SEPTEMBER 2012
THE RENTAL HOUSING ASSOCIATION of Greater Portland
2012 SEPTEMBER
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Oregon Apartment Association, Inc. WWW.RHAGP.ORG
UPDATE INDEX RHAGP Dinner Meeting Upcoming Events
3 4
President’s Message
5
Thank You Sponsors
6
The Price of Discrimination
7& 9
Windows and Children
7
Dear Maintenance Men
10-11
Preferred Service Guide
12-14
Upcoming Classes
15
Affordable Membership
15
Understanding Evictions Landlording 101
16 17
Ask the Expert
18
Prison for Lead Paint Violation
19 & 22
Important Issues for Multi-Family Investors 20-21 City Appoints Goughnour
22
Stop by the RHA office and take a look at our NEW SIGN!
Dinner Meeting at the Stockpot on September 19th with Attorney at Law Mark Passannante speaking on “Habitability and Your Rental” see page 3 for more details.
www.RHAGP.org
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RHAGP UPDATE
SEPTEMBER 2012 Wednesday, September 19th 6pm
WHEN
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RHAGP DINNER MEETING
SPEAKERS
STOCKPOT 8200 SW Scholls Ferry Rd. Beaverton, OR 97008
WHERE
5:15 p.m. Membership Orientation Meeting and Doors open
Habitability and Your Rental
++++Door Prizes and Money Pot++++
The landlord’s primary duties are to provide habitable premises.
ORIENTATION
Habitability covers: 1. Weather tightness, 2. Plumbing, 3. Water and sewer, 4. Heat, 5. Electric, 6. Safety and Cleanliness, 7. General repair. What does this mean to you as the owner or manager? Mark Passannante, attorney and RHAGP pastpresident, will explain what your obligation is and what happens when your unit doesn’t meet habitability standards. Affiliate Speaker- Sandi Swinford, Associated Mortgage 5:30pm- Ask the Expert, Dave Hakimoglu, Maintenance Manager Sperry Van Ness-Bluestone and Hockley
Dinner Buffet $26.00 Garlic and Rosemary Braised Brisket of Beef with Extra Virgin Olive Oil and San Marzano Tomatoes Mediterranean Breast of Chicken Over Creamed Orzo Penne Pasta Primavera with Classic Alfredo Sauce Tuscan Green Beans with Bacon, Shallots and Roasted Garlic Classic Caesar Salad and Roasted Garlic Croutons Selection of Fruits
If you are a new member, or just want to learn more about RHAGP, you should attend our orientation at 5:15pm before every dinner meeting. Meet board members who will discuss the numerous benefits attributed to being a part of our landlord advocacy group.
DIRECTIONS STOCKPOT 8200 SW Scholls Ferry Rd. Beaverton, OR 97008 From DOWNTOWN Portland- take US26 W toward the Zoo. Merge onto OR217S via Exit 69A towards Beaverton/ Tigard. Take the Hall Blvd exit, Exit 4A. Turn left onto SW Hall Blvd. Turn left onto SW Scholls Ferry Road- 210 to 8200 SW Scholls Ferry Rd is on the right. FROM SOUTH OR NORTH ON 1-5From I-5 Merge onto OR-217N toward Tigard/ Beaverton. Take the OR-210/ Scholls Ferry Road exit, Exit 4. Turn right onto SW Scholls Ferry Rd/OR-210 Stockpot at Red Tail Golf Course is on the right.
House Made Focaccia Coffee, Tea Decaf or Iced Tea Please call 503/254-4723 for reservations. Reservations for dinner must be made by Monday September 17, 2012. If you register for dinner and cannot attend, you must cancel by Tuesday September 18th, or www.RHAGP.org you will be charged a $5.00 no show fee.
RHAGP UPDATE
Page 4 Scan QR Code on Smartphone for Online Events Info.
UPCOMING EVENTS
SEPTEMBER 2012
OCTOBER 2012
Su
M
Tu
W
Th
F
2 9 16
3 10 17 24
4 11 18 25
5 12 19 26
6 13 20 27
7 14 21 28
23/30
Sa 1 8 15 22 29
Su 7 14 21 28
M 1 8 15 22 29
Tu 2 9 16 23 30
W 3 10 17 24 31
Th 4 11 18 25
F 5 12 19 26
Date
Event
Location
Time
9/3 9/12 9/13
OFFICE CLOSED Board Meeting Advertising Your Vacancy Class Dinner Meeting *Online Tenant Screening Class Accounting 101 for Landlords Class
RHA Office RHA Office RHA Office
9-5 In Observance of Labor Day 5pm 6:30pm See Page 15 for more details.
Stockpot WebEx
6pm 7pm
9/19 9/25 9/25
Standard TV & Appliance
Sa 6 13 20 27
Notes
See Page 3 for more details. Reserve by 9/24/2012, 5 people need to register for there to be a class. 6:30pm See Page 15 for more details.
9/27
Understanding Your Decision WebEx Point Report Class
7pm
See Page 15 for more details.
Date
Event
Location
Time
Notes
10/9
*Online Tenant Screening Class Board Meeting Accounting 101 for Landlords Class Understanding Your Decision Point Report Class Dinner Meeting Understanding Your Decision Point Report Class Landlording 101
RHA Office
11am
Reserve by 10/8/2012, 5 people need to register for there to be a class.
RHA Office RHA Office
5pm 6:30pm See Page 15 for more details.
WebEx
11am
See Page 15 for more details.
WebEx
6pm 7pm
See October Update for more details. See Page 15 for more details.
9am
See Page 17 for more details.
10/10 10/11 10/12 10/17 10/18 10/20
10/23 Fair Housing and Screening Review Class 10/24 *Online Tenant Screening Class
Homebuilders Association Standard TV & Appliance WebEx
6:30pm See Page 15 for more details. 7pm
Reserve by 10/23/12, 5 people need to register for there to be a class.
* Registration is required, please call the RHAGP office for details 503-254-4723
Other Events: September 18th, 6:30 p.m. - NWREIA Multi-Family Commercial Real Estate Secrets RHA Office - Call Jerad Goughnour for more info 503-789-3212
SEPTEMBER 2012
PRESIDENT’S MESSAGE By Phil Owen, RHAGP President
Sticks and Stones… It is interesting for me to hear some of the things that are being said about The Rental Housing Association of Greater Portland. Not that I am expecting to change anyone’s mind or that I am complaining. I have heard that bad press is better than no press. The RHAGP has been quietly doing its job for many years and has not received the recognition or notoriety it deserves. We have been called “cowboys”, “activists”, and it has been said that we are trying to “take over”. I think this is a case where if you feel threatened by someone, you call them a name and diminish them in your mind and in the minds of whoever you are talking to. It is a tactic I have seen in politics, sales, and the military. It makes you feel bigger in your circle of like-minded people and you don’t have to give the other people credit for doing what they think is best. So, for those that want to try to diminish the RHAGP by calling us names and assigning foul motives to us, go ahead. There is a lot of talk about the landlords that are “bad actors”. I don’t know who these bad actors are or how many of them there are. Are they evil? Are they luring people into their property to punish them for being alive? Do they exist in numbers great enough to pass legislation just for them? Or are these just people that are trying to make a living and doing the best they know how but may not have had the training necessary to keep within the laws? We have built our organization around the idea that our members can get the training and information they need to operate their business within the bounds of the law and make a profit. The RHAGP is a self-help organization, which means that if we set out to do something it is the volunteer members that have to get it done. The RHAGP has a small staff to service our member’s needs; such as tenant screening, selling forms and printing our newsletter, as well as keeping our web site up to date. We have been reaching out to other rental housing organizations in the state to raise awareness of some tactics used by the Fair Housing Council to slander the rental housing industry. We were able to get copies of the source documents to prove that the Fair Housing Council distorted the report and tried to cover it up by claiming that the test results were trade secrets. Sharing this information will help other cities avoid being accused of gross discrimination.
