Rental Housing Journal - Valley - January 2013

Rental Housing Journal Valley • January 2014

Advertise in Rental Housing Journal Valley Circulated to over 6,000 Apartment owners, On-site, and

Maintenance personnel monthly.

Call 503-221-1260 for more info.

January 2014 - Vol. 8 Issue 1Rental Housing Journal Valley

EUGENE • SALEM • ALBANY • CORVALLIS


VALLEY

By Ernest F. Oriente, The Coach {Article #214…since 1995}

Double your personal productivi-ty in 30 days? Is it possible? Absolutely! This article will provide three important steps for making the best investment you have ever made…an investment in you! Why is this critical? Because a small investment made today will yield huge dividends for you in the future. As a business coach since 1995, increased productivity is a popular topic with my property management clients. Why? Because finding a way to leverage small shortcuts, which generate large results, contin-ues to be an important theme in the fast-paced world we experience today and the pace we can anticipate in the future.

Using a recorder: Begin by using the recording features in your Smartphone to capture your voice thoughts and ideas. This is the per-fect way for taking voice-notes while you are walking/inspecting your properties and these notes can be used to develop a checklist for your next team/maintenance meeting. Voice recordings are especially use-ful for dictating a company letter or memo as you can rapidly speak your ideas into your Smartphone and have a support person or your assis-tant actually do the typing for you, thus giving you the time to handle

other more important tasks. Tip From The Coach: Your mind

is a powerful tool but frequently it works in overdrive creating new ideas or solving problems, which distract you from fully concentrating on the task or person in front of you. Use your voice recordings to dump all your thoughts/ideas and then return to the task or project you are working on with a clear head. Start by capturing a steady-stream of your powerful ideas as voice recordings, and watch to see how many of these turn into great ideas! On a personal note, voice recordings are great for making grocery lists, for building a list of errands, or storing the notes from a cellular telephone call you have just completed.

Learning to speed-read: On a daily basis you are bombarded with thousands of words/images/text messages and E-mails and it can be overwhelming just trying to keep up. Yet keeping up becomes more and more challenging with the pace of technology and the increased perfor-mance expectations in the property management profession. The solu-tion…take a speed-reading course and learn how to triple your reading velocity and improve your learning comprehension, at the same time. Organizations, such as Evelyn Wood, offer one-day seminars for $149 and will teach you how to become a more powerful reader and give you a step-

by-step plan for increasing the com-prehension of what you read and see.

Tip From The Coach: Once you have learned to speed-read, you will no longer experience information-overload because you will be able to grasp concepts and learn new ideas at a more joyful and fun pace. On a personal note, learning to speed-read will help you become a daily-learner which will be critical to your continued success in the property management profession. Those who understand this important concept will be the future leaders in this industry. So…become a speed-read-er and learn at least one new idea every day because one year from today, you will own a treasury of 365 new ideas!

Developing a database: A data-base manager is powerful software that stores important information that can be quickly accessed, can eas-ily store a person’s name, phone number, address, his/her type of business, and will even remind you when a variety of projects/tasks are due. The real power in having a database is being able to access a vendor, a supplier, a prospect or an industry expert in just seconds. Plus, you will be able to sort your data-base and print an endless variety of reports, telephone numbers, mailing labels and resident/prospect lists, which will increase your daily clos-

Double Your Property Management Productivity…

In 30 Days!

Page 2 MULTIFAMILY NW New Beginnings

Page 3 How Deep are Your Pockets?

Page 6 SHOPTALK Alive after FIve??

Page 7 DEAR MAINTENANCE MEN

Professional Publishing, Inc PO Box 30327 Portland, OR 97294-3327 PRSRT STD US

Postage PAID Portland, OR Permit #5460

Current Resident or

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Here is a list of four resolu-tions that property manag-ers should have on their list

for 2014. None of them are difficult or require an immense amount of work, and all of them would bring rewards throughout the coming year.

Start the New Year off organized. An organized landlord is a more profitable landlord. File your docu-ments and paperwork logically and neatly in a file folder with brackets on each side of the folder. Two-hole punch the top of each document and file them in a way that works for you. Some landlords put all “pre-move in” documents on one side, and all other documents on the other. Being organized is simply a good business practice. Whether you manage one rental unit or a thousand, being orga-nized and consistent will make you a better landlord and put more of the profit in your pocket.

