JANUARY 2015 RHA UPDATE NEWSLETTER

A monthly newsletter published by the Rental Housing Alliance Oregon

January 2015

www.rhaoregon.org

Formerly the Rental Housing Association of Greater Portland

rhaest. 1927

In this issue:

Dinner Social page 3

6 Tips for Screening Pets page 7

A New Twist On Deposits page 9 - 10

Red Flags: 5 Warning Signs page 15 Best and Worst Markets for Vacancies page 18

New Member Orientation And Mentoring Session

See Page 7 for more information

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blinds

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VISIT www.fhco.orgFAIR HOUSING COUNCIL OF OREGON

RENTAL HOUSING ALLIANCE OREGON

SUPPORTS FAIR HOUSING

RENTAL ALLIANCE UPDATE - January 2015 3www.rhaoregon.org

FROM DOWNTOWN Portland- take I-84 east toward The Dalles. Take exit 6 and merge onto I-205 south bound. Take exit 14 to Sunnyside Rd. Turn right at SE Sunnyside Rd, go 495 ft., turn left at SE 93rd Ave, Monarch Hotel will be on the left.

FROM WILSONVILLE- Take I-205 North toward West Linn/Oregon City, take exit 14 to Sunnyside Rd. Turn left at SE Sunnybrook Blvd, turn right at SE 93rd Ave to Monarch Hotel.

Dinner SocialWednesday January 21, 2015 at 6 pm Table of Contents

Dinner Social |page 3

President’s Message | page 4 & 6

RHA Mark Your Calendar | page 5

6 Tips For Screening Pets | page 7

Top Rental Forms | page 8

A New Twist On Deposits | page 9 & 10

Commerical Property Winterization | page 11 & 14

Fair Housing Enforcement | page 12 - 13

Simple Ways to Fill Your vacancies, Quickly, Carefully and Intelligently | page 14 & 18

Red Flags: 5 Warning Signs A Good Tenant Is Going Bad | page 15

Electrical Safety | page 17

The Best And Worst Markets for Rents and Vacancies in 2015 | page 18

The Preferred Service Guide | page 19-22 Plated Dinner (Please choose one of the following)

London Broil with Pinot Noir Demi-Glase Roasted Garlic Mashed Potatoes and Seasoned VegetablesOr

Grilled Salmon with Lemon Butter, Rice Pilaf and Seasoned VegetablesDinner also Includes:Dinner Rolls and ButterChef’s Choice SaladAssorted Mini Desserts, No-Host Bar

When: Wednesday January 21, 2015Where: The Monarch HotelTime: 6:00 PM Price: $29.00 per Person if Registered by January 15, 2015 $34.00 per Person if Registered after January 15, 2015

Directions:

Call 503-254-4723 to register or visit the rhaoregon.org/store/category/events if you register for a dinner meeting and do not show or do not cancel by the Friday before the dinner meeting you will be charged the full price of the dinner meeting

Speaker: Steven A. Todd Multnomah County circuit Court Judge Pro TemHave you ever been in a position where a tenant has left your rental property with an outstanding balance due and after many attempts to collect, you get nothing? Frustrating, Yes! But you do have options. Have you thought about small claims court? If you have not navigated the small claims system it can be challenging. Come hear Judge Todd explain small claims court and answer your questions about the small claims court system.

4 :RENTAL ALLIANCE UPDATE January 2015 www.rhaoregon.org

January is here already and the start of a new year for all of us. This is the time of year where most of us look back on the past year and reflect on our accomplishments and plan for the coming year. I have been looking forward to the New Year with excitement. As the President Elect of RHA Oregon in 2014, I was on the front lines as we made changes to our organization to get us poised for the future. The amount of time and effort that each of your board members put forth shows their dedication and passion for RHA Oregon and for all of us as rental property owners. When we had our board retreat in November to plan for the coming year, the excitement and passion was a presence that you could feel in the room. This excitement and passion gives me what can only be described as a “Warm and fuzzy feeling for the future”.

As we start the New Year, I am taking over as President of RHA Oregon from President Elizabeth Carpenter. She has done a great job of leading us through a time of change for our organization and I have been privileged to be right there with her to learn and observe. My heartfelt thanks to her for the time and commitment that she has given to RHA Oregon. The foundation that was laid by her leadership holds great promise for our future growth. Your Board of Directors also bring a wide variety of knowledge, talent, and passion to the table each and every meeting. Their support and commitment will make my job an easy one. Our office staff are knowledgeable, talented and excited about working with our members and board to continue RHA Oregon as a premier organization supporting rental property owners. Thanks to Teresa Carlson, Suzanne Fullerton, and Pam Van Loon for their dedication and work and to Office Manager Cari Pierce. Cari has already became an invaluable asset to me. Their skills are on display daily at the RHA Oregon office.

So what does the future hold for RHA Oregon? That is the million dollar question and one of the most exciting things about being a part of this organization. We don’t know everything that may be coming our way as rental property owners this next year. Will there be more changes in law that affect how we do business? Will the current laws and rules become clearer in how they are applied? Thankfully, we have someone keeping us informed about what is going on and what could be coming up at the legislature. Of course I’m talking about our lobbyist Cindy Robert. What a great job she does for us throughout the year. Thank you Cindy!!!

Before I forget, be sure to check out and attend RHA Oregon education classes that are offered several times each month and in several locations for your convenience. Katie Poole-Hussa is taking over as Chair of the education

President’s Message

RHAOregon is committed to educating members to fair housing practices and policies.Since 1927, the Rental Housing Alliance Oregon has set the standard for community

participation by landlords providing affordable and quality housing.

RHA Oregon BOARD MEMBERS

PresidentJohn Sage, PH. (503)667-7971

President ElectRon Garcia, PH. (503)595-4747

Vice PresidentRobin Lashbaugh, PH. (503)805-5993

TreasurerElaine Elsea, PH. (503)258-0700

SecretaryLynne Whitney, PH. (503)284-5522

RHA OregonDIRECTORS

Katie Pool-Hussa, PH. (503)465-4404

Alita Dougherty, PH. (503)254-4723

Cathy Galuza, PH. (503)888-8830

Dana Brown, PH. (503)740-8432

Jerad Goughnour, PH. (503)303-8545

Jim Herman, PH. (503)-645-8287

Ami Stevens, PH. (503)-407-3663

AJ Shepard, PH. (360)772-6355

Matt Korshoj, PH. (503)822-5539

Mihyun Pratt, PH. (503)969-5412

Phil Owen, PH. PH: (503)-244-7986

RHAOregon OFFICEMonday - Friday * 9:00am - 5:00pmPH: 503-254-4723 * Fax: 503-254-4821

10520 NE Weidler StPortland, OR 97220

(continued page 6

RHA Oregon President John Sage


Mark your calendar!

