March 2015
A monthly newsletter published by the Rental Housing Alliance Oregon
rha est. 1927
www.rhaoregon.org In this issue: Dinner Social What is an LLC?
page 3 page 6 & 7
Fair Housing and Assistance Animals page 10- 14 Landlording 101
page 12
New Water Heater Efficiency Standards page 16 & 18 Avoid Making Mistakes
page 17
Formerly the Rental Housing Association of Greater Portland
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Dinner Social
Wednesday March 18 2015 at 6 pm
Table of Contents
Brought to you by:
inner Social |page 3
Speaker: Charles Kovas from Warren Allen LLP Subject:
Habitability, How to Handle Tenant Demands
Charles A. Kovas is a partner at the Portland law firm of Warren Allen LLP. Admitted to practice in Oregon state and federal courts, Mr. Kovas represents landlords in FED trials, stay hearings, post-foreclosure disputes, and all other facets of landlord-tenant law. Mr. Kovas also
President’s Message | page 4 RHA Mark Your Calendar | page 5 2014 Non-Deductible Dues | page 6 Protecting Your Assets with the Limited Liability Company | page 6 & 7 Dear Maintenance Men | page 8 & 9 Assistance Animal 101 | page 10 - 14
provides support in family law, real property disputes, business litigation and
Landlording 101 |page 12
estate planning. A graduate of the Willamette College of Law, Mr. Kovas joined
Spring Maintenance Checklist | page 15
Warren Allen in 2010.
When: Where:
Wednesday March 18, 2015 Widmers Brothers Pub, 929 N Russell St., Portland, OR 97227 Brewery Tours and Tastings: Available Starting at 4:30pm Dinner Social: 6:00 pm Price: $28.00 per Person if Registered by March 13, 2015 $33.00 per Person if Registered after March13, 2015
New Water Heater Efficiency Standards | page 16 & 18 Avoid Making Mistakes| page 17 The Preferred Service Guide | page 19-22
Call 503-254-4723 to register or visit the rhaoregon.org/store/category/events If you register for a dinner meeting and do not show or do not cancel by the Friday before the dinner meeting you will be charged the full price of the dinner meeting
Slider Bar: Spinach Salad Pulled Pork with Drop Top Amber Ale BBQ Sauce Mini Beef Burgers with Tillamook Cheddar Roasted Vegetable Couscous Stuffed Chilies Roasted Fingerling Potatoes Chocolate Chip Cookies Four Berry Cobbler No-Host Bar with Beer and Wine
Directions:
From I-405 North:
Head northeast on I-405 N toward Exit The Dalles. Take the Kerby Avenue exit, Sharp right onto N Kerby Ave. Turn right onto N Russell St Widmer Brother Pub will be on the right
From I-205 South Take exit 21B for I-84 W/US-30 W toward Portland Merge onto I-84/ US-30 W. Keep right to continue on U.S. 30 W. Take the exit toward Convention Center/Rose Quarter, Take N Interstate Ave to N Russell St, Merge onto NE 1st Ave, Turn left onto NE Multnomah St., Turn right onto N Interstate Ave. Turn right onto N Russell St. Widmer Brothers Brewing Company will be on the left www.rhaoregon.org
RENTAL ALLIANCE UPDATE -March 2015
3
President’s Message Recently, I volunteered to help with the Homeless Street Count in Multnomah County. The count is conducted to gather the most accurate data for the delivery of services to the homeless. The federal government picks one night out of RHA Oregon the year; this year it was the night of Wednesday January 28th. President John Sage The volunteers are instructed to ask the first question on the survey which is, “Did you or will you spend the evening of Wednesday January 28th outside? Of course there are many variables to that answer and to what qualifies as having spent that night outside. But if they had, then there were a lot more questions to be asked if they were willing to participate. There are volunteers that go out to different areas of the county and the survey is conducted over several days. That is the short version to explain what the Homeless Count survey does. An explanation of how it is conducted and why can’t begin to tell you the effect that it can have on those who volunteer to make it happen. Since I was familiar with JOIN, I chose my volunteer shift at their location. I arrived at 10:00 am on Thursday January 29th. RHA Oregon has partnered with JOIN and has been serving lunches to the homeless at JOIN once a month for the last year. RHA Oregon also sponsored a family with children, moving them from the streets into a home. I have had the opportunity to volunteer my time at JOIN. I have met some interesting people, both volunteers and individuals who were there to use the services that JOIN provides. Everyone is always polite, helpful and really appreciative that you are there to help and give of yourself. However, I had never really had the opportunity to have a meaningful conversation with any of the individuals that I had met for the brief moment while they passed thru the line to get lunch. Usually it is just a quick “Hello”, or even just momentary eye contact and a nod of the head. So I really was looking forward to the chance to get to find out more about these people. And to be honest I was a little apprehensive as to what it could be like to ask some of the rather personal questions that were part of the survey. Anyway to make a long story short, I spoke with many interesting and thoughtful people that day. There were various reasons that led them to the life that they are leading. Some had been on the streets from a very young age and others only recently. There were families with children; some with younger children and some with teenagers. They have the same concerns that we do. How can I improve my life? What will tomorrow bring? How is my family doing? Are the Federal, State and Local governments listening to what my concerns are for our country?
RHA Oregon BOARD MEMBERS President John Sage, PH. (503)667-7971 President Elect Ron Garcia, PH. (503)595-4747 Vice President Robin Lashbaugh, PH. (503)805-5993 Treasurer Elaine Elsea, PH. (503)258-0700 Secretary Lynne Whitney, PH. (503)284-5522 Past President Elizabeth Carpenter, PH. (503)314-6498 RHA Oregon DIRECTORS Katie Pool-Hussa, PH. (503)465-4404 Alita Dougherty, PH. (503)254-4723 Cathy Galuza, PH. (503)888-8830 Dana Brown, PH. (503)740-8432 Jerad Goughnour, PH. (503)303-8545 Jim Herman, PH. (503)-645-8287 Ami Stevens, PH. (503)-407-3663 AJ Shepard, PH. (360)772-6355 Matt Korshoj, PH. (503)822-5539 Mihyun Pratt, PH. (503)969-5412 Phil Owen, PH. PH: (503)-244-7986 RHAOregon OFFICE Monday - Friday * 9:00am - 5:00pm PH: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220
As I left after having completed my small part, I reflected on the interactions and conversations that I had that day. What was the effect that this would have on my opinions and actions in the years to come? Well, I’m not sure that I will ever be able to give it a simple answer. What I do know is that once you have spent time talking and getting to know another’s struggles, you have a whole different filter from which to view your own world. In some ways the world Since 1927, the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing.
