May 2012 RHA Newsletter

MAY 2012

www.RHAGP.org

UPDATEUPDATEO r e g o n A p a r t m e n t A s s o c i a t i o n , I n c .

WWW.RHAGP.ORG

MAYMAY20122012THE RENTAL HOUSING ASSOCIATION

of Greater Portland

INDEXINDEXRHAGP Dinner Meeting 3RHAGP Dinner Meeting 3

Upcoming Events 4Upcoming Events 4

President’s Message 5President’s Message 5

Revised Renovation Brochure 6Revised Renovation Brochure 6

RHAGP Classes 7RHAGP Classes 7

Dear Maintenance Men 8-9Dear Maintenance Men 8-9

Mirror, Mirror on the WallMirror, Mirror on the Wall 10-1110-11

Preferred Service Guide 12-14Preferred Service Guide 12-14

Soldiers & Sailors Act 15 & 18Soldiers & Sailors Act 15 & 18

Bed Bugs 16, 17 & 19Bed Bugs 16, 17 & 19

Court Rules on Roommate Matching 19Court Rules on Roommate Matching 19

23 Tips for Mastering Email 20-2123 Tips for Mastering Email 20-21

Fire Safety 22Fire Safety 22

LLEEGGAALL

PPAANNEELLMAY DINNER MAY DINNER

MEETINGMEETINGWednesday May 16th, 2012

at the Stockpot at Red Tail Golf Course

Your chance to get free legal advice from a panel of experienced attorneys

See Page 3 for more details

RHAGP UPDATE

Sandi Swinford Licensed Mortgage Broker

503-221-0064 office 503-781-0092 cell

Have you avoided refinancing to lower rates because your property lost value?

The same HARP program helping folks refinance their primary homes is available for rental property (1-4 family units) and may be available for your loan.

Low rates Caps on fees 30-yr and 15 yr Fixed Rate Mortgages

A little research can go a long way to saving money on your mortgage. Grab a copy of your mortgage statement and give a call. We’ll see if your rental qualifies for the HARP* *HARP = Home Affordable Refinance Program

5441 SW Macadam Ave #208 Portland, OR 97239 Licensed in Oregon and Washington, NMLS 89930/86136

Refinance your Rental

[email protected]

RHAGPRHAGPCOLOR AD COLOR AD

AVAILABLE !AVAILABLE !

ARE YOU LOOKING TO GET THE WORD OUT ABOUT

YOUR BUSINESS?

DO YOU OFFER A SERVICE THAT WOULD BENEFIT

LANDLORDS?

ADVERTISE IN RHA’S MONTHLY NEWSLETTER THE

UPDATE!

THE UPDATE REACHES OVER 1,600 LANDLORDS

THROUGHOUT THE GREATER PORTLAND AREA,

AND IS ALSO SEEN ONLINE AT RHAGP.ORG

MAKE THIS SPACE YOURS!

Contact Alita at 503/254-4723 for more advertising information

MAY 2012

www.RHAGP.org

If you are a new member, or just want to learn more about RHAGP, you should attend our orientation at 5:15pm before every dinner meeting. Meet board members who will discuss the numerous benefi ts attributed to being a part of our landlord advocacy group.

++++Door Prizes and Money Pot++++

5:15 p.m. Membership Orientation Meeting and Doors open

ORIENTATION

LEGAL PANEL

DIRECTIONS

Please call 503/254-4723 for reservations. Reservations for dinner must be made by Monday May 14, 2012. If you register for dinner and cannot attend you must cancel by Tuesday May 15th, or you will be charged a $5.00 no show fee.

Rosemary Tied Roast Pork Loin, Apple

Cider Jus

Chicken Saltimbocca, Pancetta, Sweet Basil

and Parmesan

Penne Pasta Primavera, Classic Alfredo Sauce

Tuscan Green Beans, Bacon Shallots and Roasted Garlic

Classic Caesar Salad, Roasted Garlic Croutons

Selection of Fresh Fruit

House Made Focaccia Bread

Cake

Coffee, Tea Decaf or Iced Tea

Buffet Dinner Menu: $26.00 Per Person

Affi liate Speaker- Dan Yoder from Grumpy’s Drains

5:30pm- Ask the Expert, Richard Hallman Painting

STOCKPOT8200 SW Scholls Ferry Rd.

Beaverton, OR 97008From DOWNTOWN Portland- take US-26 W toward the Zoo. Merge onto OR-217S via Exit 69A towards Beaverton/Tigard. Take the Hall Blvd exit, Exit 4A. Turn left onto SW Hall Blvd. Turn left onto SW Scholls Ferry Road-210 to 8200 SW Scholls Ferry Rd is on the right.

FROM SOUTH OR NORTH ON 1-5- From I-5 Merge onto OR-217N toward Tigard/Beaverton. Take the OR-210/Scholls Ferry Road exit, Exit 4. Turn right onto SW Scholls Ferry Rd/OR-210. Stockpot at Red Tail Golf Course is on the right.

Mark Passannante, Broer & Passannante P.S.

Jeff Bennett, Warren Allen, LLP

Richard Schneider, Law Offi ces of Richard Schneider, LLC

Your questions on Landlord/Tenant Law and Estate Planning answered by experienced attorneys. This is your chance to get free legal advice and enjoy an evening of networking with other landlords and property managers.

WHEN RHAGP WHEREWednesday, May 16th

6pm DINNER MEETINGSTOCKPOT

8200 SW Scholls Ferry Rd.Beaverton, OR 97008

RHAGP UPDATE

JUNE 2012Su M Tu W Th F Sa

1 23 4 5 6 7 8 9

10 11 12 13 14 15 1617 18 19 20 21 22 2324 25 26 27 28 29 30

* Registration is required, please call the RHAGP offi ce for details 503-254-4723

Date Event Location Time Notes5/5 Landlording 101 Monarch Hotel 8:30am Call 503/254-4723 for details5/5 Understanding Your Decision

Point ReportWebEx 11am See Page 7 for details.

5/8 *Online Tenant Screening Class

RHA Offi ce 11am Reserve by 5/7/12, 5 people need to register for there to be a class.

5/9 Board Meeting RHA Offi ce 5pm5/10 Toxic Mold Class RHA Offi ce 6:30pm See Page 7 for details.5/16 Dinner Meeting The Stockpot 6pm See Page 3 for details.5/17 Understanding Your Decision

Point ReportWebEx 6pm See Page 7 for details.


WebEx 7pm Reserve by 5/21/12, 5 people need to register for there to be a class.

5/22 Beginning Facebook Class Standard TV & Appliance

6:30pm See Page 7 for details.

5/28 Offi ce Closed RHA Offi ce 9-5 In Observance of Memorial Day

MAY 2012Su M Tu W Th F Sa

11 2 33 44 5566 7 8 9 10 1111 12

1313 1414 15 16 17 18 192020 21 22 23 24 25 26262727 2828 29 30 31

Other Events:May 17th, 6:30pm - City-wide Landlord Forum. Call 503/823-4064 for more details.Bed Bugs, Marijuana and Pit Bulls: How to handle Unique Scenarios.

Date Event Location Time Notes6/9 Understanding Your Decision



RHA Offi ce 11am Reserve by 6/11/2012, 5 people need to register for there to be a class.

6/13 Board Meeting RHA Offi ce 5pm6/14 Beginning Facebook RHA Offi ce 6:30pm See Page 7 for details.6/15 Understanding Your Decision


6/19 Dinner Meeting Contract Contract Furnishing MartFurnishing Mart

6pm See June Update for more details.

6/26 Toxic Mold Class Standard TV & Appliance

6:30pm See Page 7 for details.


WebEx 7pm Reserve by 6/25/12, 5 people need to register for there to be a class.

UPCOMING EVENTSScan QR Code on Smartphone for Online Events Info.

MAY 2012

www.RHAGP.org

PPRESIDENT’SRESIDENT’S M MESSAGEESSAGE By Phil Owen, RHAGP President By Phil Owen, RHAGP President

“The City is costing me a lot of money, what can I do?”

That is too often a rhetorical question. We know where our problems are. Sometimes we just need a little nudge. Well nudge, nudge.

Let’s see how we can push back. First we need to know our job. Do we have the training? The Rental Housing Association of Greater Portland offers classes in all kinds of important subjects like Landlording , bookkeeping and applicant screening. By learning these things we can keep ourselves out of trouble and see where the systems can be improved. We all understand that some rules are necessary and we also understand that sometimes rule makers overstep.

How does the City affect you and your property, and what do they want to do? The City wants to include more small property owners in the business license tax. They want to drop the exemption from less than ten units to less than $50,000.00 annual income. The City would like to expand the enhanced inspection program that is currently implemented in outer Southeast and Northeast to include all of Portland. The City has a committee attempting to fi nd any perceived discrimination and trying to fi nd ways to punish the landlord that is accused. The City claims that all trees in rental property are owned by the parks department and yet you cannot even cut a dead one without a permit. The Internet has given us some very handy tools. When I talked to Nick Fish and Dan Saltzman’s staff they told me that they pay attention to input from Portlanders; letters and emails are effective. Phone calls are logged but it is harder for them to keep track of your input.

Nick Fish is Commissioner-in-Charge of the Portland Housing Bureau and Portland Parks & Recreation. He also serves as Council liaison to Elders in Action and as a member of the Board of the Oregon Cultural Trust.