To purchase event tickets online visit: http://www.rhaoregon.org/store/category/events

CLASSES LOCATION TIME INFORMATION

01/07 Online Tenant Screening RHA Conference Annex 11:00am

01/08Making Your Rental Property Profitable RHA Conference Annex 6:30pm Taught by: Dana Brown of Full Spectrum Residential

Services 10520 NE Weidler St., Portland OR 97220

01/09Understanding Your Decision Point Report WebEx 11:00am

01/15 Top 5 Rental Forms RHA Conference Annex 11:30am Taught by: Jerad Goughnour of Gateway Property Mgmt LLC 10520 NE Weidler St. Portland, OR 97220

01/15 Mold Class Standard TV & Appliance 6:30pm Taught by: Mike Gardner Standard TV & Appliance, 3600 SW Hall Blvd., Beaverton OR 97005

01/15/Understanding Your Decision Point Report WebEx 7:00pm

01/27 Online Tenant Screening WebEx 7:00pm

01/27Making Your Rental Property Profitable Standard TV & Appliance 6:30pm Taught by Dana Brown of Full Spectrum Residential

Services 3600 SW Hall Blvd., Beaverton OR 97005

02/24 Top 5 Rental Forms Standard TV & Appliance6:30

Taught by: Jerad Goughnour of Gateway Property Mgmt LLC

DATE EVENT LOCATION TIME INFORMATION

01/01 Office Closed RHA Oregon Closed in observence Of New Years Day

01/14 Board Meeting RHA Conference Annex 5:00pm

01/21 Dinner Social Monarch Hotel 6:00pm See page 3 for more information

01/22 New Member/Mentor Session RHA Conference Annex 6:00pm

02/11 Board Meeting RHA Conference Annex 5:00pm

02/18 Dinner Social TBD 6:00pm

02/26 New Member/Mentor Session RHA Conference Annex 6:00pm

If you register for a dinner meeting and DO NOT SHOW or DO NOT CANCEL by the Friday before the dinner meeting you will be charged the full price of the dinner Meeting

RHA Mark Your Calendar

Those with prior registration to the class will be seated first. Walk-ins will only be accommodated once the class has started and if space is available. Registered attendees who arrive 15 minutes after the start of class be aware that your chair may be filled. If you register for a class and then do not cancel at least 48 hours before the class and /or do not show you will be charged for the class

Making Your Rental Property Profitable

Dana Brown of Full SpectrumResidential will show you how to

improve your financial success in therental property Industry.

1 Continuing Edudation Credit Available

$25.00 Member / $35.00 Non-MemberRegister early to receive a $5 discount

Mold Class As property and business owners, you cannot afford the liability risks of undetected mold and improper cleaning of affected areas. This class focuses on how to prevent mold growth in your properties along with the proper techniques for cleaning and recovering from mold damage.

1 Continuing Education Credit Hour

$25.00 Member / $35.00 Non-MembertRegister early to receive a $5 discount

Top 5 Rental FormsIt’s extremely important to use up-to-date forms that reflect all regulatory changes when placing a tenant and

continuing the landlord-tenant relationship. Proper legal forms are

more tools in a landlord’s tool bag for effectively maintaining friendly

relations with your tenants. This class will cover common uses of the forms, how to fill them out and forms used

before, during & post tenancy.

$25.00 Member / $35.00 Non-Membert Register early to receive a $5 discount


committee, so I am really excited about what we will be offering for classes in the coming months.

Be sure to check our website, www.rhaoregon.org for class offerings, times and locations.

Not to be missed either is the New Member/Mentor sessions. These sessions are held every fourth Thursday of the month. Do you want to know how to get the most out of your membership? Are you a new rental owner who has questions about being a rental property owner? Come to our next session on January 22 at RHA Oregon office starting at 6pm.

Well, since my space is limited I will have to wrap this up for now. Just wanted you all (my southern upbringing coming out), to know that I am very grateful to be on the board and working with a great bunch of creative, talented, and passionate people in the coming year.

Sincerely John Sage

Presidents Message: continued from page 4

2015 RHA Oregon Office Closures

Office Hours Monday - Friday 9 - 5pm

Thursday December 25, 2014 - Christmas Day

Thursday January 1, 2015 - New Years Day

Monday May 25, 2015 - Memorial Day

Monday September 7, 2015 - Labor Day

Thursday November 26, 2015 - Thanksgiving Day

Friday November 27, 2015 Black Friday

Friday December 25, 2015 Christmas Day

Phone: (503)254-4723 Fax (503) 254-482110520 NE Weidler, Portland OR 97220


In some areas of the country, as much as 70% (or more) of renters have pets! Many landlords have adapted and now accept pets and charge more rent and registration fees that have greatly increased their cash flow (Oregon Landlord Tenant Act allows for add’l rent for

keeping a pet and add’l deposit for keeping a pet, (NO PET FEES). One landlord even shared that he LOVES pets and is now giving extra points at screening for those WITH animals. Another landlord shared their policies below regarding pets:

1) Our ads read "Pet Friendly to Friendly Pets, subject to approval."2) Prospective pet must be spayed or neutered, NO exceptions ever.

3) No puppies - must be old enough to be house trained.4) Must already HAVE animal, this isn't their opportunity to get one.5) NO aggressive animals - I don't care what breed, (as long as my insurance company does not prohibit them) but if they growl or lip curl or require their owners to keep a tight hand on them when we meet them - no. I want big galumpy labs and such not guard dogs. If we can't walk up to a dog and, play with it, it's not a candidate.6) Name and phone number of vet required. People without vets aren't taking care of their animals.

The above tips are shared by regular contributors to the popular MrLandlord.com Q&A forum, by real estate authors and by Jeffrey Taylor, [email protected]. To receive a free sample of Mr. Landlord newsletter, call 1-800-950-2250 or visit their informative

6 TIPS FOR SCREENING PETS

entors

Our Members MatterCOME JOIN US! NEW MEMBER ORIENTATION AND MENTORING SESSION

RHA Oregon

Refreshments Offered Thursday January 22, 2015 from 6-8pm

RHA Oregon Conference Annex 10520 NE Weidler Portland OR 97220.

• AreyouamemberofRHAOregon?Areyouinterested in knowing what RHA Oregon is all about?

• Thinkingaboutbecomingamember?• Havelandlordquestions?• Come speak to some experienced landlords and

learnmoreaboutanRHAMembership


Landlords and property management companies are subject to a plethora of complex laws and regulations, which change often and affect the many forms used in property management. Recent examples of changes include the Screening Guidelines, Rental Agreement, and the Notice of Noncompliance Fees, which have staggered implementation dates.

To comply with these laws, it’s extremely important to use up-to-date forms that reflect all regulatory changes when placing a tenant and continuing the landlord-tenant relationship.

I use the property management forms from the Rental Housing Alliance Oregon via the Internet-based Rentegration. Because, these forms are always up-to-date, and state-specific, I feel protected, my clients are protected, as are their tenants and our property management company, is protected from missing any important legal and regulatory changes.

Proper legal forms are more tools in a landlords tool bag for effectively maintaining friendly relations with your tenants. Too often, landlord-tenant disputes arise because there was no written agreement and the parties wind up in eviction court, becoming a matter of one person's word against the others. Rental House Alliance Oregon offers updated landlord and tenant packages and individual forms to cover all residential and commercial rental property needs. The forms are state-specific and regularly updated by attorneys to comply with state landlord tenant statutes.

Please join Jerad Goughnour, a Rental Housing Alliance Oregon Director and Property Manager, on January 15th at the RHA Oregon Conference Annex and February 24th at Standard TV & Appliance in Beaverton as he instructs on some of the form updates, common uses for such forms, and how to fill in the blanks. Forms for before, during, and post tenancy will be discussed. Contact the RHA Oregon office now to register!

Top Rental Forms Taught by: Jerad Goughnour

Attend one FREE hour-long class conducted by a credit reporting agency representative at the RHAOregon office and you will be able to retrieve reports on your home computer in minutes

Visit www.rhaoregon.org or call (503)254‐4723 for details!