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RHAOregon is committed to educating members to fair housing practices and policies. www.rhaoregon.org
RHA Mark Your Calendar Mark your calendar! DATE
EVENT
LOCATION
TIME
03/11
Board Meeting
RHA Conference Annex
5:00pm
03/18
Dinner Social
Widmer Brothers Pub
6:00pm
03/26
New Member/Mentor Session
RHA Conference Annex
6:00pm
04/8
Board Meeting
RHA Conference Annex
5:00pm
04/15
Dinner Social
TBA
6:00pm
04/23
New Member/Mentor Session
RHA Conference Annex
6:00pm
INFORMATION
See page 3 for more information
See page 3 of April Update Newsletter
If you register for a dinner meeting and DO NOT SHOW or DO NOT CANCEL by the Friday before the dinner meeting you will be charged the full price of the dinner Meeting CLASSES LOCATION TIME INFORMATION
03/04
Online Tenant Screening Class
RHA Conference Annex
11:00am
03/06
Understanding Your Decision Point Report
Webex
11:00am
03/12
Landlording 102
RHA Conference Annex
6:30pm
Taught by: Jeff Bennett of Warren Allen LLP, 10520 NE Weidler, Portland, OR 97220
03/19
Top Landlord Mistakes
RHA Conference Annex
11:30am
Taught by: Katie Pool-Hussa of Landlord Solutions and Landlady Katie 10520 NE Weidler, Portland OR 97220
03/19
Understanding Your Decision Point Report
Webex
7:00pm
03/24
Asset Protection
Standard TV & Appliance
6:30pm
03/24
Online Tenant Screening
Webex
7:00pm
03/31
Asset Protection
RHA Conference Annex
6:30pm
04/08
Online Tenant Screening Class
RHA Conference Annex
11:00am
04/10
Understanding Your Decision Point Reports
Webex
11:00am
04/16
Fair Housing Class
RHA Conference Anne
6:30pm
Taught by: Jo Becker of Fair Housing Council of Oregon10520 NE Weidler, Portland, OR 97220
04/21
Landlording 102
Standard TV & Appliance
6:30pm
Taught by: Anna McCormack of Warren Allen 3600 SW Hall Blvd., Beaverton OR 9700
04/25
Landlording 101
Monarch Hotel
9:00pm
Taught by: Mark Passannante Attorney at Law, 12566 SE 93rd Ave., Clackamas, OR 9701
04/28
Online Tenant Screening Clas
Webex
7:00pm
Taught by: Richard Schneider of The Law Offices of Richard B. Schneider, LLC
Taught by: Richard Schneider of The Law Offices of Richard B. Schneider, LLC 10520 NE Weidler, Portland O
Those with prior registration to the class will be seated first. Walk-ins will only be accommodated once the class has started and if space is available. Registered attendees who arrive 15 minutes after the start of class be aware that your chair may be filled. If you register for a class and then do not cancel at least 48 hours before the class and /or do not show you will be charged for the class
Landlording 102
1 continuing Education Credit Jeffrey Bennett, Attorney at Law will take you through the coming changes to the ORLTA, a retrospective of the last two years, and up-to-the minute insights into new cases. Along the way he will teach you how to avoid costly legal mistakes and help you improve your landlord skills. 1 Continuing Education Credit Hour $35 Members $45 Non-Members www.rhaoregon.org
Top Landlord Mistakes
1 continuing Education Credit Some of the most commonly repeated mistakes in property management relate to inconsistencies of our business practices and procedures. Come learn how to minimize your exposure and potential loss with topics such as the use of updated and state-specific forms, respecting your tenants’ right to privacy, taking care of habitability issues, the importance of adequate tenant screening, and how to avoid costly court mistakes and much more. $25 Members $35 Non-Members
Asset Protection
Asset protection is becoming an increasingly important issue in our litigious society. There are 18 million lawsuits in the United States each year. Everyone has exposure to potential creditors, but landlords are particularly vulnerable. Come hear Attorney at Law, Richard B. Schneider give applicable information on protecting and reducing the risk to your assets along with useful information on Limited Liability Companies (LLC’s) $35 Members $45 Non-Members. RENTAL ALLIANCE UPDATE -March 2015
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January 1, 2015 RE: 2014 Non-Deductible Dues: The Oregon Apartment Association dba Rental Housing Alliance Oregon is a 501(c)(6) corporation. As such, we are allowed to lobby to influence legislation (but not candidates). A portion of your annual dues are utilized for lobbying activities on behalf of our members.
Your membership dues payments may be tax deductible as a necessary trade or business expense. The portion of your dues utilized for lobbying activities is not deductible. THE NON-DEDUCTIBLE PORTION OF YOUR 2014 DUES IS $13.43 The figure shown above represents the portion of your 2014 dues utilized for lobbying activities at both the state and local level. Please consult with your tax advisor regarding the proper treatment of your dues for income tax purposes. Sincerely, Elaine Elsea RHA Oregon Treasurer Rental Housing Alliance Oregon 10520 NE Weidler Portland, Oregon 97220 503.254.4723 Fax: 503.254.4821
Protecting Your Assets with the Limited Liability Company By Richard B. Schneider, Attorney at Law Asset protection is becoming an increasingly important issue in our litigious society. There are 18 million lawsuits in the United States each year. Everyone has exposure to potential creditors, but landlords are particularly vulnerable. Landlords are “At Risk” Rental real estate is particularly risky. Tenants or guests could be injured on your property and then claim the premises were unsafe. There can be hazardous conditions – ice on the sidewalk, a water heater that explodes, a broken step – and there can be instances where certain tenants and others may be looking for an opportunity to make a claim. The list of hypothetical risks is almost endless. But, there
are ways to manage and minimize these risks. Reducing Risk by Owning Rental Property in LLCs One of the best ways to limit your personal risk as a landlord is to own your rental properties in one or more limited liability companies (LLCs). What Is an LLC? An LLC is one of the most popular estate tax and asset protection planning devices. An LLC is a form of business/ investment entity not unlike the limited partnership (similar to the real estate or business operating limited (continued on page 7)
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www.rhaoregon.org
Protecting Your Assests: continued from page 6
partnerships) with which many are familiar. However, there is one important difference – all owners of an LLC, called members, are protected from liability caused by the LLC’s business/investment activities. (With a limited partnership, the general partner is liable for partnership liabilities). How Is an LLC Formed? The estate planning attorney prepares the LLC documentation for you. Once the LLC is properly formed, you transfer your rental real estate into the LLC in return for a member (ownership) interest in the LLC. In Oregon an LLC can be member-managed or managermanaged, and the documentation for the two types of LLCs is different. But whichever you use, you can specify that you will control all of the decision-making for the LLC’s activities. LLCs can be single-member or multiple member, and again, the documentation for each is different. You may decide that your spouse or children should own some of your LLC interests, in which case the LLC will have more than one member (owner). Enter the Creditor If you are successfully sued, the creditor receives a charging order. A charging order is a judgment against the member telling the LLC that any distributions of profit that would otherwise be made to the debtor member must instead be paid to the creditor. The creditor has no power to interfere in LLC matters. The charging order is a very hollow victory. Because the managing members decide if profit is to be distributed to the members, the managing members can withhold distributions from all members and the creditor receives nothing.
What Happens to the Money in The LLC? As managing member, you have complete control and access to the assets and income of the LLC. If you give your children, for example, a 10% membership interest in the LLC, they are entitled to 10% of any distributions that you decide to make, but they cannot force you to make any distributions. Summary A properly designed and operated LLC is a formidable deterrent to unjustified lawsuits, and a significant negotiating advantage against a successful creditor. While an LLC should never be formed to defeat the interests of an existing creditor, the sooner you create your own LLC, the safer your family is from litigious tenants and others. Interested in learning more? Come join RHA Oregon and Richard Schnieder @ Protecting Your Assests, Tuesday March 24, 2015 at 6:30pm at Standard TV & Appliance, 3600 SW Hall Blvd., Beaverton OR 97005 OR Tuesday March 31, 2015 at 6:30 at RHA Oregon Conference Annex, 10520 NE Weidler, Portland OR 97220, Cost is $35 Members $45 Non-Members, Call 503-254-4723 to make your reservations.