Dan Saltzman is currently serving his fourth term as a Portland City Commissioner and has been the Commissioner in Charge of ten city bureaus in his 13-plus years in offi ce. He currently manages the Bureau of Development Services, the Bureau of Environmental Services, the Offi ce of Cable Communications and Franchise Management, the Fire and Police Disability and Retirement System, the Gateway Center for Domestic Violence Services, and the Portland Children's Levy.

How do you know what is coming? You can check the City’s web site ( http://www.portlandonline.com/). Join and participate with the RHAGP. You could attend the many Landlording work groups held around your area and the city.

Cindy Robert, our Lobbyist for the RHAGP does a good job of keeping an eye on the State of Oregon political scene, and keeping us informed.That does not mean you should not be communicating with the people you send to Salem to represent you. A great site that lets you put in your address and gives you the contact info for all your legislators is http://www.leg.state.or.us/fi ndlegsltr/.

You can make a difference. But you need to speak up. If they don’t hear from you they will assume you are giving your consent!

RHAGP UPDATELANDLORDS MUST PROVIDE A NEWLY REVISED RENOVATION BROCHURE

Due to changes, the Environmental Protection Agency (EPA) revised various materials including the “Renovate Right” brochure that must be provided to residents prior to many repairs that may disturb lead based paint in homes built prior to 1978. The brochure has a new look (new graphic on the front and a revamped layout throughout) but most of the information is essentially the same with one signifi cant exception…Page 10 of the Renovate Right brochure was revised (see thumbnail image below). It can be found online and printed out for free at http://epa.gov/lead/pubs/renovaterightbrochure.pdf. Landlords are required to use the new version of this brochure.…Or, if you have preprinted inventory of the original lead renovation brochures, you may use them up so long as you include (simply print, cut, and insert) the half-page replacement page 10 found at http://epa.gov/lead/pubs/insert.pdf.

In addition, the EPA offers the following revised resources:

•EPA’s Lead-based Paint Renovation, Repair & Painting Program(pictured on right) http://epa.gov/lead/pubs/sbcomplianceguide.pdf •Sample Renovation Recordkeeping Checklist http://epa.gov/lead/pubs/samplechecklist.pdf •Renovation Firm Application for Certifi cation Form and Instructions http://epa.gov/lead/pubs/fi rmapp.pdf

In addition to the changes above, on April 23, 2010, the EPA announced a number of changes that went into full effect federally on July 6, 2010. As an EPA authorized state, Oregon had one year to adopt these changes. Oregon revised Oregon Administrative Rule (OAR) 333-07 (http://arcweb.sos.state.or.us/pages/rules/oars_300/oar_333/333_070.html) effective June 16, 2011. There were, essentially, two changes to the RRP rule:

EPA has eliminated the provision allowing people who own and occupy housing without children or pregnant women to waive compliance with the rule if they’re doing the work themselves. Renovators (i.e., contracted vendors) working in all target housing built before 1978 will have to comply with the rule, regardless of owners’ preferences.

EPA also now requires a post-renovation notifi cation, such as a copy of the "Renovation Record keeping Checklist," to be provided to the owner and the occupant. These steps were taken in an effort to

increase protections against lead-paint poisoning by eliminating the ability of owner-occupants of older housing to "opt-out" of having their contractors follow lead-safe work practices and increase occupants’ knowledge of the presence (or likely presence) of lead in their home. You may learn more about these changes at http://www.epa.gov/lead/new.htm.

All of these changes are in addition to the decades-old requirement to distribute the booklet entitled “Protect Your Family from Lead in Your Home” from the EPA and HUD, and get the “Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards” signed by buyers / renters prior to their becoming obligated under a sales / rental contract and the pre-existing Renovation Repair and Painting (RRP) rule of 2008. to repairs or renovations that may disturb 6+ square feet of interior or 20+ square feet of exterior lead-based paint.

It should be noted that HUD’s Lead-Safe Housing Rule (LSHR) is more stringent and applies to 1978 housing receiving HUD housing assistance. There are some differences between the EPA RRP Rule and the HUD LSHR. All housing receiving federal assistance must still comply with the LSHR. You can learn more about these differences at:http://www.hud.gov/offi ces/lead/enforcement/lshr_rrp_changes.cfm Federal law also requires those doing work on pre-1978 homes to be certifi ed to do so and to follow specifi c work practices. In other words, you must, by law, hire a contractor who is lead-safe certifi ed, or become certifi ed yourself, if doing work on a home you do not occupy.

WATCH FOR FURTHER LEAD REGULATIONS DOWN THE ROADYou should further know that 12 states, including Oregon and Washington, are authorized to have their own RRP program in lieu of the EPA federal program. As such, it is essential that you are certifi ed (or hire a contractor that is certifi ed) by the state and comply with state regulations. Also, as a result of this state administration of federal rules, some of the changes to the EPA RRP regulation is not expected to take effect in Oregon until the OARs are changed again. These federal rules not yet in effect in Oregon include allowance of paint chip sampling conducted by a certifi ed contractor or landlord. Look for ongoing updates and changes as the program is refi ned and expanded at state and federal levels.

A reminder that it is illegal under the federal Fair Housing Act (FHA) to discriminate based on familial status. Case law has reinforced the fact that housing providers may not discourage potential residents with children simply because the property has or may have “hazards” such as steep stairways and balconies, busy streets, or even the presence of lead-based paint.

For more information on fair housing law in Oregon and SWWashington visit www.FHCO.org.Article by FHCO Staff

MAY 2012

www.RHAGP.org

Toxic Mold ClassTaught by Michael Gardner with Real Estate Mold Solutions

Thursday May 10, 2012 from 6:30pm-8:00pmat RHAGP Offi ce 10520 NE Weidler Portland 97220

Tuesday June 26, 2012 from 6:30pm-8:00pmat Standard TV & Appliance 3600 SW Hall Blvd. Beaverton 97005

Michael Gardner with Real Estate Mold Solutions will be speaking on common mold problems, simple solutions, removal protocol and treatment dangers and preventative measures. As property and business owners, you cannot afford the liability risks of undetected mold and improper cleaning of affected areas. This class focuses on how to prevent mold growth in your properties along with the proper techniques for cleaning and recovering from mold damage.Cost is $25 for members or $35 for non-members. There is a 35 person limit for this room. Register by Monday May 7th and receive a $5.00 discount on the price of class. This class will be worth 1 Continuing Education Hour.

Decision Point WebEx Class-Taught by Marcia Gohman with National Tenant Network

Saturday, May 5,2012 at 11amThursday, May 17, 2012 at 6pmSaturday, June 9, 2012 at 11amFriday, June 15, 2012 at 11am

This class is offered to members of the RHA only. If you have a current service agreement and do your tenant screening through the RHA and would like to learn how to read the Decision Point report with more accuracy, then this is the class for you.

This is a FREE class for RHA members only. This is a WebEx class that is taken from the comfort of your own home or offi ce computer.

Call the RHA offi ce at 503/254-4723 for more details and to reserve your spot in the class.

Facebook 101 (for beginners) Class- Taught by Guy Edwards from Brainjar Media

Tuesday May 22, 2012 from 6:30pm-8:00pm at Standard TV & Appliance 3600 SW Hall Blvd. Beaverton 97005

Thursday June 14, 2012 from 6:30pm-8:00pm at RHA Offi ce 10520 NE Weidler, Portland 97220

The very basics of Facebook. This class will remove all the mystery and intimidation of Facebook. An easy step-by-step demonstration from starting an account to a breakdown of what everything means on your computer screen. Security and privacy protection on Facebook will also be discussed.Cost is $25 for members or $35 for non-members. There is a 50 person limit for this room. Register by Friday May 18th and receive a $5.00 discount on the price of class.

RHAGP CLASSES Scan QR Code on Smartphone for Online Event

Ticket Info.

The RHAGP Mission

The Rental Housing Association of Greater Portland is a group of rental housing owners and managers in the Portland metropoli-tan area who have joined together for the purposes of:

• Providing information to improve the knowl-edge of rental owners and managers.

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

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

The Update is a monthly publication for members of The Rental Housing Association of Greater Portland.10520 NE Weidler St, Portland, OR 97220Phone 503-254-4723, Fax 503-254-4821www.rhagp.orgHours: Monday through Friday 9 a.m. to 5 p.m.

Editorial Staff Alita DoughertyCari Pierce - Graphic Designer

Publisher: The Rental Housing Associati onof Greater Portland

The opinions expressed in this newslett er are those of the authors and do not refl ect those of the Board of Directors or the newslett er editor or committ ee.

All adverti sing inquiries should be directed to Alita Dougherty or Cari Pierce at 503-254-4723.Please noti fy the RHA offi ce of any address changes.

RHAGP UPDATEDear Maintenance Men: By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men:

My apartment building has freestanding garages that have a pedestrian door in addition to the main vehicle garage door. We have had a number of garages broken into recently and I’m looking into ways to strengthen the pedestrian doors as that was the point of entry for each break in. The doors swing in and even with a dead bolt locked the thieves managed to get in. How can I strengthen the door without it looking like a jail? ClintDear Clint:

Try reversing the entry door. Have the door swing out instead of into the garage. You can reinforce the frame from the inside by installing a 1x2 inch doorstop all along your doorframe. The door will close against this new frame and will make it very hard to kick in. The frame stop can be either wood or square metal tube material. The door should be a solid core exterior grade and use a good quality dead bolt lock. The hinges will be exposed, so use three heavy-duty tamper proof hinges. This will produce a

very solid and near impenetrable door. Without noisy power tools or a police ram, nobody is getting through without a key.