Aim for more work/life balance. Build down time into your schedule. When you plan your week, make it a point to schedule time with your family and friends, and activities that help you recharge. Drop activities that zap your time or energy. Take stock of activities that don't enhance your career or personal life, and min-imize the time you spend on them. You may even be able to leave work

Top New Year’s Resolutions for Property

Managers

Continued on page 5Continued on page 4

2 Rental Housing Journal Valley • January 2014

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

16083 SW Upper Boones Ferry Road, Suite 105, Tigard, OR 97224 503-213-1281, 503-213-1288 Fax www.multifamilynw.org

Paul Hoevet Multifamily NW President

New BeginningsMultifamily NW

steps into 2014 with a new name, a renewed affiliation with the National A p a r t m e n t

Association and the addition of three Councils in Bend, Salem and Eugene. I am honored to serve as your 2014 President and I am committed to the Association’s success. It’s a New Year and with it comes the opportu-nity to set fresh goals for the year ahead.

A quote from Benjamin Franklin

states, “Without continual growth and progress, such words as improvement, achievement, and suc-cess have no meaning”.

Our goal for 2014 is to continually improve the association, add value for our members, and pursue our mission to be The Association Promoting Quality Rental Housing.

What does this encompass? Further reach creating value for all members through access to more opportunities, enhanced networking events, improved communication through an updated website and

dedicated vocal representation in the 2014 legislative session.

Educational offerings including Certified Continuing Education Real Estate License courses, CAM, NALP, CAS and CAMT Designations, Fair Housing, Leasing and Customer Service, Landlord Tenant Law for Washington and Oregon, Monthly Member Luncheon Hot Topics, Maintenance training, Management and Financial classes, Risk Management, and many more.

Legislative updates are sent out on a consistent basis ensuring our

members are aware of changes to the law that may affect their compliance. Multifamily NW focuses on state-wide efforts to make sure our voices are heard at the legislature across all jurisdictions.

I’m look forward to working with all the members and volunteers that commit countless hours serving to make up this incredible association. Collectively, you all create the suc-cess of this organization. With your help, I look forward to a year filled with continual growth and progress.

The Oregon Rental Agreement Form #M001

The Rental Agreement is the indispensible blueprint of a tenan-cy’s financial expectations and operational rules. Landlords and property managers will want to make sure to have the newest ver-sion of the Rental Agreement for all new tenancies after January 1, 2014. Several law changes will come into effect that has made the new ver-sion of this form imperative. The

Rental Agreement offers the best way to safeguard your property and gives the ability to harness the take advantage of the protections written into the Oregon Landlord/Tenant Act. The Rental Agreement is now 4 pages long including new parameters addressing Renter Insurance and changes to assessing non-compliance fees as a few of the many legal edits to this form.

MultifaMily NW

January 10, 2014 12:00 PM - 1:00 PM It's the Law Lunch Time Series: FEDs - What Really Happens After Your Case Is Filed

January 14, 2014 9:00 AM - 2:00 PM CAM: Legal Responsibilities

January 15, 2014 12:00 PM - 1:00 PM PDX Monthly Luncheon - Legislative Update/New Forms

January 20, 2014 7:30 AM - 10:00 AM New OSHA Requirements Certification Class (Salem, OR)

January 21, 2014 9:00 AM - 12:00 PM NALP: Keys to Success in Leasing

January 21, 2014 12:00 PM - 3:30 PM MWV January Luncheon & Class - Fair Housing: Reasonable Accommodations (Salem, OR)

January 22, 2014 9:00 AM - 12:00 PM FREE Seminar on Apartment Investing and Financials

9:00 AM - 5:00 PM AM & CAS: Fair Housing

February 3, 2014 1:00 PM - 5:00 PM Oregon Landlord/Tenant Law Part I

February 7, 2014 9:00 AM - 12:00 PM NALP: Legal Aspects

February 14, 2014 12:00 PM - 1:00 PM It's the Law Lunch Time Series: Rental Agreements & Addendums - The Latest & Greatest (Portland, OR)

February 17, 2014 1:00 PM - 5:00 PM Oregon Landlord/Tenant Law Part II (Portland, OR)

EDUCATIONAL OPPORTUNITIES

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Rental Housing Journal Valley • January 2014 3

RENTAL HOUSING JOURNAL VALLEY

Liability Insurance is Important to the Financial Wellbeing of Your BusinessBy Ken Stewart, Capital Insurance GroupDirector, CIG Commercial Lines

Earlier this year, a federal court judge ordered RadioShack to pay almost $675,000 to a 55-year-old employee who claimed that he was fired in retaliation after complaining of age discrimination. In February 2013, a California-based real estate services company agreed to pay $50,000 to settle claims that it fired an employee rather than extending her medical leave while she recov-ered from a stroke. And last year, a Nevada-based supplier of onsite portable toilets paid $50,000 to settle claims of racial harassment and retaliation filed by an African-American driver for the company.