Tenant organizations in the city and state to improve the business. That is not to say that we always agree with them. The majority of our members do not own more than ten units. They don’t have big budgets, bank accounts, or a staff with a fancy office. What they have is a small property that is a big investment for them and if they lose that investment or the income from that investment, this would surely be devastating. This is not just an investment of money. These people have invested a lot of sweat and personal time into them. They cleaned, painted, made repairs, and then they rented to the people that are living there. It is not so easy for them to say that this is just a business. At the RHAGP we are providing the resources that our members need. We are publishing a Landlord/ Tenant Law book which will be available for everyone in the industry (available in 2013). We at RHAGP feel a resource like this will help make the laws more understandable and that will help everyone. We have hired a professional Lobbyist to keep an eye on the state lawmakers and what they are doing as well as having a member sitting on the Landlord Tenant Coalition which is the group that submits most of the legislation that affects our business. We also have members on the City of Portland Fair Housing, and Neighborhood Inspection Committee. We offer training in the laws, fair housing, maintenance, and we have experienced members that are mentors available to share their experience. So regardless of what others might say about us let me assure you that we are focused on being the best organization for our members that we can be. That means representing them at the state and local level, providing them with the training and services they need to operate their businesses in a responsible and profitable manner. If more people want to join the RHAGP because they like the service we provide, then we will be happy with that result. Phil Owen
We are trying to work with all the other Landlord/ www.RHAGP.org
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RHAGP UPDATE
Thank You Picnic Sponsors We would like to thank the following that sponsored the 2012 Picnic:
GOLD SPONSORS Jeff Bennett - Warren, Allen LLP Roger Harms - Contract Furnishings Mart Ted Stapleton - The Floor Store
SILVER SPONSORS Mark Passannante - Broer & Passannante, P.S. Don Adler - Care Medical Equipment Jon Moon - Northwood Business Services Charlie Kamerman - Prospective Renters Verification Svc. Paul Toole - State Farm Insurance Tony Kavanagh- G&C Distributing David Frost- Frost Integrated Pest Management Ron Garcia- The Garcia Group
BRONZE SPONSORS Liz Carpenter - LizC Real Estate Investments LLC Richard Schneider - Law offices of Richard B Schneider Lynne Whitney - Real Estate Roofing Service, Inc. James Thomas - Anderson & Associates Credit Svcs. Rex Hollingsworth - Junk Away Hauling Inc. Denise Goding- Keller Williams Realty Portland Central Jim Herman- Franklin Apartments Mary Mann- Goose Hollow Window Company Ron Eiseman- Wells Fargo Home Mortgage Terry Klein-O’Meara’s Carpet Cleaning
Our sponsors help keep the member price of the picnic low.
Thank you sponsors!
SEPTEMBER 2012 The Price of Illegal Discrimination
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By Robert L. Cain, Copyright 2012 Cain Publications, Inc.
Maria Riga didn't like blacks much. Of course, that was her privilege. If she wanted to be a racist nobody could tell her she could not be. She could hate everybody if she wanted. That's simply her loss and choice. The problem is that Maria Riga was also a landlord. She could still hate blacks, if she wanted. She just may not discriminate against them because they were black when she rented her apartments. Yet that is exactly what she did. More important, her attitude and activities cost two other people aggravation, their feeling of self-worth, and their rights as American citizens and human beings. For that there is no excuse. Maria Riga thought she was really clever, as are many landlords who want to discriminate against people who might want to rent her properties on a basis that has nothing to do with their quality as tenants. She had decided that there was no way she was going to rent to any of “them.” Her apartment building was a nice place to live and “they” would just ruin it. So when she had a vacancy and ran an ad in the paper, she just told “those people” that the apartment was already rented. She was right about one thing. Her apartment was a nice place to live. Mr. and Mrs. Riga kept it up well. It made a superb first impression and was in a respectable neighborhood. The building beckoned good tenants to live there. When the ad ran in September, she got some phone calls about it. One was from Ronald Alexander. Maria suspected right off that Mr. Alexander was black. "Yes, I'm calling about the apartment you have advertised in the paper," said Mr. Alexander. "No way I'm going to fool with him," she said to herself. "Sorry, you just missed it," replied Mrs. Riga. "Oh, that's too bad," replied the disappointed Mr. Alexander. He knew apartments around there went fast, but something made him suspicious that he wasn't being told the truth. He was heartened, though, the next Sunday when another ad was in the paper for the same building. This time he had a friend call. "Come right over," Mrs. Riga told the caller. So Mr. Alexander went right over. Imagine Maria's surprise when Mr. Alexander showed up. She had to think fast. How was she going to get rid of him? Then a brilliant idea struck–for her anyway.
"I forgot the keys," she explained, as she palmed the keys in her hand so he wouldn't see them. "Could I reschedule," he asked. "Yeah, call me, if you want." Mr. Alexander "couldn't believe it; it made him angry." He thought she was lying, he said in court. He was feeling "a little bit too sick to say anything else . . . ." He walked away, then turned and saw her unlocking the front door and entering the building. He called to reschedule and left messages, but did not receive a responding telephone call from Mrs. Riga. After this, Mr. Alexander sought the assistance of the Fair Housing Partnership (FHP), which directed testers to call about and try to see the apartment. On 10 separate occasions, from Sept. 18 through Oct. 9, Mrs. Riga truthfully told Dennis Orvosh, a white Fair Housing tester, and whites Robin McDonough, Jeff Lang, and Heidi Sestrich that the apartment was available, allowed each one to see it, and returned their phone calls. In short, the white testers were welcomed while the black testers were not. Mr. Alexander continued to try to contact Mrs. Riga and also had friends call. To one friend he remarked that he felt "hurt and discouraged, it is sort of degrading, it discourages you from trying . . . to find a place for your family to live, it is just sickening, I really can't describe it. It is terrible . . . ." The Alexanders and the Fair Housing enforcers filed suit against the Rigas. Following an eight-day trial, a jury returned eight special verdicts. The jury found that Mrs. Riga had discriminated against the Alexanders in violation of the Fair Housing Act. Nonetheless, the jury found that the discriminatory conduct of Mrs. Riga was not "a legal cause of harm" to either Mr. or Mrs. Alexander, and declined to award them monetary damages. After the return of the jury's special verdicts, the court declined to submit the issue of punitive damages to the jury. Based on the special verdicts, the District Court entered judgment in favor of the Rigas and against the Alexanders, together with court costs. The Alexanders were not done and made post-trial motions asking for several things. The District Court granted only one motion, to enter judgment in favor of the Fair Housing Partnership, still awarding no damages. Continued on page 9
www.RHAGP.org
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RHAGP UPDATE Windows and Children We wanted you to know that as of August 7th, over ten young children have fallen from second floor windows in Oregon. That is a shocking number and it needs to stop! It could be as simple as a newsletter reminding your tenants to make sure the windows only open 4 inches wide, or handing out/installing the window lock hardware for tenants with second floor windows. Even lower windows need to be fitted with some device that will keep children from opening the window and falling, a 4’ fall can seriously injure a child. Protect your tenants, install window locks or guards.
Continued from page 7
SEPTEMBER 2012
The Alexanders still were not finished and appealed the decision to the 3rd US Circuit Court. During the appeal, the Rigas made two claims, one that Joseph Riga should not be a part of the case, because he was in Italy when the whole thing took place and second that the Alexanders were not "creditworthy." There is a valuable lesson for landlords in the first claim. In rejecting the Rigas' claim that Mr. Riga was not part of the case, the court cited the rules of agency. The Restatement (Second) of Agency states: "Punitive damages can properly be awarded against a master or other principal because of an act by an agent if. . .(c) the agent was employed in a managerial capacity and acting in the scope of employment." Regardless of the fact that Mr. Riga was in Italy at the time, it was Mrs. Riga's job to manage the apartments for both of them, so Mr. Riga couldn't duck responsibility. Think of this if you have a manager or property management company managing your properties. If the manager or management company violates the Fair Housing Act, you are just as responsible as your agent is because that person or company was "acting in the scope of employment." You take the heat for all acts of your agents and employees. That is why it is essential to craft policies and procedures that preclude any hint of violating the rights of tenants and prospective tenants, and that you immediately fire any employee or agent who ignores the policies. (Oh, and keep a complete written record of your activities and the chain of events when you fired the offending agent.)
