April 2026
A newsletter published by the Rental Housing Alliance Oregon
rha est. 1927
www.rhaoregon.org In this issue:
RHA Calendar of Events.................................page 2 Tips for “Smart Landlording....................page 3 Landlording 101...............page 4 Dear Maintenance Men..................................page 5 Avoid Multi-Family Hurdles...........................page 7-8 Vendor List ....................page 11 TVFR Safety Flyer.. Back Cover
Oregon State Legislative Session for 2026 is over, now what? Join RHA on April 15, 2026 at 6pm for a dinner meeting with RHA Lobbyist Cindy Robert and Landlord Attorney Charles Kovas to discuss what took place, what new laws landlords have to face and more! See page 2 for more information.
Rental Housing Alliance Events & Classes DATE
EVENT
LOCATION
TIME
4/8
Board of Directors Meeting
Hybrid
4:00pm
4/15
RHA Oregon Dinner Meeting
Old Spaghetti Factory- Bancroft
6:00pm
4/23
Mentor Round Table
Zoom Meeting
6:00pm
5/13
Board of Directors Meeting
Hybrid
4:00pm
5/16
Mentor Round Table
Zoom Meeting
11:00am
DATE
CLASSES
LOCATION
TIME
INSTRUCTORS
4/7
Online Tenant Screening Class
Webinar
11:00am
Marcia Gohman w/ National Tenant Network
4/23
Online Tenant Screening Class
Webinar
7:00pm
Marcia Gohman w/ National Tenant Network
4/25
Landlording 101 Session 1
Hybrid
9:00am
Mark Passannante w/Broer & Passannant P.S
5/5
Online Tenant Screening Class
Webinar
11:00am
Marcia Gohman w/ National Tenant Network
5/21
Online Tenant Screening Class
Webinar
7:00pm
Marcia Gohman w/ National Tenant Network
INFORMATION
Interested in registering for the National Tenant Network class? Email mgohman@ntnonline.com or call 503/635-1118 to register. To register for any of the RHA offerings visit rhaoregon.org. Keep an eye on the rhaoregon.org calendar as it is being updated daily with new classes and events. Please visit rhaoregon.org for more information on classes: https://rhaoregon.org/calendar/ MARK YOUR CALENDAR RHA OREGON’S ANNUAL PICNIC IS SCHEDULED FOR WEDNESDAY AUGUST 19, 2026
April 2026 Dinner Meeting Wednesday April 15, 2026 6:00pm-8:30pm At the Old Spaghetti Factory 715 S Bancroft Street Portland, OR 97239 Speakers: Charles A Kovas Law Firm, Charles Kovas RHA Oregon Lobbyist Cindy Robert Join us for a update on what took place this 2026 Legislative Session, what new laws are in place and how to go about utilizing them. $30.00 per member when registered by Friday April 10, 2026 $40.00 per member when registered after end of business day Friday April 10, 2026 Visit rhaoregon.org to register Menu Options AvailableSpaghetti with Browned Butter and Mizithra Cheese -ORZesty Sausage served with our from scratch Rich Meat Sauce over Spaghetti -ORA seasoned breast of chicken with a Mushroom and Marsala Wine Sauce. Served alongside Spaghetti with Mizithra Cheese & Browned Butter All Main Course menu items also come with Fresh Garden Salad with Creamy Pesto dressing, warm fresh out of the oven bread and garlic butter, and Rainbow Sherbet 2 RENTAL ALLIANCE UPDATE April 2026
www.rhaoregon.org
Tips for “Smart Landlording” by Teresa Billingsley
Are you new to owning rental property and do not have a clue how and where to start? Or are you a property owner who has been in the field awhile and are seeking suggestions how to improve on your business and make it more profitable and productive? If you fall into either of these two categories, then the information you are about to read will be of great benefit to you. If you exercise wisdom and develop fifteen areas involved in the process you will avoid many situations that could have otherwise led to headaches and lawsuits. 1.
Educate Yourself
Learning should be an ongoing process. As legislation and rules relating to our business are constantly changing, we need to adapt and change with it. Our best resources for training material are the Apartment Owners Association of California (AOA), Fair Housing, City Hall; the Chamber of Commerce, the internet; landlord/tenant question and answer sites, books with forms and easy step-by-step instructions written by reputable lawyers or other professionals who have been in the business a long time, attorneys, networking with other property owners, advice hotlines, and seminars and conferences. If you join a good apartment association, they can provide access to all of those resources. 2.
