The Landlord TImes - Metro - September 2013

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pectrum is the largest rental housing educational confer-ence and trade show in Or-

egon. It will be held September 19th at the Oregon Convention Center in Portland from 8:00am to 5:00pm. Spectrum is the premier annual edu-cational conference for rental hous-ing ownership, management and maintenance. This year’s show fea-tures a bustling trade show floor of both local and national exhibitors. The event draws over 1,000 attend-ees and offers 30 unique education workshops. Everyone looks for-ward to Spectrum addressing the needs and issues of our region’s rental property owners, on-site leas-ing agents, portfolio managers and maintenance professionals.

Continued on page 420th Annual

Note: To get the most out of our classes, please do notNote: To get the most out of our classes, please do notbring cell phones, pagers, or children into the classrooms.bring cell phones, pagers, or children into the classrooms.

Property Management Property Management Industry Educational

Conference & TradeshowConference & Tradeshow

September 19th, 2013Oregon Convention Center

www.facebook.com/SpectrumTradeShow

This year, Spectrum continues to support the locally-based, non-profit organization Called to Rescue, whose mission is to rescue children from sex trafficking, violence and abuse, raise awareness about the problem in the local community and teach children and parents about prevention.

20th Annual Spectrum Property Mangement Industry Educational Conference & Tradeshow

S

See You at

SpectrumSeptember 19, 2013

Chapter 29Institute of Real Estate Management

GET READY FOR SPECTRUM

0

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PRESIDENT'S MESSAGE

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NEW INCOME AND EXPENSE DATA ON...

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Clark County Rental Association

TRAVEL AND TOURISM WORKERS STRUGGLE TO..

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MONTHLY CIRCULATION TO MORE THAN 20,000 IN PORTLAND/VANCOUVER APARTMENT OWNERS, PROPERTY MANAGERS, ON-SITE & MAINTENANCE PERSONNEL

Published in association with: METRO Multifamily Housing Association; Rental Housing Association of Oregon; IREM & Clark County Rental Association

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2 The Landlord Times - Metro • September 2013

The 2013 Spectrum Educational Conference & Trade Show is coming quickly. On September 19, 2013, the Oregon Convention Center will host the can’t-miss event for residential property owners, managers, leasing agents and maintenance profession-als. Each year gets better and better, and this year should be truly magi-cal. As our economy continues to recover, the industry needs Spectrum NOW MORE THAN EVER!

The Spectrum trade show floor is an energetic gathering of the indus-try’s best suppliers. Be sure to take the opportunity to view their quality

products and services and get to know them as partners in your orga-nization and residential communi-ties’ ongoing success. Each Spectrum exhibitor supports the rental indus-try and is anxious to help you. Take time to visit each booth during the class breaks and lunch.

We are particularly proud of our expanded education workshops offered this year, incorporating four sessions that offer attendees signifi-cant and timely topics affecting today’s rental housing industry. Look for dedicated education tracks tai-lored to particular interests such as

Managing Your Assets, Leasing, Legal, Workshops, Single Family Rentals and Maintenance. Feel free to attend any of our outstanding classes – it’s your choice! Additionally, most of the Spectrum classes qualify for continuing education credit toward a Property Manager or Broker’s license.

Thanks,Paul Hoevet

President of Multifamily NW

Get Ready for Spectrum

September 19, 20138:00 AM - 5:00 PM

2013 Spectrum Educational Conference & Trade Show

September 27, 20138:00 AM - 12:00 PM

ELEVATE: Mold Awareness - Portland, OR

September 30, 20138:00 AM - 12:00 PM

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October 1, 20131:00 PM - 4:00 PM

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October 8, 20131:00 PM - 3:00 PM

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mmhA 2013 events: mArk your cAlendAr!

visit www.multifamilynw.org for more dates

The Landlord Times - Metro • September 2013 3

Attending the Spectrum Educational Conference & Trade Show can earn you up to four (4) CEUs. To receive your credits, submit your completed Spectrum Education Passport (available at registration) to the Multifamily NW booth by 4:00pm. Passports must be submitted at the show to be awarded credits. Questions? Stop by the Multifamily NW booth or look for the STAFF badges.

The Continuing Education Credit hours provided by Metro Multifamily Housing Association

Oregon ContinuingEducation

Credit Hours for licensees

How they work at the 2013 Spectrum

Conference & Trade Show

President • Paul Hoevet Past President • Jeff Denson Vice President • Pam McKenna Secretary • Kirsten Bailey Treasurer • Chris Hermanski

MULTIFAMILY NW

16083 SW Upper Boones Ferry Road, Suite 105, Tigard, OR 97224503-213-1281, 503-213-1288 Fax

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PAUL HOEVET Multifamily NW President

The 2013 Spectrum curriculum focuses on the current market with several sessions dedicated to timely issues such as: fair housing consis-tency, collections, asset manage-ment, maintenance and legal topics. In addition, Spectrum classes target the leasing of rentals units with pro-grams such as: “Make your Critics Disappear,” “Preventative Mainte-nance Savings,” “The Power to Im-pact: Leadership & Communication” and many more!

This year, Spectrum offers sev-eral outstanding management work-

shops, including: “Fire, Flood or Blood: Preparing for the Worst,” “A Mock FED Trial – Everything and the Kitchen Sink” and “Bottoms Up: A Revenue Management Refresher”—and many more! For rental property owners, Spectrum has many out-standing workshops, including: “A Landlord’s Guide to Fair Housing” and “Screening Do’s & Don’ts for Single Family Rentals.” Spectrum’s maintenance offerings include: “Mas-tering the 72-Hour Turn” and “Don’t Paint Yourself Into a Corner.”

As part of Multifamily NW’s com-mitment to giving back to our com-munities, Spectrum is sponsoring a local charity for the fifth year in a row. For the second time, that charity is Called to Rescue, whose mission is to rescue children from sex traffick-ing, violence and abuse. The charity is accepting individual contributions and there will be an exciting raffle during the event for attendees to par-ticipate in.

Don’t miss this exciting day! See the full list of classes and register for the 2013 Spectrum show at www.

multifamilynw.org. Admission to Spectrum includes lunch, workshops and access to the amazing trade show floor. Attendance is $100 for members and $150 for non-members. Most Spectrum classes qualify for Continuing Education Credit for Or-egon Broker’s and Property Manager Licenses.

SPECTRUM is brought to you by Multifamily NW.


20th Annual ...continued from front page

Multifamily NW says THANK YOU to our generous Spectrum Sponsors!

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2013 Spectrum Conference & Trade Show Committee

Chair: Renee Larson, Apartment Finder

Co-Chair: Erik Aldridge, HD Supply

Brian Ermshar, Alpha Impressions

Beth Stogsdill, Rent Collect Global

Brandy Guthery, Guardian Management

Laura Rosales, Apartment Guide

Sabrina Paulson, For Rent Media Solutions

Ed Winkler, Fresh Aire Air Fresheners

About the Form: Accepting a partial rent amount without proper documentation is a great disadvantage to the landlord. Firstly, a land-lord is not required to accept partial payments of rent. If a landlord elects to do so, it is critical that the partial payment is immediately accompanied by the Oregon Partial Payment Receipt form to retain landlord’s rights to a swift termination. The form details the full rent due, partial payment received, current rent balance, and applicable late fees. It directs the tenant to adhere to additional due dates to com-plete the full rent payment. Should the tenant fail to fulfill the payment schedule outlined in the form, there is language that ensures the land-lord’s ability to issue a 72-Hour or 144-Hour Termination Notice for Non-payment of Rent.

Oregon Partial Rent Payment Receipt – M009

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DATE __________________________________________ PROPERTY NAME / NUMBER ___________________________________________________________________________________________________________________________________________________________________

RESIDENT NAME(S) ___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________

___________________________________________________________________________ ___________________________________________________________________________ ___________________________________________________________________________

UNIT NUMBER ___________________________________ STREET ADDRESS ___________________________________________________________________________________________________________________________________________________________________________

CITY ___________________________________________________________________________________________________________________________________________________ STATE ___________________________________ ZIP _____________________________________________________________

and all others.

ON SITE RESIDENT MAIN OFFICE (IF REQUIRED)

_____________________________________________________________________________________ _____________________________RESIDENT DATE

_____________________________________________________________________________________ _____________________________RESIDENT DATE

_____________________________________________________________________________________ _____________________________RESIDENT DATE

_____________________________________________________________________________________ _____________________________RESIDENT DATE

X

X

X

X

_____________________________________________________________________________________ _____________________________OWNER/AGENT DATE

______________________________________________________________________________________________________________________ADDRESS

______________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________TELEPHONE

X

Resident understands that Owner/Agent is not required to accept late or partial payments of rent. Resident has asked Owner/Agentto accept a partial payment along with Resident’s agreement to pay the balance due. Owner/Agent is willing to do so as anaccommodation to Resident. Resident understands that accepting the partial payment and the payment agreement does notwaive any of Owner/Agent’s rights to terminate Resident’s tenancy if payments are not made as agreed.

Rent amount due: $_______________________________

Partial payment received: ($_______________________________)

Rent balance due: $_______________________________

Late fees: $_______________________________

Other:____________________________________________________ $_______________________________

Balance due: $_______________________________

Resident agrees to pay the balance due as follows: DUE DATE AMOUNT

______________________________________ $_______________________________

______________________________________ $_______________________________

______________________________________ $_______________________________

All payments must be received by Owner/Agent by 5:00 p.m. on each due date, time being of the essence. All payments mustbe made by money order or cashier’s check.

If Owner/Agent has not yet served a 72-hour or 144-hour termination notice for non-payment of the current rent due, acceptanceof the partial payment does not waive Owner/Agent's right to issue such notice on or after the date allowed by statute for thebalance of the rent due. If payment is not made by the later of the termination date on such notice or the payment date agreedabove, Owner/Agent may terminate the tenancy and commence an eviction action.

If Owner/Agent has previously issued a 72-hour or 144-hour termination notice for non-payment of the current rent due, acceptanceof this partial payment does not waive Owner/Agent’s right to terminate based on that notice if Resident fails to make any paymentrequired above by the due date. No new 72-hour or 144-hour notice need be given if Resident fails to make any payment duehereunder.