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someone was born. Copyright 2012 Cain Publications, Inc., used by permission. Robert Cain is a nationallyrecognized speaker and writer on property management and real estate issues. For informative and valuable information about managing rental property, visit the web site www. rentalprop.com
Jeffrey S. Bennett Attorney at Law Serving Oregon & Washington on n Landlords For Over 15 Years Just three minutes from the RHAGP main office! 850 NE 122nd Ave., Portland, OR 97230 503-255-8795 • Bennett@warrenallen.com
The second claim, that the Alexanders were not "creditworthy," is pure rubbish. How could the Rigas possibly know the creditworthiness of the Alexanders when the Alexanders never filled out an application and never gave permission to obtain a credit report? The 3rd Circuit Court was having none of the Rigas' shenanigans. It reversed the decision of the District Court and sent the case back for rehearing on the amount of damages the Rigas would have to pay. If you are a landlord and don't like blacks, Hispanics, Jews, Italians, Poles, whites, or any other race or nationality, that is your privilege, but keep it to yourself or just with your other bigoted cronies. Judge rather how good a tenant your applicants will be by how well they pay the rent and other bills, and how good a neighbor and caretaker of their homes they were. Character is what counts, not where or what color www.RHAGP.org
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RHAGP UPDATE
Dear Maintenance Men: By Jerry L’Ecuyer & Frank Alvarez
Dear Maintenance Men: How do I get rid of rats? I have found rat droppings in the garage and around the building. My residents are not happy and I need a solution. Mike Dear Mike: Rats are smart & conservative. Rats are not risk takers. In the rat’s mind, a trap out in the middle of the garage floor is too risky to investigate. Rodents will run along walls, rafters and other low exposure areas. Put the traps along these routes about ten feet apart. A good bait to use is peanut butter. Patience is king when trying to trap a rat. Place all your baited traps, but DO NOT set them for a day or two. Let the rat nibble at the bait danger free. This last part is the hardest to do. However, patience will win out. If you rush ahead and set the traps and the rat triggers one and is not caught; he will remember! Also, avoid using traps designed for mice; it will only annoy the rat and he will be smarter for it. Using poison is another option. Anticoagulant poison is very popular. This poison causes the rat’s blood to thin. It will make him thirsty and when he drinks water, he will bleed internally. When using this option, be sure to leave a saucer of water near the poison. The poison normally comes in bars that can be broken up into pieces. Remember rats hoard, so just because the poison is gone, does not mean they ate it. Put more until they stop taking it. The local hardware store should carry this product, but it is best to go to a farm supply store. They will have the best quality supply. Be careful with placement, so other animals do not eat this poison. The hardware store or farm supply store carry approved bait dispensers designed for rats. Again, patience is rewarded. Before using poison bait, use crunchy peanut butter to let the rats get used to the bait station for a few days. Then add the poison bait with a little bit of peanut butter. Glue traps are also a viable option. It is important to use large rat sized traps. Put the glue trap along a known rat runway, or along a ledge or rafter used by the rats. It is important to nail or fasten the glue trap in place. Place a bit of peanut butter in the middle of the trap as an attractant. Dear Maintenance Men: I need to replace my building’s 100-gallon water heater and before I start shopping, I want to bone
up on the terminology. I hate to sound like I don’t know what I’m talking about. I need to know the technical terms to get exactly what I need. BTUs, rapid recovery and Nox emissions are all a foreign language to me. I want to ask intelligent questions and understand what the plumber or the technician is telling me. Can you go through some “Water Heater Speak” to help me get though this? Elaine Dear Elaine: We can relate; we have some of the same language issues with our computer consultant! First, let us start with a few definitions: Water Heater: A device for heating water for domestic use, usually supplied at a temperature in the range between 120°F and 140°F (approx. 50°C and 60°C). A water heater will both heat and store water. Boiler: a domestic device burning solid fuel, gas, or oil, to provide hot water, esp for central heating. Water is not stored, but passes through the boiler & heated quickly. (Not typical in smaller buildings.) Rapid Recovery Water Heater: Commercial water heater. Typically has a much larger burner to heat the water than a standard water heater. This water heater has a tank with many flues inside to aid in the heat transfer. Tankless Water Heater: This is like a mini-boiler. There is no water storage tank. The water is heated as the water passes through the heat exchanger. BTU: A British Thermal Unit is used to measure the amount of heat required to rise the temperature of one pound of water by one degree Fahrenheit. Anode: A zinc anode is a sacrificial rod to keep corrosion from attacking the water heater. Clean Out Port: The port is used to clean out hard water deposits from the bottom of the tank. Usually found in 100-gallon tanks. T & P Valve: Relieves excess temperature & pressure from the tank. A water heater tank can explode without a properly functioning T&P valve. Thermocouple: Is a safety device that monitors the pilot flame. Should the thermocouple not sense the pilot flame, it will shut off the gas. Thermostat: a device that maintains a system at a constant temperature. It often consists of a bi-metallic strip that bends as it expands and contracts with temperature, thus breaking and making contact with Continued on page 11
Continued from page 10
SEPTEMBER 2012
an electrical power supply Recirculation Pump: The pump moves hot water in a recirculation line to insure every unit in a building gets hot water on demand. Low NOx Burners: A type of combustion technology used to reduce emissions of nitrogen oxides. NOx forms when fuels are burned at high temperatures. Additional info: A hundred gallon water heater rated at 77,000 BTU is a standard duty water heater with a 4” flue, suitable for buildings up to seven units. A rapid recovery water heater is considered a commercial heavy-duty water heater that is rated at 199,000 or more BTUs with a 6” flue or greater and is suitable for buildings eight units and above. A rule of thumb to sizing a water heater is by multiplying 10,000 BTUs per apartment unit.
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BuffaloMaintenance.com Bio: Please call Buffalo Maintenance, Inc or JLE Property Management, Inc for Maintenance, consultation or management. For an appointment, call Frankie Alvarez at 714 956-8371 or Jerry L’Ecuyer at 714 778-0480. CA contractor lic: #797645, EPA Certified Renovation Company and DRE lic: 01460075. Please view our websites at www.BuffaloMaintenance.com & www. ContactJLE.com
Why attend a dinner meeting? 1. 2. 3.
Dear Maintenance Men: I have just finished rehabbing a rental unit. I replaced counter tops, cabinets, baseboards and so on. Even though the unit is freshly painted with new carpets; the unit still looks unfinished. The baseboards do not always follow the wall contours exactly and the cabinets have small gaps where they meet the wall. What can I do to make my work look more professional? Julia Dear Julia: We are going to let you in on a “professional” secret ……… painter’s caulk! Painter’s caulk typically comes in a tube and is applied with a caulking gun. Run a small bead of caulk along the baseboard and with your finger push the caulk between the wall and the gap you are trying to fill. Using a damp sponge or rag, wipe up any excess caulk. Painter’s caulk can hide a multitude of installation sins. Almost anywhere, two dissimilar materials meet; painter’s caulk can help hide the transition. Painter’s caulk is not limited to just baseboard, use it to make cabinets and door trim look custom installed. Fill nail holes without making a big flat spot on your wall. A prime example is mating a piece of trim or coving at a 45 or 90-degree angle. Unless both the wall and the trim piece is a 100% square, you will have a sloppy looking gap. Caulk will make the gap magically disappear and make you look like an expert. FYI: If you would like to see your maintenance question in the “Dear Maintenance Men:” column, please send in your questions to: Questions@
www.RHAGP.org
4. 5.
Education, Education, Education A chance to network with other owners and vendors Great door prizes from Affiliate/Dual members Interesting Speakers Ask the Expert before every meeting
RHAGP-KEEP US INFORMED Moved? Hired or fired a manager? New email address or phone number? Keep the RHAGP office up to date with your current information. Especially important is to send changes when you hire or fire an Authorized user on your account. We can’t let someone you haven’t given us written authorization buy forms or order tenant screening reports. Call the office with all changes. 503.254.4723
RHAGP UPDATE
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Preferred Service Guide 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
Cheryl C. Delozier, CPA 503-239-0111 Charlie Rogers & Vicki Martin Tax & Accounting Service charlie@cdelozier.com
Northwood Business Svcs Jon Moon, P.503-297-2610 OBTP #B01422 LTC 5177 Accounting/Tax Services northwoodtax@comcast.net
Portland Tax Company P.503-258-0700, F.503-256-1527 Full Service Tax and Accounting portlandrose@comcast.net
ADVERTISING / MARKETING The Landlord Times P.503-221-1260 News for Property Managers and Owners www.thelandlordtimes.com
The Oregonian Publishing David Sandvig, P.503-221-8417 1320 SW Broadway, Portland 97201 dsandvig@oregonian.com
APPLIANCE-RENT,SERVICE,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
Mr. Appliance of PDX, CCB#190613 P.503-658-5204 25% Labor for RHAGP Members Any Problem, Any Brand, Any Time
APPLIANCE-SALES ONLY G&C Distributing Company Tony Kavanagh, P.503-288-0221 5010 NE Oregon St, Portland 97213
Standard TV & Appliance Joe Mosee & Cathy Mosee P.503-619-0500, C.503-888-6927 3600 SW Hall Blvd, Beaverton 97005
APPLICANT SCREENING National Tenant Network Marcia Gohman P.503-635-1118, F.503-635-9392 PO Box 21027, Keizer 97303 www.ntnonline.com
Prospective Renters Verification Service Charlie Kamerman P.503-655-0888, F.503-655-0900
Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland RHAGP P.503-254-4723, F.503-254-4821 Fast, affordable tenant screening www.rhagp.org
TrueSource Screening, LLC David Mustard P.888-546-3588, F.888-546-3588 www.truesourcescreening.com
Tenant Check LLC Brent Vaughters P.360-574-3924, F.360-397-0196 www.aptcheck.com
ASPHALT PAVING Hal’s Construction, Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213, Oregon City 97045 www.halsconstruction.com halspave@easystreet.net
ASSOCIATIONS Metro Area Smoke Free Housing Project P.503-718-6145 www.smokefreeoregon.com
ATTORNEYS Bittner & Hahs, P.C. Andy Hahs, P.503-228-5626 4949 SW Meadows Rd #260 Lake Oswego 97035
Broer & Passannante, P.S. Mark G Passannante, P.503-294-0910 1211 SW Fifth #2330, Portland 97204
Jeffrey S. Bennett Jeff Bennett, P.503-255-8795 850 NE 122nd Ave, Portland 97230 Protecting landlords’ rights in Oregon for over a decade.