Discrimination, wrongful termi-nation, sexual harassment, hostile working environment, failure to pro-mote – the range of grounds upon which employees can file suits against their employers is vast, and employees are suing more often and receiving greater judgments and set-tlements than ever before. The U.S. Equal Employment Opportunity Commission (EEOC) reports that almost 100,000 discrimination charg-es were filed in fiscal year 2012 against employers under EEOC-

enforced statutes, leading to more than $365 million in settlements and judgments. Jury Verdict Research reported a median compensatory award for EPL lawsuits in 2011 of $291,500 (Punitive Damages may not be covered in certain states).

Your business is at risk.Whether you are a huge conglom-

erate or a small neighborhood shop, if you hire and manage workers, you are at risk of being sued by an exist-ing, former, or prospective employ-ee. Even when you consistently treat your employees fairly and profes-sionally, have employment proce-dures, policies, and handbooks in place, and have known your staff personally for years – it could hap-pen to you. And even when employ-ers can prove that they are not at fault, the costs to retain legal coun-sel, prepare a defense, and face pos-sible litigation can add up quickly. According to recent statistics, defense costs for employment practices claims can exceed $100,000 per claim.

How can you protect your business?

Employment Practices Liability Insurance (EPLI) provides protection for an employer against claims made by past or present employees, as well

as prospective employees who were never actually hired. It covers a wide span of employment-related allega-tions – including discrimination (age, sex, race, disability, etc.), wrongful termination of employ-ment, and sexual harassment. Increasingly, in fact, investors are requiring companies to carry EPLI coverage, since they can also be held liable in suits relating to employ-ment practices.

It can happen to ANY firm, large or small.

Small business owners may be tempted to think that only large companies are at risk of EPL claims. In fact, EPL lawsuits are among the largest and most common risks faced by companies both large and small. A 2009 discrimination claims sur-vey* found that two out of three small business owners were con-cerned that employees might bring

How Deep Are Your Pockets?

Continued on page 5


Double Productivity ...continued from front page


ing ratio and resident retention. Tip From The Coach: For data-

base software consider purchasing ACT, Goldmine, Telemagic, Maximizer, Sharkware or Salesforce.com. Most database programs per-form similar functions so ask those in your property management com-pany which software they use and ask them to show you how they use it. On a personal note, a database is great for birthday reminders, for printing labels when mailing holi-day cards or for planning a family reunion.

Want to hear more about this important topic or ask some addi-tional questions? Send an E-mail to [email protected] and The Coach will E-mail back to you a free invitation to be a participant on a PowerHour conference call.

Ernest F. Oriente, a business coach/trainer since 1995 [31,500 hours], serv-ing property management industry pro-

fessional since 1988--the author of SmartMatch Alliances™, the founder

of PowerHour® [ www.powerhour.com ], the founder of PowerHour SEO [ www.powerhourseo.com ], the live

weekly PowerHour Leadership Academy [ www.powerhourleader-shipacademy.com/pm ] and Power

Insurance & Risk Management Group [ www.pirmg.com ], has a passion for

coaching his clients on executive leader-ship, hiring and motivating property management SuperStars, traditional and Internet SEO/SEM marketing,

competitive sales strategies, and high leverage alliances for property manage-ment teams and their leaders. He pro-

vides private and group coaching for

property management companies around North America, executive

recruiting, investment banking, nation-al utility bill auditing, national real

estate and apartment building insur-ance, SEO/SEM web strategies, nation-

al WiFi solutions [ www.powerhour.com/propertymanagement/nationalwifi.html ], powerful tools for hiring proper-

ty management SuperStars and build-ing dynamic teams, employee policy

manuals [ www.powerhour.com/proper-tymanagement/employeepolicymanuals.

html ] and social media strategic solu-tions [ http://www.powerhour.com/

propertymanagement/socialmedialeader-ship.html ]. Ernest worked for

Motorola, Primedia and is certified in the Xerox sales methodologies. Recent interviews and articles have appeared

more than 8000+ times in business and trade publications and in a wide variety

of leading magazines and newspapers, including Smart Money, Inc., Business

2.0, The New York Times, Fast Company, The LA Times, Fortune,

Business Week, Self Employed America and The Financial Times. Since 1995,

Ernest has written 225+ articles for the property management industry and cre-ated 400+ property management forms, business and marketing checklists, sales letters and presentation tools. To sub-scribe to his free property management newsletter go to: www.powerhour.com.