What Action Does the Creditor Take? Obviously, the creditor does not just disappear, but because the charging order provides so little leverage, creditors frequently settle the claim for less than face value. Those who might consider filing an unjustified lawsuit may change their minds when they realize all they will receive is a hollow charging order.
www.rhaoregon.org
RENTAL ALLIANCE UPDATE -March 2015
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Dear Maintenance Men: By Jerry L'Ecuyer & Frank Alvarez
Dear Maintenance Men: My residents are complaining about their electric hot water heater. They say they are only getting about five minutes of hot water while in the shower. How can I fix this issue? Jerome Dear Jerome: The most likely problem is a faulty lower heating element. If the hot water was a long time in coming, the issue would be in the upper element. The lower element typically goes out first as it works harder because the cold water enters the tank at the bottom. The job can be as simple as shutting down the electrical breaker to the heater and replacing the lower element and you are back in business. However, if the lower element is buried in sediment, that means the tank is full of calcium deposits and a new element will only short out if replaced. If the tank if full of sediment, it is time to replace the tank, as there are no clean-outs on a residential electric water heater. A long term solution for your new water is to flush out the tank at least once a year to keep sediments from building up in the bottom of the tank. Dear Maintenance Men: The rental office at my building has a pond. It needs constant attention to keep the water clear. We want to stop putting in chemicals so fish and plants can live in the pond. What can we do to keep the water clear without chlorine? Greg Dear Greg: We have the perfect solution for you. It is called a bio-filter. A bio or biological filter is a natural filter that never or very rarely needs to be cleaned. They are easy to construct from a Rubbermaid stock tank, a large flower pot or even a plastic trash can. The size of the filter tank
will depend on the size of the pond. As an example a 2000 gallon pond will need a 70 gallon filter tank. How a bio-filter works is through a bacteria process in the filter that scrubs the pond water clean. Pond water is pumped into the bottom of the filter tank and percolates through a filter medium and flows out the top of the filter tank through a pipe system. (The filter tank is not pressurized.) A number of items can be used as filter medium such as a mixture of threaded pvc elbows, cut up green scrub pads or cut up commercial floor scrubber pads. Put all the filter medium in mesh bags to keep them together and stuff as much as you can into the filter tank. A dead water area with a drain valve at the bottom of the tank is important to release any sludge build up. Set up a dead water area with a grate or inverted mesh basket to keep the filter media a few inches above the bottom and to give the incoming pond water a chance to swirl into the filter tank. As stated above, these filter pads and pvc parts will never need to be cleaned and the dirtier they get the better they work. A bio filter takes time to work as nature needs to breed the bacteria that will become the heart of the filter. Expect a six to eight week time period for the filter to fully develop and after that you will never think about it again! As a bit of camouflage, there is nothing wrong with growing water lilies in your tank! Good info about ponds and bio-filter can be found at: www. skippysstuff.com Dear Maintenance Men: I got an odd complaint today. After my new residents moved in, they said the gas burner on the stove would not light. The pilot light is ok, but the burner will just not light automatically. I’m pretty sure the stove worked just fine when the old resident moved out. What could have changed in such a short period of time? Sally
(continued on page 9)
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:RENTAL ALLIANCE UPDATE Marchy 2015
www.rhaoregon.org
Opportunities Available RHA Oregon LIST OF COMMITTEES
RHA Oregon LOBBYIST
Building
Legislative
Chair: Phil Owen, PH: 503-244-7986
Cindy Robert, PH: 503-260-3431
Chair: Phil Owen, PH: 503-244-7986
RHA Oregon OFFICE TEAM
Cari Pierce, Office Manager cari@rhaoregon.org
Community Relations/Donations
Membership
Pam VanLoon, Bookkeeper Pamv@rhaoregon.org Teresa Carlson, Member Svcs Teresa@rhaoregon.org
Dinner/Program
Office
Suzanne Fullerton, Member Svcs Asst. Suzanne@rhaoregon.org
Chair: Tony Kavanagh, PH: 503-522-4474 Chair: Lynne Whitney, PH: 503-284-5522
Education
Chair: Katie Poole-Hussa, PH: (503)465-4404
Forms
Chair: Mark Passannante, PH: 503-294-0910
House
Chair: Robin Lashbaugh, PH: 503-760-7171
Chair: Elizabeth Carpenter, PH: 503-314-6498 Chair: Robin Lashbaugh, PH: 503-760-7171
Government Relations
Chair: Phil Owen, PH: 503-244-7986 Gresham Liaison: Jim Herman, PH: 503-645-8287
Marketing
Chair: Ami Stevens, PH: 503-407-3663
Dear Maintenance Men continued from page 8
Dear Sally: No doubt you had a cleaning crew in the unit between the old and new residents. Sometimes the cleaning crew does too well of a job and the burner might be too clean!! Luckily this is an easy fix. Locate the pilot flame or electronic ignition point and follow the pilot tube to the burner. Look at the side of the burner with a bright flash light and where the pilot tube and the burner meet, you should see small inlet holes that lead up the side of the burner. These holes may be clogged with soap or other debris. Use a toothpick or straight pin to clean out the holes. These tiny holes are used by the pilot flame to climb up the assembly and ignite the burner. Inspect the whole burner assembly and poke out each jet if the flame does not go all the way around the burner when ignited.
The Presidents Message continued from page 4
gets a little smaller and larger at the same time. Which leads to my last point: Our State legislative session has started in Salem this month. As always, we are getting reports from Cindy Robert, our lobbyist for RHA Oregon, about upcoming bills. Cindy does a great job keeping us informed about those bills, which can have an effect on how we conduct our business as property owners. I would encourage you to check your emails and read the UPDATE for important information. Also, please make sure that we have your current email address for alerts and calls to action that may be coming. With 1800 members we can be a strong voice in the state for our industry, but only if we are taking the opportunity to make our voice heard.
Sincerely, John Sage President RHA Oregon Stegmann Insurance Agency Inc.
www.rhaoregon.org
RENTAL ALLIANCE UPDATE -March 2015
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ASSISTANCE ANIMALS 101 By Jo Becker, Education/Outreach Specialist, Fair Housing Council of Oregon
It doesn’t seem to matter how many articles we write, classes we teach, presentations we give, guidebooks we publish, or videos we make and post, no matter where we are or what we’re doing Fair Housing Council staff always get questions about assistance animals. Some inquiries can get complicated but, to be honest, many of them are the same fundamental questions.
to exclude emotional support animals. This definition, however, does not limit housing providers' obligations to make reasonable accommodations for assistance animals under the FHAct or Section 504. Persons with disabilities may request a reasonable accommodation for any assistance animal, including an emotional support animal, under both the FHAct and Section 504.
A relatively recent document issued by HUD clearly affirms standard fair housing advice on the requirements to accommodate assistance animals in housing under the FHA, which is quite different than ADA requirements. The 2013 HUD memo., in no uncertain terms, lays out the differences and assures readers that changes in the ADA’s definition of “service animals” has absolutely no affect on assistance animals under the FHA.
An assistance animal is not a pet. It is an animal that works, provides assistance, or performs tasks for the benefit of a person with a disability, or provides emotional support that alleviates one or more identified symptoms or effects of a person's disability. Assistance animals perform many disability-related functions, including but not limited to, guiding individuals who are blind or have low vision, alerting individuals who are deaf or hard of hearing to sounds, providing protection or rescue assistance, pulling a wheelchair, fetching items, alerting persons to impending seizures, or providing emotional support to persons with disabilities who have a disability-related need for such support.