Dear Maintenance Man:

I am new to apartment maintenance and I am trying to learn how to caulk a bathtub. I get more caulk on me than on the tub; actually, the tub looks messy too. How do I not create a mess and at the same time make the job look smooth and professional.RobertDear Robert:Yes, we’ve all struggled with our caulking nightmares. Here is a simple solution; First always remove the old caulk and clean before installing new caulk and make sure everything is dry. Then:

1. Check the size of bead you will need; smaller is better than larger.

2. Cut the nozzle of your tube to the desired size. It is best to cut the nozzle at a 45-degree angle and again, the smaller the opening

Continued on page 9

MAY 2012

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(within reason) the easier it will be to apply.

3. (If you are new at this, it is best to use a water- based product. The clean up is easier.) Apply your caulk in a slow and even continuous fashion. Do not stop or worry about defects at this time. Your caulking gun should be at a 45-degree angle to your work. If you don’t have enough caulk the fi rst time, you can go over it again. (The pros push the caulking gun ahead of the bead; this pushes the bead into the corner and is a one-step process. That is great for the pros, but for most of us, it might be easier to pull the gun and see the caulk exit the tip. Of course, this makes it a multi step process, but that is OK; one-step at a time.)

4. Using a damp fi nger, wipe away excess caulk. Keep a damp rag with you to wipe off your nozzle and fi ngers from time to time. Do not let the caulk build-up too much under your fi nger. Position your fi nger between a 30 to 45 degree angle to the work; pull your fi nger along the caulk, gently pushing the material into the corner. Ninety-eight percent of the material should glide under your fi nger and not be pushed in front of your fi nger. If you have a big gob of caulk on your fi nger, you may be pushing to hard on the caulk and not letting enough glide through or you have used too much caulk. 5. Take a damp square sponge and wipe in a slow continuous fashion along the new caulk. Being careful not wipe too much away. You should see a noticeable difference in your fi nish and with a little bit of practice it should look very professional.Dear Maintenance Men:

I install a new battery powered smoke & CO detector into each unit before a new tenant moves in. The tenants moving into the apartment unit must sign a smoke detector agreement along with the rental agreement. The smoke detector agreement requires the tenant to check the detector for operation and replace the battery once a year. Should I be doing anything else or am I covered? BillDear Bill:We are not lawyers and cannot answer as to your possible liability in the matter of smoke & CO detectors. However, our guess is the brand new battery you installed at the beginning of your resident’s occupancy is currently operating a remote control toy. Our thoughts on smoke detectors are simple: They are cheap, install more than one and check them yourself regularly. From the property

management view, most insurance companies require that you keep a smoke detector log on each unit and that they are checked every six months or at least once a year. The log does not need to be elaborate. Our Smoke Detector Log has the property address at the top, with eight columns. We recommend you keep a similar log for each CO detector you install. 1: Unit#:2: Number of Detectors:3: Check Detector: split column with Good/Bad4: Battery Replaced: yes/no5: Detector Replaced: yes/no6: Initials: the person who did the checking should initials or sign7: The Date of Inspection:8: Comments: such as whether the battery was missing or the detector was damaged, etc. As an added precaution, we check the smoke & CO detectors every time we enter a rental unit regardless of the reason we are there. We make a note of the impromptu inspection on the Smoke Detector Log. Be sure to include the date and the person who checked the units. It helps us sleep at night.

Note: If you would like to see your maintenance question in the “Dear Maintenance Men:” column, please send in your questions to: [email protected]

Bio:Please call Buffalo Maintenance, Inc or JLE Property Management, Inc for Maintenance, consultation or management. For an appointment, call Frankie Alvarez at 714 956-8371 or Jerry L’Ecuyer at 714 778-0480. CA contractor lic: #797645, EPA Certifi ed Renovation Company and DRE lic: 01460075 Please view our websites at www.BuffaloMaintenance.com & www.ContactJLE.com

Continued from page 8

RHAGP UPDATEMirror Mirror on the Wall ... As a Residential Real Estate Investor, Am I Going to Make Money This Year?By Cliff Hockley, CCIM, CPMPresident, Bluestone & Hockley Real Estate ServicesExecutive Director, Sperry Van Ness | Bluestone & Hockley

Dec 2010 Nov 2011 Dec 201110.6% 9.1% 8.9%

Dec 2010

Nov 2011

Dec 2011

Portland/Vancouver 10.3% 9% 8.6%Multnomah County 9.6% 8.4% 8.3%Washington County 8.6% 7.4% 7.4%Clackamas County 9.7% 8.3% 8.1%

The answer to that question centers on how many tenants are in the marketplace and do they have a job to pay the rent?

Jobs OutlookIt looks like the unemployment rate in

Oregon is dropping.

Source: Oregon Employment Department

In Portland-Vancouver metro area, we can see that signifi cant headway has been made, as far as job

creation is concerned.

Source: Oregon Employment Department (OLMIS, Region 2 and Region 15)

As a real estate investor, the jobs outlook is critical in determining whether your units will rent quickly.

Housing Demand….are people buying or renting?

Home ownership rate has fallen from 64.3% in 2000 to 63.8% in 2010, from a high of 67.3% in 2008. This has created more apartment demand. With increased demand, and a shortage in rental housing inventory, real estate investors are experience historically low vacancy rates and an absence of concessions. What has yet to unfold is the level at which rents will increase…..

Geography 2010 Total housing units

2010 Occupied bousing units

2010 Owner-occupied housing units

2010 Home Ownership Rate

2010 Renter-occupied housing units

2010 Rental %

Ashland 10,455 9,409 4,856 51.6% 4,553 48.4%Beaverton 39,500 37,213 18,475 49.7% 18,735 50.3%Bend 36,110 31,790 18,394 57.9% 13,396 42.1%Corvallis 23,423 22,283 9,464 42.5% 12,819 57.5%Eugene 69,951 66,479 33,271 50.1% 33,148 49.9%Gresham 41,015 38,704 20,320 52.5% 18,384 47.5%Hillsboro 35,487 33,289 18,126 54.5% 15,163 45.5%Medford 32,430 30,079 15,606 51.9% 14,473 48.1%Portland 265,4390 248,546 133,502 53.7% 115,044 46.3%Springfi eld 24,809 23,665 12,301 52.0% 11,364 48.0%

Oregon Counties and HUD Entitlement Communities Change in Howmeowners and Renters 2000-2010Courtesy, Oregon Housing Blog

Home foreclosures have forced many “under water” homeowners into the rental pool, but have also brought down the starting home price. Investors will fi nd opportunity in the single family housing market, as fi nancial institutions look for ways to bundle these troubled assets to investors who will rent the homes until market conditions improve.

Continued on page 11

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Big challenges lie ahead:New consumer expenditure data reveals that households are allocating signifi cantly more of their income on housing related expenditures. As of 2010, renters spent up to 38.4 percent of their income on housing (source: Corelogic October 2011 report). The implications are clear. As landlords keep pushing their expenses to the tenants (for example, water and sewer bill backs, garbage bill backs, etc.), tenants are fi nding it harder and harder to keep up. (For comparison’s sake, when I started my real estate career in 1986, the rule of thumb for rents as a portion of your basket of expenses was 25 %.)In the big picture, tenants will resort to more roommates and shared housing situations in order to cope. At some point (if real wages do not increase) landlords will hit a wall of fi nancial resistance, where tenants will unite and form tenants unions. The early signs are already visible with the focus by major Oregon cities towards signifi cant rental housing inspections.That isn’t to say rent increases aren’t justifi ed; Landlords continue to face operational increases, related to utility expenses, property taxes, and increased costs of construction, repair and code compliance (signs, waste/storm water handling, landscaping) as well as a slew of inspections (fi re inspections, elevator inspections, pool inspections, city housing inspections) sign and SDC (systems development charges). The increased operational costs make existing as well as new units more and more expensive to build and operate.

Table of House and Multifamily Permits Issued in Clackamas, Multnomah, Washington, and Clark County

Year Houses Multifamily Total Permits pulled YTD2012 281 341 5222011 3133 2057 51902010 3368 1117 44852009 3028 878 39062008 4167 3531 76982007 8400 4703 131052006 10201 5111 153122005 12728 4447 127282004 11300 4627 15927

SummaryWith interest rates at historic lows, more lenders in the marketplace and home prices dropping, tenants with stable employment and solid credit may be lost to home ownership over the next one to three years. The increased availability of low interest apartment funding, and rising rents, will jump start multifamily construction. At this point, as refl ected in the chart above, it is going to take a long time for us to reach the high fl ying construction days of 2004 to 2007. Bear in mind that these numbers are a little skewed because they include condominium construction in the multifamily numbers. My mirror tells me that even with these challenges, given the high percentage of renters in the marketplace, investing in rental housing, big or small, will continue to be a successful avenue for residential real estate investors.