Create an Application Procedure
This provides directives to warn prospective tenants what will delay, impede, and cancel the processing of their applications. For example, incomplete or illegible applications are problematic and will waste time if you allow them to. Other issues you want to address are to advise prospective tenants that anything submitted will not be returned, so it is wise not to give you their original and only copy of something. It is the applicants’ responsibility to contact their references and tell them to avail themselves to you and your staff. Their authorization gives you permission to verify their information in person, by mail and phone, how much you charge for credit checks or application processing and what is refundable or non-refundable. 3.
Develop and Adhere to a Resident Selection Criteria
Basically, it is your written policy that clearly lays out who you accept and reject, how they qualify and what will get them denied. Your resident selection criteria and application procedure, if well written and conforming to the law, is your best deterrent www.rhaoregon.org
for scammers. As long as they are followed, these active sets of rules reinforce the notion that you treat everyone equally. The landlords who don’t keep up or stay current by using these documents become the ones who are vulnerable to professional tenants looking for an easy mark to take advantage of. Plenty of landlords open themselves up as prey, and con artists would rather go to them than deal with you if you present yourself professionally. So consider it a blessing when these people do not return or want to complete an application. You are highly susceptible to accusations of discrimination without both of these documents. If you are ever investigated for discrimination, these are two of the first things requested of you. If you do not have them, it makes it more difficult to dispute the allegation. An unwritten policy is easier to challenge than one you supply in writing to all applicants and follow routinely. 4.
Perfect Your Advertising
Did you know that there are many words that are still commonly used in ads that are considered highly prejudicial and discriminate against protected classes? Contact your local Fair Housing office and obtain the list of these words and other free pamphlets and flyers they have available to help educate you. You must treat people the same and with the right arsenal of knowledge, you can steer clear of lots of problems. Do not promise something you cannot deliver; it is false advertising. I was taken aback reading an ad last week that offered “crime-free” and “nice quiet neighborhood.” These are things you have no control over and it provides an expectation to the renter who will try to withhold rent because their car was broken into or because a neighbor’s dog barks too much. Tenants are constantly scheming and trying to find ways NOT to pay you. Make sure your actions don’t contribute to their plans. 5.
Be a Polished Professional
Help guide your applicants and tell them what to bring. You do not want to waste time so it is to everyone’s benefit if you tell them what they need and approximately how much time they should anticipate it will take to see the property and complete an application. (continued on page 9) 3 RENTAL ALLIANCE UPDATE April 2026
LANDLORDING 101
SESSION ONE SESSION TWO Saturday April 25, 2026 @ 9:00am -1:00pm Saturday September 19, 2026 @ 9:00am -1:00pm Hybrid Seminar/Both In-Person and via Zoom Hybrid Seminar/Both In-Person and via Zoom Fair Housing, Application, and Rental AgreementAddendums, Managing and Terminating Tenancy
Landlording 101 will give you a deeper understanding of rental housing law, how the laws work from the landlord’s and the tenants’ perspectives, better management strategies, a book of sample forms and notes for all of the questions you always wanted to ask an attorney, and a lot more you’d never thought of. A booklet will be provided, along with light snacks and beverages. COST: $45 Member, $75 Non-member (per seminar) AT: Hybrid Seminar/ Both In-Person & via Zoom The RHA Conference Annex 10530 NE Weidler St Register by: Portland OR 97220
Taught by Landlord Attorney Mark Passannante
Visiting: rhaoregon.org Emailing: Info@rhaoregon.org Calling: (503)254-4723 ext 103
With Broer and Passannante P.S
~ Four Continuing Education credits are available per seminar ~ Deadline for refund/credit or cancellation of registration is up until 48 hours prior to the date and time of the class/seminar. Up until 48 hours prior you will be refunded 100% of the cost to attend. If a registered guest/member does not cancel and/or does not show to the scheduled class/seminar the registered guest/member will be required to pay the full amount of the class/seminar. All registrations are non-transferable. Those with prior registrations to the class/seminar will be seated first. Walk-ins will only be accommodated once the class has started and only if space is available. Registered attendees who arrive 15 minutes after the start of the class/seminar be aware that your chair may be filled. Our venues do have a limited capacity; therefore at times registration to an event may close prior www.rhaoregon.org to the event. 4 RENTAL ALLIANCE UPDATE April 2026