Law Offices of Richard Schneider, LLC P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11, Portland 97210 Business formation ~ LLCs
Scott A.McKeown, P.C. Scott McKeown, P.503-224-1937 8700 SW 26th Ave, STE. S, Portland 97219 scottmckeown@comcast.net
Timothy Murphy, Attorney at Law Always representing ONLY landlords Tim Murphy P. 503-550-4894 522 SW 5th Ave, #812, Portland 97204
BLIND CLEANING Alpenglow Window Treatment Co. Paul Kuzmenko P: 503887-8630 paulkuzmenko10@gmail.com Featuring Ultrasonic Blind Cleaning
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 miesner@comcast.net
CARPET CLEANING Apple Cleaning Co. Order & Quotes for Carpet Steam Cleaning Apartment, House & Office Cleaning Call 503-380-5298/rolandhreed@msn.com
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 503-538-1983, 503-620-5005 Cleaning, Pet Odor Removal, Flood Damage www.omearacarpetcleaning.com
CARPET SALES Contract Furnishings Mart Ross Williams P.503-230-1250, 800-275-6722 915 NE Sandy Blvd, Portland 97214 Patrick VonPegert P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Pat Hockman P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682
The Floor Store Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland 97206 ted@floorstoreportland.com
CLEANING / CLEAN UP All Surface Cleaning Co., CCB# 155380 Adam Zumwalt, P.503-781-3611 Exterior surface clean & restore www.allsurfacecleaning.com
COLLECTION AGENCIES Anderson & Associates Credit Svcs, LLC P.503-293-5400, F.503-813-2159 PO Box 230286, Portland 97281 andersoncollectionagency@gmail.com
COMMUNICATIONS Comcast Business Services Dave Dronkowski, P.503-957-4186 Telephone, Internet and Cable TV services david_dronkowski@cablecomcast.com
CONCRETE Hal’s Construction, Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213, Oregon City 97045 www.halsconstruction.com halspave@easystreet.net
DOORS Goose Hollow Window Co., Inc. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally
EFFICIENCY Energy Diet Free Efficiency Installations P. 503-960-5482 theenergydiet@gmail.com
ELECTRIC DeKorte Electric, Inc. CCB#159954 P.503-288-2211 5331 SW Macadam #258-113, Portland 97239
Portland General Electric While the Rental Housing Association accepts advertising at face value, it cannot endorse the advertiser or otherwise guarantee the quality of the products or services being advertised. Such guarantees, written or implied, are solely the responsibility of the advertiser.
Anne Snyder-Grassmann, P.503-464-7534
Rental Housing Maint. Svcs. CCB#163427 Gary Indra, P.503-678-2136 Fully Licensed to do it all garyindra@rentalrepairs.com
ENERGY CONSERVATION EcoTech LLC P.503-493-1040 info@ecotechllc.com www.ecotechllc.com
ESTATE PLANNING Law Offices of Richard Schneider, LLC P.503-241-1215, www.rbsllc.com 2455 NW Marshall St #11, Portland 97210
EVICTIONS Action Services Wally Lemke, P.503-244-1226 PO Box 69621, Portland 97239 Your eviction & process service specialists
Barrister Support Service P.503-246-8934 Evictions, 1st appearances, process serving www.barristersupport.com
Landlord Solutions P.503-242-2312, F.503-242-1881 PO Box 7087, Portland 97007 Online evictions & first appearances www.landlord-solutions.com
Portland Pioneer Properties P.503-238-2560, F.503-232-0187 Full Prop. Management Service LIN# 200201113, CCB# 144531
1031 EXCHANGES/REITS TENANCY IN COMMON Peregrine Private Capital Corp. P.503-241-4949 5000 Meadows Road, # 230 Lake Oswego 97035 rs@peregrineprivatecapital.com
FINANCIAL SERVICES American Commercial Mortgage Network Al Williams, P.206-264-1325 1366 91st Ave NE, Clyde Hill, WA 98004
Associated Mortgage Group, Inc. Sandi Swinford 503-781-0092 sandi@associated mortgage.com Licensed Mortgage Broker, NMLS 89930
Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 steve.mozinski@chase.com
Commercial Lending Group, Inc. Trevor T. Calton, P.503-704-4999 Professor of Real Estate Finance, PSU Commercial/Multifamily Mortgage Broker
RH Financial Services Inc. Robert Hogg, P.503-781-4181 1944 NE 45th Ave, Portland 97213 roberth@rhfinancial.net
Wells Fargo Home Mortgage Ron Eiseman, P.503-886-1497 1300 SW Fifth Ave. STE 950, Portland 97201 ronald.c.eiseman@wellsfargo.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
Horizon Restoration, CCB#160672 John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224
SEPTEMBER 2012
Page 13
Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland J.R. Johnson Inc., CCB#102676 P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com
FIRE SAFETY Tualatin Valley Fire & Rescue Eric T McMullen, P.503-612-7000 7401 SW Washo Ct, STE 101, Tualatin 97062 eric.mcmullen@tvfr.com
FLOOR COVERING Contract Furnishings Mart Ross Williams P.503-230-1250, 800-275-6722 915 NE Sandy Blvd, Portland 97214 Patrick VonPegert P.503-542-8900, 800-935-1250 14160 SW 72nd Ave #110, Tigard 97224 Roger Harms P.503-656-5277, 877-656-5232 15140 SE 82nd Dr, Clackamas 97015 info@cfmfloors.com Pat Hockman P.360-896-6150, 800-267-6150 11013 NE 39th St, Vancouver WA 98682 Refinishing & Laminate flooring
Eaton General Construction, CCB# 154142 P.503-539-0811 All Types of Floor Covering www.eatongeneral.com
J & B Hardwood Floors, Inc. Jim Cripps, P.503-519-4920 jandbhardwoodfloors@gmail.com
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Vinyl, VCT, ceramic, hardwood installs
The Floor Store Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland 97206 ted@floorstoreportland.com
FORMS RHAGP P.503-254-4723, F.503-254-4821 Court-tested, up-to-date rental forms www.rhagp.org
FURNITURE Express Contract Services Sean Filzen, P971-678-6691 www.EFRCONTRACT.com Because furnished units rent higher
HANDYMAN Bluestone & Hockley Real Estate Services Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd STE300, Ptld 97219 maint@bluestonehockley.com
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 miesner@comcast.net
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com
Wieder Works, CCB#164323 Darren J Wiederhold, C.503-260-2133 Maintenance, Repair, Replacement www.wiederworks.com
HAULING Junk Away Hauling CCB# 177966 P.503-517-9027 Licensed, bonded, insured, trash outs jcdoud@msn.com
HEATING & COOLING Midway Heating Co. CCB#24044 P.503-252-4003 12625 SE Sherman St, Portland 97233
Pyramid Heating & Cooling CCB# 59382 P.503-786-9522 Serving the Portland Metro area. info@pyramidheating.com
HEATING OIL TANK EcoTech LLC
MOVERS-HOUSE Emmert Development Company Terry Emmert, P.503-655-9933 11811 SE Hwy 212, Clackamas 97015
P.503-826-9404 Maintenance & Painting Specialists miesner@comcast.net
INSULATION GOOSE HOLLOW WINDOW CO., INC. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Professional interior & exterior painting garyindra@rentalrepairs.com
Richard Hallman Painting CCB# 142467 RichardHallman, P.503-819-1210 Quality interior painting
INSURANCE Larry Thompson Agency
Rodda Paint
P.503-924-2200, F.503-924-2202 15573 SE Bangy Rd, STE 220 Lake Oswego 97035
Robinson Financial Group Rita J. Robinson , P.503-557-4997 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 97233 lstegmann@farmersagent.com
Wolter Van Doorninck, CPCU Elliot, Powell, Baden & Baker P.503-227-1771, F.503-274-7644 8355 SW Davies Rd, Beaverton 97008
