september 2012 newsletter

SEPTEMBER 2012

www.RHAGP.org

UPDATEUPDATEO r e g o n A p a r t m e n t A s s o c i a t i o n , I n c .

WWW.RHAGP.ORG

SEPTEMBERSEPTEMBER20122012THE RENTAL HOUSING ASSOCIATION

of Greater Portland

INDEXINDEXRHAGP Dinner Meeting 3

Upcoming Events 4

President’s Message 5

Thank You Sponsors 6

The Price of Discrimination 7& 9

Windows and Children 7

Dear Maintenance Men 10-11

Preferred Service Guide 12-14

Upcoming Classes 15

Affordable Membership 15

Understanding Evictions 16

Landlording 101 17

Ask the Expert 18

Prison for Lead Paint Violation 19 & 22

Important Issues for Multi-Family Investors 20-21

City Appoints Goughnour 22

Stop by the RHA offi ce and take a look at our NEW SIGN!

Dinner Meeting at the Stockpot on September 19th with Attorney at Law Mark Passannante speaking on “Habitability and Your Rental” see page 3 for

more details.

RHAGP UPDATE

SEPTEMBER 2012

www.RHAGP.org

WHEN RHAGP WHEREWednesday, September 19th

6pm DINNER MEETINGSTOCKPOT

8200 SW Scholls Ferry Rd.Beaverton, OR 97008

SPEAKERS

DIRECTIONS

Please call 503/254-4723 for reservations. Reservations for dinner must be made by Monday September 17, 2012. If you register for dinner and cannot attend, you must cancel by Tuesday September 18th, or you will be charged a $5.00 no show fee.

STOCKPOT8200 SW Scholls Ferry Rd.

Beaverton, OR 97008

From DOWNTOWN Portland- take US-26 W toward the Zoo. Merge onto OR-217S via Exit 69A towards Beaverton/Tigard. Take the Hall Blvd exit, Exit 4A. Turn left onto SW Hall Blvd. Turn left onto SW Scholls Ferry Road- 210 to 8200 SW Scholls Ferry Rd is on the right.

FROM SOUTH OR NORTH ON 1-5- From I-5 Merge onto OR-217N toward Tigard/ Beaverton. Take the OR-210/Scholls Ferry Road exit, Exit 4. Turn right onto SW Scholls Ferry Rd/OR-210 Stockpot at Red Tail Golf Course is on the right.

Habitability and Your RentalThe landlord’s primary duties are to provide habitable premises. Habitability covers: 1. Weather tightness, 2. Plumbing, 3. Water and sewer, 4. Heat, 5. Electric, 6. Safety and Cleanliness, 7. General repair.What does this mean to you as the owner or manager? Mark Passannante, attorney and RHAGP past-president, will explain what your obligation is and what happens when your unit doesn’t meet habitability standards.

5:15 p.m. Membership Orientation Meeting and Doors open

++++Door Prizes and Money Pot++++

ORIENTATIONIf you are a new member, or just want to learn more about RHAGP, you should attend our orientation at 5:15pm before every dinner meeting. Meet board members who will discuss the numerous benefi ts attributed to being a part of our landlord advocacy group.

Affi liate Speaker- Sandi Swinford, Associated Mortgage

5:30pm- Ask the Expert, Dave Hakimoglu, Maintenance Manager Sperry Van Ness-Bluestone and Hockley

Garlic and Rosemary Braised Brisket of Beef with Extra Virgin Olive Oil and San Marzano Tomatoes

Mediterranean Breast of Chicken Over Creamed Orzo

Penne Pasta Primavera with Classic Alfredo Sauce

Tuscan Green Beans with Bacon, Shallots and Roasted Garlic

Classic Caesar Salad and Roasted Garlic Croutons

Selection of Fruits

House Made Focaccia

Coffee, Tea Decaf or Iced Tea

Dinner Buffet $26.00

RHAGP UPDATE

OCTOBER 2012Su M Tu W Th F Sa

1 2 3 4 5 67 8 9 10 11 12 13

14 15 16 17 18 19 2021 22 23 24 25 26 2728 29 30 31

* Registration is required, please call the RHAGP offi ce for details 503-254-4723

Date Event Location Time Notes9/3 OFFICE CLOSED RHA Offi ce 9-5 In Observance of Labor Day9/12 Board Meeting RHA Offi ce 5pm9/13 Advertising Your Vacancy

ClassRHA Offi ce 6:30pm See Page 15 for more details.