PowerHour® is based in Olympic-town…Park City, Utah, at 435-615-

8486, by E-mail [email protected] or visit their website: www.powerhour.com

earlier if you make a conscious effort to limit the time you spend on the web and social media sites, making personal calls, or checking your bank balance. Rethink your errands. Consider whether you can outsource any of your household chores or errands. Could you order your gro-ceries online and have them deliv-ered? Hire a kid down the street to mow your lawn? Order your stamps online so you don't have to go to the post office? Even if you're on a tight budget, you may discover that the time you'll save will make it worth it. Get moving. It's hard to make time for exercise when you have a busy schedule, but it may ultimately help you get more done by boosting your energy level and ability to concen-trate. Try to exercise at least 30 min-utes 2-3 times per week. Don't assume that you need to make big changes to bring more balance to your life. Set realistic goals, like leav-ing the office earlier 1 night per week. Even during a hectic day, you can take 10 or 15 minutes to do something that will recharge your batteries.

Increase Productivity. Move just one routine task online such as creat-ing an online maintenance request form for your tenants. There is a host of property management software available to make every day man-agement a little easier. Whether you manage one unit or 25, property management software can help you

manage your rental properties more effectively and fill vacancies faster. With features like self-service cus-tomer portals, powerful accounting and advanced marketing, you’ll not only save time and increase produc-tivity, but also reduce costs. Property management software helps you eas-ily manage tenants, leases, contracts, documents, vendors and more.

Go Green. One strategy a land-lord can employ to stand apart is going green. Using environmentally responsible practices can save money, attract more prospective tenants and help the environment. A landlord's office should be as green as the rental units themselves. Using email and telephone to communicate with ten-ants saves paper and also speeds up the process. Energy-efficient com-puters, fax machines and scanners all use less electricity. Print fewer checks and pay bills online or sign up for online bank statements. While you may have many other resolutions set for 2014, definitely consider these as they are simple to implement and will no doubt benefit your business moving into the New Year.

UTAHKatie Poole – Hussa is a Licensed

Property Manager, Continuing Education Provider and Principal at

Smart Property Management in Portland, OR. She can be reached with

questions or comments at [email protected].

Resolutions ...continued from front page

Rental Housing Journal Valley • January 2014 5

PROPERTY NAME

NAME

CITY STATE ZIP

Send for your FREE subscription to Professional Publishing, Inc., PO Box 30327, Portland, OR 97294-3327 • (503) 221-1260 • fax (503) 221-1545

EMAIL ADDRESS PHONE

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FREE SUBSCRIPTION


Deep Pockets ...continued from page 3

discrimination claims or other employment-related charges against them. And 60 percent were aware of new employment laws and legisla-tion that could make it easier for workers to file an employment-relat-ed claim or lawsuit. The survey also revealed that 60 percent of those responding vastly underestimated how much it would cost to defend and settle an employment-related charge. In reality, it’s the smaller companies, with fewer resources, that are most vulnerable to the potentially significant financial hit of an EPL suit.

What makes sense for your business?

Now more than ever, your busi-ness needs to consider EPLI cover-age. A professional insurance advi-sor can recommend the amount of EPLI coverage you may need to protect your business. He or she can

also provide you with the resources to develop a clearly written and regularly updated employee hand-book, strong anti-harassment and anti-discrimination policies, and training for supervisors in HR proce-dures and policies.

Consider the potential costs of going without: Could your business afford to pay out hundreds of thou-sands of dollars – or potentially much more – to a disgruntled employee? Or even just the $50,000 to $100,000 it could cost for legal advice and fees to prove that a claim is fraudulent or groundless? Taken together with the escalating frequen-cy and severity of EPL claims, the relatively low cost of EPLI seems like a much more prudent investment.

* Source: http://www.hsbwhistlestop.com/agents/express/2010_01_discrimi-

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By Jim Straub, Oregon Rental Housing Association Legislative Director

The question I get most often about aid

animals is whether one has to allow them, especially if you have a “no pet” policy in place. Of course, once you have aid animals in your rental properties, there’s even more to know. Many landlords decide not to allow any animals in their rentals and then aren’t quite sure about their rights when along comes a tenant with an aid animal. In fact, many landlords even think that an aid ani-mal doesn’t change their “no pet/ no animal” policy? If you think that, you may need to think again.