Dear Maintenance Man by Jerry L’Ecuyer & Frank Alvarez
Dear Maintenance Men: I am about to refinish hardwood floors at my unit. However, I also want to install new floor tile in the kitchen. I don’t want to land up with floor thinset and grout all over my newly refinished wood floors. Which do I do first? Ingrid Dear Ingrid, The hard and fast rule for all remolding work is, do the dirty work first. Your instinct is correct. The second rule in remodeling is work from the ceiling down to the floor which means, flooring of any kind should be the last phase or trade to be performed. This is just something to remember if you are considering doing more than flooring. Demo your existing flooring at the areas you will be installing tile, remember to remove the existing baseboard (do not try and save it) and make sure your contractor terminates your new tile evenly to “butt up” to your future wood floor at all open doorways or transitions. We hope this helps answer your question and reinforces your instinct. Dear Maintenance Men: I have a residence built in the early 60's. It has original cast iron drains. The last time I had a clog, my plumber said cast iron pipes have a 50-year life expectancy. During the auguring process he said they felt rough inside and may backup more frequently. Last year we replaced a ruptured pipe with a plastic pipe. The main drain, part of which is above ground, is rusty and tends to flake away. What are the possibilities for this situation - replace when they fail, replace before they fail, reline the pipes to prevent trouble, or some other option? Long term, what makes sense financially? Korey Dear Korey: We recommend calling a plumbing company that specializes in sewer pipe inspections using a camera snake. The camera snake will be able to tell you the actual condition of the pipe and where there are trouble areas, breaks and clogs etc. The snake will be able to pinpoint the location, depth and direction of the sewer line. If part of your system is failing now, chances are the rest of the sewer line is not far behind. The best solution to a damaged or broken sewer line is to replace it with a new pipe. However, this is not always an easy or cost-effective solution. The distance to the city sewer may be too great or extensive landscape or property damage may result from the re-piping. If replacing the pipe is not viable, consider using a pipe liner as www.rhaoregon.org
preventive maintenance or repairing a damaged pipe. The cost to reline a pipe is approximately $130-$150 a foot with a 50-year warranty. Balance this cost against the cost of trenching in a new line with landscape repairs and down time. A pipe liner will be as strong as the original pipe. Dear Maintenance Men: I hear a soft “pisssst” sound in the walls. My husband says it might be a gas leak; I think it is a water leak. Now to complicate things, we don’t smell gas and we don’t see any water. Could this sound be anything else? Julia Dear Julia: You have our condolences, but it could be worse. At least it is not a slab leak! The chances of the sound being a gas leak are slim as the gas is under low pressure. The chance of smelling rotten eggs on the other hand would be high. Our guess would be your issue is a water leak. The possible reason you are not seeing any water evidence is that the leak is very small and the water is atomizing as it is leaving the pipe. The atomizing action is aided by the fact that the pipe is most likely a hot water pipe and the water is turning into steam. Because the pipe is making noise, this should help in locating the leak. Once you locate the source of the leak, open the wall large enough to complete the repairs and leave the wall open for a few days or until all the moisture is gone. Bio: If you need maintenance work or consultation for your building or project, please feel free to contact us. We are available throughout Southern California. For an appointment, please call Buffalo Maintenance, Inc. at 714 956-8371 Frank Alvarez is licensed contractor and the Operations Director and co-owner of Buffalo Maintenance, Inc. He has been involved with apartment maintenance & construction for over 30 years. Frankie is President of the Apartment Association of Orange County and a lecturer, educational instructor and Chair of the Education Committee of the AAOC. He is also Chairman of the Product Service Counsel. Frank can be reached at (714) 956-8371 Frankie@ BuffaloMaintenance.com For more info please go to: www.BuffaloMaintenance.com Jerry L'Ecuyer is a real estate broker. He is currently a Director Emeritus and Past President of the Apartment Association of Orange County and past Chairman of the association’s Education Committee. Jerry has been involved with apartments as a professional since 1988.