• CREDIT REPORTS• TENANT PERFORMANCE• CRIMINAL HISTORY• SOCIAL SECURITY VERIFICATION• FULL SERVICE REPORTS

YOUR RHAOregon MEMBERSHIP PAYS FOR ITSELF WITH LOW PRICED TENANT SCREENING REPORTS

AND 6O% OFF REGULAR FORM PRICES.This is a RHAOregon member’s only benefit!

Now featuring DECISION POINTscored reports

for Landlords

24-HOUR ONLINETENANT SCREENING

Interested in knowing what is going on with Rental Housing Alliance Oregon? You are invited to attend our monthly board meetings. Please come and see what is happening! 2nd Wednesday of every month at 5pm. Call RHA at 503/254-4723 to let us know that you will be there.

Donation Needs Blankets Deodorant Razors

Sleeping Bags Tarps Mediumsizecardboardboxes

Socks Hats Gloves Adult Coats (other cold weather gear)

Sugar Creamer Peanut ButterIndividual sized Shampoo,

Conditioner & Lotion

Where and how do I donate items to JOIN?

Youarewelcometobringdonateditemstoourday center, located at

1435 NE 81st Ave., Suite 100 Portland OR 97213

Hours: 10am - 3pm Monday through Friday or

bringtoRHAOffice


(continued on page 10)

It is axiomatic that we collect security deposits from new tenants. We do that so we are protected against any number of tenant activities or lack of activities, such as paying rent, so we don’t lose money. It’s just good business.

But a security deposit only makes it a break-even event. What if we could actually come out ahead, even just a little? That might make collecting security and other deposits a profit center. What I’m about to suggest is all legal and ethical and shows tenants we run a well-organized business.

Here are five things to do to come out on the plus side with deposits.

1. Deposit all security deposits in an interest-bearing account. You keep the interest. Some states require that you deposit security deposit money separately from operating and rent money. But too many times landlords don’t think of a way to make this work for them. Put the money in an account that earns the highest interest rate possible. With today’s interest rates, that “highest interest rate possible” might be .5 percent, but why not?

2. Take deposits to hold units. You undertake a number of responsibilities when you do that, but it is legal and helpful to both you and applicants. You can have consistently full units and the applicant will get the unit he or she wants.

Even so, when you accept deposits for holding a unit, you undertake four legal and ethical responsibilities.

a. You must provide a written statement detailing the terms of the agreement and a receipt for the money, plus the conditions for your refunding or retaining the depositb. If the applicant rents from you, either apply the

A “New” Twist on DepositsBy Robert L. Cain- Rental Property Reporter


(continued on page 11)

A “New” Twist On Depositscontinued from page 9

deposit towards rent or total monies due at move in or refund it.c. If the applicant changes his mind about renting from you, you get to keep the money.d. If you change your mind or cannot provide a unit within the time allotted in the deposit agreement, you must refund the money.

3. Create a price list for all damages to a unit, amounts that will be deducted from the security deposit. Build in a profit. The late Chris Wales, a Spokane, Washington, landlord gave me this, something I thought was a terrific idea. The figures here are his and over 20 years old (he gave me the list when I was doing seminars in Spokane some 20 years ago), so updating to current costs is in order

General Cleaning: $25.00 per hour plus supplies and mileageRepairs: $30.00 per hour plus supplies and mileage Carpet Cleaning: $0.16 per square foot, plus mileagePainting: $60.00 per room, plus mileage. Adjusted down one- fourth for each year since the room painted. (For long-term tenants, you might want to forget about this one since you will probably repaint the interior during the tenancy as a thanks for being a valued customer for so long.)Yard work: $25.00 per hour plus mileage and dump chargesKeys: $25.00 per lock plus $2.50 per keyLight Bulbs: $2.50 eachI was particularly intrigued with charging for light bulbs. How many times have you gone into a recently vacated unit only to discover the previous tenant had absconded with every light bulb in the place? I believe that new fluorescent bulbs cost at least $2.50 each at a local supermarket, so having to replace a houseful is not only costly but a needless expense.

The essential thing to do here is attach the price sheet to the security deposit form and receipt, and then remind the tenant of the price list when he or she gives notice to move.

4. Make sure that all deposits are “deposits,” not “fees.” If you collect a fee that is all you can collect. Numerous courts have ruled and many state laws include definitions that fees are full payment for a service. A deposit, however, is just that. If it pays for the damage, fine. But if it doesn’t, you can go back for

more.5. Match the deposit to the tenant’s rental history. You have to forewarn each applicant, of course, but if you have a marginal tenant, you can charge a higher deposit than someone with a sterling rental history. Figure out in advance an objective standard for

calculating the higher deposit to avoid Fair Housing complaints; then put something in a warning on your rental policies and standards.

The following is something to think about:

No late rent payments or damage reports: $500 Late rent payments to previous landlords: $50 for each occurrence Damage to properties: $250 extra Eviction: one month’s rent (of course, nothing says you have to even consider an applicant with an eviction.)A security deposit is to protect our bottom lines. If we can build in the opportunity to come out ahead, even a little, by collecting them and other deposits, then it is just good business sense. Disclosing we operate to applicants is also good business because it shows tenants that we run a well-organized business. That’s a plus to good tenants and something that may send less-than-good tenants off to a landlord who isn’t so diligent.

Some 30 years ago Bob Cain went to a no-money-down seminar and got the notion that owning rental property would be just the best idea there is for making money. He bought some. Trouble was, what he learned at the seminar didn’t tell him how to make money on his rental property. He went looking for help in the form of a magazine or newsletter about the business. He couldn't find any.


The Real Deal: a worst-case scenarioIt was cold, really cold. Let’s just say

that it was below freezing. News reports had been reporting for hours that the roads were icy and that everyone would be better off staying home.

Our property managers and maintenance team had been preparing for days for this cold snap. Property inspections had been scheduled to make sure that all rented and vacant commercial spaces we managed would be weatherized. Nevertheless we had a few problems.

First off, the ice storm downed tree branches and trees. This meant that many of our buildings lost power (and no power means no heat and a higher likelihood of frozen pipes). At one of our smaller two-story buildings the waterlines in the attic were not insulated and broke. When the thaw came a couple of days later, water was everywhere and we had to relocate a couple of tenants for a week until we dried things out.

Finally, to add insult to injury, a riser froze in the sprinkler room of one of our retail strip shopping centers. When that began to thaw out we had a huge problem with flooding and no fire protection. The Fire Marshal learned about this (because an electronic monitoring alarm went off) and insisted that we post a 24-hour fire watch. Did I mention that these events occurred after we prepared all of our properties for the cold snap and went through our checklist ahead of time?

Before the Storm

For reference, I have summarized that checklist for use at your properties.

Winterization Checklist• Fire sprinkler systems:

o Dry systems: check operation of air compressors/ gauges and verify the system is completely drained down. Note: if a water flow fire alarm is received on a dry system and not due to an actual

fire, the water flow is oftentimes caused by a compressor failure and therefore the system will need to be drained down once the compressor is repaired or replaced. o Wet sprinkler systems: check to ensure they have antifreeze in them.

• Vacant tenant spaces:o Those with operable HVAC systems: set the thermometer to at least 40 degrees.o Those without operable HVAC systems: provide space heaters to maintain a temperature of at least 40 degrees.