Following are a few excerpts from the memo.; the full document can be viewed at https://portal.hud. gov/hudportal/documents/huddoc?id=servanimals_ ntcfheo2013-01.pdf. (Emphases below have been added)
For purposes of reasonable accommodation requests, neither the FHAct nor Section 504 requires an assistance animal to be individually trained or certified.
We offer the following article as both an introduction to those the topic may be new to / refresher for those who are somewhat familiar, as well as a reminder on the differences between the Fair Housing Act (FHA) and the Americans with Disabilities Act (ADA) per the Dept. of Housing and Urban Development (HUD).
This notice explains certain obligations of housing providers under the Fair Housing Act (FHAct), Section 504 of the Rehabilitation Act of 1973 (Section 504), and the Americans with Disabilities Act (ADA) with respect to animals that provide assistance to individuals with disabilities. The Department of Justice's (DOT) amendments to its regulations' for Titles II and III of the ADA limit the definition of "service animal" under the ADA to include only dogs, and further define "service animal"
While dogs are the most common type of assistance animal, other animals can also be assistance animals. Housing providers are to evaluate a request for a reasonable accommodation to possess an assistance animal in a dwelling using the general principles applicable to all reasonable accommodation requests. After receiving such a (continued on page 11)
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Animal Assistance 101 continued from page 10
request, the housing provider must consider the following: (1) Does the person seeking to use and live with the animal have a disability — i.e., a physical or mental impairment that substantially limits one or more major life activities? (2) Does the person making the request have a disability-related need for an assistance animal? …Where the answers to questions (1) and (2) are "yes," the FHAct and Section 504 require the housing provider to modify or provide an exception to a "no pets" rule or policy to permit a person with a disability to live with and use an assistance animal(s) in all areas of the premises where persons are normally allowed to go, unless doing so would impose an undue financial and administrative burden or would fundamentally alter the nature of the housing provider's services. If the answer… is "no," then the… request may be denied. <Requests> may also be denied if: (1) the specific assistance animal in question poses a direct threat to the health or safety of others that cannot be reduced or eliminated by another reasonable accommodation, or (2) the specific assistance animal in question would cause substantial physical damage to the property of others that cannot be reduced or eliminated by another reasonable accommodation. A determination that an assistance animal poses a direct threat of harm to others or would cause substantial physical damage to the property of others must be based on an individualized assessment that relies on objective evidence about the specific animal's actual conduct — not on mere speculation or fear about the types of harm or damage an animal may cause and not on evidence about harm or damage that other animals have caused. Conditions and restrictions that housing providers apply to pets may not be applied to assistance animals. For example, while housing providers may require applicants or residents to pay a pet deposit, they may not require applicants and residents to pay a deposit for an assistance animal. <In addition,> breed, size, and weight limitations may not be applied to an assistance animal. Housing providers may ask individuals who have disabilities that are not readily apparent or known to the provider <or if the need for the assistance animal is not
apparent> to submit reliable documentation of a disability and their disability-related need for an assistance animal. For example, the housing provider may ask persons who are seeking a reasonable accommodation for an assistance animal that provides emotional support to provide documentation from a physician, psychiatrist, social worker, or other mental health professional that the animal provides emotional support that alleviates one or more of the identified symptoms or effects of an existing disability. Such documentation is sufficient if it establishes that an individual has a disability and that the animal in question will provide some type of disabilityrelated assistance or emotional support. <NOTE: Case law tells us that such verification does not necessarily need to come from a medical provider. In truth, a family member or the individual him/herself may act as the verifier in some situations, though is not particularly common.> So, what about the ADA? Do you have obligations under it, as well, as a housing provider? Maybe… Certain entities will be subject to both the service animal requirements of the ADA and the reasonable accommodation provisions of the FHAct and/or Section 504. These entities include, but are not limited to, public housing agencies and some places of public accommodation, such as rental offices, shelters, residential homes, some types of multifamily housing, assisted living facilities, and housing at places of education. Covered entities must ensure compliance with all relevant civil rights laws. The preambles to DOJ's 2010 Title II and Title III ADA regulations state that public entities or public accommodations that operate housing facilities "may not use the ADA definition [of "service animal"] as a justification for reducing their FHAct obligations." (continued on page 13)
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RENTAL ALLIANCE UPDATE -March 2015
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Animal Assistance 101 continued from page 11
<The preamble further indicates that> under the FHAct, "an individual with a disability may have the right to have an animal other than a dog in his or her home if the animal qualifies as a 'reasonable accommodation' that is necessary to afford the individual equal opportunity to use and enjoy a dwelling, assuming that the use of the animal does not pose a direct threat." In addition,‌ emotional support animals that do not qualify as service animals under the ADA may "nevertheless qualify as permitted reasonable accommodations for persons with disabilities under the FHAct." While the preambles expressly mention only the FHAct, the same analysis applies to Section 504. DOJ's revised ADA regulations define "service animal" narrowly as any dog that is individually trained to do work or perform tasks for the benefit of an
individual with a disability, including a physical, sensory, psychiatric, intellectual, or other mental disability. The revised regulations specify that "the provision of emotional support, well-being, comfort, or companionship do not constitute work or tasks for the purposes of this definition." Thus, trained dogs are the only species of animal that may qualify as service animals under the ADA <not the FHA> (there is a separate provision regarding trained miniature horses), and emotional support animals are expressly precluded from qualifying service animals under the ADA <not the FHA>. The ADA definition of "service animal" applies to state and local government programs, services activities, and facilities and to public accommodations, such as leasing offices, social service center establishments, universities, and other places of education. (continued on page 14)
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Animal Assistance 101 continued from page 13
<Under the ADA the> animal may not be denied access to the ADA-covered facility unless: (1) the animal is out of control and its handler does not take effective action to control it; (2) the animal is not housebroken (i.e., trained so that, absent illness or accident, the animal controls its waste elimination); or (3) the animal poses a direct threat to the health or safety of others that cannot be eliminated or reduced to an acceptable level by a reasonable modification to other policies, practices and procedures. A determination that a service animal poses a direct threat must be based on an individualized assessment of the specific service animal's actual conduct — not on fears, stereotypes, or generalizations. The service animal must be permitted to accompany the individual with a disability to all areas of the facility where members of the public are normally allowed to go." <NOTE: In all ways related to disability-related animals, the FHA is more liberal than the ADA. If DOJ stipulates the above items for “service animals” under the ADA, than you can be fairly certain that they are – at a minimum – what would be considered reasonable for assistance animals under the FHA.> In cases where all three statutes apply…. the housing provider should apply the ADA service animal test first. This is because <under the ADA, not the FHA> the covered entity may ask only whether the animal is a service animal that is required because of a disability, and if so, what work or tasks the animal has been trained to perform. If the animal meets the test for "service animal," the animal must be permitted to accompany the individual with a disability to all areas of the facility where persons are normally allowed to go, unless <see points (1), (2), and (3) above>. If the animal does not meet the ADA service animal test, then the housing provider must evaluate the request in accordance with the guidance provided in Section I of this notice. <Note that compliance> with the FHAct and Section 504 does not ensure compliance with the ADA. Similarly, compliance with the ADA's regulations does not ensure compliance with the FHAct
or Section 504… It is the housing provider's responsibility to know the applicable laws and comply with each of them.
Interested in learning more about Fair Housing? Come join RHA and Jo Becker at Fair Housing 101, Thursday April 16th at 6:30pm at the RHA Oregon Conference Annex, 10520 NE Weidler, Portland OR 97220. Cost is $35 Members / $45.00 Non-Members, Call 503-254-4723 to reserve your seat.