9/19 Dinner Meeting Stockpot 6pm See Page 3 for more details.9/25 *Online Tenant Screening

ClassWebEx 7pm Reserve by 9/24/2012, 5 people need to

register for there to be a class.9/25 Accounting 101 for

Landlords ClassStandard TV & Appliance

6:30pm See Page 15 for more details.

9/27 Understanding Your Decision Point Report Class

WebEx 7pm See Page 15 for more details.

SEPTEMBER 2012Su M Tu W Th F Sa

1122 3 4 5 6 7 899 1010 11 12 13 14 15

1616 17 18 19 20 21 222223/3023/30 2424 25 26 27 28 2929

Other Events:September 18th, 6:30 p.m. - NWREIA Multi-Family Commercial Real Estate SecretsRHA Offi ce - Call Jerad Goughnour for more info 503-789-3212

Date Event Location Time Notes10/9 *Online Tenant Screening

ClassRHA Offi ce 11am Reserve by 10/8/2012, 5 people need to

register for there to be a class.10/10 Board Meeting RHA Offi ce 5pm10/11 Accounting 101 for

Landlords ClassRHA Offi ce 6:30pm See Page 15 for more details.

10/12 Understanding Your Decision Point Report Class

WebEx 11am See Page 15 for more details.

10/17 Dinner Meeting 6pm See October Update for more details.10/18 Understanding Your Decision

Point Report ClassWebEx 7pm See Page 15 for more details.

10/20 Landlording 101 Homebuilders Association

9am See Page 17 for more details.

10/23 Fair Housing and Screening Review Class

Standard TV & Appliance

6:30pm See Page 15 for more details.

10/24 *Online Tenant Screening Class

WebEx 7pm Reserve by 10/23/12, 5 people need to register for there to be a class.

UPCOMING EVENTSScan QR Code on Smartphone for Online Events Info.

SEPTEMBER 2012

www.RHAGP.org

PPRESIDENT’SRESIDENT’S M MESSAGEESSAGE By Phil Owen, RHAGP President By Phil Owen, RHAGP President

Sticks and Stones… It is interesting for me to hear some of the

things that are being said about The Rental Housing Association of Greater Portland. Not that I am expecting to change anyone’s mind or that I am complaining. I have heard that bad press is better than no press. The RHAGP has been quietly doing its job for many years and has not received the recognition or notoriety it deserves.We have been called “cowboys”, “activists”, and it has been said that we are trying to “take over”. I think this is a case where if you feel threatened by someone, you call them a name and diminish them in your mind and in the minds of whoever you are talking to. It is a tactic I have seen in politics, sales, and the military. It makes you feel bigger in your circle of like-minded people and you don’t have to give the other people credit for doing what they think is best. So, for those that want to try to diminish the RHAGP by calling us names and assigning foul motives to us, go ahead.There is a lot of talk about the landlords that are “bad actors”. I don’t know who these bad actors are or how many of them there are. Are they evil? Are they luring people into their property to punish them for being alive? Do they exist in numbers great enough to pass legislation just for them? Or are these just people that are trying to make a living and doing the best they know how but may not have had the training necessary to keep within the laws? We have built our organization around the idea that our members can get the training and information they need to operate their business within the bounds of the law and make a profi t.The RHAGP is a self-help organization, which means that if we set out to do something it is the volunteer members that have to get it done. The RHAGP has a small staff to service our member’s needs; such as tenant screening, selling forms and printing our newsletter, as well as keeping our web site up to date. We have been reaching out to other rental housing organizations in the state to raise awareness of some tactics used by the Fair Housing Council to slander the rental housing industry. We were able to get copies of the source documents to prove that the Fair Housing Council distorted the report and tried to cover it up by claiming that the test results were trade secrets. Sharing this information will help other cities avoid being accused of gross discrimination.We are trying to work with all the other Landlord/

