.

11 MISTAkES INExPERIENcED LANDLoRDS MAkE coNTINuED FRoM PAGE 7

as individuals, we all have our own little pet peeves. What may turn off one prospect may not bother another. as apartment professionals, we cannot afford to turn off a single customer, and image is everything.Keeping our communities neat and clean is not only easy to do, it is generally an inexpensive way to attract customers and create a pleasant property atmosphere. Take a look around at your community. Do any of the following situations exist? here are 10 ways your apartment community may be turning off prospects: Sad SignageIf a monument sign looks scruffy, it creates an expectation that the rest of the community will be the same or worse. Poor signage includes worn and tattered signage, signage that is too small or difficult to read or just plain unattractive. Signage that directs prospects throughout the community can also prevent customers from walking in your door. a poorly designed directional will lead the driver to find the nearest exit instead of walking in your front door.Do your signs have an equal housing opportunity logo on them? I am not an attorney, but one does not need a law degree to know that we should welcome everyone, so why not add it to your sign? Don’t forget the parking signs either. This is the last thing prospects see before they get out of their car.each visual that guides people in and out of your community should be in tip-top shape. It does not have to cost a fortune either. Better to be simple and well done than extravagant and poorly executed.Lackluster Curb appealKeeping the driveways, walkways and landscaping free of discarded items goes beyond creating a neat community appearance; it is also a good step towards crime prevention and risk management. Take a quick look for broken glass, rubbish, sharp items that may have accidentally fallen out of trash bags and cigarette butts. no matter how pretty the flowers may be, having litter and unsightly items in view will deter a potential renter. ensure that sidewalks are easily navigated and do not pose a trip hazard.Lousy LandscapingWhile some lump landscaping into curb appeal, have a different viewpoint. Landscaping is more than just what is next to the curb, and it can have a major impact on a property’s marketability. For the record, when I say marketability, I also include the re-sell, or renewal of the lease. Do not make the mistake o thinking that your resident will not drive through the competition when considering their renewal. If the grounds look better than yours next door, they may just decide to stop in a “look” – a deadly potential for your renewal.Poor ParkingUnkempt parking areas and parking areas that are uneven,

WWW.RHAGP.ORG January 2014 9

10 WAyS To “TuRN-oFF” PoTENTIAL RENTERS coNTINuED FRoM PAGE 8

cracked or unmarked are all turn offs. I still see parking areas that do not have designated handicapped parking. This is not only poor customer service, it is against the law in most places! Parking should be easily accessible, well marked and close to the front door for inclement weather conditions. employees should never park in the closet spots. Leave the premium spots for residents and prospective residents. Vendors should be told to do the same.abhorrent amenitiesGreen swimming pools are one of my top turn-offs. So are sagging tennis court nets, frayed and or sagging volleyball nets, wobbly slides, broken wings and pool areas that have faded and cracked furniture. Pools covered in leaves or uncovered during winter are telltale signs of poor maintenance in my book. Your prospect will think the same.Interior amenities can also be a turn-off. Placing a used computer running Microsoft word 2000 is not impressive. even worse is a “fitness center” where half of the machines are inoperable. again, what the prospect sees creates an expectation of what to expect in their home. When viewing things that are in disrepair, they may wonder if the icemaker or dishwasher will work when they move in. This doubt will cost you the lease.Messy ModelsThere is never a good reason for a model to be dirty. Customer will not pay attention to the great features in your model when staring a dead bug in the antennae. When your prospect notices the toilet has been used aa public bathroom, it can be repulsive. Toilet seats should be down and covered. another personal pet peeve is toilet paper that has been clearly used and just hanging. If toilet paper is there, it should be folded like an upscale hotel.Prospects do not wish to see sinks with drink stains and water stains. a dirty refrigerator will turn most prospects

away. If model refrigerators must serve double duty for resident functions or other office use (I suggest refraining from this), they must be cleaned regularly. Dirty carpet makes a model look tired, no matter how nice the furnishings may be Discolored tubs and sinks are simply not acceptable.Not-so-Neat NoticesIn this era of technology, there is not excuse for displaying handwritten notices (often penned sloppy handwriting) on the office door at the mailboxes. how many times have you approached a business with a hand-written note that reads “out to lunch” or Be right back”? not often, right? When you do see this, what is your impression of the establishment? I bet it is not very favorable. It is too simple to print a sign from our computers or use pre-printed signs. Printed signs simply look more professional, and signs with hard-to-read handwriting can be a customer turn-off.Burned-Out Bulbs or Poor LightingReplace any burned-out light bulbs as soon as possible. Make sure all customer areas of the clubhouse, amenities, model and parking areas have ample lighting and take into consideration renters with aging or less-than-perfect eyesight. Your community should be well illuminated for all customers. This also includes signage. nothing looks worse than a poorly lit sign at night.Offensive OdorsCustomers understand that if they visit a lawn and garden center, they will have to deal with the smell of fertilizer. They may find fresh-paint smell of a newly renovated apartment a positive – although if the smell is over-powering, it could all backfire. Certain odors are understandable and may even appeal to the prospect’s sense of smell. however, renters don’t want to smell an employee’s lunch drifting across the clubhouse.

Disorganized Desks or Work AreasThis is something that I personally struggle with, so for those creative geniuses who just don’t see the value in organizing and all the minutiae of de-cluttering, listen up: Just do it! If your desk looks like a bomb went off, what should a prospect expect their apartment to look like on move-in day? First impressions create an expectation; the prospect may wonder if you can keep track of his or her rent check if you are having problems putting your hands on a document you touch on a daily basis, such as a floor plan.Maintenance staffs are not off the hook either. a messy shop DoeS get noticed. So does the golf cart with rubbish on the seats and work buckets with a mish-mash of items hanging out. Being messy is like having company come over and not cleaning; it sends a message that you do not take pride in your personal living space. You “live” at work for at least eight hours a day, so make it presentable. Create a daily checklist and use religiously. It is easy to overlook seemingly small details when you work in the same spaces day after day. Someone once said, “The devil is in the details.” I say the dollar is in the details. Good luck and happy leasing!