The RHAOregon Mission The Rental Housing Alliance Oregon is a group of rental housing owners and managers in the state of Oregon who have joined together for the purposes of: • Providing information to improve the knowledge of rental owners and managers. • Enhancing the reputation of “landlords” by promoting professional practices. • Assisting local public officials on various community endeavors relating to public or private housing. The Update is a monthly publication of Rental Housing Alliance Oregon • 10520 NE Weidler St, • Portland, OR 97220 • Phone 503-254-4723 • Fax 503-254-4821 • www.rhaoregon.org • Hours: Monday through Friday 9am to 5 pm Editorial Staff: Cari Pierce • Graphic Designer Teresa Carlson Publisher: The Rental Housing Alliance Oregon The opinions expressed in this newsletter are those of the authors and do not reflect those of the Board of Directors or the newsletter editor or committee. All advertising inquiries should be directed to Cari Pierce at 503-254-4723.
Please notify the RHAOregon office of any address changes. 14
:RENTAL ALLIANCE UPDATE Marchy 2015
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www.rhaoregon.org
RENTAL ALLIANCE UPDATE -March 2015
15
New Residential Water Heater Efficiency Standards By Heather Hill and Jason Campbell
On April 16, 2015, all residential water heaters manufactured for sale in the United States will be required to meet new efficiency standards as the third phase of a nationwide energy conservation effort takes effect. The National Appliance Energy Conservation Act regulates the energy consumption of certain household appliances including furnaces, boilers, refrigerators and water heaters. According to the Appliance Standards Awareness Project, water heating represents 20% of the total annual household energy consumption in the US, and on average 57% of this energy is lost in inefficient heaters. The US Department of Energy (DOE) released its first mandatory standards in 1990.The second phase, enacted in 2004, tightened standards the most significantly of the three phases, and was estimated to avoid 316.8 million metric tons of carbon dioxide emissions. The 2015 standards will avoid 172.5 million metric tons of emissions, equivalent to the annual greenhouse gas emissions of about 33.8 million cars, according to the DOE. The mandatory standards dictate that manufacturers meet the maximum energy efficiency levels technically feasible
and economically justified. The DOE conducts product reviews and updates the standards on a regular schedule. Note, that while the manufacturers cannot make any water heaters with the old standards after the April date, they will be allowed to continue to sell the old inventory until the supply is exhausted. As of the date of this post, manufacturers have not released the compliant replacement heaters for their obsolete products. Though energy efficient models do exist in the marketplace, they have been built and promoted as specialty products and priced accordingly. Conversely, the replacement heaters will represent the new normal. What is changing? The Energy Factor (EF) represents the ratio of useful energy output from the water heater to the total amount of energy used to operate it. The higher the EF rating, the more energy efficient is the water heater. The type of fuel, volume and mechanics of the heater all factor into its rating and coinciding standard. For example, tabletop and instantaneous electric heaters already meet the EF standards and thus no changes will take place for those heaters.
The new requirements will most significantly affect gas-fired and electric heaters over 55 gallons as well as all instant gas heaters. The chart below outlines how the standards apply to each style of heater.
OLD STANDARD Product Gas-fired Gas-fired Oil-fired Electric Electric Tabletop Instant Gas Instant Electric
Volume 20-55 gallon 55-100 gallon 0-50 gallon 20-55 gallon 55-120 gallon 20-100 gallon 0-2 gallon 0-2 gallon
NEW STANDARD EF 0.67 0.67 0.59 0.97 0.97 0.93 0.62 0.93
Product Gas-fired Gas-fired Oil-fired Electric Electric Tabletop Instant Gas Instant Electric
Manufacturers can employ new technologies such as heat pumps, which help reduce energy use by 50%, to upgrade electric water heaters. Condensing technologies can reduce energy use in gas storage containers by 25%. The low-tech solution, adding more insulation, may cause more complications. While adding 1 inch of insulation would increase EF by .05, it would also broaden the heater by 2 inches in diameter. Knowing that water heater 16
:RENTAL ALLIANCE UPDATE Marchy 2015
Volume 20-55 gallon 55-100 gallon 0-50 gallon 20-55 gallon 55-120 gallon 20-100 gallon 0-2 gallon 0-2 gallon
DIFFERENCE EF 0.675 0.801 0.68 0.96 2.057 0.93 0.82 0.93
EF 0.005 0.131 0.09 -0.01 1.087 0 0.2 0
installations in multi-family structures are space defined, manufacturers may also reduce tank capacities to allow NAECA-compliant units to fit in predetermined spaces, as the floor plans and common plumbing designs typically found in multifamily units will prevent relocation of the water heater. What will this cost property owners? (continued on page 18) www.rhaoregon.org
AVOID MAKING MISTAKES
By Katie Pool-Hussa, Smart Property Management
I don’t know about you but I hate making mistakes. Making a mistake brings forth negative feelings, can cost us money, and usually requires more efforts to make right the wrongdoing. Whether personally or professionally, I believe that people intend to do the right thing by others. Our human nature wants us to avoid making mistakes. With this said, why is it that we continue to make them, and sometimes make the same mistakes repeatedly? Believe it or not, landlords are human. Because of this fact, we are just as prone to making mistakes as anyone else. Some of the most commonly repeated mistakes in property management relate to inconsistencies of our business practices and procedures. One of the greatest mistakes can come from our communicating with potential applicants. A single, slight comment, if inconsistent, could be construed as steering or a Fair Housing infraction and may be costly. Another common mistake is failing to properly respond in a timely manner to maintenance requests. Not only can this error potentially cost you in having to issue large rent credits or being sued by your tenant, but deferred maintenance may also result in much higher repair expenses. And lastly, spotty record keeping makes a landlord more vulnerable when it comes to court situations and can include
anything from the agreements to properly documenting the property condition to bookkeeping. One of the best ways for us to avoid these major mistakes is through education. Knowledge is power. You owe it to yourself in 2015 to stay one step ahead by getting educated. The good news is that very few mistakes that landlords make are unfixable. So whether you’ve inherited rental properties, your accountant advised you to diversify, or you just thought that being a Landlord sounded like fun, anytime that a Landlord doesn’t treat such as a profession but more like a hobby, you are at great risk for making costly mistakes. Please join me Thursday, March 19th @ 11:30 AM at the RHA Oregon Conference Annex to discuss practices and procedures to implement into your rental business to minimize your exposure and potential losses. Topics will include using updated and state-specific forms, respecting your tenants’ right to privacy, taking care of habitability issues, the importance of adequate tenant screening, avoiding costly court mistakes, and more. You can’t afford not to protect yourself by gaining more Landlord-Tenant know how in 2015. Katie Poole–Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM.co
RHA Oregon entors
• Are you a member of RHA Oregon? Are you interested in knowing what RHA Oregon is all about? • Thinking about becoming a member? • Have landlord questions? • Come speak to some experienced landlords and learn more about an RHA Membership
Our Members Matter COME JOIN US! NEW MEMBER ORIENTATION AND MENTORING SESSION
www.rhaoregon.org
Refreshments Offered Thursday March 26, 2015 from 6-8pm RHA Oregon Conference Annex
RENTAL ALLIANCE UPDATE -March 2015
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New Residential Water Heater Efficiency Standards continued from page 16
Since manufacturers have yet to release the new heaters, the only certainty for the owners of properties with large-volume gas or electric heaters is that those manufactured after April 16th will save money in operating costs. However, the improved technologies are likely
to come with a higher price tag, as any new technology improvement usually does. Following the last major efficiency upgrade in 2004, prices for the new standard equipment increased 8-12%.