Tenant organizations in the city and state to improve the business. That is not to say that we always agree with them. The majority of our members do not own more than ten units. They don’t have big budgets, bank accounts, or a staff with a fancy offi ce. What they have is a small property that is a big investment for them and if they lose that investment or the income from that investment, this would surely be devastating. This is not just an investment of money. These people have invested a lot of sweat and personal time into them. They cleaned, painted, made repairs, and then they rented to the people that are living there. It is not so easy for them to say that this is just a business. At the RHAGP we are providing the resources that our members need. We are publishing a Landlord/Tenant Law book which will be available for everyone in the industry (available in 2013). We at RHAGP feel a resource like this will help make the laws more understandable and that will help everyone.We have hired a professional Lobbyist to keep an eye on the state lawmakers and what they are doing as well as having a member sitting on the Landlord Tenant Coalition which is the group that submits most of the legislation that affects our business. We also have members on the City of Portland Fair Housing, and Neighborhood Inspection Committee. We offer training in the laws, fair housing, maintenance, and we have experienced members that are mentors available to share their experience.So regardless of what others might say about us let me assure you that we are focused on being the best organization for our members that we can be. That means representing them at the state and local level, providing them with the training and services they need to operate their businesses in a responsible and profi table manner. If more people want to join the RHAGP because they like the service we provide, then we will be happy with that result.

Phil Owen

RHAGP UPDATE

We would like to thank the following that sponsored the 2012 Picnic:

GOLD SPONSORSJeff Bennett - Warren, Allen LLP

Roger Harms - Contract Furnishings MartTed Stapleton - The Floor Store

SILVER SPONSORSMark Passannante - Broer & Passannante, P.S.

Don Adler - Care Medical EquipmentJon Moon - Northwood Business Services

Charlie Kamerman - Prospective Renters Verifi cation Svc.Paul Toole - State Farm InsuranceTony Kavanagh- G&C Distributing

David Frost- Frost Integrated Pest ManagementRon Garcia- The Garcia Group

BRONZE SPONSORSLiz Carpenter - LizC Real Estate Investments LLC

Richard Schneider - Law offi ces of Richard B SchneiderLynne Whitney - Real Estate Roofi ng Service, Inc.

James Thomas - Anderson & Associates Credit Svcs.Rex Hollingsworth - Junk Away Hauling Inc.

Denise Goding- Keller Williams Realty Portland CentralJim Herman- Franklin Apartments

Mary Mann- Goose Hollow Window CompanyRon Eiseman- Wells Fargo Home Mortgage

Terry Klein-O’Meara’s Carpet Cleaning

Our sponsors help keep the member price of the picnic low.

Thank you sponsors!

Thank You Picnic Sponsors

SEPTEMBER 2012

www.RHAGP.org

The Price of Illegal Discrimination By Robert L. Cain, Copyright 2012 Cain Publications, Inc.

Maria Riga didn't like blacks much. Of course, that was her privilege. If she wanted to be a racist nobody could tell her she could not be. She could hate everybody if she wanted. That's simply her loss and choice. The problem is that Maria Riga was also a landlord.

She could still hate blacks, if she wanted. She just may not discriminate against them because they were black when she rented her apartments. Yet that is exactly what she did.

More important, her attitude and activities cost two other people aggravation, their feeling of self-worth, and their rights as American citizens and human beings. For that there is no excuse.

Maria Riga thought she was really clever, as are many landlords who want to discriminate against people who might want to rent her properties on a basis that has nothing to do with their quality as tenants. She had decided that there was no way she was going to rent to any of “them.” Her apartment building was a nice place to live and “they” would just ruin it. So when she had a vacancy and ran an ad in the paper, she just told “those people” that the apartment was already rented.

She was right about one thing. Her apartment was a nice place to live. Mr. and Mrs. Riga kept it up well. It made a superb fi rst impression and was in a respectable neighborhood. The building beckoned good tenants to live there.

When the ad ran in September, she got some phone calls about it. One was from Ronald Alexander. Maria suspected right off that Mr. Alexander was black."Yes, I'm calling about the apartment you have advertised in the paper," said Mr. Alexander."No way I'm going to fool with him," she said to herself. "Sorry, you just missed it," replied Mrs. Riga."Oh, that's too bad," replied the disappointed Mr. Alexander. He knew apartments around there went fast, but something made him suspicious that he wasn't being told the truth. He was heartened, though, the next Sunday when another ad was in the paper for the same building. This time he had a friend call. "Come right over," Mrs. Riga told the caller. So Mr. Alexander went right over. Imagine Maria's surprise when Mr. Alexander showed up. She had to think fast. How was she going to get rid of him? Then a brilliant idea struck–for her anyway.

"I forgot the keys," she explained, as she palmed the keys in her hand so he wouldn't see them. "Could I reschedule," he asked. "Yeah, call me, if you want."Mr. Alexander "couldn't believe it; it made him angry." He thought she was lying, he said in court. He was feeling "a little bit too sick to say anything else . . . ." He walked away, then turned and saw her unlocking the front door and entering the building. He called to reschedule and left messages, but did not receive a responding telephone call from Mrs. Riga.