Rebecca Rosar io is a nat ional trainer with more than 20 years of mul t i fami ly market ing, t ra in ing, sales and management experience. For more information, email her at Rebecca@FullhouseMarketing.net, call 866-29-TRaIn or visit her website at www.Fullhousemarketing.com.

Reprinted with permission of American Apartment Owners Association offers products and services for landlords related to your rental housing investment, including rental forms, tenant debt collection, tenant background checks, insurance and financing. Find out more at www.joinaaoa.org.

RHAGP UPDATE 10 January 2014

BEST SUCCESS HABITS how do successful people order their lives to be their best? Several real estate investors share a habit or two that contributes to their success! Below are one dozen of their best success habits.

1) Check your financial status EVERY morning - every account - and regularly run reports to know where and how we are spending our money... This has kept us on track for many years. This 'habit' allowed us to buy rental homes, keep them full and allowed us to 'retire' (well, switch professions anyway!)

2) Keep lists. I write down everything I have to do and keep checking things off. I keep punch lists for each property, I keep a list of the dates when bills are due and make sure they get checked off each month. and keep lists of business things that have to be done...

3) Delegate and elevate. Focus on the things that you are either a) good at; or b) enjoy doing. otherwise, I try to off load everything else on people who are better at those things, or enjoy them more than I do. Makes me happy, and usually makes the other people happy too.

4) Do SOMETHING every day to move FORWARD, even if just a tiny step or a single phone call. It's easy for a landlord to get busy with minutia and not spend effort to grow their profit.

5) avoiding time wasters: Running errands on different days, time waster. Running to the home Depot store more than once when repairing something, time waster. Filling my car with gas when it's only half empty, time waster. Being stuck in traffic, time waster. Running to the store because I ran out of toilet paper, time waster. Shopping for food more than once a week, time waster.

6) Reading the question and answer forum on MrLandlord.com is one of the best habits I've developed over the last year. I search first to see if a subject's already been covered and then if I don't find the answer I ask all the great folks there.

7) Be proactive with keeping good tenants. Find out what they'd want to stay and extend their lease. This is something I'd put in my calendar to think about a few months before a tenant's lease is up.

8) "ZERO INBOX". Immediately upon seeing something, I mentally categorize it as meaningless or meaningful. If meaningless, I trash/delete/forget it. If meaningful, I decide what it means -- do I need to give myself a "to do" or "appointment" in my calendar? Do I need to make a phone call? Do I need to pass along the info? I don't necessarily solve the issue at that point (if not needed), but I always set some future reminder or time frame. This gets me to a "zero in-box", so I'm never vaguely worried about forgetting something or

putting off something. It also forces me to screen out useless clutter or meaningless info.

9) Plan any work before you do it. This should be everyone's #1 habit, but it really isn't. You need to measure, draw pictures, look at videos, etc. I like to plan renovations months ahead, then draw up the plan and refer back to it in the interim. The time allows me to reconsider or scale back/simplify. Sometimes I start off wanting to do something ambitious but realize when I get into the details that simple is better, especially with my target rental rates being in the 1000-1200 range. Sometimes you can do a 5k renovation job and get 90% of the results of the 10k job.

10) I pre-screen callers over the phone. If they pass the first wave of screening then they get the combination to the house they are calling about. I let them view themselves on TheIR schedule. I never miss a showing that way and I never waste MY time driving to and from a showing or just sitting in my truck waiting for them to show. I have been doing this for about 7-8 years and I figure I save about 30 minutes per scheduled showing. add that up over the years.... WOW.

11) Paying my bills, ASAP. Lying to yourself by ignoring them is a really bad idea. That way, you may have to eat Ramen noodle soup for a few weeks, but you won't be utterly stupid and run up debt which is no longer manageable.

12) My best habit: work to build and reinforce my DREAM daily. When I am inspired, everything else is a detail.

MRLANDLoRD.coM MoNThLy TIPS oN MANAGEMENT

2014 RHAGP Office Closures:Office Hours:

Monday - Friday 9 - 5pm

Wednesday January 1, 2014 - New Years Day

Monday May 26, 2014 - Memorial Day

Friday July 4, 2014 - Independence Day

Monday September 1, 2014 - Labor Day

Thursday November 27, 2014 - Thanksgiving Day

Thursday December 25, 2014 - Christmas Day

Phone: (503)254-4723 Fax (503) 254-482110520 NE Weidler, Portland OR 97220

WWW.RHAGP.ORG January 2014 11

DEAR MAINTENANcE MEN: By Jerry l’Ecuyer & Frank Alvarez

coNTINuED oN PAGE 12

Dear Maintenance Men:Do you have a recommendation for exterior lighting that will make the property stand out from its neighbors?Jorden

Dear Jorden:We did a recent job involving half inch 120 volt LeD rope light. The rope light was installed under the eaves and out of the way. From the ground the light appeared to emanate out from the eaves and down the walls. The light is indirect and made for a very interesting look. The side benefit of the rope light was not only did it look great; it shed light in all the dark corners around the building. LeD rope light is more expensive than the incandescent rope light, however, it is economical in the long run, it has a long service life and the rope does not get hot or even warm to the touch. (We Do noT recommend incandescent rope light.) LeD Rope light comes in 150 foot rolls and with the proper rectifier in place, up to 1200 feet can be used from one electrical source. The light comes in cool white, natural white and warm white along with a variety of colors. The rope light can be installed onto a plastic track to help keep it straight and to eliminate any drooping of the rope. Remember to pre-drill the track before installation. LeD rope light is per-fect for under stairs, balconies and anywhere you need soft indirect light. Keep in mind, it does not throw light very far and will not light up a courtyard, it is mainly for aesthetics.