The signature of any one Resident to this agreement binds all Residents of the unit.

OREGONPARTIAL RENT PAYMENT RECEIPT

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products or services offered.Metro Apartment Manager is produced

monthly and is published by

Professional Publishing Inc.

An Oregon Corporation.

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Beaverton, OR 97007.

(503) 221-1260 • (800) 398-6751

Copyright 2013. All rights reserved.

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STAFF

Driving back from the coast with my family I was looking at the trees changing to fall colors and thinking about the kids going back to school, it made me realize that it is time for some schooling myself. With upcom-ing changes in the law for landlords and as a refresher on some of the nuances of landlording, I am thank-ful the Rental Housing Association of Greater Portland holds several classes each month. From landlord law classes, and property manage-

ment focused classes, to property maintenance classes, I am sure to sign up for several. Landlording 101is October 12th and covers a broad range of law, property man-agement and “how to” information on forms. Landlording 102, with dates in both September and October covers coming changes to the Oregon Landlord/Tenant Act, a retrospec-tive look at the past two years and new cases. Both classes are instructed by landlord attorneys and offer a

wealth of information. John Sage RHA’s education committee chair is lining up some excellent classes for the remainder of this year.

For now the legislators have gone home and will return next year for their long session of 2015, however this does not mean RHAGP has stopped working for the landlords. Our legislative committee, from the state level to city level, are continu-ing to work on the laws and changes to benefit the landlords of Oregon. Our commitment is to assist, educate and stand up for landlords rights.

Cindy Robert, our lobbyist is working on a few projects and will

be updating us in the near future, so keep an eye out in the Update.

Fall also brings the thought to mind on preparing for the long rainy season and what needs to be done. Time to button down the hatches.

As you know the Rental Housing Association of Greater Portland is a nonprofit organization. The board always welcomes and is open to members. Meetings are held on the second Wednesday of the month.

Since 1927 the Rental Housing Association of Greater Portland has held the standard in community par-ticipation for landlords providing affordable housing in Oregon.


President • Elizabeth Carpenter Past President • Phil Owen Vice President • Robin Lashbaugh Secretary • Lynne Whitney RENTAL HOUSING ASSOCIATION OF GREATER PORTLAND

ELIZABETH CARPENTER RHAGP President

Treasurer • Jon Moon Office Manager • Alita Dougherty Member Services • Cari Pierce Bookkeeper • Pam Van Loon

President' s Message10520 NE Weidler Portland, OR 97220 (503) 254-4723 • fax (503) 254-4821 [email protected] http://www.rhagp.org

SEPTEMBER 19EVICTIONS – 6:30 PMPRESENTER: SAM JOHNSON, LANDLORD SOLUTIONS

SEPTEMBER 24 LANDLORDING 102 - 6:30 TO 8:00 PMPRESENTER: JEFF BENNETSTANDARD TV & APPLIANCE

SEPTEMBER 26MEMBER INFO/MENTOR SESSION6:00 PM TO 8:00 PMRHAGP CONFERENCE ROOMNO CHARGE

OCTOBER 10LANDLORDING 102 - 6:30 TO 8:00 PMPRESENTER: JEFF BENNETRHAGP CONFERENCE ROOM

rentAl housing AssociAtion oF greAter portlAnd 2013 cAlendAr

CALL RHAGP FOR MORE INFORMATION AND TO REGISTER FOR EVENTS 503 254-4723 OR WWW.RHAGP.ORG/CALENDAR-EVENT

21st Century Towing .................. 137ABC Window Cleaners & Building Maintenance ........ 63All Aspects Renovations ..... 126/127Alliance Flooring ......................... 121Alpha Ecological ......................... 128Alpha Impressions ........................ 61American Leak Detection .............. 25AMSI - Basic Business Systems .. 21Apartment Advantage Staffing Services .......................... 133Apartment Finder ........................ 124Apartment Guide ............................ 83Apartments.com ........................... 102Apollo Drain & Rooter ................. 56Appliance Warehouse .................... 30Background Investigations .......... 73Bath Fitter ................................ 85/98Bemrose Consulting ..................... 110Bugaboo Pest Control ................... 52Bureau of Development Services - Neighborhood Inspections ............ 57Buy-Rite Carpet Wholesaler ...... 117Cascade Enforcement Agency, Inc. ............................ 135/136CenturyLink ................................... 71CertaPro Painters .......................... 36Coin Meter .................................... 131Compaction & Recycling Equipment, Inc. ............................... 65Conservice ....................................... 95Cornerstone Disaster Repair, Inc. .................................... 115CORT Furniture ............................. 58CriterionBrock ................................ 79E-Cycle Washington ..................... 26

Eden Advanced Pest Technologies ................................... 89Edge Networks ............................ 125Elite Resurfacing ........................... 74Empire Painting & Construction ................................... 60Energy Trust of Oregon ............... 138Executive Coatings & Contracting ................................. 96Exercise Equipment NW ............... 55Ferguson Facilities Supply .......... 66Fikes .............................................. 130First Advantage ............................. 40For Rent Media Solutions .......... 114Fresh Aire Air Fresheners, Inc. .... 93G&C Distributing ........................ 145Grow Construction ........................ 90HD Supply ...................................... 91Home Forward ................................ 49Horizon Restoration & ServiceMaster by Horizon .......... 104I & E Construction ....................... 101Interstate Roofing, Inc. ................. 99J.R. Johnson, Inc. ...................... 86/97JC Carpet Cleaning ....................... 37JD Fulwiler & Co. Insurance ....... 72Junk A-Way Hauling .................... 92Kennedy Restoration .................... 67Landlord Solutions ..................... 129Lorentz Bruun Restoration .......... 75Lovett Inc. ..................................... 153Mac-Gray Services ........................ 43Miller Paint Company ................. 78Mohawk Industries ....................... 34Myhre Group Architects ............. 120National Credit Systems ............ 118

Northwest Center for Alternatives to Pesticides ..................................... 147NW Mold Removal ....................... 51NW Pest Control ......................... 109NW Playground Equipment ....... 148NW Process Service, LLC ............. 28NW Tree Specialists ..................... 113NWP Services Corporation ....... 134OHI Construction ......................... 45One Call Now .............................. 122On-Site.com ................................... 94Orcas Development, Inc. .............. 24Pacific Breeze ................................ 53Pacific Screening ........................... 88Paul Davis Restoration of Greater Portland .................... 112Paul Davis Restoration of Portland/SW WA ........................ 106Perfect Surface NW ....................... 31PG Long Floorcovering ........... 68/69Pioneer Pest Management ........... 41Portland Construction Solutions ........................................ 80Portland General Electric .......... 119Portland Housing Bureau and Lead Hazard Control Grant Programs ............................ 57Pro Drain & Rooter Service ... 35/46Professional Credit Service ......... 50Prograss Landscape Care & Design ......................................... 42RealPage, Inc. .............................. 111Recology .......................................... 47Recycle at Home ............................ 54Regional Water Providers Consortium .................................. 140

Rent.com ....................................... 144Rental Housing Maintenance Services ......................................... 143Retriever Towing .......................... 76SA.GE General Contracting ....... 123Safe Sidewalks, LLC ..................... 59Scent Air Technologies ............... 146ServiceMaster of Portland ........... 70Sherwin-Williams .................... 81/82Snug's Pro Wash, Inc. ................. 108Social & Reputation Made Easy ............................................... 116Specialty Heating & Cooling .... 168Sprague Pest Solutions .............. 107Squires Electric ............................ 105Submeter Solutions, Inc. .............. 39Tenant Technologies ..................... 77TerraFirma Foundation Systems, Inc. ................................ 103The Detail Difference .................... 62The Landlord Times ...................... 38The Pool & Spa House ............... 139Titanium Legal Services, Inc. ...... 87Tualatin Valley Fire & Rescue .. 142Waste Management .................... 100Waste Recovery Systems ............. 84Western States Fire Protection ... 64Willamette/Bend Rental Guide ... 44Wilmar Industries ........................... 5Yardi ............................................. 132

Visit These Spectrum 2013 Exhibitors


LANDLORDING 101Effective Property Management Mark Passannante, Instructor

• Minimize the frustration • Improve profi tability • From application through termination• ALL the essentials of property management covered • Through a framework of court-tested forms geared for Oregon law.

This class is an excellent training foundation for beginners and serves as an exceptional review of current laws and management for experienced landlords.

From advertising your vacant unit through problems during occupancy to ending the tenancy this class will help with step-by-step information.

Taught by Mark Passannante, Attorney at Law, Former President of RHAGP, Property Owner.

Learn valuable and successful management methods.

~ Six Continuing Education credits are available with this seminar ~

ALL DAY Class on Saturday, October 12, 2013

TIME: 9am – 4pm (Includes lunch)

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Register by Monday October 7, 2013 and receive an early registration discount of $20 NOTE: Non-member payment must accompany registration.

# Metro Apartment Manager • October 2008

the midst of a housing and economic recovery, many

workers key to Americans’ summer vacation plans struggle to afford hous-ing in metro areas across the country. In the latest edition of Paycheck to Paycheck, Center for Housing Policy (CHP) researchers draw on the latest data from the first quarter of 2013 to reveal the gap between wages and the costs of housing, both rental and owned, in 207 U.S. metro areas for workers in occupations central to the summer vacations Americans hope to squeeze in before school starts.

“One of the most overlooked as-pects of this recovery is that for many workers, incomes are not rebounding in step with local housing markets,” explained CHP Senior Research As-sociate Maya Brennan, a co-author of a report released with the new data. “Even in a strong sector like travel and tourism, wages have not kept pace with the rising costs of renting or homeownership.”

The accompanying report, Pay-check to Paycheck 2013: A Snapshot of Metropolitan Housing Affordabil-ity for Travel and Tourism Workers,

explores trends in housing afford-ability for mid-career workers in five common jobs related to travel and tourism: housekeepers, wait staff, auto mechanics, front desk managers and flight attendants. Of these profes-sions, only one—flight attendants—has an average wage high enough to afford the mortgage on a median-priced home in the U.S., and workers in two of the jobs—housekeepers and wait staff—cannot afford the typical rent on either a one- or two-bedroom apartment in any metro area.