Aid animals, companion animals, assistance animals – they all practi-cally mean the same thing, and as long as your tenant has authoriza-tion from a care provider, they all mean you generally have to allow them. If your tenant contacts you to say they have an aid animal, your first step is to get the legal authoriza-tion, and the courts have been fairly generous about who can write that

authorization: physicians, psycholo-gists, psychiatrists, social workers, case managers. (If you have ques-tions about whether someone quali-fies to provide the authorization, call your local rental owners association for clarification.) Then make sure you have the tenant and care pro-vider sign two ORHA forms: ORHA #53 Reasonable Accommodation Request and Verification and ORHA #46 Assistance Animal Agreement.

Generally speaking, if the proper authorizations are presented, you have to accept the animal. Because it is an aid device (just like a wheel-chair), you can’t charge for it like a pet. That means no extra deposits or increased rent. If you’re in doubt about accepting the animal, just insert the word “wheelchair” into whatever statement you’re about to make. “I don’t accept (wheelchairs)” or “I charge extra for (wheelchairs)”

may make it all a little clearer in your mind.

The one caveat to all this is rea-sonableness. In a very few instances it might be acceptable to contact the care provider in writing for clarifica-tion. I recently spoke to a landlord whose tenant wanted to bring five (yes, five!) aid animals into a studio apartment. It might be appropriate to contact the care provider to con-firm. You don’t want to ask “why” they need the animals (that’s confi-dential medical information) or “if” they need an aid animal (they’ve already said they did). You could write, though, and find out if it abso-lutely needs to be five animals in such a small space. The same could go for a breed you usually don’t allow, say a pit bull.

You could write and say that you know that the tenant is allowed an aid animal but ask if it has to be THAT animal. If the care provider says yes, you are probably stuck with it. Always weigh carefully, though, the risks of being accused of discrimination against writing to the care provider. Make sure you only write to the care provider in cases

Everything You Need to Know about Aid Animals

Continued on page 6


Available for a limited time! Only one of its kind! Offer expires at midnight! These

and similar phrases are used to make people “spring boldly into action.” They conjure up images of people rushing into department stores and retail outlets to take advantage of incredible offers on quality merchandise, especially during the holiday season. The advertisers and merchandisers are trying to create a sense of urgency in the minds of their customers; which will motivate them to take immediate action. They are in the “sales” business and want the customer to immediately purchase a product and part with some of their money!

You may not have to meet month-ly or quarterly sales “quotas,” but undoubtedly you have specific occu-pancy standards which must be met and maintained. Therefore, you need to rent a certain number of apart-ments each day, week or month to

achieve the goals set for your com-munity. It’s no secret that in the Pacific Northwest, many prospective renters decide to hibernate for the winter and dig in their heels until after the holidays. The phone isn’t ringing off the hook like it was in July, and the few people who are moving, may or may not make it to your community before they decide to rent somewhere else first. A vacant apartment TODAY, could be “ring-ing in the New Year” with you on January 1st.

The SECRET SHOPPER phoned three communities, looking for immediate availability. I told each consultant that I was new to the area and needed a place to live right away. Each leasing person seemed interested in helping me, but only one motivated me to visit immedi-ately.

My first call was answered promptly by a friendly voice. I stated that I was new to the area and need-ed to find a place right away. The

consultant asked where I was mov-ing from and what was bringing me to the area. She then asked for my name and began to inquire about the specific needs and requirements that I had. It was a pleasant exchange that went on for several minutes. Once the consultant learned what was important to me, she began to talk about various openings. She said that I had called at a good time because there were a couple of great apartments to choose from. The con-sultant invited me to visit and told me the office hours. She said, “If I’m not here, anyone in the office can help you.” She gave me directions and closed with, “I hope to see you soon.”

The next call I made was answered with a great deal of enthusiasm. The consultant asked for my name right away, and I could hear the smile in her voice as she spoke and offered her assistance. I explained that I was new to the area and needed to find a place to live right away. The consul-

tant asked questions to determine my needs and find out what was important to me. She told me there were only two apartments available, and briefly described the positive attributes of each one. She asked when I would like to come by, and we discussed the driving distance and the fact that it was raining. The consultant said, “It’s been kind of slow today because of the weather. If you want to wait and come by tomor-row, I’m sure the apartments will still be available.” I said, “I think I’ll do that.” The consultant said, “Great! I’ll see you tomorrow!”