Dear Maintenance Men:We are preparing to gussy up our rental property by adding crown molding in each room. The quote I got from the contractor was astronomical! I want to teach my maintenance tech how to install crown molding, however after looking at molding how-to books and the internet, I am about to give up on the idea. It looks very complicated. Can you help? Ron

Dear Ron:We know what you mean; anyone who has installed crown molding for the first time knows the frustration. But it need not be! Crown molding truly is easy to install and yes, we said easy. Throw the book away; it only serves to show how smart the author is, but not very practical. We are going to describe a method that we learned long ago that absolutely simplified crown molding installation.

The key is to cut the molding in the same position that it will be install on the ceiling and to make visual samples. It is important to make a set of sample pieces for reference.

1a: Inside corner: cut two 12-inch pieces of molding to use as a sample. Place that sample up on the wall and ceiling for a visual. now bring that sample to your

saw and lay it to the left of the blade, against the vertical fence or backstop. Position the sample exactly in the same orientation or position as it was on the wall/ceiling. (The sample piece will not be flat against the fence; it will stick out just like it does on the wall.)

now position your saw blade in the 45-degree position and left of the center mark. Cut the right side of your sample piece and label it Right hand Corner Inside.

1B: Take the second piece of sample molding you cut and position it exactly like the first piece, but to right side of the blade. Put your blade in the 45-degree position, butt his time it will be to the right of the center mark. Cut and label this piece Left hand Corner Inside. Test your samples in an inside corner where the wall meets the ceiling. The two pieces should form a 90-degree corner.

2a: outside corners: cut two 12-inch pieces of molding to use as a sample. Place that sample up on the wall and ceiling for a visual. now bring that sample to your saw and lay it to the left of the blade, against the verti cal fence or backstop. Position the sample exactly in the same orientation or position as it was on the wall/ ceiling. Set the blade at the 45-degree position and right of the center mark. Position the sample to the left of the blade. Cut and label Right hand outside Corner.

2B: For an outside left-hand corner, set the blade at the 45-degree position and left of the center mark. Position the sample to the right of the blade. after the cut, label the sample Left hand outside Corner. Test your samples in an outside corner where the wall meets the ceiling. The two pieces should form a 90-degree corner.

The hard part is done; you now have sample cuts to refer to. after measuring the wall, place your measurements on the backside of the molding, the mark will be easier to see on the backside when cutting. (hint: Mark the mold-ing where the saw blade will first touch the work piece.) Cut a little long at first, and then trim with the saw until the molding fits. and don’t forget to repeat to yourself … “caulking is my friend!”. If the corner is not quite perfect, don’t worry, caulk the corners, and the mistakes disappear. also caulk the top and bottom rails of the molding and it will look like an expert did the installation. Good Luck.

Dear Maintenance men:I am aware of having a disaster preparedness kit for my

RHAGP UPDATE12 January 2014

family, however, what do I do for my apartment building? Jason

Dear Jason:a quick list of what should be in your family disaster preparedness kit: Flashlight with batteries, canned goods, a Gallon of water per person, a knife, Meds and blankets at minimum. now this works ok for a family, but may not be appropriate for an apartment building. The residents may very well shelter in place during a disaster and be fine. What may be in danger is your property! Start with a bit of preventive disaster maintenance. 1: Locate the main water shut-off valve and any minor shut- off valves. Make sure the valves are in working order. If they are gate valves, it might be time to upgrade them to ball valves. old gate valves are notorious for breaking valve stems at the moment you need them to work.

2: Locate and clearly mark the main electrical panel.

3: Locate and mark the main sewer clean-out. Run a mainline snake or hydro jet at least once a year. (a Friday evening main back-up is a disaster.)

4: Locate and mark the main gas or fuel oil shut-off valve.

5: Write down and post this information in a public area of your apartment building, including emergency phone numbers and how to get hold of management. alternatively; Post this information on the inside of a kitchen cabinet door in each rental unit.

QUESTIONS? QUESTIONS? QUESTIONS? We need more Maintenance Questions!!! To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@BuffaloMaintenance.com Please “Like” us on Facebook.com/BuffaloMaintenance Please call: Buffalo Maintenance, Inc for maintenance work or consulta-tion. JLE Property Management, Inc for management service or consulta-tion Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPAReal Estate lic. #: 01460075 Certified Renovation Company Websites: www.BuffaloMaintenance.com&www.ContactJLE.comwww.Facebook.com/BuffaloMaintenance

DEAR MAINTENANcE MAN coNTINuED FRoM PAGE 11

FORM CHANGES 2014

Due to the Landlord Tenant Coalition Bill 91

the following forms have legal/informational

changes that are effective January 1, 2014

• 101ApplicantCriteriaandScreeningPolicies

• 102ApplicationtoRent• 105ApplicationDenial• 202DeposittoHold

Agreement• 203RentalAgreement• 205PetAgreement• 211Rules&Regulations• 214TemporaryOccupancy

Agreement• 230GuestRegistration• 231WarningNoticeof

Violation• 239AssistanceAnimal

AgreementIn addition there is a new form: 241 Warning Notice- Noncompliance Fees

WWW.RHAGP.ORG January 2014 13

LANDLADy kATIE: ToP NEW yEAR’S RESoLuTIoNS FoR PRoPERTy MANAGERS ThE NEW yEAR

here is a list of four resolutions that property managers should have on their list for 2014.

none of them are difficult or require an immense amount of work, and all of themwould bring rewards throughout the coming year.

Start the New Year off organized. an organized landlord is a more profitable landlord. File your documents and paperwork logically and neatly in a file folder with brackets on each side of the folder. Two-hole punch the top of each document and file them in a way that works for you. Some landlords put all “pre-move in” documents on one side, and all other documents on the other. Being organized is simply a good business practice. Whether you manage one rental unit or a thousand, being organized and consistent will make you a better landlord and put more of the profit in your pocket.