About the Author

Clifford A. Hockley is President of Bluestone & Hockley Real Estate Services, greater Portland’s full service real estate brokerage and property management company. Founded in 1972, Bluestone & Hockley’s staff totals nearly 110 employees, including 20 licensed brokers. The company’s property management division serves commercial buildings, apartments, condominium associations and houses in the Portland / Vancouver metro area, while the brokerage division facilitates both leasing and sales of investment properties throughout Oregon and Washington. Cliff earned a degree in Political Science from Claremont McKenna College and holds an MBA from Willamette University. He is a Certifi ed Property Manager and has achieved his Certifi ed Commercial Investment Member designation (CCIM). Bluestone & Hockley Real Estate Services is an Accredited Management Organization (AMO) by the Institute of Real Estate Management (IREM). Cliff is a member of the Institute of Real Estate Management

and was named Certifi ed Property Manager of the year in 2001 and 2003. Cliff is a frequent contributor to industry newsletters. Bluestone & Hockley offers customized brokerage, property and asset management, as well as maintenance services to property owners and investors throughout the Portland/Vancouver metro area. The company’s full-service approach benefi ts busy property owners and investors, who know they can count on Bluestone & Hockley for high quality real estate services start to fi nish.


RHAGP UPDATE

ACCOUNTING / BOOKKEEPINGBalancing Point, Inc.

Sandy Buhite-LandisP.503-659-8803, C.503-504-946612500 SE Oatfi eld Rd, Milwaukie, [email protected]

Northwood Business SvcsJon Moon, P.503-297-2610Accounting/Tax [email protected]

Portland Tax CompanyP.503-258-0700, F.503-256-1527Full Service Tax and [email protected]

ADVERTISING / MARKETINGThe Landlord Times

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

The Oregonian PublishingDavid Sandvig, P.503-221-84171320 SW Broadway, Portland [email protected]

APPLIANCE-RENT,SERVICE,LEASEAzuma Leasing

BJ Rosow, P.800-707-1188P.512-236-9000, F.512-239-90092905 San Gabriel St #218Austin, TX 78705

Mac-Gray CorporationFormerly Web Laundry CompanyKaren AnthonyP-503-330-9628

Mr. Appliance of PDX, CCB#190613P.503-658-520425% Labor for RHAGP MembersAny Problem, Any Brand, Any Time

APPLIANCE-SALES ONLYG&C Distributing Company

Tony Kavanagh, P.503-288-02215010 NE Oregon St, Portland 97213

Standard TV & ApplianceJoe Mosee & Cathy MoseeP.503-619-0500, C.503-888-69273600 SW Hall Blvd, Beaverton 97005

APPLICANT SCREENINGNational Tenant Network

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

Prospective Renters Verifi cation ServiceCharlie KamermanP.503-655-0888, F.503-655-0900

RHAGPP.503-254-4723, F.503-254-4821Fast, affordable tenant screeningwww.rhagp.org

TrueSource Screening, LLC David Mustard

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

Tenant Check LLCBrent VaughtersP.360-574-3924, F.360-397-0196www.aptcheck.com

ASPHALT PAVINGHal’s Construction, Inc. CCB# 34434

Brian King, P.503-656-499920666 S HWY 213, Oregon City [email protected]

ASSOCIATIONSMetro Area Smoke Free Housing Project

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

ATTORNEYSBittner & Hahs, P.C.

Andy Hahs, P.503-228-56264949 SW Meadows Rd #260Lake Oswego 97035

Broer & Passannante, P.S.Mark G Passannante, P.503-294-09101211 SW Fifth #2330, Portland 97204

Jeffrey S. BennettJeff Bennett, P.503-255-8795850 NE 122nd Ave, Portland 97230Protecting landlords’ rights in Oregon for over a decade.

Law Offi ces of Richard Schneider, LLCP.503-241-1215, www.rbsllc.com2455 NW Marshall St #11, Portland 97210Business formation ~ LLCs

Scott A.McKeown, P.C.Scott McKeown, P.503-224-19378700 SW 26th Ave, STE. S, Portland [email protected]

CARPENTRY & REPAIRSEaton General Construction, CCB# 154142

P.503-539-0811Full Service General Contractorwww.eatongeneral.com

G&G Construction Inc., CCB# 162743P.503-826-9404Maintenance & Painting [email protected]

CARPET CLEANINGApple Cleaning Co.

Order & Quotes for Carpet Steam CleaningApartment, House & Offi ce CleaningCall 503-380-5298/[email protected]

Dura Clean Carpet CleaningUpholstery, Pet odor removal, Flood ServiceP.503-914-8785 [email protected]

O’Meara Carpet Cleaning503-538-1983, 503-620-5005Cleaning, Pet Odor Removal, Flood Damagewww.omearacarpetcleaning.com

CARPET SALESContract Furnishings MartRoss Williams

P.503-230-1250, 800-275-6722915 SE Sandy Blvd, Porltand 97214

Patrick VonPegertP.503-542-8900, 800-935-125014160 SW 72nd Ave #110, Tigard 97224

Roger HarmsP.503-656-5277, 877-656-523215140 SE 82nd Dr, Clackamas 97015info@cfmfl oors.com

Pat HockmanP.360-896-6150, 800-267-615011013 NE 39th St, Vancouver WA 98682

The Floor StoreTed Stapleton, P.503-408-64885628 SE Woodstock Blvd Portland 97206ted@fl oorstoreportland.com

CLEANING / CLEAN UPAll Surface Cleaning Co., CCB# 155380

Adam Zumwalt, P.503-781-3611Exterior surface clean & restorewww.allsurfacecleaning.com

Janus JanitorialP.503-775-4218Cleaning servicesFor the rental community

Poppino Enterprises, CCB# 82177Gary Poppino, P.503-659-7551Turnover cleaning

COLLECTION AGENCIESAnderson & Associates Credit Svcs, LLC

P.503-293-5400, F.503-813-2159PO Box 230286, Portland [email protected]

COMMUNICATIONSComcast Business Services

Dave Dronkowski, P.503-957-4186Telephone, Internet and Cable TV [email protected]

CONCRETEHal’s Construction, Inc. CCB# 34434


DOORSDaystar Windows & Doors, Inc.

Mike Litteral, Lori LitteralP.503-621-0121, 360-566-01211206 NE 146th St #D, Vancouver, WA 98685

Goose Hollow Window Co., Inc.Mary D. MannP.503-620-0898, F.503-620-86085215 SW Childs Rd, Lake Oswego 97035

ELECTRICDeKorte Electric, Inc. CCB#159954

P.503-288-22115331 SW Macadam #258-113, Portland 97239

Portland General ElectricAnne Snyder-Grassmann, P.503-464-7534

Rental Housing Maint. Svcs. CCB#163427Gary Indra, P.503-678-2136Fully Licensed to do it [email protected]

ENERGY CONSERVATIONEcoTech LLC

[email protected]

ESTATE PLANNINGLaw Offi ces of Richard Schneider, LLC

P.503-241-1215, www.rbsllc.com2455 NW Marshall St #11, Portland 97210

EVICTIONSAction Services

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

Barrister Support ServiceP.503-246-8934Evictions, 1st appearances, process servingwww.barristersupport.com

Landlord SolutionsP.503-242-2312, F.503-242-1881PO Box 7087, Portland 97007Online evictions & fi rst appearanceswww.landlord-solutions.com

Portland Pioneer PropertiesP.503-238-2560, F.503-232-0187Full Prop. Management ServiceLIN# 200201113, CCB# 144531

1031 EXCHANGES/REITSTENANCY IN COMMON

Peregrine Private Capital Corp.P.503-241-49495000 Meadows Road, # 230 Lake Oswego [email protected]

FINANCIAL SERVICESAmerican Commercial Mortgage Network

Al Williams, P.206-264-13251366 91st Ave NE, Clyde Hill, WA 98004

Associated Mortgage Group, Inc.Sandi Swinford 503-781-0092sandi@associated mortgage.comLicensed Mortgage Broker, NMLS 89930

Chase Commercial Term LendingTom Barbour, P.503-598-3657Steve Mozinski, [email protected]

RH Financial Services Inc.Robert Hogg, P.503-781-41811944 NE 45th Ave, Portland 97213roberth@rhfi nancial.net

Wells Fargo Home MortgageRon Eiseman, P.503-946-11125100 SW Macadam Ave, STE 550,Portland [email protected]

FIRE / WATER DAMAGE RESTORATIONCooper Construction, CCB#08587

P.503-232-3121, Since 19502305 SE 9th Ave, Portland 97214www.fi re-water-restoration.com

Horizon Restoration, CCB#160672John PeddenP.503-620-2215, F.503-624-05237235 SW Bonita Rd, Portland 97224

J.R. Johnson Inc., CCB#102676P.503-240-3388, 24/7 ResponseCatastrophe Restoration Specialistswww.jrjohnsoninc.com

FIRE SAFETYTualatin Valley Fire & Rescue

Eric T McMullen, P.503-612-70007401 SW Washo Ct, STE 101, Tualatin [email protected]

FLOOR COVERINGContract Furnishings Mart

Ross WilliamsP.503-230-1250, 800-275-6722915 SE Sandy Blvd, Portland 97214

Patrick VonPegertP.503-542-8900, 800-935-125014160 SW 72nd Ave #110, Tigard 97224

While the Rental Housing Associati on accepts adverti sing at face value, it cannot endorse the adverti ser or otherwise guarantee the quality of the products or services being adverti sed. Such guarantees, writt en or implied, are solely the responsibility of the adverti ser.