“The data show that working hard

is not enough to make ends meet,” said report co-author Janet Viveiros, a research associate at CHP. “Americans are spending more on vacations, but many of the workers fixing their cars before a long road trip, cleaning their hotel rooms or serving their meals are struggling to afford basic expenses like housing.”

Incomes for housekeepers and wait staff were not enough to afford the fair-market rent for a two-bedroom apart-ment in any of the 207 metro areas studied. The slow housing recovery in some markets made homeowner-ship more affordable than renting – as long as workers had enough savings for a downpayment and could obtain a mortgage. In only eight of the metro areas could a housekeeper afford the mortgage on a median-priced home, and wait staff could afford to buy a typical home in just ten metro areas. Lagging home prices, however, were not universal across the study. In the 25 most expensive markets covered, which includes many popular vaca-tion destinations, even relatively high-

Travel and Tourism Workers Struggle to Cover Housing Costs in Many U.S. Metros

In


Continued on page 9

5620 Gher Rd., Suite H Vancouver, WA 98662-6166 (360) 693-CCRA www.clarkcountyrentalassociation.org

President • Lyn Ayers Vice President • Blain Cowley Secretary • Patty Silver Treasurer • Janine Ayers Membership Committee • Roger SilverContact • Lyn Ayers • Phone (360) 693-0025 • [email protected]

CLARK COUNTY RENTAL ASSOCIATION

PGE_SpectrumAd_BW_5.pdf 1 8/30/2013 9:46:48 AM

While serving summer vacationers across the country, many workers find housing unaffordable

Metro Apartment Manager • October 2008

earning flight attendants could not af-ford to own a median-priced home.

CHP Director and National Hous-ing Conference Vice President for Research Lisa Sturtevant, who joins NHC and CHP this week, notes that while a housing recovery is a relief to those who already own property, ris-ing prices and rents have meant that many working individuals and fami-lies struggle to find affordable hous-ing in their communities.

“The continued improvement in housing markets across the country is good news for current homeown-ers who saw the values of their homes plummet during the downturn. However, the turnaround in housing prices—driven by investors in many markets—along with the still-tight mortgage market, has kept it very dif-ficult for moderate-income families to afford to a buy a home. The demand for rental housing has increased sub-stantially in some markets, putting upward pressure on rents. And as prices and rents are rising, wages have been steady at best, and many work-ing families remain priced out of many markets.”

“There is a fundamental tension be-tween a housing recovery and housing affordability,” Sturtevant continued. “The solutions are higher wages or greater access to affordable housing.”

key Findings • In a substantial portion of the U.S.,

buying a typical home is unafford-able for four out of five travel work-

ers studied. In nearly 40 percent of 207 metro areas studied, front desk managers and auto mechanics could not afford the monthly mort-gage payments for a median-priced home. Low-income travel workers, such as housekeepers and wait staff, could afford a median-priced home in less than 5 percent of the study's metro areas. On the other end of the spectrum, just 12 percent of the metro areas were unaffordable to flight attendants. Even when home prices were affordable, amassing a sufficient down payment or getting access to credit pose additional bar-riers.

• Lower-income travel workers also face rents that are unaffordable at typical wages. The fair market rent for a two-bedroom apartment was unaffordable for housekeepers and wait staff in all 207 metro areas. Even a one-bedroom apartment was unaffordable for housekeepers and wait staff in the vast majority of metro areas

• Housing affordability challenges for travel workers were concentrated in major vacation destinations. Unaf-fordable metro areas included Suf-folk-Nassau, New York (home of the Hamptons); Barnstable, Massa-chusetts (home of Hyannis and the rest of Cape Cod); and Ocean City, New Jersey (home of Cape May and other southern New Jersey shore towns). In these metros, fair mar-ket rents and median-priced homes were unaffordable for housekeepers,

wait staff, front desk managers, and auto mechanics. Flight attendants could afford to rent a typical two-bedroom unit in every metro area studied, but they could not afford to buy a home in 25 destination com-munities, including the metro areas of Los Angeles, Seattle, Boston, San Francisco, and New York.

• More metro areas were affordable for travel workers looking to buy a home in 2013 than in 2012; however, affordability declined in areas with rebounding home prices. Overall, more metro areas become afford-able for potential homebuyers than became unaffordable over the past year, but still the gains were modest.

For example, auto mechanics could afford to buy a home in twelve ar-eas that had not been affordable last year, yet five other metro areas saw median home prices rise out of auto mechanics’ price range.

Blake WarenikCommunications Manager

National Housing Conference and Center for Housing Policy

1900 M Street, N.W., Suite 200Washington, DC 20036

202-466-2121 ext. [email protected]


Travel ...continued from page 8

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Operating expenses in 2012 vs. 2011 were up within a range of $.47 to $1.26 per square foot of rentable area for all types of Section 221(d)3 federally subsidized properties. In contrast, Section 8 Elderly/Handi-capped housing experienced operat-ing expense declines ranging from $0.14 to $0.99 per square foot. De-pending upon building type, operat-ing expenses for Section 202 proper-

ties as well as those in the Section 236 and Section 8 Family categories ei-ther were up (within a range of $0.30 to $2.28 per square foot) or down (within a range of $0.12 to $1.22 per square foot).

These are among the key findings reported in the 2013 edition of the In-come/Expense Analysis®: Federally Assisted Apartments, a new bench-marking study published by the In-

stitute of Real Estate Management (IREM®). Conducted by IREM® since 1986, this annual study analyzes the previous year’s operating data for more than 1,012 high-rise (elevator buildings), low-rise and garden-style properties nationwide – containing 88,099 units – that receive one of six types of federal assistance: HUD Sec-tions 202, 221(d)3, 236, Section 8 El-derly/Handicap and Section 8 Fam-ily and Rural Development Section 515. It is designed as a benchmark-ing and planning tool to help owners and managers of subsidized housing make detailed, accurate comparisons of the performance of properties in their portfolios. It also can be used as a resource for developing appraisals, acquisition or sales proposals, feasi-bility studies and loan requests.

net income exAminedIn terms of net income by subsidy

type, Section 202 building categories

in 2012 ranged from $3.79 to $7.40 per square foot; Section 221(d) 3 build-ings ranged from $4.74 to $6.56 per square foot; Section 236 buildings ranged from $2.94 to $4.14 per square foot; Section 8 Elderly/Handicapped buildings ranged from $4.84 to $7.25 per square foot; and Section 8 Family buildings ranged from $4.41 to $5.88 per square foot.

other study highlightsUtility costs for federally subsi-

dized multifamily buildings were both up and down in 2012 from the year earlier. Increases ranged any-where from $0.02 to $0.70 per square foot whereas decreases ranged from $0.02 to $0.39 per square foot.

Section 8 Elderly/Handicapped garden buildings reported the lowest utility costs at $0.78 per square foot. Section 202 elevator buildings re-ported the highest such costs at $2.63 per square foot.

The Landlord Times - Metro • September 201310

...continued from page 11

IREM Chapter #29 11575 SW Pacific Hwy Suite 210 Tigard, OR 97223 (503) 228-0002 (503) 406-2003 fax

President • Christina DuCote’, CPM, RPA President Elect • Cammie Allie, CPM, ARM Vice President-Member Services • Kimberly Fuhrer, CPMVice President-Communications • Jocelyn Burmester, CPMC Vice President Education • Kathi Pearce, CPM Vice President-Finance • Stephanie MacPherson, CPMC

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New Income and Expense Data on Federally Assisted Apartments Reported in

Just-Released IREM® Benchmarking Study Survey Includes Utility and Maintenance Costs and Other Operating Data

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Maintenance costs (costs include security and grounds maintenance, but excluding general maintenance payroll) for all building and subsid-iary types, decreased last year from the prior year. Section 221(d)3 gar-den buildings reported the lowest maintenance costs at $0.33 per square foot. Section 202 low-rise buildings reported the highest maintenance costs at $0.99 per square foot.

Elevator buildings reported me-dian net operating income ranging from $4.14 to $7.40 per square foot; low-rise buildings ranging from $2.94 to $4.84 per square foot; and garden buildings ranging from $3.82 to $7.25 per square foot.

With regard to turnover ratio dur-ing 2012, federally assisted prop-erties reported the number of new tenants moving into their building to be 14 percent of total apartments in an elevator building, 27 percent in a low-rise building, and 24 percent in a garden-type property. Conven-tionally financed apartments experi-enced a turnover rate ranging from 40 to 52 percent.

In terms of operating ratios (the total of all expenses divided by total actual collections and expressed as a percentage) those for all Section 202 buildings increased. The highest op-erating ratio, 75 percent, was report-ed for low-rise Section 202 buildings; the lowest operating ratio, 41 percent, was reported for garden Section 8 El-derly/Handicapped buildings.

more study speciFicsThe IREM® Income/Expense

Analysis® research study breaks down operating figures into several categories, such as building type, subsidy type, property size and property age. Regional and city re-ports are also included.

compAnion product trAcks dAtA over 10-plus yeArs

A new state-of-the-art product called the Income/Expense Analysis Online Lab is available as a compan-ion product for the research study. The Lab is an interactive website with 24/7 access that enables pur-chasers to download over 10 years of historical federally assisted apart-ment data – including over 100 cus-tomizable line-item variables – and compare it to the operating data in their individual portfolios.

pricingThe 224-page Income/Expense

Analysis®: Federally Assisted Apart-ments report is available to IREM® Members and non-members for $212.95 and $424.95, respectively, plus shipping and applicable state sales tax. Internet users can order the study in soft cover or in a download-able format by accessing the Pub-lications section (click on Income/Expense Analysis® Reports on the drop-down menu) of the IREM® web site at www.irem.org. As a special incentive, purchasers of the print re-

port also can receive it in download-able Excel file and PDF format for just $99.99, with the data completely customizable in Excel.