Aim for more work/life balance. Build down time into your schedule. When you plan your week, make it a point to schedule time with your family and friends, and activities that help you recharge. Drop activities that zap your time or energy. Take stock of activities that don't enhance your career or personal life, and minimize the time you spend on them. You may even be able to leave work earlier if you make a conscious effort to limit the time you spend on the web and social media sites, making personal calls, or checking your bank balance. Rethink your errands. Consider whether you can outsource any of your household chores or errands. Could you order your groceries online and have them delivered? hire a kid down the street to mow your lawn? order your stamps online so you don't have to go to the post office? even if you're on a tight budget, you may discover that the time you'll save will make it worth it. Get moving. It's hard to make time for exercise when you have a busy schedule, but it may ultimately help you get more done by boosting your energy level and ability to concentrate. Try to exercise at least 30 minutes 2-3 times per week. Don't assume that you need to make big changes to bring more balance to your life. Set realistic goals, like leaving the office earlier 1 night per week. even during a hectic day, you can take 10 or 15 minutes to do something that will recharge your batteries.

Increase Productivity. Move just one routine task online such as creating an online maintenance request form for your tenants. There is a host of property management software available to make every day management a little easier. Whether you manage one unit or 25, property management software can help you manage your rental

properties more effectively and fill vacancies faster. With features like self-service customer portals, powerful accounting and advanced marketing, you’ll not only save time and increase productivity, but also reduce costs. Property management software helps you easily manage tenants, leases, contracts, documents, vendors and more.

Go Green. one strategy a landlord can employ to stand apart is going green. Using environmentally responsible practices can save money, attract more prospective tenants and help the environment. a landlord's office should be as green as the rental units themselves. Using e-mail and telephone to communicate with tenants saves paper and also speeds up the process. energy-efficient computers, fax machines and scanners all use less electricity. Print fewer checks and pay bills online or sign up for online bank statements. While you may have many other resolutions set for 2014, definitely consider these as they are simple to implement and will no doubt benefit your business moving into the new Year

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.

2014WHAT’S NEW AT RHA?• Beginning January 1, 2014; Payments by

check and credit card will be accepted onlocationforDinnerMeetingsandClasses.

• IfyouregisterforaDinnerMeetingandDO NOT SHOWordonotcancelbytheFridaybeforetheDinneryouwillbechargedthefullpriceoftheDinner.

• A number of Rental Forms have beenupdatedbecauseofOregonLandlordTenantActandareavailableforyourpurchase.

• TheRentalHousingAssociation ofGreaterPortland will be doing business as RentalHousingAllianceOregon.Duetothischangeyou will see noticeable changes in ourRentalforms.TherentalformsunderRentalHousingAssociationofGreaterPortlandarestillacceptabletouseaslongastheyarenotforms thatwere affected by the January 1,2014LawChanges.

RHAGP UPDATE

Most real estate investors tend to operate their properties with a simple rule in mind: If money appears in their checking account by the end of the month, their property is healthy. as long as they see the same amount every month they’re happy.

however this rule inevitably leaves money on the table. Sophisticated investors know that they need to plan for their properties to be successfully operated. They need to buy the right property and operate it with a vision in mind. That vision should include an annual focus on rent increases and tenant relations.

Rent IncreasesResidential: Multifamily or single family investors have the opportunity to increase rental income at least once a year through the annual budgeting process. This process starts with an annual inspection, followed by a local area renewal rate review (rental comparison survey). Keeping your property well maintained is the key to managing long term rental increases. Tenants will not be as hesitant to pay more if you treat them with respect and keep the property looking well maintained. a clean property with great looking landscaping, a current paint job without any mold or a refinished roof will net you more rent. Yes it will cost more to maintain, but in my opinion the payback will be in the form of higher rent, longer tenancies and lower turnover costs. Don’t forget, tenants want to be appreciated just like you do. If you have a property manager you work with, have them help you draft an annual budget and forecast the annual increases. Think into the future; plan your rent increases and capital expenses two to three years ahead so you can better control your long term destiny.

Commercial: owners of office, retail or industrial buildings need to think through the same process. They need to develop a plan that lasts through the initial lease term and includes details regarding the tenant’s options to renew, (since commercial tenants tends to stay for 3-10 years, even more planning is involved in controlling the costs and the rental increases). annually, property owners need to review the comparative position of their property. They need to be realistic regarding the value of their real estate. Just as with residential investments, they must consider the condition and location of their investment. Commercial landlords need to have a long term plan in place that keeps rent increasing on an annual basis.

If you make a concession regarding a starting rent to get a tenant in, plan to step it up to market value within three years. aim for a minimum of 21/2 % to 3% in annual increases based off the pre-negotiated step increase or percentages that increase on the basis of a business’

success (typically used by retail businesses). I am not a huge fan of CPI (consumer price index) increases because the government has too much control of those numbers. Don’t permit expense caps unless you can stay ahead of the expenses, regardless of the caps.

Landlords and their property managers should not automatically cave into very low or zero rent increases at lease renewal time, even if the tenants threatens to move out. Run realistic scenarios regarding the cost of re-tenanting. Include vacancy rates, leasing commissions and tenants improvements in these calculated scenarios. Consider also, the moving costs an existing tenant will face. Understand their business and business goals, their staffing and their success at your location.

Most importantly, while they are renting from you fix repairs that are required by your lease, and fix them quickly. Show your tenants you appreciate them by treating them how you would want to be treated, otherwise they will blame you and possibly hold back rental payments, do the repairs themselves or, worse yet, move out.

Last year there was a client who took two months to repair the air conditioning units on a newly leased space. It was wintertime and it was raining; the tenant was livid and hired an attorney to preserve their rights under their lease. The landlord wanted absolutely the lowest price for the repairs and getting the lowest price took over 30 days of negotiating with vendors. The tenant almost moved out because it took so long, and alternative cooling systems needed to be provided. The experience drove them to become a hostile tenant and we aren’t sure if they’ll renew their lease when the time comes. These bad feelings could have been prevented and we could have agreed on rent increase and lease renewals with this tenant if the landlord would have allowed the property manager to be more proactive. note: Typically property managers have vendors they work with that are reasonably priced who respond quickly; but they may not be the absolute lowest period.