The DOE estimated the following cost implications for the 2015 standards: Product
EF
Average Cost
Cost Increase
Cost Savings*
Payback Period
Gas-fired
.62 (40 gal)
$1,072
$92
$6
2 years
Gas-fired
.76 (56 gal)
$1,261
$805
$77
9.8 years
Electric
.95 (50 gal)
$554
$140
$10
6.9 years
Electric
2.0 (56 gal)
$729
$974
$626
6 years
Oil-fired
.62 (32 gal)
$1,974
$67
$295
.5 years
Instant Gas
.82 (0 gal)
$1,779
$601
$6
14.8 years
* The cost savings refer to the costs of owning and operating the product after considering both the increased installed price and the lifetime operating costs. Maintenance costs may also increase due to the complex design of the new technology and the integration of electronics, blowers, fans, condensers, etc. Anyone who services water heaters may also struggle with a learning curve.
Considerations Residential property owners need to review their options carefully when replacing a large volume water heater in the near future. Don’t wait until the heater fails to plan for its successor. Being aware of the conditions of the current heater, including its footprint, both physical and carbon, can save property owners headaches and money down the road.
2143 NE Broadway St Portland, OR 97232 Office: 503-281-1172 Cell: 503-314-6498 Email: liz@lizcrei.com www.lizcrei.com
Real Estate Services
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:RENTAL ALLIANCE UPDATE Marchy 2015
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PREFERRED VENDORS: . Dual and Affiliate members support the interest of rental housing through their membership in RHA
ACCOUNTING/BOOKKEEPING Balancing Point, Inc., Sandy Buhite-Landis P.503-659-8803 C.503-504-9466 12500 SE Oatfield Rd Milwaukie 97222 melandsandyl@hotmail.com
Kendall Associates Accountants and Business Consultants 1100 NE 28th Ave., Ste 101 Portland, Or 97232 P.503-206-5660 adam@kendallassoc.com Portland Tax Co. Full Service Tax and Accounting Phone: 503-258-0700 Fax: 503-256-1527
ADVERTISING / MARKETING Rental Housing Journal P.503-221-1260 News for Ppty Managers & Owners www.thelandlordtimes.com
Oregonian Media Group David Sandvig, P.503-221-8417 1500 SW 1srt Ave., Ste 500, Portland 97201 dsandvig@oregonian.com www.oregonianlive.com Zillow.Inc Find your next tenant 1301 2nd Ave., Seattle, WA 97101 www.zillow.com
APPLIANCE-RENT -SRVS- LEASE Azuma Leasing BJ Rosow, P.800-707-1188 P.512-236-9000, F.512-239-9009 2905 San Gabriel St. #218 Austin, TX 78705
Mac-Gray Corporation Formerly Web-Laundry Company Karen Anthony P.503-330-9628
APPLIANCE-SALES ONLY G&C Distributing Company Tony Kavanagh, P.503-288-0221 1205 NE 33rd, Portland 97232
Standard TV & Appliance Joe Mosee & Cathy Mosee P.503-619-0500, C.503-888-6927 3600 SW Hall Blvd, Beaverton 97005
APPLICANT SCREENING CoreLogic SafeRent 7300 Westmore Road, Suite 3 Rockville, MD 20850 P.888-881-3400 www.corelogic.com/saferent
Complete Screening Agency LLC Jacob Turner & Tiffany Webb P.800-827-3130 www.complete-screen.com info@complete-screen.com National Tenant Network Marcia Gohman P.503-635-1118, F.503-635-9392 P.O. Box 21027, Keizer 97303 www.ntnonline.com Prospective RentersVerificationService Charlie Kamerman P.503-655-0888, F.503-655-0900
www.rhaoregon.org
RHA Oregon P.503-254-4723, F.503-254-4821 Fast,affordable tenant screening www.rhaoregon.org TrueSource Screening, LLC David Mustard P.888.546-3588, F.888-546-3588 www.truesourcescreening.com
ASPHALT PAVING
Benge Industries Parking Lot Maintenance Service Corey Wilkerson P.503-803-1950 corey@bengeindustries.com Hal’s Construction, Inc. Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR 97045 www.halsconstruction.com halspave@easystreet.net
CCB#34434
ASSOCIATIONS
Metro Area Smoke Free Housing Project P.503-718-6145 www.smokefreeoregon.com
ATTORNEYS
Bittner & Hahs, P.C. Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego, OR 97035 Broer & Passannante, P.S. Mark G Passannante, P.503-294-0910 1001 SW Fifth Ave, Ste. 1220 Portland, OR 97204 Jeffrey S. Bennett Jeff Bennett. P.503-255-8795 850 NE 122nd Ave. Portland, 97230 Protecting landlords’ rights in Oregon for over a decade.
CARPET CLEANING
Americlean Inc., Since 1972 We are very good at what we do, Frank Porter, P.503-771-0554 info@iloveamericlean.com www.iloveamericlean.com Certified Carpet Services Cleaning, restretching,repairs and flood service. P.503-313-7963 Dura Clean Carpet Cleaning Upholstery, Pet Odor Removal, Flood Service P.503-914-8785 F,503-372-9163 www.duracleanllc.com dura-clean@comcast.net O’Meara Carpet Cleaning P.503-538-1983, 503-620-5005 Cleaning, Pet Odor
CARPET SALES
Certified Carpet Servies CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching, repairs & Flood Srvs mpsandstrom@comcast.net Contract Furnishings Mart Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com
Law Offices of Richard Schneider, LLC P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11 Portland 97210, Business formation - LLCs
Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com
Scott A. McKeown, P.C. Scott McKeown, P.503-224-1937 8700 SW 26th Ave Ste S. Portland, 97219 scottmckeown@comcast.net
Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com
Murphy Law Group P.C. Always representing ONLY landlords Tim Murphy P.503-550-4894 621 SW Morrison St. Ste 1225 Portland,97204
BASEMENT WATERPROOFING John’s Waterproofing,
CCB# 15830 Crawlspace Waterproofing P.503-233-0825 Fully Staffed www.johnswaterproofing.com
CARPENTRY & REPAIRS
Eaton General Construction CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialists email: gandgconstruction@me.com
The Floor Store Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 ted@floorstoreportland.com
CLEANING SERVICE
Americlean Inc., Since 1972 Complete Move-in / Move-Out Srvs Frank Porter, P.503-771-0554 info@iloveamericlean.com’ www.iloveamericlean.com
COLLECTION AGENCIES
Anderson & Associates Credit Services, LLC P.503-293-5400, F.503-813-2159 P.O. Box 230286, Portland, 97281 andersoncollectionagency@gmail.om
RENTAL ALLIANCE UPDATE -March 2015
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PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA National Credit Systems, Inc. Mary Bass Regional Sales Director P. 1-800-530-2797
Landlord Solutions P,503-242-2312, F.503-242-1881 P.O. Box 7087, Portland 97007 Online evictions & First Appearance www.landlord-solutions.com
COMMUNICATIONS
Comcast Business Services Dave Dronkowski, P.503-957-4186 Telephone,Internet & Cable TV Srvs david_dronkowski@cablecomcast.com
CONCRETE
Hal’s Construction, Inc. Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR97045 www.halsconstruction.com
CCB# 34434
DOORS