The companion Online Lab is priced at $292.95 for IREM® Mem-bers and $584.95 for non-members. For information on corporate dis-counts available for multiple users of the product in a given firm, contact Matthew O’Hara at [email protected], or phone 1-800-837-0706, ext. 6025.

ordering inFormAtionTo order any of the Income/Ex-

pense Analysis®: Federally Assisted Apartments’ products, contact the IREM® Customer Service Depart-ment at 430 N. Michigan Ave., Chi-cago, IL 60611-4090 or call toll-free to (800) 837-0706, ext. 4650. Credit card orders (VISA, MasterCard, Discover or American Express) can be faxed toll-free to (800) 338-4736 or e-mailed to [email protected].

Four other 2013 i/e AnAl-ysis studies And compAn-ion lAbs AvAilAble

IREM also has just published new 2013 editions of four other annual Income/Expense Analysis® studies, each of which has a companion Lab. The categories covered: Office Build-ings; Conventional Apartments; Shopping Centers; Condominiums, Cooperatives & Planned Unit Devel-opments. Pricing and other informa-tion is available in the Publications

section (click on Income/Expense Analysis® Reports on the drop-down menu) of the IREM® Web site at www.irem.org.

www.irem.org


New Income ...continued from page 10

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speakers, topics and bios

education session 1 9:10 am-10:00 am

Forms: the good, the bAd & the ugly (1 ceu)

The Oregon Rental Forms are meant to serve and protect you and your property. Maximize your knowledge and ensure you are oper-ating with the full weight of land-lord/tenant law on YOUR side. The Good, the Bad and the Ugly covers critical move-in forms, the most-used termination forms and others that are essential to the operation of the tenancy.

Monica Skee, Income Property Management

Forms: The Good, the Bad & the Ugly

Monica began her career with the US Army before becoming a Leasing Agent for CTL Management. She received CTL’s Gold Medal Manager award three years in a row. In 2002, she moved to Guardian manage-ment, beginning as a site manager of

the second-largest community in the company’s portfolio. Soon, she was working with the Acquisitions Department where she managed newly purchased properties at their onset and assisted with several oth-ers. Monica joined HNN Associates in 2005. She assisted in the creation of a new company, and was also responsible for the management of a tax-credit lease up. In 2007, Monica moved to Princeton Property Management and into portfolio man-agement, overseeing the manage-ment of conventional properties. In 2012, Monica joined the IPM team, where she expanded her portfolio management experience from con-ventional properties to condomini-um HOA management.

FAir housing: pitbulls & other hAiry topics (1 ceu)

In April, 2013, HUD issued a notice regarding service and assis-tance animals. Learn how this notice provides your guide to handling pit-

bull scenarios, reasonable accommo-dations, and other hairy situations.

Jeffrey S. Bennett, Warren Allen, LLP

Fair Housing: Pitbulls & Other Hairy Topics

Jeffrey S. Bennett is a partner in the Portland law firm of Warren Allen LLP. A member of the Oregon, Washington and Idaho state bars, Mr. Bennett is the head of his firm’s Landlord law department, a munici-pal judge for Maywood Park, and a Hearings Examiner for the Clackamas County Housing Authority. He has specialized in residential and com-mercial landlord/tenant law for the past two decades, and is also a busi-ness and real estate attorney. Mr. Bennett’s articles have appeared in The Business Journal, Apartments Northwest, and in other media, and he is a frequent lecturer at regional seminars. His business and real estate practice involves entity formations, contract negotiations, commercial litigation, real estate transactions and other civil litigation.

“mold” your mind (1 ceu)Do you know the do’s and don’ts

for handling mold issues? Let Clint teach you how to check for mold in your units and what to do when you find it!

Clint Arp, J. R. Johnson, Inc.

“Mold” Your MindClint brings more than 25 years of

emergency response project manage-ment and estimating experience to J.R. Johnson, Inc. His education, training and certifications in the res-toration industry include specialized rescue training, hazardous materials technician training, Applied Structural Drying, Fire / Smoke Restoration, and Odor Control. Clint also holds a Fire Science degree, Firefighter Level 2 Certification, Applied Microbial Remediation Specialist Certification, Hazardous Materials Technician Certification, and is certified as an Xactimate Level 3 Estimator. With experience, educa-tion, and dedication to his clients,

Continued on page 13


20th Annual

Note: To get the most out of our classes, please do notNote: To get the most out of our classes, please do notbring cell phones, pagers, or children into the classrooms.bring cell phones, pagers, or children into the classrooms.

Property Management Property Management Industry Educational

Conference & TradeshowConference & Tradeshow

September 19th, 2013Oregon Convention Center

www.facebook.com/SpectrumTradeShow

See You at Spectrum 2013! Stop by and chat withthe City of Portland’s Multifamily Waste Reduction staff. We’ll be at Metro’s Recycle at Home booth #54 to answer questions about:

� Recycling do’s and don’ts

� Reducing waste with reuse

� Recycling at move-out

� Other steps to keep your properties green and sustainable

� Free technical assistance and educational materials

Multifamily Resource Line: 503-823-7224Online: www.portlandoregon.gov/bps/multifamilyEmail: [email protected]

Spectrum Educational Conference and Tradeshow

777 NE Martin Luther King Blvd., Hall E

Portland, Oregon 97232

Thursday, September 19, 2013 • 8 a.m. – 5 p.m.

Clint has helped to put J.R. Johnson on the map as a leading restoration contractor in the Pacific Northwest.

ApArtment Fires? WAnt to reduce them? come get the tools! (1 ceu)

Tualatin Valley Fire & Rescue (TVF&R) personnel present their International Association of Fire Chiefs (IAFC) award-winning Fire Reduction Program for Multi-Family Housing. Landlords, property man-agers and staff play a pivotal role in emphasizing fire and life safety in the communities they manage and own, and this partnership is based on TVF&R’s research and experience in a multi-family setting. The pro-gram considers tenant/landlord communication barriers, provides research-based smoke alarm educa-tion, code information, and human behavior. Retired Fire Chief Jeff Johnson states, “Here and across the nation the largest percentage of life-loss to fire occurs in multi-family occupancies. These fires not only threaten tenants, but also responding firefighters.” TVF&R’s research-based program educates and empow-ers landlords and provides them with the tools to help make their complex safer. Johnson adds, “I believe that this concept of partner-ing with the community is a road map for TVF&R, as well as the fire

service. While I am honored that TVF&R was recognized by the IAFC, I am more excited about the potential for this program to be shared, in hopes that lives will be saved.”

Joanne Hatch, Tualatin Valley Fire & Rescue

Fire, Food or Blood: Preparing for the Worst

coming FAce-to-FAcebook With sociAl mediA (1 ceu)

Social media has become a neces-sary part of any robust marketing campaign, but what is the best way to utilize it? This moderated Q&A session will allow you access to 3 highly experienced multifamily mar-keting professionals. Find out how they have capitalized on the various social media offerings and how you can bring that back to your commu-nity or portfolio of communities. They'll cover common mistakes and the best ways to find success in your social media campaigns as well as address attendee questions. Have a question for the panel? Email us at [email protected], post on Facebook at www.facebook.com/multifamilynw #Spectrum2013 or tweet us @multifamnw #Spect rum2013

Meghan Hill, Guardian Management

Coming Face-to-Facebook with Social Media

Meghan joined Guardian Real Estate Services in 2010 as the Director of Marketing. She leads marketing programs for the company’s corpo-rate initiatives as well as the 15,500 residential units under management throughout the western region. Meghan brings over 8 years of real estate and multifamily marketing experience that includes work with new construction lease ups as well as conventional, affordable, and senior housing. She is responsible for the development and implementation of multi-faceted marketing programs that include branding and position-ing, print and digital marketing, social media, SEO, advertising, client services and public relations. She serves on Guardian’s leadership team and plays a key role in business development.

Mary Daggett, Mdaggett Creative


Mary Daggett has worked in the property management industry since 2001. In 2010, she created MDaggett Creative to help small businesses and non-profit organizations utilize social media to get in touch with cli-ents and members, spread the word

to new audiences, and build their communities. She believes social media mixes an organization’s pub-lic relations, marketing, and custom-er relations efforts into an effective and beneficial conversation.

In addition to her responsibilities at MDaggett Creative, Mary has vol-unteered with Multifamily NW working on the ACE Awards, Spectrum, and Marketing Committees. She served on the Board from 2009-2011. She is cur-rently the chair of the Marketing Committee and introduced Multifamily NW to the wonderful world of social media.

Angela Flick, Riverstone Residential


Angela Flick manages strategic marketing planning and execution for the West Division (approximately 450 apartment communities, 80,000 units), and works closely with the marketing team on the ground in each region to seek out opportunities for marketing excellence. Angela is experienced in developing market-ing campaigns that incorporate tech-nological advancements, reflect industry trends, and remain within budget guidelines. Angela began her marketing career in 1999 in commer-cial property management, where

13The Landlord Times - Metro • September 2013

Speakers ...continued from page 12

...continued from page 14

she oversaw marketing efforts for shopping centers. She made the tran-sition to multifamily property man-agement in 2005. Before joining Riverstone, Angela worked on devel-oping marketing campaigns and strategies at Simpson Property Group and ConAm Management.

Accentuate the positive: Feature & benefit selling (1 ceu)

Structured in a unique role-play setting, this class will entail all of the real-life property management sales, customer service and retention tech-niques. Guaranteed to provide refreshers, new ideas and motivation to remain positive.

Korah Young, GSL Properties

Accentuate the Positive: Feature & Benefit Selling

Korah Young's 20+ years in prop-erty management contribute to her down-to-earth, but professional style of training that can be applied to real life sales/leasing situations. Currently, Korah is the District Property Supervisor for GSL Properties, Inc. and oversees 1800+units.

renting A-Z: A single-FAmily perspective (1 ceu)

A fast-paced class designed to offer the single-family home proper-ty manager’s perspective. This class will include tips for marketing, man-agement agreements, rental agree-ments and addenda, inspections and office staffing. There will be a Q&A segment at the end of the presenta-tion.