PreferredService GuideDual and Affi liate 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

MAY 2012

www.RHAGP.org

Roger HarmsP.503-656-5277, 877-656-523215140 SE 82nd Dr, Clackamas 97015info@cfmfl oors.com

Pat HockmanP.360-896-6150, 800-267-615011013 NE 39th St, Vancouver WA 98682Refi nishing & Laminate fl ooring

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

J & B Hardwood Floors, Inc.Jim Cripps, P.503-519-492918912 SE Hwy 212, clackamas 97015

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

The Floor StoreTed Stapleton, P.503-408-64885628 SE Woodstock Blvd Portland 97206ted@fl oorstoreportland.com

FORMSRHAGP

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

FURNITURE Express Contract Services Sean Filzen, P971-678-6691 www.EFRCONTRACT.com Because furnished units rent higher

HANDYMANBluestone & Hockley Real Estate Services

Chuck Hodges, P.503-222-38009320 SW Barbur Blvd STE300, Ptld [email protected]

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

G&G Construction Inc., CCB# 162743P.503-826-9404Maintenance & Painting [email protected]

Rental Housing Maint. Svcs. CCB# 163427Gary Indra, P.503-678-2136Fully licensed to do it [email protected]

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

HAULINGJunk Away Hauling CCB# 177966

P.503-517-9027Licensed, bonded, insured, trash [email protected]

HEATING & COOLINGMidway Heating Co. CCB#24044

P.503-252-400312625 SE Sherman St, Portland 97233

Pyramid Heating & Cooling CCB# 59382P.503-786-9522Serving the Portland Metro [email protected]

HEATING OILDeluxe Heating & Cooling

Brian Ray, P.503-287-6688www.deluxefuel.com

HEATING OIL TANKEcoTech LLC

P: [email protected]

HOUSING AUTHORITIESHousing Authority of Portland

Jill Riddle, P.503-802-8565135 SW Ash St, Portland 97204

INSURANCELarry Thompson Agency

P.503-924-2200, F.503-924-220215573 SE Bangy Rd, STE 220Lake Oswego 97035

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

State Farm InsurancePaul Toole, P.503-655-22066105 W “A” St #B, West Linn 97068

Stegmann Agency - Farmers InsuranceP.503-667-7971, F.503-666-8110202 SE 181st Ave #201, Portland [email protected]

Wolter Van Doorninck, CPCUElliot, Powell, Baden & BakerP.503-227-1771, F.503-274-76448355 SW Davies Rd, Beaverton 97008

INVESTMENT SERVICESPeregrine Private Capital Corp.

P.503-241-49495000 Meadows Road, # 230 Lake Oswego [email protected]

LANDSCAPINGJ. Salinas Landscaping

J. Salinas, P.503-816-1190

Oregon Tree [email protected]

MASON CONTRACTORSD&R Masonry Restoration, Inc., CCB#99196

Ray Elkins, P.503-353-16508890 SE McLoughlin Blvd, Milwaukie97222www.drmasonry.com

MOLDJ.R. Johnson Inc. , CCB#102676

P.503-240-3388, 24/7 ResponseCatastrophe Restoration Specialistswww.jrjohnsoninc.com

Real Estate Roofi ng Service, CCB# 149575Yost Espelien, P.503-232-6653Free Inspections, Testing & Remediationwww.realestatemoldsolutions.com

MOVERS-HOUSEEmmert Development Company

Terry Emmert, P.503-655-993311811 SE Hwy 212, Clackamas 97015

PAINT / PAINTERSG&G Construction Inc, CCB# 162743

P.503-826-9404Maintenance & Painting [email protected]

Poppino Enterprises, CCB# 82177Gary Poppino, P.503-659-7551Turnover interior / exteriorLead Paint Certifi ed

Rental Housing Maint. Svcs. CCB# 163427Gary Indra, P.503-678-2136Professional interior & exterior [email protected]

Richard Hallman Painting CCB# 142467RichardHallman, P.503-819-1210Quality interior painting

Rodda PaintTim Epperly, [email protected]

PEST CONTROLFrost Integrated Pest Mgmt

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

NW Pest ControlBruce Beswick, P.503-253-53259108 NE Sandy Blvd, Portland [email protected]

Orkin Pest ControlDan WolcottAccount Manager & InspectorP-503-384-8384 [email protected]

PLUMBING / DRAIN CLEANINGGrumpy’s Drains

Portland’s #1 Drain Cleaning Servicewww.grumpysdrains.com503422-9476

MJ’s Plumbing, CCB# 36338Michael LeFever, P.503-261-91551045 NE 79, Portland 97213

ProDrain & Rooter Service, Inc.West 503-533-0430, East 503-239-3750Drain cleaining/plumbingwww.prodrainpdx.com


PROPERTY MANAGERSAction Management

Wendi Samperi, P.503-710-0732

Alpine Property ManagementTiffany Arrington, P.503-641-46204750 SW Washington Ave, Beaverton 97005www.alpinepdx.com

Associated Property ManagementJane Raffety, P.503-648-2150408 SE Baseline, Hillsboro 97123

Bluestone & Hockley Real Estate ServicesClif Hockley, P.503-222-38009320 SW Barbur Blvd STE300, Portland 97219

Bridge City PropertiesTony Forhan, P.503-866-8894Serving Multn., Clackamas, Wash. countieswww.bridgecitypm.com

Eagle Property ManagementBill Lamberth, P.503-697-9500williamlamberth@yahoo.comwww.eaglepropertymanagementpdx.com

Fox Management, Inc.Tressa L. Rossi, P.503-280-0241C.503-750-8124, F.503-280-02421734 NE Broadway, Portland [email protected]

The Garcia GroupRon Garcia, P.503-595-47475320 SW Macadam STE 100, Portland 97239www.4-homes.com

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

Lakeside Property Management Co. Michelle Wrege, P.503-828-2283

Finding Home Owners Qualifi ed Tenantswww.lakesidepmc.com

Micro Property Management “We focus on the small details”

P- [email protected]

Portland Pioneer PropertiesP.503-238-2560, F.503-232-0187Full prop. managment serviceLIN#200201113, CCB# 144531

Prim & Prosperous Property Management3PM, 503-635-8926Patricia [email protected]

Rappold Property ManagementTroy K. Rappold, P.503-232-59901125 SE Madison St STE 201, Portland [email protected]

University Real Estate Services, Inc.Tom Coulter, P.503-492-8668929 NE 181st STE C, Portland 97230

Voss Property ManagementRichard Voss, P.503-546-79026110 N Lombard St, Portland 97203

RADONEcoTech LLC

P: [email protected]

REAL ESTATE SALESBluestone & Hockley Real Estate Services

Cliff Hockley, P.503-222-38009320 SW Barbur Blvd STE300, Portland 97219

Chris AndersonJohn L. Scott Real [email protected]

Denise L GodingKeller Williams RealtyP.503-336-6378, C.503-799-2970www.denisegoding.com

Elizabeth CarpenterLizC Real Estate Investments, LLCP.503-314-6498, F.503-698-6566liz @ lizcrei.com, www.lizcrei.com

HFO Investment Real EstateGreg Frick, P.503-241-55411028 SE Water Ave, STE 270, Portland 97214www.hfore.com

Ilse NormanMultifamily Investment SpecialistWinkler DuPont Real Estate Servicesp-503-405-7820 ext123, www.winklerdupont.com

J.L. Lutz & CompanyJim LutzP.503-297-7101, F.503-291-78515440 SW Westgate Dr #115, Portland 97221 [email protected]

The Garcia GroupRon Garcia, P.503-595-47475320 SW Macadam STE 100, Portland 97239www.4-homes.com

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

RHAGP UPDATE

RESTORATION / RECONSTRUCTIONEaton General Construction, CCB# 154142

P.503-539-0811Full Service General Contractorwww.eatongeneral.com

Horizon Restoration, CCB#160672John PeddenP.503-620-2215, F.503-624-05237235 SW Bonita Rd, Portland 97224

J.R. Johnson Inc., CCB#102676P.503-240-3388, 24/7 ResponseCatastrophe Restoration Specialistswww.jrjohnsoninc.com


ROOFINGAAA Roof Service, CCB# 78618

Jack Robinson, P.503-642-5353Shingle & Flat Roof Systemswww.aaaroofservice.com

All Surface Cleaning Co., CCB# 155380Adam Zumwalt, P.503-781-3611Replacement, repair, cleaningwww.allsurfacecleaning.com

Real Estate Roofi ng Service, CCB# 149575Lynne Whitney, P.503-284-5522Free Inspections, ReRoof and Repairswww.realestateroofi ng.com

SEAL COATINGHal’s Construction, Inc. CCB# 34434


SEISMIC RETROFITSEcoTech LLC

[email protected]

SIDINGJ.R. Johnson Inc., CCB#102676

P.503-240-3388General Contracting Serviceswww.jrjohnsoninc.com

Prestige Products NW LLC, CCB#135948P.503-997-634417125 SW Ivy Glenn St, Aloha [email protected]

TELEPHONEComcast

Telephone, internet, Cable and TV ServicesDave DronkowskiP.503-957-4186

UTILITY BILLINGMinol USA

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

WATERPROOFING / CONCRETE REPAIRD&R Waterproofi ng, Inc. CCB# 99196

Ray Elkins, P.503-353-16508890 SE McLoughlin Blvd, Milwaukie97222www.drmasonry.com

WINDOWS / STORM WINDOWSDaystar Windows & Doors, Inc.

Mike Litteral, Lori LitteralP.503-621-0121, P.360-566-01211206 NE 146 St #D, Vancouver WA 98685

Goose Hollow Window Co., Inc.Mary D. MannP.503-620-0898, F.503-620-86085215 SW Childs Rd, Lake Oswego 97035

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

Prestige Products NW, LLC, CCB#135948P.503-997-634417125 SW Ivy Glenn St, Aloha [email protected]

Let the advertiser know that you

received their contact information through the Rental Housing

Association of Greater Portland

Scan QR Code on

Smartphone for Online

Vendor Info.