My final call was met with an energetic greeting and an immediate offer of help. When the consultant learned that I needed an apartment immediately, she said, “Well, you better get right over here because I only have one left!” I laughed and asked if she could tell me a little bit about it first. The consultant described the apartment interior, as well as the view. She explained that

Alive after Five??

that appear to be very reasonable cases to question. Definitely call your local rental owners associa-tion first if you want to use this option. The financial risk of misus-ing it is too great!

Finally, just like a wheelchair, owners are responsible for damage done by their aid animals. If a wheelchair did damage to your carpet, the tenant would be respon-sible. The same principle applies to aid animals. Do your inspections and if there is damage, bill the ten-ants. If they won’t pay or the dam-age doesn’t stop or is severe enough, you can even serve ORHA #38 – Notice of Termination with Cause, meaning the tenants pay for

the damage and make sure it doesn’t happen again or the animal has to leave the property. The law says you must allow the animal as a reasonable accommodation, but you don’t have to allow the dam-age caused by the animal. You also don’t have to risk losing other ten-ants if the aid animal is barking incessantly or acting in a threaten-ing way to others. If this happens, a warning notice or a Notice of Termination with Cause would be applicable in this situation as well. In other words, while you might have to allow the animal, you don’t have to give the animal or tenants cart blanche for their behavior. You still have rights as a landlord, so

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48-HOUR NOTICE OF ENTRYTENANT(S): ____________________________________________________ DATE:________

ADDRESS: ____________________________________________________ UNIT: _________

CITY: _________________________________________ STATE: __________ ZIP: _________48-HOUR NOTICE OF ENTRY

Pursuant to RCW 59.18.150, this is your 48 hour notice that your landlord or their agents will be

entering the dwelling unit and premises located at (Address)______________________________________________________________________________on between the hours of and . (Date) (Time) (Time)The entry will occur for the following purpose:______________________________________________________________________________

______________________________________________________________________________

Landlord Phone

Method of Service: Personal Service: Post and Mail: ** Add one additional day for compliance if served by post and mail.

WA-RTG-40 Washington

©2009 NO PORTION of this form may be reproduced without written permission.

CHECK-IN/CHECK-OUT CONDITION REPORTTENANT(S): __________________________________________________________________ADDRESS: ________________________________________________UNIT: ______________CITY: ___________________________________ STATE: ________ ZIP: _________________Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor IN Out In Out In OutLIVING AREAS KITCHEN BEDROOM 3Walls Walls Walls

Windows Stove/Racks WindowsBlinds/Drapes Refrigerator Blinds/DrapesRods Ice Trays RodsFloor Shelves/Drawer FloorCarpet/Vinyl/Wood Disposal Light FixturesLight Fixtures Dishwasher Doors/WoodworkDoors/Woodwork Counter Tops LocksLocks Cabinets CeilingsCeilings Sink Electric OutletsElectrical Outlets FloorGarbage Cans WindowsTV Antenna/Cable Blinds/Drapes BATH ROOMFireplace

Towel BarsCleanlinessSink & Vanity

ToiletBEDROOM 1 BEDROOM 2 Tub/ShowerWalls Walls Fan (Exhaust)Windows Windows FloorBlinds/Drapes Blinds/Drapes Electric OutletsRods Rods Light FixturesFloor FloorLight Fixtures Light Fixtures Essential ServicesEssential ServicesDoors/Woodwork Doors/Woodwork PlumbingLocks Locks HeatingCeilings Ceilings ElectricityElectrical Outlets Electric Outlets Hot Water

Smoke Detectors

OR-RTG-20 Oregon


PET AGREEMENTTENANT INFORMATION

TENANT(S): ____________________________________________________ DATE:________ADDRESS: ____________________________________________________ UNIT: _________CITY: _________________________________________ STATE: __________ ZIP: _________

DESCRIPTION OF PET(S)

1) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Vaccinations: Yes____ No____ License Number: ______________



Additional Security Deposit Required:$

AGREEMENTTenant(s) certify that the above pet(s) are the only pet(s) on the premises. Tenant(s) understands that the additional pet(s) are not permitted unless the landlord gives tenant(s) written permission. Tenant(s) agree to keep the above-listed pets in the premises subject to the following terms and conditions:

1) The pet(s) shall be on a leash or otherwise under tenant’s control when it is outside the tenant’s dwelling unit. 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly. 3) Tenant(s) are responsible for the conduct of their pet(s) at all times. 4) Tenant(s) are liable for all damages caused by their pet(s). 5) Tenant(s) shall pay the additional security deposit listed above and/or their rental agreement as a condition to keeping the pet(s) listed above. 6) Tenant(s) shall not allow their pets to cause any sort of disturbance or injury to the other tenants, guests, landlord or any other persons lawfully on the premises. 7) Tenant(s) shall immediately report to landlord any type of damage or injury caused by their pet. 8) This agreement is incorporated into and shall become part of the rental agreement exe -cuted between the parties. Failure by tenant to comply with any part of this agreement shall constitute a material breach of the rental agreement.

_____________________________ ______________________________Landlord Tenant ______________________________ Tenant

OR-RTG-24 Oregon


CHECK-IN/CHECK-OUT CONDITION REPORTTENANT(S): __________________________________________________________________

ADDRESS: ________________________________________________UNIT: ______________

CITY: ___________________________________ STATE: ________ ZIP: _________________Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor

Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor







Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor IN OutIn Out

In Out

LIVING AREASKITCHEN

BEDROOM 3

Walls

Walls

WallsWindows

Stove/RacksWindows

Blinds/DrapesRefrigerator

Blinds/DrapesRods

Ice TraysRods

Floor

Shelves/DrawerFloor

Carpet/Vinyl/WoodDisposal

Light FixturesLight Fixtures

DishwasherDoors/Woodwork

Doors/WoodworkCounter Tops

LocksLocks

CabinetsCeilings

CeilingsSink

Electric OutletsElectrical Outlets

Floor

Smoke DetectorsGarbage Cans

WindowsTV Antenna/Cable

Blinds/DrapesBATH ROOM

Fireplace

Towel BarsCleanliness

Sink & Vanity

ToiletBEDROOM 1

BEDROOM 2Tub/Shower

Walls

Walls

Fan (Exhaust)Windows

WindowsFloor

Blinds/DrapesBlinds/Drapes

Electric OutletsRods

Rods

Light FixturesFloor

FloorLight Fixtures

Light FixturesEssential ServicesEssential Services

Doors/WoodworkDoors/Woodwork

PlumbingLocks

Locks

HeatingCeilings

CeilingsElectricity

Electrical OutletsElectric Outlets

Hot WaterSmoke Detectors

Smoke DetectorsSmoke Detectors

WA-RTG-20 Washington


www.rentegration.com 503-933-6437 [email protected]

state specific forms for arizona, california, colorado, indiana, KentucKy, new Jersey,

new yorK, oregon, pennsylvania, texas, utah, washington & more.

Color Standards for National Tenant Network Logo

• Logos are provided on the CD in all three forms: all black, reversed to white, or in PMS 280 Blue/PMS 7543 Gray spot or 4/color applications. Please see below for specific use examples.

• No other colors are acceptable for use for the logo.

• No altering of the logo is allowed. If you have a special circumstance that requires something not provided on the CD, please call NTN NaTioNaL HeadquarTerS 1.800.228.0989 for assistance.

• Logos should not be put over a busy background.

BLACK WHITE (with 40% gray circle)

PMS 280/PMS 7543 over colorBlue PMS 280/Gray PMS 7543

uNaCCePTaBLe CoLor uSaGe

do NoT put over a busy backgrounddo NoT change the color do NoT alter in any way

02

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Aid Animals ...continued from page 5

Continued on page 7

7Rental Housing Journal Valley • January 2014

Dear Maintenance Men:

I have a large apart-ment complex that has

become the nesting place for several groups of pigeons. I have used owls, the high pitch sound, and sticky feet; of course the entire place is covered with the metal spike strips. The pigeons walk thru them and build their nest on top of the bent down spikes. I cannot buy poi-son corn anymore. What can I do to get rid of the pigeons??

Jill

Dear Jill:Thank you for a great question.

Looks like you have tried most of the common antidotes for getting rid of unwanted pigeons. The key is to make them as uncomfortable as pos-sible and not stopping until they are gone. First thing to do is clean the area with bleach to remove any pigeon nesting smells and spraying any stubborn pigeons with a water hose over and over. If the area lends itself to be closed off, put up netting to keep the birds from entering the area. If the spikes are broken, replace with stronger ones. Check at your local farm supply or the inter-net for stronger better quality spike strips. Getting rid of pigeons is a war of wills. If you give up, they will return. The area most be moni-tored constantly until the birds have found a new nesting area.