• Fire riser/valve rooms: verify that the heat is turned on to at least 40 degrees to prevent freezing pipes. • Irrigation system: verify that the landscape contractor has fully drained down the system to prevent freezing pipes.• Exterior water faucets (hose bibs): shut off the water source, drain and cover with insulated covers.• Basement crawl spaces: inspect to ensure exposed domestic water lines are insulated to prevent freezing. Close any openings exposed to the outside, consider insulation, and/or a heat source.

• Canopy/soffit crawl spaces: inspect to ensure that exposed domestic water lines are insulated to prevent freezing. Close any openings exposed to the outside, consider insulation, and/or a heat source. Refer to the above regarding canopy fire sprinklers.• Snow plowing/sanding/shoveling/de-icing service: contact the landscaping and/or parking lot sweeping companies to arrange for sidewalk, parking lot and drive lane snow services. Define the scope/level of service ahead of time and arrange for auto

(continued page 14)

Commercial Property Winterization - How to prevent winter emergencies


(continued page 13)

When I’m out in the field teaching fair housing classes I’m often asked what the consequences of a fair housing

violation is. Following is a primer on the subject. You can get a visual perspective on the process by viewing our Enforcement Flow Chart at www.FHCO.org/pdfs/EnfFlowChart.pdf but following is a more detailed outline.

The federal Fair Housing Act makes any denial of or differential treatment in housing based on the following protected classes illegal: race, color, national origin, religion, sex, familial status (children) and disability. Oregon law also prohibits discrimination based on marital status, (legal) source of income (including, now Section 8 and other housing subsidies), and sexual orientation and gender identity. (Visit FHCO.org for further information on the area you live or own properties.)

It should be noted that one need not intend to discriminate for their words, actions, or advertising to have an illegally discriminatory affect. That is, effect not intention is the barometer in a fair housing case.

How is the Fair Housing Act Enforced?Often the Fair Housing Council of Oregon (FHCO) is the first line of defense. We receive fair housing-related inquiries and complaints from across the state. Each call is processed and assistance provided whenever and wherever possible. We offer information and referral to appropriate resources if an inquiry is not related to fair housing.

As a private nonprofit, we serve as a fair housing resource in Oregon, but we are not an enforcement agency, per se. If an inquiry appears to be a bona fide allegation of fair housing discrimination, we assist in whatever way the inquirer desires. We might help mediate the issue or contact the housing provider to advocate on the individual’s behalf; we may help the victim file a formal

complaint or conduct an investigation using witness interviews, testing, etc.

Testing is a nationally recognized and court-tested practice aimed at identifying whether or not illegal housing discrimination has occurred. Both complaint-based and audit testing is done by FHCO. Testing is used

to identify the business practices (of a company, an individual, etc.) and whether or not these practices constitute a violation of the laws.

Other enforcement-related activities may involve filing a complaint with a regulatory agency; either on our own behalf or in assisting a housing consumer who claims a fair housing violation has been committed against them. At

times, we also file lawsuits with private attorneys. That said, more than 75% of the bona fide fair housing complaints we receive annually are resolved informally and never make it to the formal complaint process.

What Happens After a Complaint or Lawsuit is Filed?Fair housing complaints can be filed with the Dept. of Housing and Urban Development (HUD) or a state agency such as the Bureau of Labor and Industries (BOLI) in Oregon. A complainant has up to one year from the date of the last alleged incident of illegal discrimination to file a claim. Alternatively, one may file a suit in court up to two years after the last incident.

If filed with a government agency, that office (HUD or BOLI) will initiate an investigation to determine if there is evidence of illegal discrimination or will attempt to conciliate the complaint with the parties involved. If conciliation fails, the agency will move to determine whether or not “reasonable cause” exists to believe that fair housing laws have been violated..

If the government agency finds “no reasonable cause,” the complaint is dismissed. However, if evidence of a violation is found, a hearing will be scheduled before an

FAIR HOUSING ENFORCEMENTBy Jo Becker, Education/Outreach Specialist, Fair Housing Council of Oregon


Administrative Law Judge (ALJ). If either party elects to proceed with the case in federal court, then either the U.S. Dept. of Justice (DOJ) or the state attorney general will represent the case on behalf of the regulatory body. The decisions of the ALJ or the federal district court are subject to review by the U.S. Court of Appeals.

If the complainant prevails in the case, s/he may be awarded compensatory damages. These can include any out-of-pocket costs the complainant spent while obtaining alternative housing and any additional costs, including rent, associated with that housing. Emotional distress damages for such things as humiliation, mental anguish or other psychological injuries may be levied and are in addition to out-of-pocket losses.

In cases tried before an ALJ, a civil penalty of up to $16,000 may be imposed for a first violation up to $65,000 for a third violation. If the case is brought by the DOJ, civil penalties can be as high as $100,000. When heard in federal court, punitive damages may be awarded. These do not reimburse the plaintiff for losses actually suffered; instead, they punish the wrongdoer. Punitive damages are awarded only if the plaintiff shows the defendant’s conduct was “willful, wanton, or malicious” specifically motivated by an intent to exclude the plaintiff for illegally discriminatory reasons.

Attorney’s fees may be awarded to the prevailing party. In addition, courts may issue injunctions if they feel prompt action is necessary to prevent immediate and irreparable harm.

In cases involving illegal discrimination in home mortgage loans or home improvement loans, a suit may be filed under both the Fair Housing Act and / or the Equal Credit Opportunity Act. In this case, additional agencies may be involved.If you have questions about fair housing law, please consider us a resource and let us know! You may want to start on our website where we have not only the Enforcement Flow Chart posted but also an entire page with tons of resource documents and links just for housing providers like yourself.

Fair Housing Enforcement continued from page 12

2143 NE Broadway StPortland, OR 97232

Office: 503-281-1172Cell: 503-314-6498

Email: [email protected]

Real Estate Services


deployment. • Store snow shovels, a supply of granular de-icer and a spreader onsite so that the maintenance staff is able to clear snow on the sidewalks. • Roof drains/downspouts: ensure that roof drains and downspouts are clear and in working order so that snow melt is able to appropriately drain from the roofs. • Disconnect all outside hoses: anytime outside weather is freezing all hoses on the outside of the building should be disconnected.

How to RespondOnce the snow and ice hits, tenants may be calling to report broken pipes, property conditions and other issues. It is important to have an office open and staff on standby to receive those calls and coordinate additional services. Verify that your snow service vendor has in fact dispatched a crew to your property. Maintenance staff needs to be pre-positioned with snow blowers, chainsaws and vehicles with studded tires allowing them to travel to properties so they can provide the required service. You may want to consider having a supply of sleeve clamps or “Shark Bite” couplings on hand for repairing pipe breaks in addition to a heat gun to melt frozen pipes.If the snow is very heavy and icy crews need to be dispatched to clear the snow from buildings with flat roofs, in particu-lar the drains need to be cleared so the water can drain off

the roof as the snow melts instead of leaking into the tenant spaces. This is important because the weight of snow and ice can stress the roofs and cause them to cave in. Additionally, you also need to keep the air handlers clear of

snow. If snow blocks the air flow it stresses the compressors and then you can’t generate heat either.

PreparationPreparation is the name of the game. The more you inspect, plan and prepare for catastrophe the more likely it is that you and your properties will survive them with minimal damage. Make sure your documentation is well organized with prop-erty maps, and the locations of water shut offs and roof drains are easily available for you and your staff to access. Also, make sure to have 24-hour maintenance staff, plumbers, electricians and emergency response contractors’ phone numbers in your cell phones to speed up your response. Finally, you will need easy access to your property insurance agents just in case you

have a loss and need repair approvals and checks right away.