PAINTING/CLEANING

POPPINO ENTERPRISES

Call Gary Poppino

“Specialists in Apartment Turnover”

CCB # 82177

503-659-7551 Fax 503-659-6442

• Complete Interior Cleaning• Fast Interior/Exterior Painting Svcs

• Lead Paint Certifi ed

MAY 2012

www.RHAGP.org

How the “Soldiers and Sailors’ Act” Can Affect Landlords

How dangerous to your net income might it be to rent to a serviceman or woman? Yes, I know, they are serving their country and we need to support them. But we need to review what is known as the “Soldiers’ and Sailors’ Civil Relief Act,” (SSCRA) the name of which was recently changed to the “Servicemembers Civil Relief Act.”

You can fall into the clutches of this law even if you don’t rent or sell a property to a serviceman or woman, but someone who later joins up.

The US Supreme Court ruled said that the SSCRA should be read “with an eye friendly to those who dropped their affairs to answer their country’s call.” Le Maistre v. Leffers, 333 U.S. 1, 6 (1948). So in spite of the qualifi cations to the contrary, fi gure that if it comes to that, a judge will come down on the side of the serviceman or woman.

The act uses the term “material effect” often. There is no one defi nition for “material effect.” Guidelines to judges state that a “material effect” is in place when “a military member’s ability to prosecute or defend a civil suit is impaired by military duties which prevent the member from appearing in court at the designated time and place, or from assisting in the preparation or presentation of the case. An adverse material effect might also be found when military service impairs substantially the member’s ability to pay fi nancial obligations.” Judges Guide to the Soldiers’ and Sailors’ Civil Relief Act

The protections of this act begin on the date of entry and end 30 to 90 days (sometimes even six months) after the serviceman or woman is discharged from the service.

1. Servicemembers can get out of a lease or rental agreement. Any lease may be terminated by the tenant as long as they give notice in writing. However, the tenant must have signed the lease when he was not on “any form of active duty.” He must have received his active-duty orders. He still has to pay rent until 30 days after the next rent is due. So if he gave you notice on December 15 and the next rent is would be due on January 1, you can require payment until January 31.

Any rent that the tenant has paid in advance, such as “last month’s rent,” must be refunded. You can keep the security deposit only for damages, and be prepared to prove the damages, since the bad tenant may claim that you were simply keeping the deposit to cover the lost rent or to punish him for breaking the lease.

This section applies to any lease or rental agreement “occupied for dwelling, professional, business, agricultural or similar purposes.”

2. Servicemembers cannot be evicted, as long as the rent is less than $1,200. (Some documents use the fi gure $2,400, I can’t determine which is correct.) The property must be “occupied chiefl y for dwelling

purposes by the wife, children, or other dependents of a person in military service. The judge can stay the eviction proceedings for “not longer than three months.”

The tenant (or dependents) will have to show that his military service materially affects his ability to pay the rent.

3. Servicemembers cannot be foreclosed. Courts can stay proceedings “until members are available to answer, extend the mortgage maturity date to allow reduced monthly payments, grant foreclosure subject to being reopened if challenged by a member, and extend the period of redemption by a period equal to the member’s military service.” (Judges Guide)

The servicemember must have bought the property before he or she joined the service or went on active duty, still own it at the time he or she seeks relief, and be unable to pay because of his or her “active duty obligation.”

The debt must be secured by a mortgage, deed or trust, or similar security on “either real or personal property.” That means if you sell a house to someone on a land sale contract or trust deed where the buyer pays you, and he or she later goes on active duty, you are affected. Likewise if you were to sell a mobile or manufactured home that does not qualify as real property, and you carry the paper, you have the same situation.

4. Courts may stay the execution of a judgment. Suppose a tenant trashes the place, moves out, you sue him for the damages, get a judgment and then a writ of execution to attach assets or garnish wages. Then he goes on active duty.

The court may grant or even vacate a stay of that attachment or garnishment without the deadbeat ever even requesting it or upon the request of the deadbeat, as long as the inability of the servicemember to comply with the judgment or order is materially affected by reason of military service.

Here is how the courts will decide whether a “material effect” caused the eviction, foreclosure or inability to comply with the terms of the judgment. The judge can require an affi davit “setting out all the facts and circumstances, usually executed by the member or the member’s commander.”

The judge can also “ask for a copy of the member’s Leave and Earnings Statement (the military equivalent of a pay stub) to show his or her Base Pay, Basic Allowance for Housing, Basic Allowance for Subsistence, tax withholdings, voluntary allotments to pay bills or support, and accrued leave.”

5. If you sue a tenant, you may have to wait a while. Suppose a bad tenant moves out, then goes on active duty, and you sue him for the damages. If


RHAGP UPDATE Bed Bugs - A Property Manager’s Nightmare

How to Avoid Introducing Bed Bugs Into Your Community!By Chuck H. Payton

Bed bugs, once thought of as a rare pest spoken of only in bedtime rhymes, are an all too real nightmare for property managers across the country including California. The presence of bed bugs in multi-unit housing cannot be tolerated. Tenants dealing with a bed bug infestation suffer itchy, bothersome bites, and go to sleep each night knowing that there is an insect feeding on their blood while they sleep. This gruesome thought causes extreme stress for tenants, and that stress is often passed along to the property managers and pest management professionals dealing with the infestation.

Controlling bed bugs in multi-unit housing facilities is one of the most diffi cult tasks encountered by property managers and pest management professionals (PMP). Landlords and property managers must hire the services of a well qualifi ed PMP with the experience to inspect service and provide the appropriate documentation to help control the infestation and keep the community free of bed bugs.

So, what are bed bugs? The common bed bug, Cimex lectularius, is an insect that has six legs, a hard exoskeleton, sucking mouthparts, is wingless and does not jump like the fl ea. Bed bugs are a fl at oval shape, and less than 1/4 inch long. The color of the bed bug can be a light tan, red, reddish-brown, or dark brown color depending on the age of the insect and if it has recently fed or molted. Bed bugs usually feed at night, when we are in a deep sleep. However, in infested areas like offi ces, lounge areas and laundry rooms, bed bugs may be active and feed during the day. Identifying a bed bug infestation by observing insect bites is very unreliable since everyone has a different reaction to bed bug bites.

If left untreated, a bed bug infestation can advance rather rapidly. A female bed bug can lay fi ve to seven eggs per week and two- to fi ve-hundred eggs in her lifetime. Eggs are an opaque white color, smaller than a grain of rice, and typically hatch in seven to ten days. Like all insects, bed bugs molt their exoskeletons. The molted exoskeletons are often found and mistaken for dead bed bugs, while the presence of a molt actually represents a maturing bed bug hiding nearby. Bed bug droppings are generally found near bed bug hiding places, and a well trained PMP will look for these dark black or rust color droppings of the bed bugs during his inspection.

Most people associate bed bugs with clutter and fi lth. While it is true that cluttered and fi lthy conditions are often the most diffi cult infestations to control, bed bugs are not attracted to fi lth or food mess, they are attracted only to their favorite food source, namely, us. The most common way to introduce bed bugs into a home is via international or domestic travel. Since adult bed bugs are about the size of an apple seed, and the immature bugs are considerably smaller, they can very easily go undetected in the luggage from your family vacation, in the book from your neighborhood yard sale, lying in wait in a rented moving van, or even in the shopping bag from the department store.

When a tenant reports a bed bug infestation, the fi rst critical step is to determine if the pest issue really is bed bugs. Often the issue may be something other than a bed bug

infestation. Tenants’ bites may be caused by any number of biting pests, or the “bites” may even be caused by an allergy or skin condition. In some cases, a tenant may be suffering from delusional parasitosis, also known as “phantom bites,” a condition where a person imagines bugs are biting or crawling on them when there was nothing there.

Bed bug infestations will generally be concentrated in the bedrooms and in areas where people are sleeping. They hide in tight spaces frequently out of sight: breeding in the bed frames and box springs, living wedged into the seams of upholstered furniture, and hiding behind picture frames and light switch face plates, they may even infest into the wall voids of an infested unit and move into a previously un-infested unit. In housing units with textured acoustic ceilings, bed bugs may live and breed in the textured spaces in the ceiling along the walls.

We recommend that property managers do not try to confi rm a bed bug infestation in-house, but rather have a qualifi ed PMP confi rm the infestation as soon as possible. If it is your policy to have property management staff look into all bed bug claims, to prevent spreading an infestation we highly recommend making it a company-wide policy to wear protective gear every time someone enters an infested or potentially infested unit. Shoe covers and gloves are the minimum recommended gear, disposable full body coveralls are recommended if handling furniture or personal belongings as there is a risk of brushing against infested items and transferring bed bugs to clothing. If your staff or tenants can collect a sample, ensure that samples are sealed in a zippered bag or clear container, label the sample with the date and unit number, and provide the sample to your PMP for identifi cation.

When there is a heavy infestation or when the tenant has collected a sample of the pest, identifying the infestation and recommending a treatment plan can be accomplished quickly and treatment can begin as soon as the tenant is fully prepared. However, identifying an infestation is not so simple in cases where the infestation is very low, there is a large amount of clutter or personal items, evidence of a previous bed bug infestation is interfering with inspection efforts, or the infested area is not a living space, like an offi ce or lounge area. In these situations, a visual inspection by a qualifi ed PMP might not determine if there is a bed bug infestation, it may be necessary to employ alternative inspections techniques.