ConclusionInevitably, attention to detail, future planning, a current understanding of the marketplace and a fair and realistic approach to taking care of the properties will yield higher returns for real estate investors. a key component to profitability is a focus on current and future rental incomes. Sticking to the basics with an annual planning process and taking care of your tenants will increase your annual yield and keep reliable tenants in your property.

14 January 2014

ARE you LEAvING MoNEy oN ThE TABLE? By cliff hockley President of Bluestone & hockley Real Estate

WWW.RHAGP.ORG January 2014 15

This is a problem that festers in too many rental properties. every time the phone rings the landlord is afraid it’s another complaint from a tenant about “that one.” It festers because landlords don’t deal with tenant situations as they arise, but let them fester until they are intolerable or the landlord has simply has a bad day and says, “enough!” The result will often result in the landlord gnashing teeth and vowing vengeance, but will make the recalcitrant tenant gleeful.here’s what happens. It’s gone on for some time now. all of it. all the irritations and the ignoring of the lease agreement. other tenants complain. The rent shows up late but just two weeks late, but who’s counting? What to do?

The problem arises not just with the tenant who can’t manage to be a decent neighbor or pay the rent regularly, but from the fact that the landlord has not seen fit to do anything about it. That’s what we’ll look at here.The next month the rent doesn’t arrive by the fifth, so the landlord sends a three day notice to pay up or get out. (oregon landlords can serve a 144 hour notice on 5th) The rent doesn’t arrive by the eighth of the month and the landlord files the eviction. Court dates take a while to come around, so about the 15th of the month the tenant brings the rent over and the landlord turns it down. “Too late,” he says, “you’re out of here.”

The judge doesn’t agree. The tenant claims when everyone gets to court that he thought it was all right to pay the rent late, since the landlord has always accepted it late before. What’s the big deal this time? The judge rules that the landlord had “lulled” the tenant into thinking it was okay to pay late. The landlord has to accept the rent this time.

“But the lease says. . .” objects the landlord. The lease doesn’t matter because the actions of the landlord have superseded the terms of the lease. We can’t simply pick and choose what terms we will enforce and when. Instead, if we expect consistency we ourselves must be consistent in our insistence on adhering to the terms of a lease. But, then, who reads the lease, anyway?

The one consolation is that from now on the rent had better be on time, because next time the court will not accept “lulling” as a defense for late rent, as the judge carefully explains to the tenant. of course, that doesn’t apply to all the other irritating things the tenant does.This tenant has still been lulled into believing being a bad neighbor and all-around jerk is most likely okay with his landlord. The landlord hadn’t complained about that behavior.

The solution is simple but not easy. It requires work and effort. as landlords, if we expect to have our evictions, for

example, hold up in court, we must respond to each and every issue we have with tenants, documenting what we did and when including phone calls and personal visits, keeping copies of all correspondence and notices with notes about the tenant’s responses and our actions. Be thorough. Make more than simple jottings such as “Talked to tenant.” explain exactly what you talked to the tenant about and what the tenant said he would do or quit doing. Make sure there’s a date and time listed.

Why don’t landlords jump right on behavior that can negatively affect their properties? For one thing, it’s a lot of trouble. They have to write a letter and mail it or post it on the door of the rental unit. For another, it’s not a pleasant thing to do. It involves confrontation and possible argument. We all hope deep down in our psyches that problems will just go away. Usually tenant problems don’t and our failure to deal with them simply create bigger problems, such as an inability to evict.

The third reason is that somewhere, sometime, some rental owners got the notion that owning rental property was “passive income.” If you think that, disabuse yourself of the notion immediately. Rental property is a hands-on investment. It requires constant attention to all its facets, not just tenant relations. If you want passive income, buy mutual funds. (But then, good luck.)

Ignoring rental problems is not all right either for landlords or tenants. The problems fester and can turn into gangrenous sores.

Permission to reprint from Rental Property Reporter

Why you MuST ADDRESS BAD RENTER BEhAvIoR NoW-RENTAL PRoPERTy REPoRTER

RHAGP UPDATE 16 January 2014

LESSoNS FRoM cT FAIR houSING cASE By: Jo Becker

coNTINuED oN PAGE 17

In May 2013, Connecticut complainants were awarded over $76K (before attorneys’ fees) by the courts in The U.S.a v. hylton.

This is a rental case but the ruling holds several important legal lessons for any housing provider. The complaint alleged that the hyltons, a black married couple, violated the Fair housing act [1] (Fha) by refusing to allow a mixed-race couple, the Bilbos, to sublet their unit to a black woman with children because they did not want "too many blacks" at the property.

The decision awarded the following damages:• $31,750 to Mr. and Mrs. Bilbo because their landlord

made discriminatory statements to them about being a mixed-race couple, and about the race of their prospective subtenant refusing to allow them to sublet the home to an african american woman and her children because of race.

• $10K of this sum was awarded for emotional distress.

• Because Ms. Wilson, the prospective subtenant, was denied the home she sought and was qualified for, she continued to live in a racially concentrated area of poverty. her damages were awarded at $44,431.05

• as part her damages, the court awarded Ms. Wilson $20K for compensation for the lost opportunity to live in a neighborhood of lower crime, higher educational opportunities, and greater upward mobility.

• nearly half of the judgment, before attorneys’ fees, was for punitive damages.

• an additional $37,422 in attorneys’ fees brings the total judgment against the defendants to over $113K.

Details of the case can be found online. a summary of the case is available on the hUD site: http://portal.hud.gov/hudportal/hUD?src=/press/ press_releases_media_advisories/2011/hUDno. 11-198.

• a summary of the ruling is posted on the DoJ’s site: http://www.justice.gov/usao/ct/Press2013/20130812.html (DoJ).

The court’s decision can be read at http://law.justia. com/cases/federal/district-courts/connecticut/ctdce/ 3:2011cv01543/94677/23

The hyltons were independent rental owners managing their own property. They initially rented to the Bilbos; however, the Bilbos found that their personal circumstances required them to move and to break the lease agreement.