Clifford A. Hockley is President of Bluestone & Hockley Real Estate Services, greaterPortland’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, apart-ments, condominium associations and houses in the Portland / Vancouver metro area, while the brokerage division facilitates both leasing and sales of investment properties throughout Oregon and Washington.

Commercial Property continued from page 11

SIMPLE WAYS TO FILL YOUR VACANCIES QUICKLY, CAREFULLY AND INTELLIGENTLY byMarc Courtenay of PropertyManager.com, a Service of AppFolio

Vacancies can come up at the most unexpected times. The end of a year, even though it’s a holiday season, is no exception. Neither are the early months of winter when fewer moves occur.

That’s why property managers need multiple ways to attract new residents that work all year round. It’s also effective to have many clever methods that will fill vacancies as quickly as possible.

Last year I began an ongoing series of articles on this topic. The response from readers has been encouraging, which led to an article where I shared property managers’ secrets for filling vacancies.

Before I add to your “arsenal” on this subject I want to normalize the fact that finding effective ways to keep our rental units filled doesn’t come naturally. Filling apartments is actually an acquired skill which requires regular updating.Veteran property managers use a “shotgun” approach towards marketing their rentals. They use an array of media, methods, and techniques, knowing that one of them will pay off just in the nick of time.

Since resident turnover is a property owner’s biggest expense, the best way of keeping your cash flow steady is to do all to influence residents to stay put. Treat them the way you want to be treated.

If you’re responding to your maintenance calls promptly, if your staff is courteous, if your buildings are uplifting, if your rental prices are competitive, you’re bound to have fewer turnovers.

Yet even when we screen for residents who are longer-term

(continued page 18)


YOU’VE DONE ALL THE RIGHT THINGS — SCREENED YOUR TENANT WELL, CREATED AND SIGNED A COMPREHENSIVE CONTRACT AND MET ALL YOUR RESPONSIBILITIES AS A LANDLORD, BUT WHAT HAPPENS WHEN A PREVIOUSLY GOOD TENANT GOES ROGUE? HERE ARE SOME WARNING SIGNS THAT YOUR TENANT MAY HAVE TROUBLE AHEAD AND WHAT YOU CAN DO TO PROTECT YOURSELF OR MINIMIZE YOUR RISK.

1. A TURBULENT ROMANTIC LIFE: While your tenant has every right to privacy, a string of overnight guests can spell trouble down the road. If your tenant is sharing the keys to the property, another adult will have access to your building — an adult you have not screened or even met. People meet, fall in love and decide to live together everyday, and that’s a great thing but it can spell trouble for your property. Most tenants won’t realize that they have an obligation to let you know that they have moved another person onto your property. If you have a good lease, there is likely a requirement that you be informed of all new tenants. Check your lease and proceed from there to ward off any potential problems.

2. A NEW ARRIVAL OF THE PET VARIETY: Your tenant’s tired old Basset Hound passed away, and after a period of grieving, a new puppy has been chosen. The problem here lies with breed and activity level. If you approved an older, sedate, non-threatening breed, you have the right to know that a new pet has been purchased, and what to expect from that new animal. Your lease should specify the pet that was allowed, and if a new pet has been acquired, it will need to meet your guidelines. Admire the puppy, but check your lease and make sure you ask some questions about his parentage and where he’ll be living during the day.

3. YOUR TENANT IS MOVING ON: Rental properties are transient residences, but even the best tenant can fall short of funds or lose track of time when they are moving from one place to another. While most move-outs go smoothly, some tenants can adopt a “nothing to lose” attitude as the big day approaches. If you’ve got a tenant who is planning to move, keep a closer eye on the situation than you normally

would, just to be sure you are paid in full and that the property is left in acceptable condition.

4. TROUBLE IN PARADISE: Having a new boyfriend or girlfriend move in can be a red flag — but so can a spouse or significant other who is on the way out. Shouting matches, frequent reports of trouble by other neighbors and other displays of a relationship in trouble should be a red flag for you as well. You face two potential problems when a relationship is on the rocks — damage to your property and a loss of tenant income. If the breadwinner moves out — or

even if the person paying half of the rent moves on, the remaining tenant will struggle to pay the bills. Make sure you know who is living in the property and be aware of any unexpected move outs or departures.

5. FINANCIAL CRISIS SETS IN: If your tenant is facing some financial stress that is not impacting his ability

to pay the rent, you should still keep a closer eye on the situation. People who are repeatedly having issues paying the utilities or experiencing cutoffs are living very close to the edge, and a single misstep could result in the rent not being paid. If you notice that you often have utility workers in and out of a unit on a monthly basis, they may be turning off and restoring services and signifying that a problem lies ahead. While you may not be able to ward off every problem, as much advanced notice as possible will help you protect your property and your investment. If you do notice one

or more of these warning signs, simply being more aware of the property and making sure that the lease and property rules are being followed may ward off a problem or give you peace of mind.

The American Apartment Owners Association, serving landlords, property

managers, and real estate agents nationwide, offers discounts on products

and services for all your property management needs including tenant

screening and landlord forms. To learn more about these services, their

national vendor directory, and more, visit www.AAOA.com or call 866-579-

AAOA.

Reprinted with permission of American Apartment Owners Association

offers products and services for landlords related to your rental housing

investment, including rental forms, tenant debt collection, tenant

background checks, insurance and financing. Find out more at www.

Red Flags: 5 Warning Signs a Good Tenant is Going BadBy The American Apartment Owners Association


RHA Oregon LIST OF COMMITTEES

Building Chair: Phil Owen, PH: 503-244-7986

Community Relations/Donations Chair: Tony Kavanagh, PH: 503-522-4474

Dinner/Program Chair: Lynne Whitney, PH: 503-284-5522

Education Chair: Katie Poole-Hussa PH: (503)465-4404

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

House Chair: Robin Lashbaugh, PH: 503-760-7171

RHA Oregon LOBBYISTCindy Robert, PH: 503-260-3431

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

Membership Chair: Elizabeth Carpenter, PH: 503-314-6498 Office Chair: Robin Lashbaugh, PH: 503-760-7171

Government RelationsChair: Phil Owen, PH: 503-244-7986Gresham Liaison: Jim Herman, PH: 503-645-8287

Marketing Chair: Ami Stevens, PH: 503-407-3663

RHA Oregon OFFICE TEAMCari Pierce, Office Manager - [email protected]

Pam VanLoon, Bookkeeper - [email protected] Teresa Carlson, Member Svcs [email protected] Fullerton, Member Svcs Asst. - [email protected]

Opportunities Available

COME JOIN A GREAT ORGANIZATION!

• LegislativeRepresentation• Supportersof FairHousing• Education/Seminars• Up-to-dateLawInformation• AttorneyDrawnForms

10520 NE Weidler Portland OR 97220 P: 503/254-4723 F:503/254-4821

Since 1927 the Rental Housing Alliance Oregon has set the standard for community participation by landlords providing affordable and quality housing.

• Tenant ScreeningForms Store-HardCopy

• OnlineForms-Download• PhoneOrdersWelcome• Walk-in,Officeopen9-5


New data from Reis predicts the top 5 and bottom 5 metros for vacancy and rent increases in 2015.With the homeownership rate staying historically low, multifamily demand across the country remains high and rents are continuing to rise.