FIND EVICTIONS STRESSFUL?
503-‐242-‐2312
Full FED Service First Appearances evict@landlord-‐solutions.com Small Claims
5 RENTAL ALLIANCE UPDATE April 2026
6 RENTAL ALLIANCE UPDATE April 2026
www.rhaoregon.org
Avoiding Multifamily Hurdles Before They Occur bby Gregory Lozinak of Grace Hill
One of the most significant multifamily challenges can be a weather event or another type of disaster. Failure to have a strategy in place can create chaos and confusion. The worst mistake any organization can make is not to have any defined emergency plans in place. While challenges in the multifamily industry are inevitable, owners and operators can implement strategies to stay ahead of the game and overcome their effects. Anyone involved in the multifamily industry has witnessed the unique challenges this sector presents. Multifamily plays a vital role in providing housing solutions for individuals and families, which means the stakes are high, and the industry is not without its hurdles. A lack of preparation can lead to disaster or even tragedy. One of the most significant challenges can be a weather event or another type of disaster, and failure to have a strategy in place can create chaos and confusion. This can significantly and severely impact the outcome of any emergency. Another hurdle is the changing regulatory environment. Laws and regulations regarding resident rights, fair-housing practices and building codes can vary from state to state and are subject to change on the fly. Staying compliant with these regulations can be a daunting task. The potential for resident disputes and conflicts, whether it’s complaints, maintenance issues or disagreements over lease terms, is always present. Managing these relationships requires skill, diplomacy and timeliness to maintain a community’s reputation and ensure resident satisfaction. Financial considerations also pose a constant challenge in the industry. Even modest missteps can quickly turn costly and further damage reputation. It’s likely not a matter of “if” properties will face these risks, but rather “when.” The potential for resident disputes and conflicts, whether it’s complaints, maintenance issues or disagreements over lease terms, is always present. The Consequences of Missteps When it comes to disasters, the lack of a solid set of policies and procedures can result in injury, fatalities and greater property damage and related costs. A
comprehensive disaster strategy reduces risk and protects lives. Failure to comply with regulations can result in fines, legal action and potentially more turmoil. Unresolved resident disputes can generate negative reviews, which significantly affects the reputation of a community and harms an onsite team’s ability to generate quality leads. Financially, missteps can lead to legal fees, court settlements and increased insurance premiums, all of which quickly affect net operating income. It is vital to recognize that the consequences of these missteps extend far beyond the immediate financial impact and can erode the long-term success of a portfolio. Fortunately, owner and operators can take proactive measures to reduce costly risks. Proactive Measures for Potential Hurdles The worst mistake any organization can make is not to have any defined emergency plans in place. This is a recipe for disaster in any situation. Taking proactive measures to safeguard properties and protect residents is essential. This is accomplished by implementing a comprehensive risk-management strategy that can minimize the likelihood of encountering hurdles and mitigate the impact when they do arise; • Build a strong foundation of policies: One of the first steps is establishing a solid foundation of policies. These should outline clear guidelines for all activities in the community, including resident communication and team protocols. Well-documented policies set expectations for both residents and teams, reduce the potential for misunderstandings ensure consistency throughout operations. • Ongoing training for teams and residents: Providing ongoing, regular training sessions helps make certain that everyone is aware of the latest regulations, best practices and procedures for addressing common challenges. By investing in professional development, teams are empowered to navigate hurdles and make informed decisions effectively. Property teams also need to continually train residents on disaster preparedness and the community’s plan for any incidents. (continued on page 8)
www.rhaoregon.org
7 RENTAL ALLIANCE UPDATE April 2026
Avoid Multi-Family Hurdles CONTINUED FROM PAGE 7
• Easy access to policies and procedures: The potential for risk increases if teams find it difficult to locate the required information for any incident or issue they encounter. Policies and procedures should be available electronically and readily accessible from any device. This method also pushes updates company-wide, so associates don’t miss important changes. • Establish a chain of communication: When it comes to disasters, property managers need to be able to establish contact quickly and know how to contact. Creating a chain of communication saves valuable time and makes disaster management more effective. Make sure the established system is clear and all team members know their roles and responsibilities. • Support for compliance and mitigation: It is crucial to have support for compliance and risk mitigation efforts. Regular audits to assess adherence to policies, maintaining open line of communication to address concerns promptly and partnering with legal and insurance professionals who specialize in multifamily, are helpful steps to boost compliance and assessment. It is also crucial to monitor on-property activity to identify and address potential issues before they escalate. Strategies for Staying Ahead While multifamily challenges in the