The Bilbos agreed to find a suitable renter to sublease to. When they did the defendant asked if the person is white. When told she was black, hylton stated that he “did not want too many blacks at the property” and that “the neighbors would not want to see too many blacks there.” The defendant also told the Bilbos the only reason they were rented the house was because his wife is white and it was “a good mix.”

There are several salient points in this case, none of them new but none-the-less noteworthy.

MRS. MURPHY’S EXEMPTION

First, the housing providers in this case were ‘mom and pop’ landlords representing themselves. Their blatant disregard for the law and others’ civil rights is clear from the case but the harm they caused – to the complainants and to their own pocketbook – may have been avoided with fair housing education and / or by hiring a professional manager who’s practice it was to know and abide by all federal, state, and local laws.

as their defense, the defendants argued they were not subject to the Fair housing act given what is commonly referred to as the ‘Mrs. Murphy’s exemption’ which states:any single-family house sold or rented by an owner provided that such private individual does not own more than three such single-family homes at anyone time… if such house is sold or rented (a) without the use in any manner of the sales or rental facilities or the sales or rental services of any real estate broker, agent, or salesman, or of such facilities or services of any person in the business of selling or renting dwellings… and (B) without the publication, posting or mailing, after notice of any advertisement or written notice in violation of [the Fha].Put plainly, small, independent landlords can discriminate based on protected class only if they do not hire a professional (thereby enjoining someone else in the act of discrimination) and if they do not ‘advertise’ a discriminatory preference. here, ‘advertising’ means, essentially, any outward expression ranging from verbal or written statements (ads whether printed or online, flyers, etc.). Interestingly, in this case the property in question was held by hylton Real estate Management, which only Mrs. hylton had an ownership interest in. Because her husband, Mr. hylton did not have an ownership interest in the company that owned the property only she, not he, qualified for this exemption. Mrs. hylton argued that the Mr. acted as her husband and not as ‘someone in the business of renting dwellings’ in dealing with the Bilbos. however, Mr. hylton himself stipulated that he was in the business of renting dwellings and detailed the tasks he performs in such capacity and, indeed, his behavior substantiated this. all

WWW.RHAGP.ORG January 2014 17

LESSoNS FRoM cT FAIR houSING cASE coNTINuED FRoM PAGE 16

of that aside, his outward expression, or ‘publication’ of a discriminatory intent trumped the Mrs. Murphy’s exemption binding him to the full responsibilities of the Fha, even if he had had an ownership interest in the property.

It should be clearly noted here that oregon state law provides greater protection than federal and does not allow for the Mrs. Murphy’s exemption. essentially, all housing providers must comply with federal, state, and local fair housing laws in oregon.

VICARIOUS LIABILITY

Secondly, this case reaffirms what preexisting case law has already established in terms of vicarious liability. as stated in the court’s decision, “although Mr. hylton is the individual who directly discriminated against Ms. Wilson and the Bilbos, both Mrs. hylton and [the company] may be held vicariously liable for this discriminatory actions.” …‘It is clear under the Fha, owners of real estate may be held vicariously liable for discriminatory acts by their agents and employees.’ Glover v. Jones Therefore, if Mr. hylton was acting as Mrs. hylton’s agent, Mrs. hylton, as sole owner of [the property] is also liable for his discriminatory actions. See Cabrera v. Jakabovitz”

DAMAGES FOR EMOTIONAL DISTRESS

here, the court said it best in its decision: “Third, as to the request for damages for emotional distress, ‘it is axiomatic that civil rights plaintiffs may recover compensatory damages for emotional distress.’ Ragin It is not necessary for a plaintiff to provide evidence of treatment by a healthcare professional or use of medication to be entitled to damages for emotional distress. See Parris v. Pappas… (distinguishing “significant” and “egregious” claims for emotional distress from “garden variety” claims…). In the context of Fair housing act violations, courts have ‘recognized the severe mental trauma associated with unlawful discrimination and have upheld large compensatory awards for the victims in such cases.’ Broome v. Biondi ‘The key factors in determining emotional distress damages are the complainant’s reaction to the discriminatory conduct and the egregiousness of the respondent’s behavior.’ hUD v. Walker When claims have been categorized as “garden variety” – meaning the claim for distress is devoid of evidence of medical treatment or physical manifestation – the amount of damages authorized ranges from $5,000 to $125,000. Parris”

PUNITIVE DAMAGES

as stated above, the judge found in this case that the defendant acted with evil motive and showed no remorse, justifying an award of punitive damages amounting to tens

of thousands of dollars.

LOST HOUSING OPPORTUNITY DAMAGES

Finally, the issue of lost housing opportunity damages is also interesting. here the court found that Ms. Wilson suffered based on key testimony from an expert in the field of “neighborhood effects.” The court concluded that there were “vast differences between the neighborhoods” in which she sought to leave and that which the subject property was located in amounting to “fewer ‘life chances’.” It’s clearly not only important to be familiar with the federal Fha, but to know applicable state, local, and case law, as well. Issues such as vicarious liability, and what kinds of damages may be awarded, as well as other legal precedents such as disparate impact, what constitutes illegally discriminatory advertising, etc., should all be relevant to housing providers both at the company or organizational level and at the individual level. as this case illustrates, the owner was personally liable for her agent’s actions, even though she did not directly violate the law. This is true for ‘rank and file’ staff / employees / contractors as well, not just owners – that is, if a maintenance tech. or leasing agent violates the law, not only is the company and property owner liable, that individual may personally be sued as well.

It is important to follow fair housing case law and to commit to a regular educational routine for yourself and all who work with you. Start today by signing up for our free, electronic, periodic newsletter (this you can do at the bottom of any page of our website, www.FhCo.org) and by following us on FaceBook or Twitter (www.facebook.com/FairhousingCounciloregon and @FairhousingoR, respectively).