Asking rent is expected to increase an average of 3.3 percent nationwide next year, which is generally consistent with 2014 numbers, according to market-research firm Reis. This figure outstrips both overall inflation, projected to be between 1.6 percent and 2 percent, and salary increases, which Mercer forecasts at 3 percent.

Despite the generally high demand, some markets reflect a possible concern of oversupply, with vacancy rates forecast to reach upwards of 7 percent. One state not feeling the crunch of a renter’s market? California, which is predicted to have not only three of the five metros with the highest asking rent increases, but three of the five metros with the lowest vacancy rates as well.

Many recent reports have predicted 2015 to be a big year for homebuyers, particularly in the first-time buyer segment, citing the growing rental unafford-ability as a contributing factor. As 2015 gets underway, these metros will be ones to watch.

2015 VACANCY RATESTop 5 Metros: Bottom 5 Metros:Sacramento 2.2% Charleston 7.4%Rochester 2.6% Birmingham 7.6%Providence 2.8% District of Columbia 7.6%Ventura County 2.8% Raleigh-Durham 7.8%San Bernardino/ Memphis 8.9%Riverside 2.8%

2015 ASKING RENT CHANGESTop 5 Metros: Bottom 5 Metros: San Jose 4.9% Westchester 2% San Francisco 4.8% Fairfield County 2%Denver 4.7% Albuquerque 2% Seattle 4.5% Little Rock 1.7% Oakland-East Bay 4.5% Chattanooga 1.7%

The Best (and Worst) Markets for Rents and Vacancies in 2015By: Laura McNulty of Multifamily Executive

“settlers”, we still have those unexpected vacancies. That’s why I suggest you building a “waiting list” even when your units are filled.Offer a token gift if prospects will leave their name and contact information to be notified about future vacancies. When you inevitably contact them be prepared to offer an incentive to move in.Since you’re going through the effort to build a waiting list you’re wise to fill it with prescreened applicants with strong credit histories and positive reputations. Regularly adding new names of qualified candidates will pay big dividends by cutting the turnaround time to find occupants fast.Here are a few more ideas for filling your vacancies as quickly as possible.

1. Gather contact information on local churches and synagogues. Ask for the name of the secretary or director of services. When vacancies arise email them pertinent information useful to their congregants.

2. Do you have a local Housing Authority in your

community? If so discover how you can serve their housing needs. Ask them for their suggestions on how you can be a source of help.

3. Create your own list of reliable current residents with whom you’ve built strong relationships. Ask for their help in finding more people like them to be their neighbors. Residents feel respected when you offer them the chance to bring in referrals. A “thank you” gift is smart too.

Make sure you have a strong social media presence. Now’s a good time to read the article I wrote about getting “Yelp” for your property management business.Those who master the art of filling vacancies fast are always updating their skills. Make it a New Year’s resolution to do this and the results will go straight to your business’s bottom line.

AppFolio provides web-based property management software that allows residential property managers to more effectively market, manage and grow their business. AppFolio’s software solution includes complete accounting functionality, integrated marketing, resident screening, online payments and property management. AppFolio is committed to industry education and is the provider of PropertyManager.com and GreenPropertyManagement.com-two online education resources for property managers. To learn more, please

Simple Ways (continued from page 14


ACCOUNTING/BOOKKEEPINGBalancing Point, Inc.,Sandy Buhite-LandisP.503-659-8803 C.503-504-946612500 SE Oatfield Rd Milwaukie [email protected]

Portland Tax Co.Full Service Tax and AccountingPhone: 503-258-0700 Fax: 503-256-1527

ADVERTISING / MARKETINGRental Housing JournalP.503-221-1260News for Ppty Managers & Ownerswww.thelandlordtimes.com Oregonian Media Group David Sandvig, P.503-221-84171500 SW 1srt Ave., Ste 500, Portland [email protected]

Zillow.IncFind your next tenant1301 2nd Ave., Seattle, WA 97101www.zillow.com

APPLIANCE-RENT -SRVS- LEASE Azuma LeasingBJ Rosow, P.800-707-1188P.512-236-9000, F.512-239-90092905 San Gabriel St. #218Austin, TX 78705

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

APPLIANCE-SALES ONLYG&C Distributing CompanyTony Kavanagh, P.503-288-02211205 NE 33rd, Portland 97232 Standard TV & ApplianceJoe Mosee & Cathy MoseeP.503-619-0500, C.503-888-69273600 SW Hall Blvd, Beaverton 97005

APPLICANT SCREENINGCoreLogic SafeRent7300 Westmore Road, Suite 3Rockville, MD 20850P.888-881-3400www.corelogic.com/saferent

Complete Screening Agency LLCJacob Turner & Tiffany WebbP.800-827-3130www,[email protected]

National Tenant NetworkMarcia GohmanP.503-635-1118, F.503-635-9392P.O. Box 21027, Keizer 97303www.ntnonline.com

Prospective RentersVerificationServiceCharlie KamermanP.503-655-0888, F.503-655-0900

RHA OregonP.503-254-4723, F.503-254-4821Fast,affordable tenant screeningwww.rhaoregon.org

TrueSource Screening, LLCDavid MustardP.888.546-3588, F.888-546-3588www.truesourcescreening.com

ASPHALT PAVINGBenge IndustriesParking Lot Maintenance ServiceCorey [email protected]

Hal’s Construction, Inc. CCB#34434Brian King, P.503-656-499920666 S HWY 213 Oregon City, OR [email protected]

ASSOCIATIONSMetro Area Smoke Free Housing ProjectP.503-718-6145www.smokefreeoregon.com

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

Broer & Passannante, P.S.Mark G Passannante, P.503-294-09101001 SW Fifth Ave, Ste. 1220Portland, OR 97204

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

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

Scott A. McKeown, P.C.Scott McKeown, P.503-224-19378700 SW 26th Ave Ste S. Portland, 97219 [email protected]

Murphy Law Group P.C.Always representing ONLY landlordsTim Murphy P.503-550-4894621 SW Morrison St. Ste 1225 Portland,97204

BASEMENT WATERPROOFINGJohn’s Waterproofing, CCB# 15830Crawlspace WaterproofingP.503-233-0825 Fully Staffedwww.johnswaterproofing.com

CARPENTRY & REPAIRSEaton General Construction CCB# 154142P.503-539-0811Full Service General Contractorwww.eatongeneral.com

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

CARPET CLEANING Americlean Inc., Since 1972We are very good at what we do, Frank Porter, P.503-771-0554 [email protected]

Dura Clean Carpet CleaningUpholstery, Pet Odor Removal, Flood ServiceP.503-914-8785 F,[email protected]

O’Meara Carpet CleaningP.503-538-1983, 503-620-5005Cleaning, Pet Odor

CARPET SALES Contract Furnishings MartJennifer EvansP.360-896-6150, 800-267-615011013 NE 39th St Vancouver 98682www.cfmfloors.com

Roger HarmsP.503-230-1250, 800-275-6722915 SE Sandy Blvd Portland 97214www.cfmfloors.com

Rebecca O’NeillP.503-716-48484865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com

Jim PathP.503-542-8900, 800-935-125014190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com

Patrick VonPegertP.503-656-5277, 877-656-523215140 SE 82nd Dr Clackamas, OR [email protected]

The Floor StoreTed Stapleton, P.503-408-64885628 SE Woodstock Blvd Portland, OR [email protected]