Canine inspection teams are becoming widely used in the pest control industry. Bed bugs emit a pungent musky smelling odor that clings to the items they infest. This odor causes a noticeable stench in units with a very heavy infestation. But the canines do not need a heavy infestation to smell a bed bug. A well trained canine inspection team can detect a bed bug infestation when there is only one or two bed bugs present, this can be instrumental in catching an infestation before it gets bad. Several independent studies have shown that in diffi cult inspection conditions, while a visual inspection by an experienced pest control technician may only be able to fi nd an infestation twenty percent of the time, a well trained canine inspection team can detect bed bugs with accuracy in the high


MAY 2012

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ninetieth percentile. Canine inspections are ideal for initial inspections and adjacent unit inspections, and a canine inspection after the completion of a bed bug service willhelp determine if the issue has been resolved. Some property managers are using canine inspections to inspect vacant units prior to turning the units over to new tenants. Even offi ce buildings and department stores use inspection services.

There is a barrage of glue traps, pitfall traps and active monitoring systems available in the pest control industry to help identify bed bug infestations. Glue boards and pitfall traps work by placing these traps in the line of transit between the bed bugs’ hiding places and their food source, the sleeping person. Glue traps can be placed throughout the unit, and pitfall traps are generally placed under the legs of the bed. At least two services are required for the use of glue or pitfall traps, the installation of the traps and at least one inspection seven to ten days later. These traps are helpful for identifying if a pest other than the bed bugs is present, and sometimes the glue traps reveal that there are multiple pests infesting a unit. Active monitoring systems mimic the bed bug food source using heat, carbon dioxide, a scented lure, or a combination of these attractants. One effective device is the NightWatchTM monitoring system, which uses all three attractants. Some property managers have decided to purchase NightWatchTM systems to monitor every vacant unitprior to moving in a new tenant.

If you have found a bed bug infestation, DO NOT attempt to treat the infestation on your own. Self treating with a product touted on the internet or sold at the local hardware store will not effectively control the infestation, and in many cases will worsen the situation by spreading the infestation to neighboring housing units. Most professional treatment plans will include one or more of these four elements: heat or freeze treatments, insecticide applications, wall outlet or wall void treatments, and bedding cover and monitoring device installation. Heat and freeze treatments utilize the bed bugs' low tolerance for extreme temperatures; bed bugs and their eggs will die at temperatures above 120 F or below 5 F. A heat treatment of the entire living space using specialized high output electric or propane heaters to heat the home to around 140 F is a very effective tool. The heat can radiate into all the cracks and crevices, into the wall voids and under the carpet where the bed bugs hide and reproduce.

Steam treatments use a hand-held device which will not reach all potentially infested areas, and steam can be damaging to some materials. Freeze treatments have the same restraints as the steam treatments and are a less commonly used technique for controlling bed bugs. Many property managers sigh and wish that DDT was still available, dreaming of a “silver bullet” solution to the bed bug nightmare. What you may not know is that even before DDT was taken off the market, bed bugs were starting to become immune to the chemical. So even if it were around today, DDT would not be the silver bullet for which we all so direly wish. There are several insecticides available for PMP’s that are very effective for the control of bed bugs. When the infestation is not heavy, the tenant is willing and able to follow the often arduous preparation instructions, and the unit is not overly cluttered or packed with personal items, a well thought out insecticide treatment plan can be

successful at eliminating a bed bug infestation.

Bed bugs are known to spread into adjacent units and surrounding areas. There is little a PMP can do to prevent a bed bug from fi nding the crack in even the tightest weather stripping and walking out the front door, or hitching a ride on the tenant's briefcase. However, your PMP can and should try to prevent bed bugs from infesting the wall voids by removing the face plates over electrical sockets and light switches and treating in these spaces with an insecticide dust.

Bed bugs trapped inside properly installed quality bedding covers will eventually starve and die. Any bed bugs introduced into the unit will be easily found on the bedding cover, and the bugs will not be able to infest the mattress or box spring. Pitfall traps around the legs of the bed and glue boards installed throughout the unit can help catch a new or continued infestation in the early stages.

Tenants and property management professionals often ask what they can do to help with the bed bug control efforts. The best advice is to hire a qualifi ed PMP, make sure that the property management staff and the tenants understand the preparation instructions your PMP has provided, and follow up with the tenant to ensure that they are complying with all instructions. One step included in pretty much every PMP’s preparation instructions is to launder everything. Bed bugs of all life stages will die at high temperatures, and the agitation of the washer and dryer will dislodge bed bugs and their eggs from their hiding spaces in clothing creases and seams. Wash all washable items, including clothing, towels, slippers, spare bedding, throw pillows, tote bags, back packs and washable suitcases and luggage. Wash and dry items in the hottest temperature the materials can tolerate. Place cleaned items in new plastic bags in small batches. Laundering and storing washable items in this manner creates a “bed bug free zone” and makes closets, dressers, luggage etc. available for treatment. Encouraging the tenant to launder the bed linens frequently according to these instructions will also help control the bed bug infestation.

Dealing with a bed bug infestation can be very stressful for everyone involved, and the occasional bed bug infestation is bound to occur at one point in almost every multi-unit housing property in our area. While you cannot prevent this, there are some steps that you can take as a property manager to keep the bed bug infestations at your properties under control. If a bed bug infestation is found or suspected, always have a qualifi ed PMP or canine inspection team inspect the units adjacent to the unit in question, both before and after the treatment to ensure that the infestation has not spread. Do not relocate any tenant living in an infested unit. Even if the tenant has followed the directions of laundering items, they may inadvertently bring their infestation with them. Do not allow a unit transfer of any tenant until their unit has been inspected for bed bugs.

One common misconception is that if an infested unit is left vacant, the bed bugs will die due to lack of food. Unfortunately, this is not the case. If a bed bug infestation is cut off from its food source, the adult bed bugs can lay in wait for an astonishing 18 months, being only more desperate and hungry when a new tenant arrives. Since the bugs have no incentive to stay in the unit they will begin to go looking for a food source, making their way into areas



RHAGP UPDATE

the bad tenant’s ability to defend himself in court is “materially affected by reason of his . . . active duty service” the judge may postpone the suit against the tenant as long as necessary until the material effect is over. That could mean until the tenant can come back from the Middle East, Germany, or someplace in the deepest darkest reaches of the jungle, or until he is discharged from the service.

The one saving grace is that the statute of limitations “tolls,” meaning stops, until the “material effect” is over. So the bad tenant won’t be able to say “fooled you, too late, it’s been more than two years so the lawsuit can’t be fi led.” Time stops until the material effect is not a factor and then starts again. So if you sued a bad tenant on January 15, 2003, fi ve days after he went on active duty, and the judge stayed the suit, just because the bad tenant wasn’t discharged from the service until April 15, 2005 doesn’t mean he’s home scot free. The clock stopped on January 15, 2003 and

didn’t start again until April 15, 2005. He wouldn’t be able to claim a statute of limitations defense until at least April 15, 2007 (and possibly even 30 to 90 days after that).

You really don’t have a way to head off being affected by this law. You could get stuck even after you rented to someone who wasn’t in the service at the time, but joined later. Just be aware of it. Penalties for trying to “get around” the law or interfere with the servicemember’s rights are onerous with a fi ne of up to $1,000 and a year in jail.

(Originally from the March 2004 issue of the Rental Property Reporter )

RHAGP offi ce note: You can read more at http://www.military.com/benefi ts/content/military-legal-matters/scra/servicemembers-civil-relief-act-overview.html


Online continuing education courses revamps how contractors renew licensesBy Oregon Small Business Association

Oregon licensed building contractors are fi nding they have to take an extra step to renew their state Construction Contractors Board (CCB) licenses this year. Effective October 1, 2011, the CCB began requiring contractors to complete continuing education credit hours. Most residential contractors are required to complete 16 hours. Those with a “dual endorsement” for both residential and commercial work require more.

The new requirement stems from a rash of litigation and claims related to moisture-intrusion, mold and mildew problems mostly resulting from improperly installed siding, windows and doors. As a result, contractors’ liability insurance became very expensive and diffi cult to obtain, with many carriers cancelling coverage and pulling completely out of the Oregon market.

The 2007 Oregon Legislature passed HB 2654, calling for the CCB to develop and implement the program. Of the 16 hours typically required for most residential contractors, eight hours consists of courses on building exterior shell training, building codes, and CCB laws and regulations. The courses are currently available from just a handful of education providers who have been approved by the CCB following a thorough review of their course content.

Some contractors are not happy with the timing, given the economic recession which started shortly after the legislation was passed. Many contractors are fi nding that computers

are a necessary tool, and a convenient way to complete the requirements. One provider, Oregon Contractor Education, offers all courses via website at Oregon Contractor Education , enabling contractors to watch the videos 24/7.

“Contractors are busy people, and many are operating on a shoestring budget,” said Phil Peach, owner of Oregon Contractor Education. “This is a way to get through the continuing education requirements quickly and affordably while picking up some great tips along the way,” he said. In addition to featuring all Oregon contractors and building offi cials, the website offers elective courses by a popular construction industry management consultant.