After this, Mr. Alexander sought the assistance of the Fair Housing Partnership (FHP), which directed testers to call about and try to see the apartment. On 10 separate occasions, from Sept. 18 through Oct. 9, Mrs. Riga truthfully told Dennis Orvosh, a white Fair Housing tester, and whites Robin McDonough, Jeff Lang, and Heidi Sestrich that the apartment was available, allowed each one to see it, and returned their phone calls.

In short, the white testers were welcomed while the black testers were not.

Mr. Alexander continued to try to contact Mrs. Riga and also had friends call. To one friend he remarked that he felt "hurt and discouraged, it is sort of degrading, it discourages you from trying . . . to fi nd a place for your family to live, it is just sickening, I really can't describe it. It is terrible . . . ."

The Alexanders and the Fair Housing enforcers fi led suit against the Rigas. Following an eight-day trial, a jury returned eight special verdicts. The jury found that Mrs. Riga had discriminated against the Alexanders in violation of the Fair Housing Act. Nonetheless, the jury found that the discriminatory conduct of Mrs. Riga was not "a legal cause of harm" to either Mr. or Mrs. Alexander, and declined to award them monetary damages. After the return of the jury's special verdicts, the court declined to submit the issue of punitive damages to the jury. Based on the special verdicts, the District Court entered judgment in favor of the Rigas and against the Alexanders, together with court costs.

The Alexanders were not done and made post-trial motions asking for several things. The District Court granted only one motion, to enter judgment in favor of the Fair Housing Partnership, still awarding no damages.

Continued on page 9

RHAGP UPDATE

We wanted you to know that as of August 7th, over ten young children have fallen from second fl oor windows in Oregon. That is a shocking number and it needs to stop! It could be as simple as a newsletter reminding your tenants to make sure the windows only open 4 inches wide, or handing out/installing the window lock hardware for tenants with second fl oor windows.

Even lower windows need to be fi tted with some device that will keep children from opening the window and falling, a 4’ fall can seriously injure a child.

Protect your tenants, install window locks or guards.

Windows and Children

SEPTEMBER 2012

www.RHAGP.org

The Alexanders still were not fi nished and appealed the decision to the 3rd US Circuit Court.

During the appeal, the Rigas made two claims, one that Joseph Riga should not be a part of the case, because he was in Italy when the whole thing took place and second that the Alexanders were not "creditworthy."

There is a valuable lesson for landlords in the fi rst claim. In rejecting the Rigas' claim that Mr. Riga was not part of the case, the court cited the rules of agency. The Restatement (Second) of Agency states: "Punitive damages can properly be awarded against a master or other principal because of an act by an agent if. . .(c) the agent was employed in a managerial capacity and acting in the scope of employment." Regardless of the fact that Mr. Riga was in Italy at the time, it was Mrs. Riga's job to manage the apartments for both of them, so Mr. Riga couldn't duck responsibility.

Think of this if you have a manager or property management company managing your properties. If the manager or management company violates the Fair Housing Act, you are just as responsible as your agent is because that person or company was "acting in the scope of employment." You take the heat for all acts of your agents and employees. That is why it is essential to craft policies and procedures that preclude any hint of violating the rights of tenants and prospective tenants, and that you immediately fi re any employee or agent who ignores the policies. (Oh, and keep a complete written record of your activities and the chain of events when you fi red the offending agent.)

The second claim, that the Alexanders were not "creditworthy," is pure rubbish. How could the Rigas possibly know the creditworthiness of the Alexanders when the Alexanders never fi lled out an application and never gave permission to obtain a credit report?The 3rd Circuit Court was having none of the Rigas' shenanigans. It reversed the decision of the District Court and sent the case back for rehearing on the amount of damages the Rigas would have to pay.If you are a landlord and don't like blacks, Hispanics, Jews, Italians, Poles, whites, or any other race or nationality, that is your privilege, but keep it to yourself or just with your other bigoted cronies. Judge rather how good a tenant your applicants will be by how well they pay the rent and other bills, and how good a neighbor and caretaker of their homes they were. Character is what counts, not where or what color

someone was born.

Copyright 2012 Cain Publications, Inc., used by permission.