INVESTMENT SERVICES Peregrine Private Capital Corp. P.503-241-4949 5000 Meadows Road, # 230 Lake Oswego 97070 rs@peregrineprivatecapital.com
P.503-929-9437 www.oregontreecare.com info@oregontreecare.com
Yost Espelien, P.503-232-6653 Free Inspections, Testing & Remediation www.realestatemoldsolutions.com
G&G Construction Inc, CCB# 162743
Jill Riddle, P.503-802-8565 135 SW Ash St, Portland 97204
Oregon Tree Care
Real Estate Roofing Service, CCB# 149575
Brad Poppino P.503-659-7551,/503-957-8298 Interior / Exterior Lead Paint Certified
HOUSING AUTHORITIES Housing Authority of Portland
J. Salinas, P.503-816-1190
P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com
PAINT / PAINTERS Brad Poppino Painting Co. CCB# 185497
P: 503-493-1040 info@ecotechllc.com www.ecotechllc.com
LANDSCAPING J. Salinas Landscaping
MOLD J.R. Johnson Inc. , CCB#102676
Tim Epperly, P.503-572-8191 tepperly@roddapaint.com
PEST CONTROL Frost Integrated Pest Mgmt
P.503-863-0973 Residential • Commercial • Multi-Family www.frostpestfreezone.com
NW Pest Control Bruce Beswick, P.503-253-5325 9108 NE Sandy Blvd, Portland 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 Grumpy’s Drains Portland’s #1 Drain Cleaning Service www.grumpysdrains.com 503422-9476
MJ’s Plumbing, CCB# 36338 Michael LeFever, P.503-261-9155 1045 NE 79, Portland 97213
ProDrain & Rooter Service, Inc. West 503-533-0430, East 503-239-3750 Drain cleaining/plumbing www.prodrainpdx.com
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com
MASON CONTRACTORS D&R Masonry Restoration, Inc., CCB#99196 PROPERTY MANAGERS Ray Elkins, P.503-353-1650 Action Management 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com
Wendi Samperi, P.503-710-0732
Alpine Property Management Tiffany Arrington, P.503-641-4620 4750 SW Washington Ave, Beaverton 97005 www.alpinepdx.com
www.RHAGP.org
Associated Property Management Jane Raffety, P.503-648-2150 408 SE Baseline, Hillsboro 97123 www.associatedmgmt.com
Bluestone & Hockley Real Estate Services Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219
Bridge City Properties Tony Forhan, P.503-866-8894 Serving Multn., Clackamas, Wash. counties www.bridgecitypm.com
Fox Management, Inc. Tressa L. Rossi, P.503-280-0241 C.503-750-8124, F.503-280-0242 1734 NE Broadway, Portland 97232 tressa@foxmanagementinc.com
The Garcia Group Ron Garcia, P.503-595-4747 5320 SW Macadam STE 100, Portland 97239 www.4-homes.com
Gateway Property Management P-503-303-8545 www.gatewaypdx.com Property Management Done Right!
Lakeside Property Management Co. Michelle Wrege, P.503-828-2283 Finding Home Owners Qualified Tenants www.lakesidepmc.com
Micro Property Management “We focus on the small details” P- 503-473-3742 jeannie@micropropertymgmt.com
Portland Pioneer Properties P.503-238-2560, F.503-232-0187 Full prop. managment service LIN#200201113, CCB# 144531
Prim & Prosperous Property Management 3PM, 503-635-8926 Patricia Turner turnerfp@yahoo.com
Rappold Property Management Troy K. Rappold, P.503-232-5990 1125 SE Madison St STE 201, Portland 97214 troy@rappoldpropertymanagement.com
University Real Estate Services, Inc. Tom Coulter, P.503-492-8668 929 NE 181st STE C, Portland 97230
Voss Property Management Richard Voss, P.503-546-7902 6110 N Lombard St, Portland 97203
RADON Cascade Radon Inc. P: 503-421-4813 cascaderadon.com office@cascaderadon.com
EcoTech LLC P: 503-493-1040 info@ecotechllc.com www.ecotechllc.com
REAL ESTATE SALES Bluestone & Hockley Real Estate Services Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd STE300, Portland 97219
Chris Anderson John L. Scott Real Estate 503-783-2442 chrisanderson@johnlscott.com
Denise L Goding Keller Williams Realty P.503-336-6378, C.503-799-2970 www.denisegoding.com
RHAGP UPDATE
Page 14
Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland Elizabeth Carpenter LizC Real Estate Investments, LLC P.503-314-6498, F.503-698-6566 liz @ lizcrei.com, www.lizcrei.com
HFO Investment Real Estate Greg Frick, P.503-241-5541 1028 SE Water Ave, STE 270, Portland 97214 www.hfore.com
Ilse Norman Associate Advisor Sperry Van Ness Bluestone & Hockley p-503-459-4376 www.svnbluestone.com
J.L. Lutz & Company Jim Lutz P.503-297-7101, F.503-291-7851 5440 SW Westgate Dr #115, Portland 97221 info@jllutz.com
M. Maltase Real Estate Group Michelle Maltase, P.503-730-2596 www.mmaltasegroup.com michelle@mmaltasegroup.com
The Garcia Group Ron Garcia, P.503-595-4747 5320 SW Macadam STE 100, Portland 97239 www.4-homes.com
RESTORATION / RECONSTRUCTION Eaton General Construction, CCB# 154142 P.503-539-0811 Full Service General Contractor www.eatongeneral.com
Horizon Restoration, CCB#160672 John Pedden P.503-620-2215, F.503-624-0523 7235 SW Bonita Rd, Portland 97224
J.R. Johnson Inc., CCB#102676 P.503-240-3388, 24/7 Response Catastrophe Restoration Specialists www.jrjohnsoninc.com
Rental Housing Maint. Svcs. CCB# 163427 Gary Indra, P.503-678-2136 Fully licensed to do it all garyindra@rentalrepairs.com
ROOFING AAA Roof Service, CCB# 78618 Jack Robinson, P.503-642-5353 Shingle & Flat Roof Systems www.aaaroofservice.com
The RHAGP Mission
Real Estate Roofing Service, CCB# 149575 Lynne Whitney, P.503-284-5522 Free Inspections, ReRoof and Repairs www.realestateroofing.com
The Rental Housing Association of Greater Portland is a group of rental housing owners and managers in the Portland metropolitan area who have joined together for the purposes of:
SEAL COATING Hal’s Construction, Inc. CCB# 34434 Brian King, P.503-656-4999 20666 S HWY 213, Oregon City 97045 www.halsconstruction.com halspave@easystreet.net
• Providing information to improve the knowledge of rental owners and managers. • Enhancing the reputation of “landlords” by promoting professional practices.
SEISMIC RETROFITS EcoTech LLC
• Assisting local public officials on various community endeavors relating to public or private housing.
P.503-493-1040 info@ecotechllc.com www.ecotechllc.com
SIDING J.R. Johnson Inc., CCB#102676 P.503-240-3388 General Contracting Services www.jrjohnsoninc.com
TELEPHONE Comcast Telephone, internet, Cable and TV Services Dave Dronkowski P.503-957-4186
UTILITY BILLING Minol USA 15280 Addison Rd. Suite 100 Addison, TX. 972-386-6611 minolusa.com
WATERPROOFING / CONCRETE REPAIR D&R Waterproofing, Inc. CCB# 99196 Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd, Milwaukie97222 www.drmasonry.com
The Update is a monthly publication for members of The Rental Housing Association of Greater Portland. 10520 NE Weidler St, Portland, OR 97220 Phone 503-254-4723, Fax 503-254-4821 www.rhagp.org Hours: Monday through Friday 9 a.m. to 5 p.m. Editorial Staff Alita Dougherty Cari Pierce - Graphic Designer Publisher: The Rental Housing Association of Greater Portland
WINDOWS / STORM WINDOWS GOOSE HOLLOW WINDOW CO., INC. Mary D. Mann P.503-620-0898 marymann@goosehwc.com CCB#53631 goosehwc.com Energy Trust Trade Ally
J.R. Johnson Inc.., CCB#102676 P.503-240-3388 General Contracting Services www.jrjohnsoninc.com
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 Alita Dougherty or Cari Pierce at 503-254-4723. Please notify the RHA office of any address changes.