Goose Hollow Window Co Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com Goosehwc.com Energy Trust Trade Ally DeKorte Electric, Inc. P.503-288-2211 5331 SW Macadam #258-113 Portland, OR 97239
Oregon Legal AssistanceSrvs P.503-954-1009,F.971-266-8372 Evictions,small claims and Process Servicing
1031 EXCHANGES / REITS TENANCY IN COMMON
Metro Sidewalk Repair P. 503-875-7900 Concrete Water Proofing, Maintenance & repair and new structure installation
ELECTRIC
Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com charlene.quaresma@nm.com
CCB# 53631
CCB# 159954
Freeman Electric P.503-803-6859 Call for RHA Member Discount
CB#61648
Portland General Electric Anne Snyder-Grassmann P503-464-7534 1215 SW Salmon, Pdx 97204 Rental Housing Maint Service CCB# 163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com Squires Electric Joe Squires Phone: 503-252-1609 1001 SE Division St., #1 Portland, OR 97202 www.SquiresElectric.com
ESTATE PLANNING
Law Offices of Richard Schneider, LLC P.503-241-1215, 2455 NW Marshall St #11 Portland, OR 97210 www.rbsllc.com
EVICTIONS
Action Services Wally Lemke, P.503-244-1226 6400 SE Lake Rd, Portland, 97222 Your eviction & process Service Specialist Barrister Support Service P.503-246-8934 Evictions, 1st Appearance, Process Serving www.barristersupport.com
Peregrine Private CapitalCorp P.503-241-4949 5000 Meadows Rd. #230 Lake Oswego, OR 97035 rs@peregrineprivatecapital.com
FINANCIAL SERVICES American Commercial Mortgage Network Al Williams, P.206-264-1325 1366 91st Ave. NE Clyde Hill WA 98004
Banner Bank NMLS 120713 Residential Commercial Investment Financing Matt Schiefer P.360-259-6990 mschiefer@bannerbank.com Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 steve.mozinski@chase.com Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.com charlene.quaresma@nm.com
FIRE/WATER DAMAGE RESTORATION
Cooper Construction CCB# 08587 P.503-232-3121, Since 1950 2305 SE 9th Ave, Portland, 97214 www.fire-water-restoration.com Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette Valley P.888-728-4208, Em.503-822-5539 www.restorationportland.com
FIRE SAFETY
Tualatin Valley Fire & Rescue Eric T. McMullen P.503-612-7000 7401 SW Washo Ct. Ste 101 Tualatin, OR 97062 eric.mcmullen@tvfr.com
FLOOR COVERING
Contract Furnishing Mart Jennifer Evans P.360-896-6150, 800-267-6150 11013 NE 39th St Vancouver 98682 www.cfmfloors.com Roger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com
Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro, OR97124 www.cfmfloors.com Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Patrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 info@cfmfloors.com Eaton General Construction Eric Eaton P.503-539-0811 All Types of Floor Covering www.eatongeneral.com
CCB# 154142
J & B Hardwood Floors, Inc Jim Cripps, P.503-519-4920 jandbhardwoodfloors@gmail.com Rental Housing Maint Svcs CCB# 163427 Gary Indra P.503-678-2136 Vinyl, VCT, Ceramic, Hardwood The Floor Store Ted Stapleton P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 ted@floorstoreportland.com
FORMS
RHAOregon Attorney drawn, Up-to-date Rental Forms P.503-254-4723 F.503-254-4821 www.rhaoregon.org
GENERAL CONTRACTORS
Uptown Properties CCB# 198205 AJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bonded www.uptownpm.com
HANDYMAN
Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 main@bluestonehockley.com Certified Services................................CCB# 184070 Full service repairs and Maintenance Mark Sandstrom P.503-313-7963 mpsandstrom@comcast.net Eaton General Construction P.503-539-0811 Full Service General Contractor www.eatongeneral.com
CCB# 154142
G&G Construction Inc. CCB# 163427 P.503-826-9404 Maintenance & Painting Specialist gandgconstruction@me.com Rental Housing Maint. Svcs. Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com
CCB# 163427
Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon 20
:RENTAL ALLIANCE UPDATE Marchy 2015
www.rhaoregon.org
Dual and Affiliate members support the interest of rental housing through their membership in RHA:. PREFERRED VENDORS
Wieder Works CCB# 164323 Darren J Wiederhold, C.503-260-2133 Maintenance Repair Replacement www.wiederworks.com
HAULING
Junk Away Hauling CCB# 177966 P. 503-517-9027 Licensed bonded insured trash outs jcdoud@msn.com
HEATING & COOLING Midway Heating Co. CCB#24044 P.503-252-4003 12625 SE Sherman St. Portland, OR 97233
Pyramid Heating & Cooling P.503-786-9522 Serving the Portland Metro area info@pyramidheating.com
HEATING OIL
Midway Heating Co. P.503-252-4003 12625 SE Sherman St. Portland, OR 97233
Wolter Van Doorninck,CPCU Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 1521 SW Salmon, Portland, OR 97205 www.epbb.com wvandoorninck@epbb.com Titus & Associates Insurance and Financial Srvs Tim Titus P.971-224-5961 ext. 4820 Our Apartment Owners Insurance Program is unlike the Competition http://www.titusins.com Email: titus@titusins.com
INVESTMENT SERVICES
CCB#59382
Peregrine Private Capital Corp P.503-241-4949 5000 Meadows Rd, #230 Lake Oswego, OR 97070 rs@peregrineprivatecapital.com
CCB# 24044
Pop-A-Lock of Portland & Vancouver 24/7 Residential, Commercial & Automotive P.503-241-4922, F.503-395-2734 8931 SE Foster Rd., #101 Portland OR 97266 thomas@pdxpal.com
LOCK SMITH
MASON CONTRACTORS
Deluxe Heating & Cooling Brian Ray, P.503-287-6688 www.deluxefuel.com
D&R Masonry Restoration Inc. Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie, OR 97222 www.drmasonry.coM
HEATING OIL TANK
MOLD
Soil Solutions Environmental Services Tank Locating, Sampling, Decommissioning and DEQ Certified Clean-ups Phone: 503-234-2118 info@soilsolutions-environmental.com Website: www.soilsolutions-environmental.com
HOUSING AUTHORITIES Housing Authority of Portland Jill Smith, P.503-802-8565 135 SW Ash St. Portland, 97204
INSULATION
Goose Hollow Window Co inc Mary D. Mann P.503-620-0898 Energy Trust Trade Ally www.goosehwc.com marymann@goosehwc.com
CCB# 99196
Real Estate Mold Solutions Ed White, P.503-232-6653 Free inspections, Testing and Remediation www.realestatemoldsolutions.com
MOVERS-HOUSE
Emmert Development Co Terry Emmert, P.503-655-9933 11811 SE Hwy 212, Clackamas, OR 97015
PAINT / PAINTING CCB#53631
INSURANCE
American Family Insurance Auto/Home/ Life/ Commerical Larry Thompson Agency P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, Ste 220 Lake Oswego, OR 97035 Robinson Financial Group Rita J. Robinson, P503-557-4997 Group & Indiv. Health Insurance State Farm Insurance Paul Toole, P.503-655-2206 6105 W ‘A’ St #B West Linn, 97068 Stegmann Agency Farmers Insurance P.503-667-7971, F.503-666-8110 202 SE 181st Ave #201, Portland, OR 97233 john.lstegmann@farmersagency.com