Chris Hermanski, Mainlander Property

ManagementRenting A-Z: A

Single-Family PerspectiveChris Hermanski, President and

Owner of Mainlander, has been man-aging residential and commercial properties in and around Portland since coming to town in 1981. Chris was born and raised in Southern California and has a degree in Business Management from Brigham Young University. As both an owner/investor and fee manager, Chris has held the Master Property Manager designation since 1997. He also holds an Oregon Brokers License, and is a founding member of the local chap-ter of the National Association of Residential Property Managers (NARPM) and served as its presi-dent in 1997 and again from 2005 to 2008. In addition to his local leader-ship, Chris was National President

of NARPM in 2003 and served on the national board from 1998 to 2004.

don’t pAint yourselF into A corner (1 ceu)

Spend time with experienced General Contractors and veteran Maintenance Supervisors and learn how to maximize your dollars when working with a contractor. This open-forum class will cover effective use of Request For Proposals (RFPs) and how to avoid common mistakes in requesting multiple bids for repairs or capital projects. Everything from minor repairs to large scale remodels will be covered with a focus on mak-ing sure you get the best results for the right cost and minimal head-ache.

Shawn Aldridge, SA.GE General Contracting

Don’t Paint Yourself Into a Corner

Shawn Aldridge started SA.GE General Contracting in 2006 with the desire to build a company known for its great customer service. After many years running large exterior paint jobs in and around the Portland area, he earned his general contract-ing license. His customers appreciate the attention to detail and the per-sonal touch that comes from work-ing with a smaller company. SA.GE has been very active in the Multifamily NW association with participation

on several committees including Spectrum, Service and the Maintenance Fair committee.

David Larsen, SA.GE General Contracting


David is a Project Manager for SA.GE General Contracting, exclu-sively serving the multi-family industry. He previously held posi-tions with Riverstone and Alliance Residential as a Maintenance Supervisor for mixed-use apartment communities. Prior to entering the Multi-Family housing field, David owned and operated a general con-tracting company offering services to single-family home owners, multi-family units and commercial build-ings. He has over 12 years combined experience in maintenance, construc-tion and management. David partici-pates in Metro Multifamily Housing's Service Committee as a House Captain and committee organizer for the annual project Rebuilding Together Portland.

Wes White, Riverstone Residential


Wesley White’s 14-year career with Riverstone Residential Group started as a groundskeeper. After 18




From rental applications to pet agreements, Multifamily NW has all the forms you need for managing residential rental properties. With over 20 years of experience behind our rental forms, our

forms continue to offer the highest degree of reliability and the best value in the region. Our goal is to provide the simplest, most accurate and most useful forms on the market. View the forms at multifamilynw.org.

months, his skills were quickly rec-ognized and he was moved into an Assistant Maintenance Manager position on 400 units. About 2 years later he was promoted to Maintenance Manager, where he successfully worked side-by-side with TCR in the coordination and completion of a $3 million capital improvement project. He now oversees the Deveraux Glen project as a Senior Maintenance Manager on a 506-unit site. He also currently oversees a property called Monterey Springs. He has also been an ACE Trainer for the Oregon port-folio for the past 3 years.

education session 2 10:30 am-11:20 am

tAx credit primer (1 ceu)Have you been thinking about

owning and/or managing a low income housing tax credit (LIHTC) property but don’t know much about the LIHTC program? Then this ses-sion is for you! There will be a small presentation covering the back-ground of the LIHTC program, the players, the qualified allocation plan and the basic LIHTC rental rules for keeping a property in compliance with the program. There will be Q&A throughout the entire session.

Kimberly Taylor, Housing Development Center

Tax Credit PrimerKimberly Taylor joined Housing

Development Center as an Asset Management Project Manager in August, 2010. She has worked in the affordable housing industry since 1999, with a focus on asset manage-ment and compliance.

WAshington lAndlord/tenAnt lAW

This course creates an interactive environment in which attendees can get specific questions answered on real-world situations that they encounter. The class begins where all tenancies begin—with the rental application. Then, by chronological succession, it takes you through rent-al agreements, various addendums, and special circumstances. Finally, it covers end-of-tenancy scenarios with the corresponding termination notice to serve, and explains refunding deposits and abandoned property rules.

Aaron Matusick, Bittner & Hahs, P.C.

Washington Landlord/Tenant LawAaron Matusick spent the first

several years of practice developing practical, hands-on skills that help owners of business and real estate property succeed. Immediately out of law school, Aaron formed a real

estate property development com-pany that purchased commercial/mixed-use buildings in Portland. Aaron worked directly with sellers, financial institutions, Portland Development Commission, leasing agents and others to redevelop the buildings, from asbestos-ridden blight to beautiful income-generat-ing assets. Aaron’s hands-on experi-ence has been instrumental in his practice of consulting with clients on a wide range of landlord/tenant law issues.

bottoms up: A revenue mAnAgement reFresher (1 ceu)

This class will help you under-stand your budget and provide insight on how to create a strategic income and expense plan that will positively impact your financial statements. The keys to a successful budget and bottom line include: Planning, Directing, Monitoring, Organizing and Controlling. Topics will range from entry level to super-visory level. This will be a fast paced course with lots of give-aways!




Greg Knakal, Princeton Property Management

Bottoms Up: A Revenue Management Refresher

Greg Knakal (prounced Ka-nockall) has been in the Property Management industry for the last 19 years. He was the 2009 President of Multifamily NW (formerly MMHA) and has been a member of the board for the last six years. For the last 11 years, Greg has worked for Princeton Property Management as a Senior Portfolio Manager. In 2008, Multifamily NW named one of Greg’s properties, Bull Mountain Heights, the ACE Property of the Year. Greg is responsible for supervising approximately 20 prop-erties and over 1,000 units. In the past, Greg was an instructor for the National Apartment Association, worked for a national property man-agement company, and also played a role as a Principal Real Estate Broker for a national real estate company. In addition, Greg owns and manages his own investment properties.

the poWer to impAct: leAdership & communicAtion (1 ceu)

Effective communication skills are a powerful tool essential to every leader. Famous entrepreneurs are known for their skilled communica-tion with employees, vendors, inves-tors and clients. It is one of the most vital traits they must have. In this

class we will review what successful business people and world leaders have mastered with tips and tech-niques to improve your power to impact as a leader.

Pam McKenna, Riverstone Residential

The Power to Impact: Leadership & Communication

Pam McKenna is responsible for a Riverstone Residential Group port-folio consisting of 10 communities with over 2,000 apartment homes in the Inland Northwest. She supervis-es a district manager with a complex portfolio comprised of 28 entities. She holds experience with lease ups, dispositions, senior housing, and downtown high-rise and conven-tional garden-style communities. She also has expertise in areas including marketing, leasing, repositioning, executing rehabilitation plans, achieving rapid and sustained leas-ing success and strong operating performance, and recruiting top tal-ent.

Active in the multifamily industry since 1997, Pam has successfully transitioned 41 properties in three states, and has been an active board member for Multifamily NW for over 12 years, currently serving as vice president of the executive commit-tee.

it’s not mAgic: hoW to close (1 ceu)

Discover the secrets of expert clos-ers! Understand how to uncover hid-den objections and overcome them with confidence. Know what your customers really want to hear, and more! This course will provide you the techniques needed to increase your closing ratio and get more leas-es!

Heather Mallette, Riverstone Residential

It’s Not Magic: How to CloseHeather currently develops and

presents leadership, sales and ser-vice oriented education solutions on the West Coast. She first joined Riverstone Residential Group in 2003 as a Property Manager in New York, where she also co-chaired the Education Committee for the Greater Hudson Valley Apartment Association. She has 15 years of expe-rience in the multifamily industry, including onsite positions such as Tax Credit Manager, Leasing Manager, and Property Manager. Her expertise includes associate recruiting and development, curricu-lum development, associate and resi-dent retention and the impartation and implementation of the skills needed to increase profit for clients. In addition, Heather is a certified John Maxwell Team coach, trainer and speaker and is a graduate of the Dale Carnegie Course.

mAintenAnce tips For the oFFice teAm (1 ceu)

As a property manager, you want ensure that your office team and maintenance team work effectively together. What would your mainte-nance team ask of you, the property manager? How can you help the maintenance department and your residents by helping your office team understand a maintenance person’s day?

Ryan Ridgeway, Prometheus Real Estate Group

Maintenance Tips for the Office Team

Ryan Ridgeway started in the apartment industry in 1998 as a por-ter/groundskeeper. He currently oversees maintenance, housekeeping and capital improvements for Prometheus’s Portland portfolio. His goal is to provide the highest level of service in the maintenance field that’s achievable in the industry. Ryan has the Certified Apartment Maintenance Technician credential and teaches plumbing, electrical and other main-tenance classes. He is a veteran of the U.S. Navy and his specialties include: EPA, CPO, crime free, 5 star certifica-tion and natural gas certification.




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blockbuster ideAs For single-FAmily rentAls (1 ceu)

Are you managing your rental properties or are they managing you? This class offers many techniques to assist you in marketing your proper-ties, avoiding scams, and drawing the right tenants, as well as caring for your property and tenants in the pro-cess. You will walk away with a refreshed outlook and tools to own-ing or managing your single-family residence.

Jamie Chimpky, Williamette & Bend Rental Guides

Blockbuster Ideas for Single-Family Rentals

Jamie Chimpky has been a Certified Residential Manager, and is the Founder of the Willamette & Bend Rental Guides™ has serviced over 10 years in the property man-agement industry, and over 8 years’ experience in advertising sales and marketing to multi-family & single family homes.

Future leAders: motivAting your mAintenAnce teAm (1 ceu)

Leadership and motivation: this class will present goals, techniques and discussion points for achieving your team’s potential. With changing technology and generational inter-

ests, the challenge of leadership is always evolving. We will address common and uncommon mistakes, successes and proven methods for motivating your team. There will be a specialized focus on individual and generational responses to stress, monotony, pressure and expecta-tions.

Will Hays, CTL Management, Inc.