All Surface Cleaning Co., CCB# 155380 Adam Zumwalt, P.503-781-3611 Replacement, repair, cleaning www.allsurfacecleaning.com
State Farm® Providing Insurance and Financial Services Home Office, Bloomington, Illinois 61710
Paul Toole, Agent, LTCP Scan QR Code on Smartphone for Online Vendor Info.
6105 West A Street, PO Box 65 West Linn, OR 97068 503-655-2206 Fax 503-655-2243 paul.toole.byec@statefarm.com
Like a good neighbor, State Farm is there®
UPCOMING RHA CLASSES SEPTEMBER 2012
Scan QR Code on Smartphone for Online Event Ticket Info.
Page 15
Decision Point WebEx Class- Taught by Marcia Gohman with National Tenant Network Thursday September 6, 2012 at 11am or Thursday September 27, 2012 at 7pm Friday October 12, 2012 at 11am or Thursday October 18 at 7pm This class is offered to members of the RHA only. If you have a current service agreement and do your tenant screening through the RHA and would like to learn how to read the Decision Point report with more accuracy, then this is the class for you. This is a FREE class for RHA members only. This is a WebEx class that is taken from the comfort of your own home or office computer. Call the RHA office at 503/254-4723 for more details and to reserve your spot in the class.
Advertising Your Vacancy- Taught by Cari Pierce, RHA Member Services Representative Thursday September 13, 2012 6:30pm-8pm at RHA Office 10520 NE Weidler Portland OR 97220 Cari Pierce, a Member Service Representative for RHA will share her experience with advertising vacancies. Cari has several years experience working for a Portland property management company before coming to RHA and manages 14 family owned units in the Portland area. What used to work for advertising your vacancy is not necessarily what works in today’s market. Cari will share what works vs. what does not work, along with helpful hints and free resources for advertising your vacancy. She will also share her recent experience with a scammed advertisement and how she got it to work in her favor. Cost is $20 for members or $30 for non-members. Register by Monday September 10th and receive a $5.00 discount on the price of class.
Accounting 101 for Landlords- Taught by Elaine Elsea with Portland Tax Company Tuesday September 25, 2012 6:30pm-8pm at Standard TV & Appliance 3600 SW Hall Blvd. Beaverton OR 97005 Thursday October 11, 2012 6:30pm-8pm at RHA Office 10520 NE Weidler Portland OR 97220 Discussion of the methods of keeping records and the use of that information. Learning how to read a Profit/Loss statement to show you if your rental is in “the red” or “the black”. When your banker asks for a Balance Sheet, you’ll know what it is and how to prepare one. And we’ll have time for your questions so you can learn about your own issues with recordkeeping. Cost is $25 for members or $35 for non-members. Register by Friday September 21st and receive a $5.00 discount on the price of class. This class is worth one continuing education credit hour.
Fair Housing and Screening Review- Taught by Marcia Gohman with National Tenant Network Tuesday October 23, 2012 6:30pm-8pm at Standard TV & Appliance 3600 SW Hall Blvd. Beaverton OR 97005 Marcia Gohman started out as a property manager back in the 90’s and has worked in the Tenant Screening industry for over 20 years. She is a committed veteran of this business and has been a certified landlord teacher for many years. This class will review some Fair Housing basics and how they apply to the screening process. We’ll be discussing protected classes, accepting applications, possible evictions, criteria and exceptions. If you have taken a class from Marcia before, you know that the class will give you a lot to think about but will not be boring! Hope to see you there! Cost is $25 for members or $35 for non-members. Register by Friday October 19th and receive a $5.00 discount on the price of class. This class is worth one continuing education credit hour.
Affordable Membership for small landlords The Membership committee chaired by Elizabeth “Liz” Carpenter has been reviewing our membership dues for the last year. The committee has worked out a plan that has been approved by the board and will be voted on by you, our members, at the November 23rd dinner meeting. Please be sure to join us for these exciting changes. The Idea: Lower annual dues for members with less than 5 units to $99.00 and eliminate the per unit charge. New members will pay the $99.00, no per unit amount and a reduced set up charge of just $25.00. For members with 5 or more units the dues will remain at the current low level. The Goal: The committee wants membership to be very affordable to small landlords and to attract more of the “accidental” landlords who really need our services to be successful in their new business. The Timing: Should the members approve this initiative with a positive vote, the new pricing will go into effect January 1, 2013. We haven’t had a change in the price of regular member dues since 2004 when dues were increased. This may be the first time we have ever reduced cost of membership. Premier Membership – In progress: At the same time, the committee has been working on a way to offer our members more benefits for a small, additional annual fee. Pricing for this new level of membership is still being determined. Ideally, this enhanced membership level will be ready for roll out January 1, 2013, as well. Possible Premier Membership bundle of benefits: o Unlimited online forms use o Property management software o Online Resource Library o Power Point or video of actual classes That is a short list of what the committee is investigating; they have many more ideas so the list will grow. If you would like to provide your input, please email Liz Carpenter at liz@lizcrei.com, or join our next committee meeting, September 12, 2012 at 3:30pm in the RHA office. There are always changes within our industry; now is the time to become involved with RHAGP to keep our industry strong. Your association is volunteer- based, so if you have a couple of hours a week, month or year to assist our office or join a committee you will be most welcome. RHAGP is open 9 – 5 M-F for your assistance. You are welcome to call or come in with any questions. We are always here to provide forms, hard copy, on-line and by mail. Our goal is to keep our members and other owner/managers informed of the laws and changes within our industry. www.RHAGP.org
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RHAGP UPDATE
Understanding Evictions By Marcia Gohman
One of the most frequently asked questions for us is; "Are all of these evictions his/hers?" The answer is no, they may not be.
Dan Smith applying for an apartment with us and see that you filed an eviction on him recently. Could you pull the files so we can see if it's the same guy?" What you need to do is match up the last four digits of the Evictions are filed by name only across the United social security number. If they don't match, it's not the States, the social security number or birth date is not same Dan Smith. Be sure you are verifying with the used in the filings. This can lead to some confusion when you are screening very common names like "Dan SSN or date of birth. If the landlord has no paperwork and is trying to give you a description of a Dan Smith, Brown", "Bob Smith", or "Nancy Clark". it's not a verification. Up until 2007 Oregon landlords could include the resident's social security number on the eviction filing You should also recognize that someone with a paperwork. That was changed due to privacy concerns, high score is less likely to have an eviction. Statistically, people with poor credit have more and because there was the possibility of identity thieves using the social security and name information possibility of evictions while people with good credit from the public records to commit fraud. Years ago are less likely to have them. While some people will lie on the application, the several states even used social security numbers as majority of applicants are good people looking for a Drivers License numbers! That ended quickly.. So, what do you do if you have an applicant with a place to live. It's your job to determine if they meet your criteria and will be able to pay the rent. common name and several possible evictions? A possible eviction is just that-possibly your applicant. You look at the addresses you found in the Credit Report, and call the landlords in the eviction actions that occurred near where your person has lived. Let's say your applicant has always lived in the Gresham area. The addresses found on his DecisionPoint or Credit Report shows that he has been in the Gresham area since 2006. You would not need to worry about the evictions that were filed in Medford or Beaverton or Vancouver area, and should mark those off. How do you know the applicant has lived at those addresses? Address information is added to your credit report when you apply for something twice. This means that we know that the applicant has lived at the addresses that appear on the Credit or DecisionPoint reports. Shouldn't the applicant prove to me that the evictions aren't his/hers? Because evictions are filed by name only, people with very common names are frequently frustrated by landlords demanding that the applicant prove that they were never evicted. The applicant has provided you with the addresses he/she has lived at; you have the addresses that appear on the credit report. It's your job to verify whether the eviction belongs to your applicant. If you have a possible eviction that is close to the addresses of your applicant, call the landlord in the eviction filing for more information. You may NOT deny due to Possible evictions. How do I know if it's really my applicant? When making these calls we'll say, "Hello, I have a
It's your job to do the due diligence and find out if it was your applicant or not who was evicted. If you have questions or need help, please call our office! Happy Renting!