industry are inevitable, owners and operators can implement strategies to stay ahead of the game and overcome their effects; • Embrace technology: Using technology streamlines operations and enhances efficiency in managing policies, procedures and properties. Management software and services can automate many repetitive and high-risk tasks, which can mitigate errors and improve resident satisfaction. Digital communication tools facilitate effective outreach efforts, mitigating potential confusion. • Foster a culture of open communication: Encouraging open communication between associates and management, as well as residents and teams, is essential for identifying and addressing potential issues early on. Establish channels for residents to voice their concerns, whether it’s through online portals or regular meetings. Do the same for employees company-wide. Fostering a culture of open communication creates a supportive 8 RENTAL ALLIANCE UPDATE April 2026
environment that minimizes the likelihood of conflicts escalating into major hurdles. • Stay informed and adapt: The regulatory landscape in the multifamily industry is constantly evolving. Stay informed about changes and adjust policies and procedures accordingly. Failure to comply with regulations can carry heavy financial penalties in some cases. After updates to policies it’s important to follow up with teams to make sure they know and understand the changes. • Employ third party services: Creating and updating policies and procedures, as well as the related training, can be a monumental task, and mistakes are possible for those unfamiliar with the process. Consider the use of an organization experience in knowing the changes, crafting the needed policies and keeping employees informed. By building a strong foundation of policies, providing ongoing training and seeking continued support for compliance and risk mitigation, owners and operators can stay ahead of the game and guard against risks. Embracing technology, fostering open communication and staying informed about industry changes are additional strategies to ensure long-term success. Even the smallest misstep can have significant consequences, so it is essential to prioritize risk management and take the necessary steps to safeguard operations. Gregory Lozinak is the senior vice-president of account management at Grace Hill, joining the team in 2023. Having spent most of his career as a senior operations executive, Greg has a strong track record in commercial and multifamily real estate investment management, delivering abovebenchmark investment returns. Grace Hill partners with clients to protect their multifamily business and prepare their employees to succeed. Armed with the industries most robust learning platform and training catalog, Grace Hill clients are able to provide the highest standard of service to both residents and employees. Our comprehensive customer support and innovative solutions to complex business problems reassure clients that no matter what challenges they encounter, Grace Hill will help them move forward. Let’s move forward together. Contact Grace Hill at 866.472.2344.
www.rhaoregon.org
Smart Landlording
CONTINUED FROM PAGE 3
Do not rush; take your time to do it right. Look for inconsistencies. All intended occupants are to show up for you to meet in person, and every adult and emancipated minor must complete an application and pay the application/credit check fee. The names of all occupants must be listed on each application, so there is no question as to who will be allowed to live there. If anyone needs a translator, they are responsible to provide one with valid photo identification to sign the application or another paper stating who they are and for whom they translated. 6.
Invest in a Good Camera/Video Recorder
It is highly recommended to record the conditions of your property before and after someone moves in. The ability to save a large volume of pictures on a memory card or flash drive is so inexpensive that there is no excuse to not do this. Judges are becoming less patient with property owners who fail to take simple steps to prevent the “she said-he said.” Photos along with a move-in/move-out checklist signed by you and the tenant make it clear as to the condition of the property before and after one’s tenancy. 7.
Document, Document, Document
Keep good notes during each phase of processing the applicant. Unless you have a photographic memory, it is difficult to recall what was said, action that was taken, and reasons why you rejected an applicant unless you have kept a paper trail. Another issue often overlooked is to get into the habit of sending a rejection letter. Use your resident selection criteria, application procedure and tenant rejection notice to legally reject people because you can also be sued if you fail to deny an applicant legally. 8. Exercise Thorough Techniques During the Investigative Period Due diligence is lacking in this business, but there is no excuse to be sloppy. It opens the door for litigation from professional tenants. They know the rules better than we do and we need to change that. Stop being lazy and visit the applicants’ current residence where you may discover crucial information you need to know. Is the address even legitimate? How well are they taking care of the place they reside in now? What do their neighbors say about them and are they happy the applicants
are leaving? Call all the references and test their truthfulness. Change a piece of information you read about the applicant and see if they correct you or go along with the distortion. For example, “He says you are his cousin and he has known you his whole life.” In actuality, the application may truly read the reference as a former co-worker he has known for three years. Assess the credibility of the references and see how honest they are. 9.