CLEANING SERVICE Americlean Inc., Since 1972Complete Move-in / Move-Out Srvs Frank Porter, P.503-771-0554 [email protected]’www.iloveamericlean.com

COLLECTION AGENCIESAnderson & Associates Credit Services, LLCP.503-293-5400, F.503-813-2159P.O. Box 230286, Portland, [email protected] National Credit Systems, Inc.Mary Bass Regional Sales Director P. 1-800-530-2797

PREFERRED VENDORS: . Dual and Affiliate members support the interest of rental housing through their membership in RHA


PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA

COMMUNICATIONSComcast Business ServicesDave Dronkowski, P.503-957-4186Telephone,Internet & Cable TV [email protected]

CONCRETEHal’s Construction, Inc. CCB# 34434Brian King, P.503-656-499920666 S HWY 213 Oregon City, OR97045www.halsconstruction.com

Metro Sidewalk RepairP. 503-875-7900Concrete Water Proofing, Maintenance & repair and new structure installation

DOORSGoose Hollow Window Co Inc. CCB# 53631Mary D. Mann [email protected] Trust Trade Ally

ELECTRICDeKorte Electric, Inc. CCB# 159954P.503-288-22115331 SW Macadam #258-113Portland, OR 97239 Freeman Electric CB#61648P.503-803-6859Call for RHA Member Discount

Portland General ElectricAnne Snyder-Grassmann P503-464-75341215 SW Salmon, Pdx 97204

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

Squires Electric Joe Squires Phone: 503-252-1609 1001 SE Division St., #1 Portland, OR 97202 www.SquiresElectric.com ESTATE PLANNINGLaw Offices of Richard Schneider, LLCP.503-241-1215, 2455 NW Marshall St #11 Portland, OR 97210www.rbsllc.com

EVICTIONSAction ServicesWally Lemke, P.503-244-12266400 SE Lake Rd, Portland, 97222Your eviction & process Service Specialist

Barrister Support ServiceP.503-246-8934Evictions, 1st Appearance, Process Servingwww.barristersupport.com

Landlord SolutionsP,503-242-2312, F.503-242-1881P.O. Box 7087, Portland 97007Online evictions & First Appearancewww.landlord-solutions.com

Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 [email protected]

Oregon Legal AssistanceSrvsP.503-954-1009,F.971-266-8372Evictions,small claims and Process Servicing

1031 EXCHANGES / REITS TENANCY IN COMMONPeregrine Private CapitalCorpP.503-241-49495000 Meadows Rd. #230Lake Oswego, OR [email protected]

FINANCIAL SERVICESAmerican Commercial Mortgage NetworkAl Williams, P.206-264-13251366 91st Ave. NE Clyde Hill WA 98004

Banner Bank NMLS 120713 Residential Commercial Investment FinancingMatt Schiefer [email protected]

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

Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 [email protected]

FIRE/WATER DAMAGE RESTORATIONCooper Construction CCB# 08587 P.503-232-3121, Since 1950 2305 SE 9th Ave, Portland, 97214www.fire-water-restoration.com

Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette ValleyP.888-728-4208, Em.503-822-5539 www.restorationportland.com

FIRE SAFETYTualatin Valley Fire & RescueEric T. McMullen P.503-612-70007401 SW Washo Ct. Ste 101Tualatin, OR [email protected]

FLOOR COVERINGContract Furnishing MartJennifer EvansP.360-896-6150, 800-267-615011013 NE 39th St Vancouver 98682 www.cfmfloors.com

Roger HarmsP.503-230-1250, 800-275-6722915 SE Sandy Blvd Portland 97214 www.cfmfloors.com

Rebecca O’NeillP.503-716-48484865 NW 235th Ave Hillsboro, OR97124 www.cfmfloors.com

Jim PathP.503-542-8900, 800-935-125014190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com

Patrick VonPegertP.503-656-5277, 877-656-523215140 SE 82nd Dr Clackamas, OR [email protected]

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

J & B Hardwood Floors, IncJim Cripps, [email protected]

Rental Housing Maint Svcs CCB# 163427Gary Indra P.503-678-2136Vinyl, VCT, Ceramic, Hardwood

The Floor StoreTed Stapleton P.503-408-64885628 SE Woodstock BlvdPortland, OR [email protected]

FORMSRHAOregonAttorney drawn, Up-to-date Rental Forms P.503-254-4723 F.503-254-4821www.rhaoregon.org GENERAL CONTRACTORSUptown Properties CCB# 198205AJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bondedwww.uptownpm.com

HANDYMANBluestone & Hockley Real Estate ServicesChuck Hodges, P.503-222-38009320 SW Barbur Blvd Ste 300Portland, OR [email protected]

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

G&G Construction Inc. CCB# 163427P.503-826-9404Maintenance & Painting [email protected]

Home Repair PDX CCB# 201298Troy K. Rappold, P.503-236-82741125 SE Madison St. #201Portland, OR 97214www.homerepairpdx.com

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

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

Let the advertiser know that you received their contact information through the Rental Housing Alliance Oregon


Dual and Affiliate members support the interest of rental housing through their membership in RHA:. PREFERRED VENDORS

HAULING Junk Away Hauling CCB# 177966P. 503-517-9027Licensed bonded insured trash [email protected]

HEATING & COOLINGMidway Heating Co. CCB#24044P.503-252-400312625 SE Sherman St. Portland, OR 97233

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

HEATING OILMidway Heating Co. CCB# 24044P.503-252-400312625 SE Sherman St. Portland, OR 97233 Deluxe Heating & CoolingBrian Ray, P.503-287-6688 www.deluxefuel.com

HEATING OIL TANKSoil SolutionsEnvironmental ServicesTank Locating, Sampling, Decommissioning and DEQ Certified Clean-upsPhone: [email protected]: www.soilsolutions-environmental.com

HOUSING AUTHORITIESHousing Authority of PortlandJill Smith, P.503-802-8565135 SW Ash St. Portland, 97204

INSULATIONGoose Hollow Window Co inc CCB#53631Mary D. Mann P.503-620-0898Energy Trust Trade [email protected]

INSURANCEAmerican Family InsuranceAuto/Home/ Life/ CommericalLarry Thompson AgencyP.503-924-2200, F.503-924-220215573 SE Bangy Rd, Ste 220Lake Oswego, OR 97035

Robinson Financial GroupRita J. Robinson, P503-557-4997Group & Indiv. Health Insurance

State Farm InsurancePaul Toole, P.503-655-22066105 W ‘A’ St #B West Linn, 97068 Stegmann Agency Farmers InsuranceP.503-667-7971, F.503-666-8110202 SE 181st Ave #201, Portland, OR [email protected]

Wolter Van Doorninck,CPCU Elliot, Powell, Baden & BakerP.503-227-1771, F.503-274-76441521 SW Salmon, Portland, OR [email protected]

Titus & Associates Insurance and Financial SrvsTim Titus P.971-224-5961 ext. 4820Our Apartment Owners Insurance Program is unlike the Competitionhttp://www.titusins.comEmail: [email protected]

INVESTMENT SERVICESPeregrine Private Capital CorpP.503-241-49495000 Meadows Rd, #230Lake Oswego, OR [email protected]

LOCK SMITH Pop-A-Lock of Portland & Vancouver24/7 Residential, Commercial & Automotive P.503-241-4922, F.503-395-2734 8931 SE Foster Rd., #101 Portland OR [email protected]