Marcia Gohman NTN Oregon
ATTENTION- HELP WANTED! RHAGP is looking for someone to video tape the monthly dinner meetings. If interested, please contact RHAGP office manager, Alita Dougherty, at alita@rhagp.org or call Alita at 503-254-4723
SEPTEMBER 2012
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LANDLORDING 101 Effective Property Management Through Forms Mark Passannante, Instructor Help minimize the frustration and improve profitability of property management with this seminar. From application through termination, all the essentials of property management are covered through a framework of court-tested forms geared for Oregon law. This class is an excellent training foundation for beginners and serves as an exceptional review of current laws and management for experienced landlords. From advertising your vacant unit through problems during occupancy to ending the tenancy this class will help with step-by-step information. Taught by the venerable Mark Passannante, Past President of RHAGP, Property Owner, Attorney. You’ll learn valuable and successful management methods. ~ Six Continuing Education credits are available with this seminar ~ ALL DAY class on Saturday, October 20, 2012 TIME: 9am – 4:30pm (Includes lunch) COST: $120 Members OR $170 Non-member Register by October 12, 2012 and receive an early registration discount of $20 Place: Homebuilders Association 15555 Bangy Rd. STE 301 Lake Oswego 97035 NOTE: Non-member payment must accompany registration form.
NAME(S) PHONE
ADDRESS Form of payment:
CITY Account (members only)
STATE
ZIP
Check OR Call RHAGP to register and pay by credit card.
TOTAL: $ 10520 NE Weidler, Portland, OR 97220 P: 503-254-4723 F: 503-254-4821
Pre-registration is required. If you register and are unable to attend, you must cancel within 24 hours or you will be charged a no-show fee. www.RHAGP.org
Page 18
RHAGP UPDATE ASK THE EXPERT
Here is your opportunity, submit your landlord/tenant questions to: Ask the Expert at Rental Housing Association of Greater Portland at 10520 NE Weidler, Portland, OR. 97220 or email your questions to alita@ rhagp.org. The following are questions and answers supplied by oregonlandlordlaw.com Q. What do I need to do in order to legally enter my rental unit? A. In most cases, you must give your tenant at least 24 hours notice of intent to enter (by “actual notice”) prior to entering the dwelling unit. That same notice may be required, in some instances, before you can enter exterior portions of the premises (such as a yard). Q. May I enter the rental unit without notice, if I have already served a notice of termination upon the tenant, and that notice has already expired? A. If the tenant still occupies the premises, then you must typically serve a 24 Hour Notice of Intent to Enter prior to making any such entry. Q. What happens if my tenant refuses to let me in? A. You may not enter, without a court order, if your tenant denies you access. However, in some circumstances, you may be able to terminate the tenant’’s tenancy and exercise other rights. Q. What is the tenant’s remedy if I entered the rental unit unlawfully? A. The tenant may recover up to one month’s rent for each unlawful entry. Q. Do I have to serve Notices of Intent to Enter in the same manner than I serve Notices of Termination? A. No. You can serve Notices of Intent to Enter by “actual notice.” Actual notice may be made by (a) attachment to the tenant’s front door, (b) a message on the tenant’s answering machine, (c) fax, or (d) first class mail (with three additional days for mailing). The legal method of actual service is often fact dependent.
SEPTEMBER 2012 LANDLORD SENTENCED TO PRISON FOR LEAD PAINT VIOLATIONS! BY the U.S. Attorney’s Office, Maryland
U.S. District Judge Benson E. Legg sentenced Cephus R Murrell, age 69, of Catonsville, Maryland, to a year and a day in prison, followed by six months of home detention as part of one year supervised release, for improper lead paint abatement at rental properties owned and managed by Murrell, as well as failure to disclose to tenants the presence of documented lead-based paint hazards. Murrell owns and manages approximately 175 rental housing units throughout Baltimore. The Sentencing was announced by United States Attorney for the District of Maryland Rod J. Rosenstein; Acting Deputy Director David G. McLeod, Jr. of the Environmental Protection Agency’s Criminal Investigation Division; Secretary Robert M Summers of the Maryland Department of the Environment; and Maryland Attorney General Douglas F. Gansler. “Cephus Murrell placed Baltimore children at risk of permanent injuries by violating federal law and ignoring repeated orders to comply with lead paint regulations,” said U.S. Attorney Rod J. Rosenstein. “It is unacceptable in 2012 for pregnant women and children to be exposed to lead paint in violation of the law.” “Americans need accurate and truthful information in order to make informed decisions about where they will live,” said David G. McLeod, Jr., Special Agent in Charge of EPA’s criminal enforcement program in Maryland. “Landlords and owners who fail to notify prospective tenants about the hazards of lead poisoning put those tenants at serious risk, as witnessed in this investigation by children with elevated blood lead levels. This sentence should serve notice that anyone who fails to comply with environmental regulations will be prosecuted to the fullest extent of the law.” “Reducing exposure to lead paint dust is the core of Maryland’s highly successful program to prevent lead poisoning. Landlords must follow all laws that protect children from this entirely preventable disease,” said MDE Secretary Robert Summers. “This criminal sentence and the repeated findings of violations and related penalties issued by the Maryland Department of the Environment puts all property owners on notice that they have a serious responsibility to protect families from the devastating effects of lead poisoning.” According to Murrell’s plea agreement, he is the president and owner of C. Murrell business Consultants, Inc., through which Murrell owns and manages approximately 68 rental properties with 175 rental housing units throughout Baltimore. All of these properties were built before 1978 and are subject to federal, state and local laws and regulations pertaining to the risks associated with lead-paint exposure. Murrell has been a landlord in Baltimore since about 1974. The Maryland Department of the Environment (MDE) or its predecessor agencies have conducted environmental lead inspections for many years at properties owned by Murrell after discovering that children with elevated Continued on page 22 www.RHAGP.org
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RHAGP LIST OF COMMITTEES Building Chair: Phil Owen, Phone: 503-244-7986 Community Relations/Donations Chair: Tony Kavanagh, Phone: 503-522-4474 Dinner/Program Chair: Lynne Whitney, Phone: 503-284-5522 Education Chair: Ron Garcia, Phone: 503-595-4747 Forms Chair: Mark Passannante, Phone: 503-294-0910 House Chair: Robin Lashbaugh,
Phone: 503-805-5993
Legislative Chair: Phil Owen, Phone: 503-244-7986 Membership Chair: Elizabeth Carpenter, Phone: 503-314-6498 Newsletter Chair: Will Johnson, Phone: 503-221-2163 Office Chair: Robin Lashbaugh, Phone: 503-805-5993 Public Relations Chair: Margaret Baricevic, Phone: 503-329-5223
RHAGP LOBBYIST Cindy Robert, Phone: 503-260-3431
RHAGP OFFICE STAFF Alita Dougherty, Office Manager - alita@rhagp.org Pam VanLoon, Bookkeeper - pam@rhagp.org Cari Pierce, Member Svcs - cari@rhagp.org Lisa Craddock, Member Svcs-lisa@rhagp.org
RHAGP OFFICE Monday - Friday * 9:00am - 5:00pm Phone: 503-254-4723 * Fax: 503-254-4821 10520 NE Weidler St Portland, OR 97220 www.rhagp.org
“Landlords doing good things in their communities”
RHAGP UPDATE Important Issues for Multifamily Investors in Oregon
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By Cliff Hockley, President, Bluestone and Hockley Real Estate Services
This article sums up the following important topics that directly affect the multifamily investors: • New law (passed in last session) affecting NOAA and public health commissioned employees • Fair housing test audits • The mold crisis of 2012 • Window guard redux New law passed that affects landlords In the last session of the legislature, spring of 2012, SB 1563 was passed. This law extends certain state law protections and benefits that are already available to military service personnel. This law modifies section 90.475 of the Oregon revised statutes to add members of the commissioned corps of the National Oceanic and Atmospheric Administration (NOAA) and the United States Public Health Services (USPHS). The members of these services now enjoy the same rights as members of military. It allows them to terminate a rental agreement upon written notice, if the tenant provides the landlord with proof of “official orders” showing that the tenant is ordered to active service outside the area for a period that will exceed 90 days This waives any penalties, fee, charge or loss of deposit because of the termination, and confirms that the tenant belonging to one of the services (as outlined in 90.475) was not liable for any rent beyond the effective date of the rental termination. Fair Housing On the 25th of April 2012, Portland City Commissioner Fish, responsible for housing issues, responded back to the Rental Housing Association of Greater Portland (RHAGP) regarding the comments they made on the 2011 analysis to impediments of Fair housing report that was submitted to the federal department of Housing and Urban Development. He commented as follows: “I agree that our fair housing laws are complex, especially for smaller landlords who may not have access to the training and other resources that a larger property management company can provide. That is why I believe in both education and enforcement of the laws. Your analysis of the AI focuses primarily on the audit