We also invite and encourage you to check out the range of courses we offer at www.FhCo.org/pdfs/classlist.pdf. our classes include, of course, Fair housing Basics, as well as Fair housing BInGo, Fair housing Jeopardy The Game and Fair housing and advertising. In addition, we have developed advanced classes for repeat trainees such as 50 Shades of Fair housing and the Ra/RM Intensive. This article brought to you by the Fair housing Council; a nonprofit serving the state of oregon and SW Washington. all rights reserved © 2013. Write jbecker@FhCo.org to reprint articles or inquire about ongoing content for your own publication. To learn more…Learn more about fair housing and / or sign up for our free, periodic newsletter at www.FHCO.org. 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.

RHAGP UPDATE 18 January 2014

PREFERRED vENDoRS Dual and Affiliate members support the interest of rental housing through their membership in RhA.

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

ACCOUNTING/BOOKKEEPING Balancing Point, Inc., Sandy Buhite-Landis P.503-659-8803 C.503-504-9466 12500 Se oatfield Rd Milwaukie 97222 melandsandyl@hotmail.com

NorthWood Business Svcs P.503-297-2610 oBTP #B01422 LTC 5177 accounting/Tax Service northwoodtax@comcast.net

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

ADVERTISING / MARKETING TheLandlord Times P.503-221-1260 news for Ppty Managers & owners www.thelandlordtimes.com

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

APPLIANCE-RENT SRVS LEASE Azuma Leasing 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.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 Renters Verification Service Charlie Kamerman P.503-655-0888, F.503-655-0900

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

TrueSource Screening, LLC David Mustard P.888.546-3588, F.888-546-3588 www.truesourcescreening.com ASPHALT PAVING Benge Industries Parking lot Maintenance Service Corey Wilkerson P.503-803-1950 corey@bengeindustries.com Hal’s Construction, Inc. CCB#34434 Brian King, p.503-656-4999 20666 S hWY 213 oregonCity, 97045 www.halsconstruction.com halspave@easystret.net

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

ATTORNEYS Bittner & Hahs, P.C. andy hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake oswego, or 97035

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

Jeffrey S. Bennett Jeff Bennett. P.503-255-8795 850 ne 122nd ave. Portland, 97230 Protecting landlords’ rights in oregon for over a decade.

Law Offices of Richard Schneider, LLC P.503-241-1215, www.rbsllc.com 2455 nW Marshall St #11 Portland 97210, Business formation - LLCs

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

Timothy Murphy Attorney at Law alwas representinng onLY landlords TimMurphy P.503-550-4894 522 SW 5th ave #812 Portland,97204

BASEMENT WATERPROOFING John’s Waterproofing, CCB# 15830 Crawlspace Waterproofing P.5503-233-0825 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.503-26-9404 Maintenance & Painting Specialists www.miesner@comcast.net

CARPET CLEANING 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 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 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 hillboro, 97124 Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd ave #110 Tigard, oR 97224 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

CLEANING / CLEAN UP All Surface Roofing & Maintenance LLC CCB#189489 adam Zumwalt P.503-781-3611 exterior Surface Clean & Restore www.allsurfacecleaning.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. CCB# 34434 Brian King, P.503-656-4999 20666 S hWY 213 oregon City, 97045 www.halsconstruction.com

DOORS Goose Hollow Window Co Inc. CCB# 53631 Mary D. Mann P.503-620-0898 marymann@goosehwc.com Goosehwc.com energy Trust Trade ally

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

ELECTRIC DeKorte Electric, Inc. CCB# 159954 P.503-288-2211 5331 SW Macadam #258-113 Portland, oR 97239 Freeman Electric CB#61648 P.503-803-6859 Call for Rha Member Discount Portland General electric anne Snyder-Grassmann P503-464-7534

Portland General Electric anne Snyder-Grassmann P.503-464-7534 1215 SW Salmon, Pdx 97204

Rental Housing Maint Serive 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, 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 Svcs Special

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 appearence www.landlord-solutions.com

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

1031 EXCHANGES / REITSTENANCY IN COMMON Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake oswego, oR 97035 rs@peregrineprivatecapital.com

WWW.RHAGP.ORG January 2014 19

PREFERRED vENDoRS Dual and Affiliate members support the interest of rental housing through their membership in RhA.

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

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

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

Wells Fargo Home Mortgage Ron eiseman, P.503-886-1497 1300 SW Fifth ave., Ste 950 Portland, oR 97239

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

FLOOR COVERING Contract Furnishing Mart Ross Williams P.503-230-1250, 800-275-6722 915 ne Sandy Blvd Portland, oR 97214 Jim Path P.503-542-8900, 800-935-1250 14160 SW 72nd ave #110 Tigard, oR 97224 Roger harms P.503-656-5277, 877-656-5232 15140 Se 82nd Dr Clackamas, oR 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 Eric Eaton 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 The Floor Store Ted Stapleton P.503-408-6488 5628 Se Woodstock Blvd Portland, oR 97206 ted@floorstoreportland.com

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

GENERAL CONTRACTORS Shepard Brothers Management CCB# 198205 aJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bonded www.shepardbrothersmanagement.com

GUTTERS Aylwin Construction CCB# 104039 Gutter Installation,Repair, Cleaning P.503-998-7663 www.roofpdx.com

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

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

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

Home Repair PDX CCB# 201298 Troy K. Rappold, P.503-236-8274 1125 Se Madison St. #201 Portland, oR 97214 www.homerepairpdx.com

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

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

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

HEATING & COOLING Midway Heating Co. CCB#24044 P.503-252-4003 12625 Se Sherman St. Portland, oR 97233 Pyramid Heating & Cooling CCB#59382 P.503-786-9522 Serving the Portland Metro area info@pyramidheating.comHEATING OIL Midway Heating Co. CCB# 24044 P.503-252-4003 12625 Se Sherman St. Portland, oR 97233

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

Soil Solutions Environmental Services Tank Locating, Sampling, Decommissioning and DeQ Certified Clean-ups Phone: 503-234-2118 email: 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 CCB#53631 Mary D. Mann P.503-620-0898 energy Trust Trade ally www.goosehwc.com marymann@goosehwc.com