MASON CONTRACTORSD&R Masonry Restoration Inc. CCB# 99196Ray Elkins, P.503-353-1650 8890 SE McLoughlin Blvd,Milwaukie, OR 97222www.drmasonry.coM

MOLDReal Estate Mold SolutionsEd White, P.503-232-6653Free inspections, Testing and Remediationwww.realestatemoldsolutions.com

MOVERS-HOUSEEmmert Development CoTerry Emmert, P.503-655-993311811 SE Hwy 212, Clackamas, OR 97015

PAINT / PAINTINGG&G Construction Inc. CCB# 162743P.503-826-9404Maintenance & Painting Specialistse mail: [email protected]

Rental Housing Maint. Svcs. CCB# 163427Gary Indra, P.503-678-2136Prof. Interior & Exterior [email protected]

Richard Hallman Painting CCB# 142467Rick Hallman P.503-819-1210Quality Interior Painting Since [email protected]

Rodda PaintTim Epperly, [email protected]

PEST CONTROLAlpha Ecological Pest ControlAlexa FornesPDX800-729-3764 1200 NE 112th Ave Vancouver, 98684 Frost Integrated Pest MgmtP.503-863-0973Residential.Commercial.Multi Familywww.frostpestfreezone.com

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

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

PLUMBING/DRAIN CLEANINGApollo DrainP.503-822-6805 apollo-drain.comfacebook.com/apollodrain24 hour emergency serviceWe gladly quote prices over the phone

Liberty Plumbing CCB#176655Tim Galuza P.503-888-8830Re-pipe, Repairs, Water ServiceRemodel Kitchens & Bathrooms

MJ’s Plumbing CCB#36338Michael LeFever, P503-261-91551045 NE 79th Portland, OR 97213

ProDrain & Rooter Svcs IncWest 503-533-0430 East 503-239-3750Drain Cleaning/Plumbingwww.prodrainpdx.com

Rental Housing Maint. Svcs CCB# 163427Gary Indra, P503-678-2136Fully Licensed to do it [email protected]

Soil SolutionsEnvironmental ServicesSewer inspection and repairPhone: 503-234-2118info@soilsolutionsenvironmental.comwww.soilsolutionsenvironmental.com PRINTING & PROMOTIONALPRODUCTS Inkberry Print & PromotionalLogo’d Promotional Products, Signs & More Pamela Maio, P: 503-706-7711 [email protected] www.inkberryprinting.com PROPERTY MANAGERSAction ManagementWendi Samperi, P.503-710-0732

The Alpine Group, Inc.Tiffany Laviolette P.503-641-46204750 SW Washington AveBeaverton, OR 97005www.alpinepdx.com



PREFERRED VENDORS: Dual and Affiliate members support the interest of rental housing through their membership in RHA

Apartment CommunityMgmt2010 Fairview Ave Fairview, OR 97206 P.503-766-3365www.acmportland.com

Associated Property MgmtElisabeth A. Reiland, P.503-648-2150408 SE Baseline Hillsboro, 97123www.associatedmgmt.com

Bluestone & Hockley Real Estate ServiceCliff Hockley, P.503-222-38009320 SW Barbur Blvd. Ste300Portland, OR 97219

Fox Management, Inc.Tressa L Rossi P.503-280-0241C.503-750-8124 F.503-280-02422316 NE Glisan St Portland, [email protected]

Ron Garcia, Principal BrookerThe GARCIA Group P. 503.595.4747425 2nd St #230, Lake Oswego, OR 97034www.GarciaGRP.com Gateway Property MgmtP.503-303-8545 www.gatewaypdx.comProperty Management Done Right!

Lakeside Property Mgmt CoMichelle Wrege,P.503-828-2283Finding Home Owners Qualified Tenantswww.lakesidepmc.com

MicroProperty Mgmt.We focus on the small [email protected]

Portland Pioneer Properties Tom Shepherd P.503-238-2560 [email protected] Full Service Property Mgmt

Prim & Prosperous Property Management 3PM, 503-635-8926 Patricia Turner [email protected]

Uptown PropertiesChris Shepard P.520-204-6727 2830 NW 29th Portland, 97210www.uptownpm.com

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

Titus & Associates Insurance & Financial SrvsTim Titus P.971-224-5961 ext. 4820Our Apartment Owners Insurance Program is unlike the Competitionhttp://www.titusins.comEmail: [email protected]

RADONSoil SolutionsEnvironmental ServicesRadon Testing and MitigationPhone: 503-234-2118info@soilsolutionsenvironmental.comsoilsolutionsenvironmental.com

REAL ESTATE SALESBluestone & HockleyReal Estate ServicesCliff Hockley P.503-222-38009320 SW Barbur Blvd Ste 300Portland, OR 97219

Chris AndersonJohn L. Scott Real EstateP. [email protected]

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

Elizabeth Carpenter CRISPrinciple BrokerP.503-314-6498, [email protected], www.lizcrei.com

HFO Investment Real Estate Greg Frick, P.503-241-5541 1028 SE Water Ave, STE 270, Portland 97214 www.hfore.com

J.L. Lutz & Company Jim LutzP.503-297-7101 [email protected]

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

RESTORATION/RECONSTRUCTIONEaton General Construction CB# 154142P.503-539-0811Full Service General Contractorwww.eatongeneral.com

Paul Davis Restoration Serving Greater Pdx, The Coast & Willamette ValleyP.503-427-2671, Em.503-822-5539www.restorationportland.com

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

ROOFINGReal Estate Roofing Service CCB# 149575Lynne Whitney, P.503-284-5522Free Inspections, ReRoof and Repairs. www.realestateroofing.com

SEAL COATINGBenge IndustriesParking Lot Maintenance SvcsCorey [email protected]

Hal’s Construction Inc. CCB# 34434Brian King, P.503-656-499920666 S HWY 213Oregon City, OR 97045www.halsconstruction.comhalspave@ easystreet.net

SEWERSoil Solutions Environmental ServicesSewer inspection and repairPhone: 503-234-2118info@soilsolutionsenvironmental.comwww.soilsolutionsenvironmental.com

SMALL BUSINESS SUPPORTFrom Here 2 ThereHelping solve business challengesto reach your goals.Ami Stevens, [email protected]

STRIPINGBenge IndustriesParking Lot Maintenance ServicesCorey [email protected]

TELEPHONEComcast Business ServicesTelephone, Internet, Cable & TV SrvsDave DronkowskiP.503-957-4186 E-mail: [email protected]

WATERPROOFING / CONCRETE REPAIRD&R Waterproofing, Inc.Ray Elkins, P.503-353-16508890 SE McLoughlin Blvd. Milwaukie, OR 97222www.drmasonry.com

WINDOWS / STORM WINDOWSGoose Hollow Window Co Inc CCB# 53631Mary D. Mann P.503-620-0898Energy Trust Trade Ally [email protected]


While the Rental Housing Alliance Oregon accepts advertising at face value, it cannot endorse the advertiser or otherwise guarantee the quality of the products or services being advertised. Such guarantees, written or implied, are solely the responsibility of the advertiser.

Mon-Fri 8am to 5:00pm1205 NE 33rd l Portland OR 97232503.281.2100 - p l 503.281.5644 - f

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1927

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oregon

rental housingalliance oregon10520 NE WeidlerPortland, OR 97220

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JANUARY 2015 RHA UPDATE NEWSLETTER

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