test results we received from the Fair Housing Council of Oregon (FHCO). I agree that the testing performed by the FHCO was not of acceptable quality, and that the data is therefore unreliable. Moving forward, we will work to address these deficiencies in future tests. Finally, I agree with you that the sign pictured on page 81 of the AI report should not have been used, particularly without a caption.” This is a major win for RHAGP and Metro Multifamily Housing Association (MMHA) who have been working to improve the reporting results regarding fair housing and discrimination in Portland. In the 2010-2011 test, the city hired FHCO to survey apartment properties to establish if there was discrimination between the way apartment owners and managers treated prospective tenants of color vs. white prospective tenants. Their results preliminarily indicated that more than 50% of the landlords were discriminating. Landlords who had been working for many years to erase discrimination did not believe the results and were vindicated when the Bureau of Labor and Industries (BOLI), the enforcement organization in Oregon (under contract to HUD), was unable to substantiate the results due to poor testing practices. Clearly, this testing process was not well done (see March 1, 2012 article by Steve Law in the Portland Tribune) and created a challenge for the board of directors of FHCO. In response to this challenge, on March 1, 2012, the board demoted the director of FHCO, Molloy Good, and called back former Executive, Pegge Michaels to run FHCO. The MMHA director, Deborah Imse, and the board of directors have been working with Commissioner Fish to develop a better testing methodology. These fair housing claims are real and fair housing laws are being enforced. In Portland, a large management company recently made headlines after BOLI cited them for having rules that prohibit children from playing in the common areas and storing toys on patios. The management company, and apartment owners, were fined $55,000 for this violation of fair housing (House rules need to be drafted for everyone and not single out any protected classes.) The Mold Crisis of 2012 This seems to be the year of mold, it is everywhere. Newly constructed apartments are not immune. New Continued on page 21
Continued from page 20
SEPTEMBER 2012
codes in particular have created a situation where apartment units are very tightly constructed with lack of air flow. We completed a recent inspection of an apartment property that is no more than five years old. Even with new windows, humidistats, ventilation fans and venting, mold is finding home. More troubling are older buildings which have retrofitted vinyl windows installed to reduce energy use and heating expense for the tenants. These new windows have reduced air flow, trapping humidity inside the unit and creating a breeding ground for mold. Tenants are not aware of the challenges with these new “tighter” windows and must be educated to leave doors open, crack their windows (even in winter!) and keep their ceiling fans on (even in winter) to promote air flow throughout the entire unit. If these same older units have washer and dryer, we have also had to change our approach to fall weatherization. If a unit is built on slab, whether old or new construction, the concrete floor can also create a significantly higher humidity level within the unit. Placing foam insulating blocks over a foundation crawlspace containing dryer vents, which may have holes or become disconnected, can also create a serious mold problem.
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throughout Oregon and Washington. Cliff earned a degree in Political Science from Claremont McKenna College and holds an MBA from Willamette University. He is a Certified Property Manager and has achieved his Certified Commercial Investment Member designation (CCIM). Bluestone & Hockley Real Estate Services is an Accredited Management Organization (AMO) by the Institute of Real Estate Management (IREM). Cliff is a member of the Institute of Real Estate Management and was named Certified Property Manager of the year in 2001 and 2003. Cliff is a frequent contributor to industry newsletters. Bluestone & Hockley offers customized brokerage, property and asset management, as well as maintenance services to property owners and investors throughout the Portland/Vancouver metro area. The company’s full-service approach benefits busy property owners and investors, who know they can count on Bluestone & Hockley for high quality real estate services start to finish.
Window Guards Redux In the last week, with the sudden 80 degree weather, there were reports of small children falling from second story windows at two local apartment buildings. Apartment owners can expect another surge of legislation requiring window guards on all second story or higher windows. In the meantime, all tenants renting from Bluestone & Hockley are specifically advised of the dangers of children falling from second story in the “Safety Addendum” we issue to all of our tenants. About the Author Clifford A. Hockley is President of Bluestone & Hockley Real Estate Services, greater Portland’s full service real estate brokerage and property management company. Founded in 1972, Bluestone & Hockley’s staff totals nearly 110 employees, including 20 licensed brokers. The company’s property management division serves commercial buildings, apartments, condominium associations and houses in the Portland/Vancouver metro area, while the brokerage division facilitates both leasing and sales of investment properties www.RHAGP.org
YOUR WINDOW OF OPPORTUNITY TO SAVE Energy-efficient windows can prevent unwanted drafts and condensation, regulate temperatures, reduce noise and trim energy costs—benefits tenants value. Energy Trust of Oregon offers cash incentives on qualified windows—making the decision to upgrade even easier.
+To learn more, visit www.energytrust.org/multifamily or call 1.866.368.7878. Serving customers of Portland General Electric, Pacific Power, NW Natural and Cascade Natural Gas.
RHAGP UPDATE
Page 22 Continued from page 19 lead blood levels (“EBLs”) were living there. These inspections identified numerous lead hazards in tenants; homes. The State of Maryland and the City of Baltimore have issued more than 20 Notices of Violation and compliance orders against Murrell and/ or his company, C. Murrell Business Consultants, for lead-based paint violations, including situations in which a child with an Elevated Blood Lead Level was documented as living in a rental property leased by Murrell. Additionally, Murrell entered into a number of Consent Decrees with the State and City of Baltimore designed to achieve compliance with applicable lead requirements. On July 19, 2011, Murrell pleaded guilty to three misdemeanor counts of violating the Toxic Substances Control Act. According to his guilty plea, on September 15, 2010, Murrell had workers conduct lead-paint abatement work at one of his apartments, located on Frederick Avenue in Baltimore, while one of the apartment tenants and his children were present on site, in violation of the lead-paint abatement regulations. In addition, Murrell provided MDE with a Project Notification Form for this project in which he falsely stated that a particular supervisor would be at that location on a particular date, when in fact no supervisor was on site, also in violation of the lead-paint abatement regulations. Murrell admits that there were several instances in which he falsely certified that workers would be conducting lead abatement work and that a particular supervisor would be on site to supervise the work, when in fact, no supervisor was on site. For example, Murrell had notified MDE that he would be conducting abatement work on August 31, 2010, and that a specific individual would be supervising it. When officials from MDE visited the apartment on that date they found workers conducting abatement work, but no supervisor was on site. The alleged supervisor was, in fact, out of town on travel. Finally, Murrell admits that he and his company failed to disclose to tenants the presence of documented lead-based paint hazards when they rented units he owned and managed. Many of these units had a history of lead-based paint problems that had been documented by MDE. Despite these findings and prior enforcement actions by the State and Municipal agencies, Murrell did not provide tenants with the require Lead Based Paint Notification Disclosure Form and failed to: (a) give prospective tenants an EPA-approved information pamphlet on identifying and controlling lead-based paint hazards;
(b) disclose to prospective tenants any known information concerning lead-based paint or leadbased paint hazards, the location of those hazards, and the condition of the relevant surfaces; (c) provide prospective tenants with any records and reports on lead-based paint and/or Lead-based paint hazards; and (d) include and attachment to the lease )or to insert relevant language in the lease itself) which provides a Lead Warning Statement and confirms that the landlord has complied with all notification requirements. United States Attorney Rod J. Rosenstein commended EPA’s Criminal Investigation Division, MDE, and the Maryland attorney General’s Office for their work in the investigation. Mr. Rosenstein thanked Assistant United States Attorney P. Michael Cunningham, who prosecuted the case.
The Rental Housing Assocation of Greater Portland is proud to announce the appointment of one of our Directors, Jerad Goughnour, to the City of Portland Fair Housing Advocacy Committee. Jerad Goughnour This city group was created to implement the recommendation of the “Fair Housing Plan” to remove barriers to housing choice in the rental market and ensure compliance with federal fair housing laws. The committee is comprised of a broad cross-section of community representatives, tenants rights groups, landlords and property managers, financial institutions and community based housing providers. The main tasks of the group are prioritzing implementation of the recommendations of the Fair Housing Plan, reviewing data and endorsing best practices, coordination public information campaigns, reviewing enforcement data and advocating for resources that will further the goal of fair housing. Mr. Goughnour is a long-time member of the RHA, board member, property owner and managing partner of Gateway Property Management LLC.
SEPTEMBER 2012
www.RHAGP.org
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RHAGP UPDATE
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