Future Leaders: Motivating Your Maintenance Team

Will Hays is the Maintenance Training Coordinator for CTL Management, Inc. He is the Maintenance Manager for 330 units in Eugene, OR. Will has been in the property management and mainte-nance industry for 23 years and has presented classes at Spectrum, Trends and more.

education session 3 12:40 pm - 1:30 pm

reAsonAble AccommodAtions: WhAt to knoW beFore you hAve to Write the check! (1 ceu)

Don’t be caught off guard when a resident or applicant requests an exception to a policy or asks for a modification to the rental unit. This class will detail the steps a landlord or property manager must take for

the reasonable accommodation pro-cess and the verification that guides a final decision. Landlords that breeze through this process without proper documentation or allow their gut instinct or whim to dictate their decision are frankly fast-tracked to the misery or defending a fair hous-ing complaint. The inconvenience of having to allow a policy exception pales in comparison to writing a bankrupting fair housing lawsuit check.

Jo Becker, Fair Housing Council of Oregon

Reasonable Accommodations: What to know before you have to

write the check!As a former Realtor(R), Jo Becker

was involved with her local Realtor(R) association's Equal Opportunity/Cultural Diversity Committee for eight years, serving as a long-time member and former chair. She also served on the association's Board of Directors. It was here that Jo first met the folks at the Fair Housing Council (FHCO) and learned about the



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important work they do. Jo is proud to have served the FHCO since 2005 and pleased to have the opportunity to further her interests in assuring fair and equitable housing for all. As a former licensee, she brings a unique perspective to the organization and truly appreciates the housing pro-viders' perspective.

Leah Sykes, Bittner & Hahs, P.C.

Reasonable Accommodations: What to know before you have to

write the check!Leah Sykes was born and raised in

Canada. Before coming to the United States for law school, she received the British Columbia Entrance Scholarship to her undergraduate Simon Fraser University. She also received a scholarship to attend Northwestern School of Law at Lewis and Clark College, where she received her law degree. Her areas of practice in the tri-county area place emphasis on landlord/tenant law, employment law and civil litigation.

First AppeArAnces: “you thought this WAs gonnA be eAsy?” (1 ceu)

This course re-creates the life of an eviction filing, focusing on the “First Appearance.” Attendees will learn the ins and outs of the different local court rules and how to successfully navigate the process. We will focus

on how to file an eviction, what to expect at the First Appearance and where to go from that point in the process.

Aaron Matusick, Bittner & Hahs, P.C.

First Appearances: “You Thought This Was Gonna Be Easy?”

mock Fed triAl: everything And the kitchen sink (1 ceu)

FED trials can be challenging, wild, and even entertaining. Watch Jeffrey S. Bennett preside over his team of attorneys as they duke it out in this "based on real events" collec-tion of courtroom scenarios. Everything in this FED mock trial has happened before, from the tech-nicalities to the absurdities. Watch, enjoy, and learn how to improve your odds of winning FEDs.

Jeffrey S. Bennett, Warren Allen, LLP

Mock FED Trial: Everything and the Kitchen Sink

mAke your critics disAppeAr: customer service tips & tricks (1 ceu)

In this session, Lisa Rose gives tips to provide excellent customer service to everyone you come into contact with in your career. Providing cus-

tomer service right the first time will make your career easier and reduce unsatisfied residents and unneces-sary turnover. Ray Kroc said, “If you work just for money, you’ll never make it, but if you love what you’re doing and you always put the cus-tomer first, success will be yours.”

Lisa Rose, Riverstone Residential

Make Your Critics Disappear: Customer Service Tips & Tricks

Lisa Rose oversees a Riverstone Residential Group portfolio consist-ing of over 18,000 units in Oregon and SW Washington. As an opera-tional vice president, she has exten-sive experience working with region-al managers to maximize operating performance, achieving revenue goals through calculated rent posi-tioning, and adhering to strict inter-nal cost control measures to mini-mize property expenses. During her 15-year tenure at Riverstone, Lisa has held positions including regional manager, district manager, senior property manager, property manag-er, regional Yardi trainer, leasing manager, and leasing associate. She has been active in the property man-agement industry since 1996. Lisa is currently a trainer with Multifamily NW, and has served on several of its committees as well as its board of directors.

leAsing buckAroo & rodeo round-up (1 ceu)

Cowboy up! This leasing class is sure to rope you in, covering real-life leasing skills and resources, market-ing, training, customer service, Fair Housing and more!

Korah Young, GSL Properties

Leasing Buckaroo & Rodeo Round-Up

reAd betWeen the lines: decoding the truth behind common obJections (1 ceu)

A sales objection can be a frustrat-ing thing for any sales professional. One thing that a proactive sales pro-fessional needs to learn is that a “no” is not the end of the sales process. With some helpful tips on overcom-ing obstacles, any sales associate can examine the customer’s statements and turn an objection into a sales opportunity. By being proactive and attempting to work with the pros-pect to overcome his or her objec-tions, you can create a great founda-tion for a long-term relationship based on meeting the prospect's needs. In this class we will focus on listening closely, asking the right questions and product knowledge. Bring your iPhone or Android for a fun, interactive class.




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Jennifer Hughes, Commerce Properties

Read Between the Lines: Decoding the Truth Behind Common

ObjectionsJennifer joined Commerce

Properties in April, 2012 as a Portfolio Manager. She is currently responsi-ble for day-to-day operations of a portfolio consisting of four luxury properties and two commercial retail centers. Jennifer ’s experience includes working for Affinity Property Management and Guardian Management as a Portfolio Manager specializing in conventional, afford-able and tax-credit projects. Jennifer enjoys spending her free time with her adorable four year old daughter.

Tavia Moynihan, Riverstone Residential

Read Between the Lines: Decoding the Truth Behind Common

ObjectionsTavia Moynihan is a veteran of the

multifamily industry, having started her career in 1998. She has a unique approach in creating strong relation-ships within the industry through her marketing and sales experience. She manages close to 250 properties in the Pacific Northwest for Riverstone Residential, creating and executing new marketing strategies and campaigns. She works closely with the operation teams and clients providing a supportive and consul-

tative approach for all marketing efforts and initiatives, accelerating the marketing technology and meth-odology into practice.

Tavia began her career as a prop-erty manager and made her transi-tion to marketing and sales in 2005 when she joined Primedia in the Apartment Guide and Rental Homes division, where she was responsible for driving advertising lead growth through print publication and inter-net advertising products.

A lAndlord’s guide to FAir housing (1 ceu)

Overview of the Fair Housing Amendments Act of 1988. • Current enforcement activities • The misunderstandings about rea-

sonable accommodation and assis-tance animals

• The need for serious and reason-able rental criteria that needs to be in writing and made available to applicants; proper application pro-cess

• New litigation on Disparate Impact for protected groups under Equal Employment Opportunity Comm-ission

David Halseth, Background InvestigationsA Landlord’s Guide to Fair

HousingDavid Halseth is currently the

Chairman of the BI Group, which includes Background Investigations, Inc., Oregon Credit Systems, Inc. and Onecreditsource.com, LLC. Involved the multifamily industry for 28 years, his experience includes positions as property manager and rental prop-erty owner. He is currently serving on or has served on the board of directors for the Multifamily Housing Council of Oregon, Multifamily NW, Multifamily Charity Golf

Tournament, Inc., Secretary for the Portland Citizens Disability Advisory Committee, State of Oregon Energy Advisory Committee, State of Oregon Governors Re-entry Housing Program, and the Fair Housing Council of Oregon. Mr. Halseth is also managing partner of commer-cial real estate companies Tjahjadi and Halseth Development, LLC and Bolton Commercial Center, LLC, which provide tenant and employ-ment screening and collections ser-vices as well as fair housing training for landlords.




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mAstering the 72-hour turn (1 ceu)

Many people say that 72-hour turnover is the industry standard or goal. Others say it is impossible. So who is right? Should we lower our standards or really dig in and see what it takes to actually perform 72-hour turns in reality? We say DIG IN. This class will take you minute by minute through the secret steps that top turnover performers use when approaching vacant units, and the pitfalls of those who can’t make it happen. Come see how it is done, so that your staff can start hitting those 72-hour turn goals. This class is not about how to perform turns—it’s about how to excel at them. It will be like no other turnover class you have seen.

Zach Howell, Cascade Management, Inc.

Mastering the 72-hour TurnZach is Director of Maintenance

Operations for Cascade Management, Inc. He is a nationally Certified Apartment Maintenance Technician carrying more than a decade of expe-rience within the multifamily hous-ing and construction industries, and is a valued advocate for the Apartment Maintenance trade. He currently serves as Subject Matter Expert for the National Apartment Association and Training Director for the Apartment Maintenance

Institute, and is a Community Education Faculty Member at Portland Community College. He also trains and consults locally with Multifamily NW (formerly MMHA), AHMA, RHA and NARPM, and is the Chair of the NW Maintenance Coalition.

education session 4 2:00 pm - 2:50 pm

tAx credit pro (1 ceu)Building on our discussion from

the morning session, “Tax Credit Primer,” this presentation will cover what financing a low income hous-ing tax credit (LIHTC) deal looks like, how to calculate LIHTCs, a sample project timeline and the trou-ble with layering LIHTCs with other affordable housing programs. There will be Q&A throughout the entire session.

Kimberly Taylor, Housing Development Center

Tax Credit Pro

oregon lAndlord/tenAnt lAW (1 ceu)

These courses create an interactive environment in which attendees can get specific questions answered on real-world situations that they encounter. This course is an abbrevi-ated version of our regular 2-part course. It will begin where all tenan-

cies begin—with the rental applica-tion. Then, by chronological succes-sion, the class takes you through rental agreements, various adden-dums, and special circumstances. Finally it will cover end-of-tenancy scenarios with the corresponding termination notices to serve, and explains refunding deposits and abandoned property rules.

Andy Hahs, Bittner & Hahs, P.C.

Oregon Landlord/Tenant LawAndy Hahs is a partner at the law

firm of Bittner & Hahs, based in Portland, and sits on Multifamily NW’s Board of Directors. Mr. Hahs has focused his practice on Oregon and Washington Landlord-Tenant law and has conducted educational sessions about it throughout the area. He has been instrumental in the cre-ation of Multifamily NW’s forms and has successfully guided proper-ty managers through the intricacies of Oregon’s and Washington’s Landlord and Tenant Act for years.