Use a Well-Rounded Lease/Rental Agreement
Not all leases and rental agreements are created equal. You want one that is up-to-date and addresses all your concerns. This is the deciding factor on all the terms of your landlord/ tenant contract. Does it address subletting, does it put a cap on attorney fees, have a smoke-free stipulation if required? Does it address mold, lead based paint, parking, when rent is due, late fees, occupants versus visitors, how to end the tenancy, security deposits, noise, pets, criminal activity, or circumstances specific to your situation, property or area? Choosing an out-of-date rental agreement could be a costly mistake. 10.
Send New Tenants a Welcome Letter
Use it for a two-fold purpose. Welcome them with a small gift and remind them of pertinent stipulations in their lease (when rent is due, where to send payments; to report repairs in writing, etc.). Most renters seldom read their contracts after signing them unless they are looking for clauses to get out of their agreement. A short letter can go a long way to helping them feel comfortable and encourage them to stay. A gift of address labels or twelve months of self-addressed, stamped envelopes may provide an incentive for them to use those handy labels and envelopes, and stick around long enough to get more. It also serves as a convenience and extra boost that saves them time and money to get their rent checks in to you early. 11. Make Necessary Repairs and Handle Complaints in a Timely Manner It is not uncommon to receive calls for repairs the first month, especially for units you never resided in. You have no idea what repairs the prior tenants may not have reported to you until someone else moves in and discovers them. (continued on page 10)
www.rhaoregon.org
9 RENTAL ALLIANCE UPDATE April 2026
Smart Landlording
CONTINUED FROM PAGE 9
Also, hire professionals who mirror and follow your company code of ethics and conduct; will not steal or tamper with tenants’ personal property, flirt or annoy them, make a mess the residents have to clean up, and be rude or nosey. 12.
Join the Apartment Owners Association near you.
These organizations have access to legal advice, up-todate forms, a team of advisors who are able to answer your questions, a publication with pertinent information, ongoing educational seminars, training classes, low-cost credit and eviction checks and people who know the business well in all avenues of the trade we are in. All starting at $175 annually, which is only $14.59 per month. (EDITIOR EDIT) 13.
Create and Implement an Evaluation Form
Thank your tenants for staying and ask them how they are doing. I like the form to address all the most common excuses tenants try to use in court as to why they stopped paying their rent (issues involving their safety, privacy, attention to their concerns, repairs, courtesy, and comfort). Good evaluations hinder them from going into court and effectively complaining about what a dump you have and how you never make the repairs they reported. If they ever tried, you could wipe out the evaluations and say, “Oh really? Your honor, we strive to treat our residents well and equally. It is our policy to ask them to fill out evaluations and he was always happy with the place. He even said he would refer other tenants,” and then hand the judge your evidence. 14. Decide Between Nominal Fees to Reward or Expensive Legal Costs How would you like your time and money spent? Do you want to pay for costly letters, attorney fees, court costs, collection and recovery expenses; to serve notices, make repairs, advertising, interviewing prospects, and waiting for court dates while they live in your place rent free and cause aggravation and damage? Or you can try an alternate route many landlords fail to consider-why not go out of your way to keep your investors happy? Set your rent at competitive prices and they will see that they have a great deal where they are. Respond to complaints and make repairs in a timely fashion and be better
10 RENTAL ALLIANCE UPDATE April 2026
than the norm and an asset to the profession. Fix it so that any reasonable person would be out of their mind to want to leave. We own a business and they are our customers. When tenants call, ask yourself, “ Is this a reasonable complaint? How would I want to be treated if the situation were reversed?” and handle it accordingly. Offer incentives for paying their rent early or on time. Give them gifts for being a resident in good standing every six months or yearly – you decide. Have a monthly drawing at no cost to them with all the names of tenants who paid rent early or on time. Get creative – you can come up with all kinds of ways to stimulate morale and encourage them to pay rent early or on time and want to stay. Happy tenants who remain in your rentals save you much aggravation and costs. 15.