The education requirements will continue for contractor license renewals through the current two-year renewal cycle until September 30, 2013. After that, subsequent renewals will undergo the same number of required hours, although changes in the curriculum are expected.[6]________________________________________Article printed from Oregon Business News: http://oregonbusinessreport.com

MAY 2012

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RHAGP LIST OF COMMITTEES

Building 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: Ron Garcia, Phone: 503-595-4747

Forms Chair: Mark Passannante, Phone: 503-294-0910

House Chair: Robin Lashbaugh, Phone: 503-805-5993

Legislative Chair: Phil Owen, Phone: 503-244-7986

Membership Chair: Elizabeth Carpenter, Phone: 503-314-6498

Offi ce Chair: Robin Lashbaugh, Phone: 503-805-5993

RHAGP LOBBYISTCindy Robert, Phone: 503-260-3431

RHAGP OFFICE STAFFAlita Dougherty, Offi ce Manager - [email protected]

Pam VanLoon, Bookkeeper - [email protected] Pierce, Member Svcs - [email protected]

Lori Franke, Member Svcs Assistant - [email protected]

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

Phone: 503-254-4723 * Fax: 503-254-482110520 NE Weidler StPortland, OR 97220

www.rhagp.org

“Landlords doing good things in their communities”

that are diffi cult to treat like wall void and climate control systems, and the bugs may fi nd their way into adjacent previously un-infested units. When a unit becomes vacant, inspect the unit immediately, the use of an active monitoring system like a NightWatchTM is highly recommended.

When a unit is infested, avoid entering the unit multiple times unless necessary, this will help reduce the possibility of spreading the infestation. It is often tempting to have the tenant throw away infested items, such as mattresses; however, this may cause the infestation to spread to other units as the bed bugs fall off the infested items during transit. If infested items are being disposed of in the dumpsters, these items should be damaged and made unusable and clearly marked“caution, bed bugs” to prevent tenants in the community from bringing items into their home.

One of the best preventative measures you can take as a property manager is to educate yourself and your staff. An educated staff can help you prevent the introduction and spread of bed bugs in your community. A well qualifi ed PMP can provide in-house training to your staff, often at low or no cost. Educating the tenants is also vital. Some property managers have educational documentation from their offi ces that they distribute to tenants. If you choose to do this, talk toyour PMP to avoid giving the tenants confl icting information.

Dealing with a bed bug infestation can be a nightmare, but with an informed staff and a qualifi ed PMP, these terrible pests can be exterminated, and we can all have sweet dreams.

Chuck H. Payton President of A-PRO Pest Control, Inc, an integrated pest management service.For more information, call (408) 559-0933 or visit www.a-propest.com.Reprinted with permission from Apartment Owners Association www.aoausa.com.

The anti-discrimination provisions of the Fair Housing Act don’t apply to a Roommate.com, the Ninth Circuit Court of Appeals ruled last month in Fair Housing Council v. Roommate.com [3], LLC.Roommate.com operates a web site that helps roommates fi nd each other. When users sign up they create a profi le stating their sex, sexual orientation, and whether children will be living with them. Users may also complete an “Additional Comments” section. Users are asked to list their preferences for roommate characteristics, including sex, sexual orientation, and familial status. Based on the profi les and preferences the web site provides potential matches. The site also allows users to search based on roommate characteristics.

Plaintiff sued Roommate.com alleging that the questions about users’ characteristics, and matching and steering based on those characteristics, violate the federal Fair Housing Act, which prohibits discrimination in the sale or rental of dwellings.

Judge Kozinski, writing for the Ninth Circuit, found no violation, based on the fact that roommates necessarily share a single “dwelling”: “It makes practical sense to interpret ‘dwelling’ as an independent living unit and stop the FHA at the front door.” According to the court, the selection of a roommate is more akin to a private relationship — in which the government won’t meddle — than to a landlord-tenant relationship that’s protected against discrimination.Article printed from Oregon Business News: http://oregonbusinessreport.com


Court rules on roommate-matching services & discrimination Ater-Wynne: [2],Oregon Law Firm

RHAGP UPDATE23 Property Management Tips For Mastering E-mail ©By Ernest F. Oriente, The Coach

According to a recent survey by Matrix Information, two billion people around the globe have access to Internet-based services and E-mail. In addition, this report expects electronic commerce to grow from $1.6 trillion in 2011 to $3.2 trillion by the year 2015. Is your property management company ready for these exploding communication and marketing trends? Is your leasing team ready to handle the E-mail just sent by 15 new prospects relocating from Paris or Moscow? Read the tips in this article and learn how easy it is to master E-mail andprofi t from it…it’s just a few keystrokes away!

Tips for using E-mail with prospective new residents: Be certain each of the properties you manage has a high-speed connection, E-mail software, an E-mail account and proper software training • Ask your leasing teams to always use spell check before sending an E-mail to a future resident • Have your teams read each E-mail twice before they send it, just to make certain it conveys exactly what they are trying to communicate and it portrays the professional image important to your property management company • When sending an E-mail, the subject line must clearly summarize what the body of the E-mail says • If your leasing teams are using the E-mail “reply” feature to respond to a future resident, make certain they reply by including the information the prospect sent in their original E-mail note. In addition, ask your leasing teams to include the name of the future resident throughout their E-mail reply.

Tips for using E-mail within your property management company: When your leasing teams are using E-mail to communicate internally, make certain they understand when to respond by E-mail and when to call the person who sent the original E-mail, depending on the tone or content of the E-mail

• Explain to your leasing teams how and when to use carbon copy {cc} and blind carbon copy {bcc} with E-mail

• Have a written company policy regarding the use of E-mail, clearly outlining the rules and expectations of your company. Have this document signed by each person who will be accessing your E-mail software

• Explain to your leasing teams that deleting an E-mail does not remove it from their computer system nor from the system of the person the E-mail was sent to. During several recent lawsuits, damaging E-mails that had been deleted were used in the courtroom to the surprise of the individuals and their property management companies • Instruct your leasing teams about the extra care required if they receive an E-mail that has an attached document, as this is where most computer viruses are hidden. Many property management companies do not let their leasing teams send or open attached fi les

• E-mail fi les can easily be opened and read so confi dential information like salaries, fi nancial reports, social security numbers or credit card numbers should not be sent by E-mail.

Tips for using E-mail as a marketing tool: E-mail can also be used as a powerful marketing tool to attract new residents or to better service your existing residents. Here are some tips: Aside from a small $15-$20 service charge per month, sending or receiving E-mail is free. When compared to other forms of marketing…having your leasing teams send E-mails to new or existing residents is their least expensive form of marketing

• Imagine the marketing success your leasing teams will have if they had the E-mail address on the guest card of every future resident who visited their apartment community over the past 12 months…and your leasing teams can stay in touch with these potential new residents for free!

• If your properties are using E-mail to handle resident questions or maintenance requests, a timely response is expected and required

• Create two separate E-mail lists…one for future residents and one for current residents so you can send appropriate marketing information to each group

• Create an E-newsletter which can be easily sent out on a weekly or monthly basis.

Remember, since sending E-mail is free, your leasing teams will have lots more fl exibility. In addition, E-newsletters portray a professional image about your property management company and are quick to be passed-along to others, thus expanding the reach and exposure

Continued on Page 21

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for your marketing

• When sending E-mail, have your leasing teams develop a fi ve to seven line signature which is automatically placed at the bottom of every E-mail they send out. This signature line will further promote their apartment community, your corporate website and can be changed on a daily basis, if necessary

• Use E-mail to stay in touch with the media in your area, especially if your apartment communities have any exciting events or community projects to announce • The E-mail address at each of your properties shouldbe included on every business card, every brochure, on any sales information and with all print advertising.

Want to hear more about this important topic or ask some additional questions about how to use E-mail as a powerful marketing tool?

Send an E-mail to [email protected] and The Coach will E-mail you a free PowerHour invitation.

Author’s note: Ernest F. Oriente, a business coach since 1995 [27,860 hours], a property management industry professional since 1988-- the author of SmartMatch Alliances--and the founder of PowerHour...[ Www.powerhour.com and www.powerhourseo.com and www.pirmg.com ], has a passion for coaching his clients on executive leadership, hiring and motivating property management SuperStars, traditional and Internet SEO/SEM marketing, competitive sales strategies, and high leverage alliances for property management teams and their leaders. He provides private and group coaching for property management companies around North America, executive recruiting, investment banking, national

utility bill auditing [www.powerhour.com/propertymanagement/utilitybillaudit.html ] national real estate and apartment building insurance [www.powerhour.com/propertymanagement/insurance.html ], SEO/SEM web strategies, national WiFi solutions [www.powerhour.com/propertymanagement/nationalwifi .html ], and powerful tools for hiring property management SuperStars and building dynamic teams. Ernest worked for Motorola, Primedia and is certifi ed in the Xerox sales methodologies. Recent interviews and articles have appeared more than 6500 times in business and trade publications and in a wide variety of leading magazines and newspapers, including Smart Money, Inc., Business 2.0, The New York Times, Fast Company, The LA Times, Fortune, Business Week, Self Employed America and The Financial Times. Since 1995, Ernest has written 187 articles for the property management industry and created 350+ property management forms, business and marketing checklists, sales letters and presentation tools. To subscribe to his free property management newsletter go to: www.powerhour.com. PowerHour® is based in Olympic-town…Park City, Utah, at 435-615-8486, by E-mail [email protected] or visit their website: www.powerhour.com

Continued from Page 20

RHAGP UPDATE

MAY 2012

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RHAGP UPDATE

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May 2012 RHA Newsletter

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