WAys to impAct resident retention (1 ceu)

Does your property provide a community where residents want to stay and are 100% satisfied? During this session learn how to provide excellent customer service, hold resi-dent events, build social media, use resident surveys. By increasing resi-

dent retention the results are amaz-ing, satisfied residents, a community where residents care about the exte-rior and interior of the property, reduced turnover and increase resi-dent referrals.

Pam McKenna, Riverstone Residential

Resident Retention: Don’t Love ‘Em & Leave ‘Em

Lisa Rose, Riverstone Residential


Heather Mallette, Riverstone Residential


humAn resources & the executive leAder (1 ceu)

Learn how improving your lead-ership abilities, using emotional intelligence (“EQ”) and being aware of your own management style can elevate the effectiveness of the human resource component embedded in the responsibilities of most real estate managers.• Collect the ingredients needed for

leadership excellence;• Help ensure successful one-on-one

and group collaboration;• Remove the apprehension of direct-




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report evaluations & discipline, and ultimately;

• Watch your leadership abilities rise to the next level.

Julie Muir, IREM

Human Resources & the Executive Leader

Julie L. Muir, CPM® is a Senior Real Estate Manager with CBRE, the world's premier, full-service real estate services company. Ms. Muir entered the real estate management and brokerage community in 1983. Prior to joining CBRE, Ms. Muir managed mixed use, conventional and low-income/tax credit residen-tial communities and most recently, retail shopping centers, medical office, industrial assets in 7 states for 10 years. Passionately involved in IREM® both locally and nationally, Ms. Muir earned her Certified Property Manager (“CPM®”) desig-nation in 1999. Ms. Muir is also an IREM® Instructor, teaching Ethics, Human Resources and Marketing. She was awarded “Certified Property Manager of the Year” in 2001 by the local chapter, and was awarded IREM® Past President of the Year in 2008, 2011 and 2012. Ms. Muir was a featured presenter at the 2011 IREM® Forecast Breakfast in Portland, Oregon, is a trainer and motivational speaker and has spoken at numerous other functions in both local and national arenas.

mind your mAnners: emAil etiquette For the leAsing oFFice (1 ceu)

eLeasing explores the ever-chang-ing Internet resources and leasing tools available to maximize leads in an expanding, competitive market-place.

Laura Lunsford, Princeton Property Management

Mind Your Manners: Email Etiquette for the Leasing Office

Laura Lunsford has been in the property management industry for 28 years, the last 13 with Princeton Property Management as a Senior Portfolio Manager. She is responsible for the performance of 22 multifami-ly properties throughout the greater Portland area. During her tenure she

has conducted extensive training in all aspects of property management with a special focus on marketing. Laura enjoys sharing her knowledge of the industry with new associates.

FAir housing consistency in your leAsing strAtegy (1 ceu)

This class will include:• Federal and local Fair Housing

laws • Discussion of laws regarding Fair

Housing• Federal protected categories •

Differences between federal, state & local law

• Examples of legal & illegal dis-crimination

• Common errors regarding the leas-ing process

• Common errors during the appli-cation process

• Conducting Fair Housing friendly tours

Sharon Jackman, SIG Services, LLC

Fair Housing Consistency in Your Leasing Strategy

Ms. Jackman is a NAHMA Certified Fair Housing trainer and brings over 25 years’ experience in training. She is certified in Fair Housing, Occupancy and Housing Credit Management. She serves as a speaker and resource for housing associations and government task-force meetings as well as offers train-ing in Fair Housing, HUD Occupancy and Effective Tenant Interviews.

screening do’s & don’ts For single-FAmily rentAls (1 ceu)

Do you know the ins and outs for screening applicants for single-fami-ly rentals? Come get an introduction (or refresher!) into Fair Housing, pro-tected classes, rental criteria and ten-ant screening processes.

Sylvia Walker, A&E Landlord Services, LLCScreening Do’s & Don’ts for

Single-Family RentalsSylvia Walker has been in the

Property Management industry for the last 13 years. In 2010, Sylvia started a leasing company, A&E Landlord Services, LLC. She assists residential landlords in the Portland Metro area with their leasing needs (i.e. advertising, screening process, collection of rents and deposits, and signing of all legal paperwork). She has been a member of Multifamily NW since 2010. Sylvia currently works at Princeton Property Management as a part-time Portfolio Manager. She is responsible for supervising approximately seven properties in the Portland Metro area. She has an Oregon Property Management License and also owns and manages her own investment properties. She holds a Bachelor of Science degree in Business from Western Oregon University.

Kristi Martin, Background Investigations

Screening Do’s & Don’ts for Single-Family Rentals

Kristi Martin heads the Sales & Account Management team at Background Investigations, Inc., a company that specializes in compre-hensive Tenant and Employment

Screening. After obtaining a degree from Central Washington University in 1994, Kristi moved to Portland to hone her professional background in sales and corporate operations. Since joining Background Investigations in 2007, Kristi specializes in developing and maintaining client partnerships and identifying and implementing the best screening solutions for their needs, including criteria consulta-tion and market analysis. She is also an active member in local industry housing associations serving on sev-eral committees and providing edu-cational presentations to on-site and corporate housing staff.

it’s All About the money: sAve With preventAtive mAintenAnce (1 ceu)

It is always less expensive to repair items today than next year. Find out how to save with a proper preventa-tive maintenance program, how to set one up using the most current practices, and how to use these pre-ventative maintenance checklists and reports to forecast future expenses and capital repairs.

Zach Howell, Cascade Management, Inc.

It’s All About the Money: Save with Preventative Maintenance



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Do high-efficiency clothes washers pencil out for

common-area laundry rooms?

A: Yes, high-efficiency, front-loading commercial washers are an excellent investment because they can significantly reduce your prop-erty’s water, sewer and energy costs. In addition, for each qualifying mod-el that you purchase, you could re-ceive a cash incentive of up to $300 per washer. High-efficiency washers offer such a quick return on invest-ment that you may want to consider early retirement of any washers that are five years old or older.

Compared to standard, top-load-ing commercial models, high-effi-ciency commercial washers deliver the following benefits:

lower operating costs, longer life• Up to 50 percent savings on energy

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• 300 percent reduction in soap use, saving residents money and reduc-ing overall environmental impact

larger capacity, superior cleaning, greater convenience• Wash up to 20 pounds of laundry

or more per load compared to 10 to 15 pounds for a standard top-loader (This allows residents to do fewer loads and offers you the op-portunity to charge a higher vend price and increase vend revenue.)

• Remove more moisture, reducing both drying energy and time and improving the flow of traffic in the laundry room

• Get clothes cleaner clothes with gentler action, resulting in less wear and tear

• Some high-efficiency washers have web-linking technologies with notification abilities, so residents know exactly when a washer is free or their load is done

how to select a high-efficiency model

The energy efficiency of a clothes washer is indicated by the Modified Energy Factor, which accounts for water heating energy and dryer ener-gy associated with the washer’s use, and the Water Factor, which identi-fies the number of gallons needed for each cubic foot of laundry. The higher the MEF and lower the WF, the more efficient the clothes washer. Read more below about what quali-fies for cash incentives.

cash incentives for commercial clothes washers

Energy Trust of Oregon offers cash incentives to help you purchase qualified high-efficiency commer-cial clothes washers for multifamily properties. Cash incentives for quali-fying commercial models include:• $300 per washer if the property has

electric hot water heating*• $200 per washer if the property has

natural gas hot water heating* To qualify for Energy Trust incen-

tives, clothes washers must have an MEF of 2.0 or greater and a WF of 6.0

or lower. This information is readily available from manufacturers.

Energy Trust makes the process easy. You can purchase and install your new qualified equipment and submit paperwork later. Even leased machines qualify for incentives if the lease agreement is a minimum of sev-en years. Some installations may be subject to inspection. To learn more, sign up for a quick consultation with the PGE Energy Experts online at PortlandGeneral.com/Consult or by calling 800-822-1077.

* Energy Trust cash incentives are available to Oregon customers of Port-land General Electric, Pacific Power, NW Natural or Cascade Natural Gas. Incentives are subject to change.

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OREGON RENTAL PROPERTY OWNERSCOME JOIN THE RHA TODAY!

³ Your voice heard: State and local legislative representation.

³ Education: We offer a wide variety of monthly training programs, members get a significant discount on classes.

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strong rental markets, many leasing employees

are faced with the wonderful chal-lenge of being 100% leased. Some apartments are being rented “sight unseen,” and perhaps there are only a few days in any given month where vacant apartments are available to look at before the new residents move in. For communities that have rented and done away with their model apartments, many leasing consultants are now in situations where they have nothing to show, even if they have unrented notices. The following question expresses this dilemma and the leasing consul-tant’s frustration:

q: Our property consistently stays full and we typically rent our notices almost as soon as they come in. When people call to inquire about an apartment and I don’t have any-thing available to show, I will usually refer them to our web site or recom-mend that they call back at a later date. I don’t want to waste their time if I don’t have anything available. However, lately some callers have

been pretty insistent about wanting to come by even when I don’t have an apartment they can see. Should I really be trying to set appointments when all I can do is hand out a floor plan and give a property tour?

A: This is a challenge, and yet a unique and incredible opportunity for you to highlight and sell many other aspects of your community that you might not normally focus on during an apartment tour. EVERY caller should be extended an invita-tion to visit your community, wheth-er you have an apartment to show or not. While a web site is just one of many “sales tools” at your disposal, it is not the only tool you have. What about your property and the many community benefits you have to offer? Even if you work at a smaller community, you still have numerous benefits to sell. Perhaps it’s the loca-tion of your building and the many area conveniences, which no one will truly appreciate unless they make a visit and drive through the neighbor-hood. Maybe you have an outstand-ing maintenance staff that is highly

visible that a prospective resident would observe hard at work when visiting your community. What about your friendly residents who are out and about? The ones who smile and cheerfully say “Hello” to everyone they meet. Have you ever considered your existing residents as a “sales tool?” Then, last, but certainly not least, there is YOU!! No web site or other form of “inanimate” advertis-ing can take the place of a warm, friendly and VERY enthusiastic per-son who is excited about their com-munity and enjoys working there!