Avoid Unnecessary Move-Outs
How do you want this arrangement to end - on a positive or negative note? It is up to you. Whatever you do, follow the law or cases you may have otherwise won may cause you to pay punitive damages. I operate under the motto, “Treat others as you want to be treated.” Reasonable and responsible tenants have legitimate requests that should be honored. They want their privacy respected, a clean home, safe environment, peace, to be treated fairly and equally, to have their concerns taken seriously and pay affordable rent. At the end of the day, you should make it your mission to satisfy your customers (tenants), reduce the level of complaints, try to avoid taking court action, develop loyal/ repeat renters, establish good rapport, prevent making mistakes that could be costly, stay abreast of new changes and trends and never be satisfied with the knowledge you have always being open to learn more. This trade is a great way to earn money if you operate with excellence and treat people right.
Teresa Billingsley is a published writer, homeowner, owner of rental property for over 20 years, and proud member of AOA.
www.rhaoregon.org
RENTAL HOUSING ALLIANCE OREGON-VENDOR MEMBER LIST CATEGORY
COMPANY
CONTACTS
PHONE
1031
1031 Capital Solutions
Richard Gann
rick@1031capitalsolutions.com
(503)858-7729
Accounting
Balancing Point, Inc.
Sandra Landis
s.landis@balancingpt.com
(503) 659-8803
Accounting
Cobalt P.C.
Adam Abplanalp
adam@thecobaltgrp.com
(503)239-8432
Attorney
Broer & Passannante, P.S
Mark Passannante
markgpassannante@gmail.com
(503) 294-0910
Attorney
Charles A Kovas Law Firm
Charles Kovas
Charleskovaslaw@gmail.com
(503) 504-0639
Attorney
Law Office of Joe Kaufman
Joe Kaufman
jqkaufmanlaw@gmail.com
(503)722-3850
Contractor
Clear Water Construction Services
Dale Hosley
daleh@cwcsnw.com
(503)974-6654
Contractor
Rental Housing Maintenance Services
Gary Indra
garyindra@rentalrepairs.com
(503) 678-2136
Energy
TRC supporting Energy Trust of Oregon
Maren McCabe
maren.mccabe@lmco.com
(877)510-2130
Evictions
Action Services
Wally Lemke
wally@wallylemkellc.com
(503) 244-1226
Evictions
Landlord Solutions
Sam Johnson
sam@landlord-solutions.com
(503) 242-2312
Flooring
Contract Furnishings Mart-Portland
Patrick VonPegert
Patrick.Vonpegert@CFMfloors.com
(877) 656-5232
Flooring
Contract Furnishings Mart-Beaverton
Nicole Dehaan
Nicole.Dehaan@CFMfloors.com
(503) 207-5230
Flooring
Contract Furnishings Mart-Clackamas
Robin Day
robin.day@CFMfloors.com
(503) 656-5277
Flooring
Contract Furnishings Mart-Gresham
Roger Harms
Roger.Harms@CFMfloors.com
(503) 328-7260
Flooring
Contract Furnishings Mart-Hillsboro
Rebecca O'Neill
Rebecca.Oneill@CFMfloors.com
(503) 716-4848
Flooring
Contract Furnishings Mart-Tigard
Jim Path
Jim.Path@CFMfloors.com
(503) 542-8900
Flooring
Contract Furnishings Mart-Tualatin
Brett Tohlen
brett.tohlen@cfmfloors.com
(503)471-9910
Garage Doors
ProLift Garage Doors of Portland
James Ball
jball@proliftdoors.com
(503) 308-6096
House Mover
Emmert Development Company
Terry Emmert
twemmert@emmertintl.com
(503) 655-9933
Insurance
Stegmann Agency
John Sage
john.lstegmann@farmersagency.com
(503)667-7971
Landscaping
Oregon Tree Care
Damien Carre
info@oregontreecare.com
(503)929-9437
Lighting
Kay L Newell LLC
Kay Newell
kay@sunlanlighting.com
(503) 281-0453
Mold
Real Estate Mold Solutions
Lynne Whitney
lynne@realestateroofing.com
(503) 284-5522
Pest Control
Northwest Pest Control
Bruce Beswick
nwpestcontrol@aol.com
(503) 253-5325
Property ManagerAction Management, Inc.