G&G Construction Inc. CCB# 162743 P.503-826-9404 Maintenance & Painting Specialistse mail: gandgconstruction@me.com Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Prof. Interior & Exterior painting garyindra@rentalrepairs.com Richard Hallman Painting CCB# 142467 Rick Hallman P.503-819-1210 Quality Interior Painting Since 1992 Rodda Paint Tim Epperly, P.503-572-8191 tepperly@roddapaint.com
NW Pest Control Bruce Beswick P.503-253-5325 9108 NE Sandy Blvd., Pdx, 97220 www.goodbyebugs.com nwpestcontrol@aol.com Orkin Pest Control Dan Wolcott Account Manager & Inspector P.503-384-8384 dwolcott@orkin.com
PLUMBING/DRAIN CLEANING Apollo Drain P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We gladly quote prices over the phone
Liberty Plumbing CCB#176655 Tim Galuza P.503-888-8830 Re-pipe, Repairs, Water Service Remodel Kitchens & Bathrooms MJ’s Plumbing Michael LeFever, P503-261-9155 1045 NE 79th Portland, OR 97213
CCB#36338
ProDrain & Rooter Svcs Inc West 503-533-0430 East 503-239-3750 Drain Cleaning/Plumbing www.prodrainpdx.com Rental Housing Maint. Svcs Gary Indra, P503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com
CCB# 163427
Soil Solutions Environmental Services Sewer inspection and repair Phone: 503-234-2118 info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com
PRINTING & PROMOTIONAL PRODUCTS
Inkberry Print & Promotional Logo’d Promotional Products, Signs & More Pamela Maio, P: 503-706-7711 inkberryprinting@comcast.net www.inkberryprinting.com
PROPERTY MANAGERS Action Management Wendi Samperi, P.503-710-0732
The Alpine Group, Inc. Tiffany Laviolette P.503-641-4620 4750 SW Washington Ave Beaverton, OR 97005 www.alpinepdx.com
PEST CONTROL
Alpha Ecological Pest Control Alexa Fornes PDX800-729-3764 1200 NE 112th Ave Vancouver, 98684 Frost Integrated Pest Mgmt P.503-863-0973 Residential.Commercial.Multi Family www.frostpestfreezone.com
Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon www.rhaoregon.org
RENTAL ALLIANCE UPDATE -March 2015
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PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA Apartment CommunityMgmt 2010 Fairview Ave Fairview, OR 97206 P.503-766-3365 www.acmportland.com Associated Property Mgmt Elisabeth A. Reiland, P.503-648-2150 408 SE Baseline Hillsboro, 97123 www.associatedmgmt.com Bluestone & Hockley Real Estate Service Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, OR 97219 Fox Management, Inc. Tressa L Rossi P.503-280-0241 C.503-750-8124 F.503-280-0242 2316 NE Glisan St Portland, 97232 tressa@foxmanagementinc.com Ron Garcia, Principal Brooker The GARCIA Group P. 503.595.4747 425 2nd St #230, Lake Oswego, OR 97034 www.GarciaGRP.com Gateway Property Mgmt P.503-303-8545 www.gatewaypdx.com Property Management Done Right! Lakeside Property Mgmt Co Michelle Wrege,P.503-828-2283 Finding Home Owners Qualified Tenants www.lakesidepmc.com MicroProperty Mgmt. We focus on the small details P.503-473-3742 jeannie@micropropertymgmt.com Portland Pioneer Properties Tom Shepherd P.503-238-2560 pppropertiesllc@comcast.net Full Service Property Mgmt Prim & Prosperous Property Management 3PM, 503-635-8926 Patricia Turner turnerfp@yahoo.com Uptown Properties Chris Shepard P.520-204-6727 2830 NW 29th Portland, 97210 www.uptownpm.com Voss Property Management Richard Voss, P.503-546-7902 6110 N Lombard St. PDX, 97203 Titus & Associates Insurance & Financial Srvs Tim Titus P.971-224-5961 ext. 4820 Our Apartment Owners Insurance Program is unlike the Competition http://www.titusins.com Email: titus@titusins.com
RADON
Soil Solutions Environmental Services Radon Testing and Mitigation Phone: 503-234-2118 info@soilsolutionsenvironmental.com soilsolutionsenvironmental.com
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:RENTAL ALLIANCE UPDATE Marchy 2015
REAL ESTATE SALES
Hal’s Construction Inc. Brian King, P.503-656-4999 20666 S HWY 213 Oregon City, OR 97045 www.halsconstruction.com halspave@easystreet.net
Bluestone & Hockley Real Estate Services Cliff Hockley P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219
SEWER
Chris Anderson John L. Scott Real Estate P. 503-783-2442 503-783-2442 chrisanderson@johnlscott.com
Soil Solutions Environmental Services Sewer inspection and repair Phone: 503-234-2118 info@soilsolutionsenvironmental.com www.soilsolutionsenvironmental.com
Denise L. Goding Keller Williams Realty P.503-336-6378 C.503-799-2970 www.denisegoding.com
SMALL BUSINESS SUPPORT From Here 2 There Helping solve business challenges to reach your goals. Ami Stevens, P.503-407-3663 astevens@fromhere2there.com
Elizabeth Carpenter CRIS Principle Broker P.503-314-6498, F503-882-8680 Liz@lizcrei.com, www.lizcrei.com
STRIPING
HFO Investment Real Estate Greg Frick, P.503-241-5541 1028 SE Water Ave, STE 270, Portland 97214 www.hfore.com Premiere Property Group LLC Jim Lutz Phone: 503-297-7101 ~ Fax: 503-291-7851 Web Site: www.jimlutzccim.com E-mail: contactjimlutz@gmail.com
Benge Industries Parking Lot Maintenance Services Corey Wilkerson P.503-803-1950 corey@bengeindustries.com
TELEPHONE
Comcast Business Services Telephone, Internet, Cable & TV Srvs Dave Dronkowski P.503-957-4186 E-mail: dave_dronkowski@cablecomcast.com
WATERPROOFING / CONCRETE REPAIR
The Garcia Group Ron Garcia, P. 503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239 www.4-homes.com
RESTORATION/RECONSTRUCTION Eaton General Construction CB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette Valley P.503-427-2671, Em.503-822-5539 www.restorationportland.com Rental Housing Maint Svcs Gary Indra,P.503-678-2136 Fully Licensed to do it all Garyindra@rentalrepairs.com www.roofpdx.com
ROOFING
Real Estate Roofing Service Lynne Whitney, P.503-284-5522 Free Inspections, ReRoof and Repairs. www.realestateroofing.com
SEAL COATING
CCB# 34434
Benge Industries Parking Lot Maintenance Svcs Corey Wilkerson P.503-803-1950 corey@bengeindustries.com
D&R Waterproofing, Inc. Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd. Milwaukie, OR 97222 www.drmasonry.com
WINDOWS / STORM WINDOWS Goose Hollow Window Co Inc Mary D. Mann P.503-620-0898 Energy Trust Trade Ally marymann@goosehwc.com goosehwc.com
CCB# 53631
CCB# 163427
CCB# 149575
While the Rental Housing Alliance Oregon accepts advertising at face value, it cannot endorse the advertiser or otherwise guarantee the quality of the products or services being advertised. Such guarantees, written or implied, are solely the responsibility of the advertiser.
Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon
www.rhaoregon.org
Mon-Fri 8am to 5:00pm 1205 NE 33rd l Portland OR 97232 503.281.2100 - p l 503.281.5644 - f
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rental housing alliance oregon
PRSRT STD US POSTAGE PAID PORTLAND, OR PERMIT NO. 655
10520 NE Weidler Portland, OR 97220
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