Of course it’s much “easier” to just refer someone to a web site or encourage them to check back with you when you have no apartments to show. After all, it does “appear” that you are trying to be “helpful.” What if you extended an invitation to visit instead? You would definitely have to expend some extra time and energy and get creative to sell your product in a new and creative way without a “visual.” Perhaps your enthusiastic personality could describe and demonstrate with such animation that you create your own “visual?”

Of course you want to be honest about your apartment availability and not get your prospective renters so “worked up” that you sell them on renting an apartment that is not available for their time frame. On the other hand, maybe there is some flexibility with their move date. Remember: Part of your job as a sales person is to convince the customer that what you have to offer is worth waiting for. . .

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Following is an article by King County Office of Civil Rights. While written with Washington state laws in mind, it is none-the-less relevant and instructive for housing providers across our service area of Oregon and SW Washington.

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

If you have a question about your rights or responsibilities under federal, state, or local fair housing laws, please visit us at www.FHCO.org or call our free Hotline at 800/424-3247 Ext. 2.

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

The ubiquitous two-per-bedroom occupancy standard is a very gen-eral guideline provided by the U.S. Department of Housing and Urban Development – IT IS NOT AN ABSOLUTE! Fair housing enforce-ment agencies review a number of factors to determine whether an occupancy standard is overly restric-

tive. Establishing a two-per-bed-room standard without making a determination of its reasonableness for the specific unit may not protect you from a finding that the standard is overly restrictive. <In fact, we here at the FHCO have seen a grow-ing body of case law across the country where housing providers with simplistic, across the board two-per-bedroom policies are losing disparate impact cases.>

When a housing provider limits the number of occupants in a unit, it impacts families with children more severely than families without chil-dren. <It is illegal to deny housing to families with children simply because of the presence of children under 18 in the household under the Fair Housing Act and a occupancy policy that specifies the number of children verses people is a violation of the law. Restrictive occupancy standards can also have a dispropor-tionate impact on some ethnic groups that, culturally and statisti-cally have larger households. This may be due to more children than the current US norm or because of multigenerational families sharing the same living space. Therefore, two-per-bedroom policies may have an illegal, disparate impact on these

households too, based on the basis of race, color, national origin, or reli-gion.>

Under fair housing laws, housing providers can set reasonable occu-pancy standards that are based on business needs; however, the adverse effect of these standards on various protected classes requires that the housing provider justify the use of such standards. Each situa-tion presents a unique set of facts.

HUD utilizes guidance from the "Keating Memo" (available at www.FHCO.org/occupancy.htm), which considers a variety of factors, includ-ing the size and design of the bed-rooms and the unit, the unit configuration, other physical limita-tions of the housing, the age of the children, and other relevant factors. HUD's guidance notes that if a dwelling is governed by State or local governmental occupancy requirements, and the housing pro-vider ’s occupancy policies reflect those requirements, HUD considers the governmental requirements as a special circumstance tending to indi-cate that the housing provider ’s occupancy policies are reasonable.

As a housing provider, knowl-edge of occupancy standards can assist you in making reasonable

business decisions in compliance with the fair housing laws. Here's what to do if you choose to establish an occupancy standard:

1) Measure! Get out the measur-ing tape and measure the rooms in your units – specifically the dimen-sions for each bedroom, living room, extra room, library, den, home office, or other room that may be used as a "sleeping space." It helps to develop a floorplan that clearly illustrates the size and configuration of the unit.

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

3) Be prepared to substantiate business-related factors! If there are issues such as the age or condition of your dwelling and its accompany-ing systems (sewer, septic, electric, water, etc.) which require a more restrictive occupancy standard, be prepared to establish a clear rela-

By Jo Becker, Fair Housing Council Serving Oregon and SW Washington

Occupancy Standards 101 for Housing Providers


tionship between the business-related factor and the occupancy standard. For example, if a septic system has a limited capacity, be prepared to substantiate that factor by a statement from someone capa-ble of making that determination. Also, be prepared to show whether you looked at other ways to address a limited septic system that do not require a restrictive occupancy stan-dard such as installing water-saving devices or more frequent pumping of the system.

Additional factors could be rele-vant in evaluating an occupancy standard case. For example, the enforcement agency may need to determine whether the occupancy standard is applied to the number of people or the number of children occupying a unit. <The latter is spe-cifically illegal. Any occupancy standard you may have should indi-cate the number of people allowed; never the number of children allowed.> The enforcement agency may also look at whether there is a history of "adults only" rules, segre-gation of families, or rules directed only at children. Overall, the fair housing agency will determine whether there is any other informa-tion that supports or refutes the alle-gation that the occupancy standard is being used to bar or limit children <or other protected class, such as ethnicity> from occupancy.

Civil rights enforcement agencies work to protect the civil rights of all

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

For many years we at the FHCO have suggested a more conservative 2+1 recommendation (two-people-per-bedroom plus one extra person for the unit). We have not seen housing providers get in trouble for a 2+1 policy. Given the growing body of case law around simplistic two-per-bedroom policies, we rec-ommend this standard all the more strongly. Better yet, as the article above details, an occupancy policy should be unique to each unit or style of floorplan and be born out of a robust analysis of all the factors hinted at in the Keating Memo. Additional case law suggests that including young children (under two years of age) as a person for the total body count of occupants is also problematic and we do not recom-mend it.

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

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

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

This article brought to you by the Fair Housing Council; a nonprofit serving the state of Oregon and SW Washington. All rights reserved © 2013. Write [email protected] 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, peri-odic newsletter at www.FHCO.org.

Qs about this article? ‘Interested in articles for your company or trade asso-ciation?

Contact Jo Becker at [email protected] or 800/424-3247 Ext. 150

Want to schedule an in-office fair housing training program or speaker for corporate or association functions?

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


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Occupancy ...continued from page 24

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

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

That approach has downsides.First, what is the truth? Hearsay is

not truth. Something that may have been true at one time may no longer be true now, and there is always our individual disputed version of “the truth”. This version is based on our own life experiences and is rarely exactly the same as other people. In sports, we have independent author-ity figures, referees, which use their experience in the sport and knowl-edge of rules to decide what actually happens. However, in a landlord/tenant interaction, when a prospec-tive applicant asks about the compo-sition of the population in a neighborhood, chances are that nei-ther other versions of “the truth”, nor a referee, are usually present.

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

The most cautious approach to these kinds of questions is to explain what’s required of you under the law and the potential effects they may have on both you and the prospec-

tive tenant. By simply stating the state and federal laws you may be able to appease the questioner. You may also let them know that you do not have the information to give them, nor will you be gathering that information, because it has no bear-ing on renting the property.

What if you are the agent for the property owner and your client sug-gests that you should

avoid renting the property to someone in a protected class? It is our fiduciary

responsibility as their property manager to protect them. Explain to your client that making decisions based on discriminatory practices may violate fair housing laws and could subject them to substantial penalties. The have hired you to do a job, so make sure you’re doing it properly and within the laws to pro-tect yourself and the client, regard-less of whether they like it or not.

Katie Poole – Hussa is a Licensed Property Manager, Continuing Educa-tion Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at [email protected].

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Dear Maintenance Men:We are taking out the old wood

closet doors and putting in the mir-rored sliding doors. What product would you use to fill where the door hinges were? I need something that dries quickly and won't bleed through the new paint.Kim

Dear Kim:We would use a product called Wood

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

If you cannot find the brand name Bondo, use any two-part wood filler prod-uct found at most hardware and home improvement stores.

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

Dear Maintenance Men: I have been hearing a lot about tan-

kless water heaters lately. Are they better than the traditional water heater? Can I use one in my apartment building? Any information will be helpful.Deanna

Dear Deanna,That is a good question. A tankless

water heater would sure free up some real estate in the laundry room of most apart-ment buildings. After getting your ques-tion, we did a bit of research on the subject. We have all heard the radio adver-tisements for various tankless water heat-ers saving a ton of money each month. That might be true if you don’t consider the cost of the tank less heater & installa-tion. The savings would also depend on the amount of use the heater gets. The tankless heater operates on demand, which means it only uses gas when someone opens a hot water faucet. On its face, that sounds great, but getting ambient temper-ature water to rise to 110 or 120 degrees in an instant takes a tremendous amount of energy. In theory a tankless water heater should supply hot water for as long as you needed it. If you exceed the heater’s flow rate and use more hot water than it can produce, there will be fluctuations in water temperature. A typical home tank-less water heater flow rate is up to 5 gal-lons a minute. In a single shower setting that should be adequate. But, consider if a second valve is opened such as a dish-washer, laundry machine or even another shower. The flow rate will quickly exceed the heating capability of the heater. A commercial rated tankless heater’s flow rate is close to 10 gallons a minute. To meet the demands of a four-plex, you would need at least two commercially rated tankless heaters connected in a series. The tankless water heater cost & installation for an average home use sys-tem is between $2,500 and $4,500 depend-ing on intended use or compatibility with existing plumbing. A commercial system for a small apartment building will aver-age between $5,000 to over $8,000 at min-imum. The chances are you will pay off

your 30-year mortgage before recouping the savings of the tankless water heater. Another issue is service and parts avail-ability. Tankless water heaters are far more sophisticated than a standard tank water heater; therefore the cost of parts and repair will be higher. Bottom line is, we like the tankless water heaters for saving space, but we will still buy a standard tank water heater because of the cost and abundance of hot water available.

Dear Apartment Owners:Remember, the holiday season starts

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

Christmas and other holidays also mean more people than usual walking on your property. Is your property safe? What are some of the liabilities to worry about? Check trip and fall hazards. Do you have sprinkler heads sticking up above the grass near walkways? Use pop-up heads to solve this problem. Look for side-walks that have been pushed up by tree roots. This can be solved with a concrete grinder or replacement of the concrete sec-tion and removal of the tree root. Cut any low hanging tree branches and look for branches that may break in heavy winter wind, rain or snow. Check your decking for cracks or damage and inspect the exte-rior stairways for wear and tear. Inspect all your garage door springs, winter wind

and rain may make them heavy causing the door to close or fall unexpectedly. Check all property lighting and timers. Remember: Preventive Maintenance is cheaper than Emergency Maintenance!

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The Landlord TImes - Metro - September 2013

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