Wendy Samperi
actmgtinc@gmail.com
(503) 760-4026
Property ManagerDolphin Real Estate LLC
Loren Joling
loren@drellc.us
(541)272-1967
Property ManagerEdgewater Urban Properties
Elizabeth Russell
edgewaterurbanprop@gmail.com
(503)807-5510
Property ManagerGateway Property Management
Jerad Goughnour
jerad@gatewaypdx.com
(503) 789-3212
Property ManagerMicro Property Management
Jeannie Davis
jeannie@micropropertymgmt.com
(503)688-8298
Property ManagerPURE PM Oregon
Amy Oberholtzer
aoberholtzer@purepm.co
(503)280-0241
Property ManagerReal Property Management Solutions
Tim and Angela Hayes angelahayes@realpmsolutions.com
(503) 929-6056
Property ManagerThe Alpine Group
Tiffany Laviolette
tiffany@alpinepdx.com
(503) 816-5862
Property ManagerTouchstone Property Management
Doug Moe
doug@touchstonepdx.com
(503)737-9148
Property ManagerUptown Properties
Nicole Corwin
nicole@uptownpm.com
(503)961-5394
Real Estate
Mark Meek
markmeek@avidexecs.com
(503)320-6148
Avid Real Estate Executives
Real Estate
Dolphin Real Estate LLC
Loren Joling
loren@drellc.us
(541) 272-1967
Real Estate
Fairfield Realty
Jennifer Fairfield
jennifer@fairfieldrealty.info
(541)238-5532
Real Estate
Premiere Property Group LLC
Denise Goding
denisegoding@gmail.com
(503) 336-6378
Restoration
Cameron Restoration
Paul Cameron
paul@paintamerica.net
(360)228-1892
Restoration
Water Bear Restoration
Jake Ramirez
jake@waterbearinc.com
(503) 554-0417
Roofing
Real Estate Roofing & Mold Solutions
Lynne Whitney
lynne@realestateroofing.com
(503) 284-5522
Tenant ScreeningNational Tenant Network
Marcia Gohman
mgohman@ntnonline.com
(503) 635-1118
Utilities
City of Gresham
Jessica Harper
rentalinspection@ci.gresham.or.us
(503)618-2252
Waterproofing
DHC Inc. (Block 219)
Trilby Randall
trilbyhaney@yahoo.com
(503)989-8114
Windows
Goose Hollow Window Company, Inc.
Mary Mann
marymann@goosehwc.com
(503) 620-8608
* RHA Oregon values our Vendor Members, the goods and services provided to our membership, their participation in our association, and their continueed support. RHA Oregon cannot, however, warrant or guarantee the quality of goods and /or services provided by Vendor. www.rhaoregon.org
11 RENTAL ALLIANCE UPDATE April 2026
Escape Planning & Safe Exiting
Monthly FireMonthly Safety Tip Safety Tip For Multi-Family Housing
Would you know what to do if your smoke alarm went off at 2 am in the morning? Creating and practicing a escape plan can increase your chances of exiting quickly in the event of a fire or emergency. It is important to include your entire family in the planning process and to then practice your plan. Tips to Remember for Your Escape Plan: Ensure your smoke alarm(s) are working. Plan at least two ways out of each room. If you are on second story, consider purchasing an escape ladder. If you do not have one, stay at the window and yell for help. Designate a meeting place for you and your family. Call 9-1-1 from a neighbor’s home. Teach children to never hide during a fire– they need to get out and stay out. Plan, practice and double check your escape plan.
Tualatin Valley Fire & Rescue 503.649.8577
12 RENTAL ALLIANCE UPDATE April 2026
Considerations for Safe Exiting: Evacuating quickly and efficiently is key in the event of a fire or emergency at your complex.
Keep hallways and traffic paths free and clear so firefighters can reach your unit quickly and not be blocked by items. For more fire safety tips, visit www.tvfr.com