Robert Cain is a nationally-recognized speaker and writer on property management and real estate issues. For informative and valuable information about managing rental property, visit the web site www.rentalprop.com

Serving Oregon & Washington Landlords For Over 15 Years

Just three minutes from the RHAGP main office! 850 NE 122nd Ave., Portland, OR 97230

503-255-8795 • [email protected]

Jeffrey S. Bennett Attorney at Law

Continued from page 7

onnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnn

RHAGP UPDATEDear Maintenance Men: By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men:How do I get rid of rats? I have found rat droppings in the garage and around the building. My residents are not happy and I need a solution.Mike

Dear Mike:Rats are smart & conservative. Rats are not risk takers. In the rat’s mind, a trap out in the middle of the garage fl oor is too risky to investigate. Rodents will run along walls, rafters and other low exposure areas. Put the traps along these routes about ten feet apart. A good bait to use is peanut butter. Patience is king when trying to trap a rat. Place all your baited traps, but DO NOT set them for a day or two. Let the rat nibble at the bait danger free. This last part is the hardest to do. However, patience will win out. If you rush ahead and set the traps and the rat triggers one and is not caught; he will remember! Also, avoid using traps designed for mice; it will only annoy the rat and he will be smarter for it. Using poison is another option. Anticoagulant poison is very popular. This poison causes the rat’s blood to thin. It will make him thirsty and when he drinks water, he will bleed internally. When using this option, be sure to leave a saucer of water near the poison. The poison normally comes in bars that can be broken up into pieces. Remember rats hoard, so just because the poison is gone, does not mean they ate it. Put more until they stop taking it. The local hardware store should carry this product, but it is best to go to a farm supply store. They will have the best quality supply. Be careful with placement, so other animals do not eat this poison. The hardware store or farm supply store carry approved bait dispensers designed for rats. Again, patience is rewarded. Before using poison bait, use crunchy peanut butter to let the rats get used to the bait station for a few days. Then add the poison bait with a little bit of peanut butter. Glue traps are also a viable option. It is important to use large rat sized traps. Put the glue trap along a known rat runway, or along a ledge or rafter used by the rats. It is important to nail or fasten the glue trap in place. Place a bit of peanut butter in the middle of the trap as an attractant.

Dear Maintenance Men:I need to replace my building’s 100-gallon water heater and before I start shopping, I want to bone

up on the terminology. I hate to sound like I don’t know what I’m talking about. I need to know the technical terms to get exactly what I need. BTUs, rapid recovery and Nox emissions are all a foreign language to me. I want to ask intelligent questions and understand what the plumber or the technician is telling me. Can you go through some “Water Heater Speak” to help me get though this?Elaine

Dear Elaine:We can relate; we have some of the same language issues with our computer consultant! First, let us start with a few defi nitions:Water Heater: A device for heating water for domestic use, usually supplied at a temperature in the range between 120°F and 140°F (approx. 50°C and 60°C). A water heater will both heat and store water. Boiler: a domestic device burning solid fuel, gas, or oil, to provide hot water, esp for central heating. Water is not stored, but passes through the boiler & heated quickly. (Not typical in smaller buildings.) Rapid Recovery Water Heater: Commercial water heater. Typically has a much larger burner to heat the water than a standard water heater. This water heater has a tank with many fl ues inside to aid in the heat transfer. Tankless Water Heater: This is like a mini-boiler. There is no water storage tank. The water is heated as the water passes through the heat exchanger. BTU: A British Thermal Unit is used to measure the amount of heat required to rise the temperature of one pound of water by one degree Fahrenheit. Anode: A zinc anode is a sacrifi cial rod to keep corrosion from attacking the water heater.Clean Out Port: The port is used to clean out hard water deposits from the bottom of the tank. Usually found in 100-gallon tanks. T & P Valve: Relieves excess temperature & pressure from the tank. A water heater tank can explode without a properly functioning T&P valve. Thermocouple: Is a safety device that monitors the pilot fl ame. Should the thermocouple not sense the pilot fl ame, it will shut off the gas.Thermostat: a device that maintains a system at a constant temperature. It often consists of a bi-metallic strip that bends as it expands and contracts with temperature, thus breaking and making contact with

Continued on page 11

SEPTEMBER 2012

www.RHAGP.org

an electrical power supply Recirculation Pump: The pump moves hot water in a recirculation line to insure every unit in a building gets hot water on demand. Low NOx Burners: A type of combustion technology used to reduce emissions of nitrogen oxides. NOx forms when fuels are burned at high temperatures. Additional info: A hundred gallon water heater rated at 77,000 BTU is a standard duty water heater with a 4” fl ue, suitable for buildings up to seven units. A rapid recovery water heater is considered a commercial heavy-duty water heater that is rated at 199,000 or more BTUs with a 6” fl ue or greater and is suitable for buildings eight units and above. A rule of thumb to sizing a water heater is by multiplying 10,000 BTUs per apartment unit.