INSURANCE Larry Thompson Agency P.503-924-2200, F.503-924-2202 15573 Se Bangy Rd, Ste 220 Lake oswego, oR 97035

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

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 8355 SW Davies Rd Beaverton, 97008 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

INVESTMENT SERVICES Peregrine Private Capital Corp P.503-241-4949 5000 Meadows Rd, #230 Lake oswege, oR 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, Milwaukie, oR 97222 www.drmasonry.com

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

MOVERS-HOUSE Emmert Development Co. Terry emmert, P.503-655-9933 11811 Se hwy 212, Clackamas, oR 97015

PAINT / PAINTING 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 & Paintng Specialists miesner@comcast.net

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

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 PEST CONTROL Alpha Ecological Pest Control alexa Fornes PDX800-729-3764 1200 ne 112th ave Vancouver, 98684

RHAGP UPDATE 20 January 2014

PREFERRED vENDoRS Dual and Affiliate members support the interest of rental housing through their membership in RhA.

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

Frost Intergrated Pest Mgmt P503-863-0973 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

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

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

Liberty Plumbing CCB#176655 Tim Galuza P.503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms

MJ’s Plumbing CCB#36338 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.prodraidpdx.com Rental Housing Maint. Svcs CCB# 163427 Gary Indra, P503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com

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

PROPERTY MANAGERS Action Management Wendi Samperi, P.503-710-0732 Alpine Property Mgmt. Tiffany arrington 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 Jane Raffety, 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

Elizabeth Carpenter LizC Real Estate Invest. LLC P.503-314-6498, F.503-698-6566 10117 SE Sunnyside Rd #F-215 Clackamas, OR 97015 Fox Manaagement, Inc. Tressa L Rossi P.503-280-0241 C.503-750-8124 F.503-280-0242 2316 ne Glisan St Portland, 97232 tressa@foxmanagementinc.com The Garcia Group Ron Garcia, P.503-595-4747 5320 SW Macadam Ste 100 Portland, oR 97239 Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right!

Lakeside Property mgmt Co Michelle Wrege,P.503-828-2283 Finding home owners Qualified Tenants www..lakesidepmc.com

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

Portland Pioneer Properies P.503-238-2560 pppropertiesllc@comcast.net Full Property Mgmt service Shepard Brothers Management Chris Shepard P.520-204-6727 2830 NW 29th Portland, 97210 www.shepardbrothersmanagement.com

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

RADON Cascade Radon Inc. P.503-421-4813 cascaderaon.com office@cascaderadon.com 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 www.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 LizC Real estate Investment LLC P.503-314-6498, F503-698-6566 Liz@lizcrei.com, www.lizcrei.com

HFO Investment Real Estate Greg Frick, P.503-241-5541 1028 Se Water ave Ste 270 Portland, oR 97214 www.hfore.com

J.L. Lutz & Company Jim Lutz P.503-297-7101 F.503-291-7851 www.jimlutzcim.com contactjimlutz@gmail.com The Garcia Group Ron Garcia, P. 503-595-4747 5320 SW Macadam Ste 100 Portland, oR 97239 www.4-homes.com

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

Horizon Restoration, CCB# 160672 John Pedden P.503-620-2215, F503-624-0523 7235 SW Bonita Rd PDX, 97224 Rental Housing Maint Svcs CCB# 163427 Gary Indra,P.503-678-2136 Fully Licensed to do it all Garyindra@rentalrepairs.com www.roofpdx.com

ROOFING All Surface Roofing & Maintenance LLC, CCB# 189489 adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleanig.com

Aylwin Construction CCB# 104039 Commercial & Residential Replacement, repair & cleaning P.503-998-7663 www.roofpdx.com

Real Estate Roofing Service CCB# 149575 Lynn Whitney, P.503-284-5522 Free Inspections, ReRoof and Repairs. www.realestateroofing.com SEAL COATING Benge Industries Parking Lot Maintenance Svcs Corey Wilkerson P.503-803-1950 corey@bengeindustries.com

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

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

SEISMIC RETROFITS EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.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 & TV Srvs Dave Dronkowski P.503-957-4186

WATERPRROFING / CONCRETE REPAIR D&R Waterproofing, Inc., Ray elkins, P.503-353-1650 8890 Se McLoughlin Blvd. Milwaukie, oR 97222 www.drmasonry.com

WINDOWS / STORM WINDOWS Goose Hollow Window Co inc CCB# 53631 Mary D. Mann P.503-620-0898 energy Trust Trade ally marymann@goosehwc.com goosehwc.com

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.

1205 ne 33rd 97232

24 January 2013 RHAGP UPDATE

✔ Plush and Cut and Loop✔ 7/16 rebond pad✔ Carpet Installation

✔ Tear & haul of old carpet & pad

10520 NE Weidler

Portland, OR 97220

PRSRT STD

U.S. POSTAGE PAID

PORTLAND, OR

PERMIT NO. 655

Ted Stapleton & John Fabian • 5628 SE Woodstock, Portland

(503) 408-6488

Property Managers and Owners ...We are offering special package deals just for you!

Ted Stapleton & John Fabian • 5628 SE Woodstock, Portland

(503) 408-6488

For Al l Your Floor ing NeedsFor Al l Your Floor ing Needs

Make your flooring purchases and installation EASY with ...FREE Delivery • FREE On-site measuring • FAST, Worry-FREE Installation!

FHA Vinyl Only $3.99 per square yard!

Quantity Limited • Minimum 16 yard purchase

Bargain Rollout!

✔ Filament plush nylon or cut & loop✔ 7/16 rebond pad✔ Carpet Installation

✔ Tear & haul of old carpet & pad

Package # 1$16.50 per sq. yard

Mention this

ad when you

come in

The Floor StoreThe Floor Store

Package #2$15.50 per sq. yard

RENTAL HOUSING ASSOCIATION of GREATER PORTLAND