Dear Maintenance Men:The wood fence patios on my property

are not very old, yet the posts appear to be rotting out in the ground. I feel they should have lasted much longer. The fence now leans and is a danger. I will be replacing all the posts soon and want to know how to stop the posts from rot-ting in the concrete footings. Do you have a suggestion?

Mark

Dear Mark:Your problem is most likely poor

drainage. The posts rot away because of excessive moisture. For a long-term installation, use either redwood or pressure treated lumber. Dig your posthole at least 6 inches deeper than normal. Fill the bottom six inches of the hole with ½” sized gravel. Then set your post in place, level it and pour in another 2 or 3 inches of gravel. Fill the balance of the hole with Ready-Mix or Post-Mix concrete. Taper the top of the wet concrete at a slight angle to the post; that will help drain water away from the post. For added protection, you may want to consider water proof-ing your post with Thompson’s Water Seal or roofing tar. That should help keep your post healthy for much longer.

Dear Maintenance Men:I am starting my planning for a

major kitchen cabinet remodeling project in my rental units. However, I am hav-ing a difficult time making material and design decisions. What recommenda-tions can you give?

Allen.

Dear Allen,When doing a kitchen or bath

material selection, cohesive and functional design is important. Kitchen and bath rehabs are some of the most expensive work you can do in an apartment unit and proper planning is a must. In order to appeal to a larger segment of the population, try to keep the interior color scheme to neutral earth tones. Cabinetry quality varies greatly. Don’t let the cabinet fronts fool you. Manufactures designed their cabi-nets to look good at first glance. Keep in mind, being in a rental envi-ronment, the cabinets also need to hold up to abuse. Look at the actual construction of the cabinet box or frame. Keep in mind; you do not need to use custom cabinets to fit your existing layout. The use of pre-fabricated modular cabinetry can greatly reduce the time and cost to have a finished kitchen or bathroom. Using real wood cabinet fronts with 3/8” plywood sides is essential for durability. The drawer fronts and sides should be connected with a dovetail or other positive lock con-struction. Drawers that are held together by nails or cabinets built

with particle board will not hold up to tenant abuse.

On a side note; if you are gutting the kitchen or bathroom, use this time to relocate and add more elec-trical outlets and under cabinet light-ing.

QUESTIONS? QUESTIONS?

QUESTIONS? We need more Maintenance Questions!!!

To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@

BuffaloMaintenance.com Please “Like” us on Facebook.com/

BuffaloMaintenance Please call: Buffalo Maintenance, Inc

for maintenance work or consultation. JLE Property Management, Inc for

management service or consultationFrankie Alvarez at 714 956-8371

Jerry L’Ecuyer at 714 778-0480 CA contractor lic: #797645, EPA

Real Estate lic. #: 01460075Certified Renovation Company

Websites: www.BuffaloMaintenance.com & www.

ContactJLE.com www.Facebook.com/

BuffaloMaintenance

By Jerry L'Ecuyer & Frank AlvarezDear Maintenance Men:

the “view apartments” don’t open up very often, and said this one was especially nice because of its south-western exposure.

The consultant said she had a model to show, and she could take me by the location of the apartment for rent. She told me they were still getting it ready, but that I could move into it by the week-end. The consultant asked if I had time to come over right now. She said she had another appointment in an hour and if I waited, the upcoming apart-ment would probably be gone. I agreed to come over within the next twenty minutes. The consultant then gave directions carefully, since I had stated I was new to the area. She sug-gested I bring along her phone num-ber, in case I get lost so I could call from the road. Before we hung up, she asked for my number to be able to check back with me if I didn’t make it by. The consultant thanked me for calling and ended with, “I look forward to meeting you. I’ll see you when you get here.”

What are you doing to create URGENCY when the telephone rings at your community? How do you convince the caller that what you have to offer is worth their time

and consideration? Your community may be just one of a dozen compet-ing for their attention. Why should they visit YOUR place, and why should they DO IT NOW? Is there something about your apartments or community that stands out from all the rest? Could it be a unique floor plan or desirable location? What about the easy access to area conve-niences or your sensational staff? Whatever it is, use it to create urgen-cy to get your callers to visit TODAY! Tomorrow is TOO LATE! By then, they will have already rented from the leasing consultant who invited them to visit YESTERDAY!


VALLEY

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SERVICE EVALUATIONSPhone:

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Rental Housing Journal - Valley - January 2013

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