Dear Maintenance Men:I have just fi nished rehabbing a rental unit. I replaced counter tops, cabinets, baseboards and so on. Even though the unit is freshly painted with new carpets; the unit still looks unfi nished. The baseboards do not always follow the wall contours exactly and the cabinets have small gaps where they meet the wall. What can I do to make my work look more professional?Julia

Dear Julia:We are going to let you in on a “professional” secret ……… painter’s caulk! Painter’s caulk typically comes in a tube and is applied with a caulking gun. Run a small bead of caulk along the baseboard and with your fi nger push the caulk between the wall and the gap you are trying to fi ll. Using a damp sponge or rag, wipe up any excess caulk. Painter’s caulk can hide a multitude of installation sins. Almost anywhere, two dissimilar materials meet; painter’s caulk can help hide the transition. Painter’s caulk is not limited to just baseboard, use it to make cabinets and door trim look custom installed. Fill nail holes without making a big fl at spot on your wall. A prime example is mating a piece of trim or coving at a 45 or 90-degree angle. Unless both the wall and the trim piece is a 100% square, you will have a sloppy looking gap. Caulk will make the gap magically disappear and make you look like an expert.

FYI: If you would like to see your maintenance question in the “Dear Maintenance Men:” column, please send in your questions to: Questions@

BuffaloMaintenance.com Bio:Please call Buffalo Maintenance, Inc or JLE Property Management, Inc for Maintenance, consultation or management. For an appointment, call Frankie Alvarez at 714 956-8371 or Jerry L’Ecuyer at 714 778-0480. CA contractor lic: #797645, EPA Certifi ed Renovation Company and DRE lic: 01460075. Please view our websites at www.BuffaloMaintenance.com & www.ContactJLE.com


RHAGP-KEEP US INFORMED

Moved? Hired or fi red a manager?

New email address or phone number?

Keep the RHAGP offi ce up to date with

your current information.

Especially important is to send changes

when you hire or fi re an Authorized user

on your account. We can’t let someone

you haven’t given us written authorization

buy forms or order tenant screening reports.

Call the offi ce with all changes.

503.254.4723

Why attend a dinner meeting?1. Education, Education, Education2. A chance to network with other owners and vendors 3. Great door prizes from Affi liate/Dual members4. Interesting Speakers5. Ask the Expert before every meeting

RHAGP UPDATE

ACCOUNTING / BOOKKEEPINGBalancing Point, Inc.

Sandy Buhite-LandisP.503-659-8803, C.503-504-946612500 SE Oatfi eld Rd, Milwaukie, [email protected]

Cheryl C. Delozier, CPA 503-239-0111Charlie Rogers & Vicki MartinTax & Accounting [email protected]

Northwood Business SvcsJon Moon, P.503-297-2610OBTP #B01422 LTC 5177Accounting/Tax [email protected]

Portland Tax CompanyP.503-258-0700, F.503-256-1527Full Service Tax and [email protected]

ADVERTISING / MARKETINGThe Landlord Times

P.503-221-1260News for Property Managers and Ownerswww.thelandlordtimes.com

The Oregonian PublishingDavid Sandvig, P.503-221-84171320 SW Broadway, Portland [email protected]

APPLIANCE-RENT,SERVICE,LEASEAzuma Leasing

BJ 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

Mr. Appliance of PDX, CCB#190613P.503-658-520425% Labor for RHAGP MembersAny Problem, Any Brand, Any Time

APPLIANCE-SALES ONLYG&C Distributing Company

Tony Kavanagh, P.503-288-02215010 NE Oregon St, Portland 97213

Standard TV & ApplianceJoe Mosee & Cathy MoseeP.503-619-0500, C.503-888-69273600 SW Hall Blvd, Beaverton 97005

APPLICANT SCREENINGNational Tenant Network

Marcia GohmanP.503-635-1118, F.503-635-9392PO Box 21027, Keizer 97303www.ntnonline.com

Prospective Renters Verifi cation ServiceCharlie KamermanP.503-655-0888, F.503-655-0900

RHAGPP.503-254-4723, F.503-254-4821Fast, affordable tenant screeningwww.rhagp.org

TrueSource Screening, LLC David Mustard

P.888-546-3588, F.888-546-3588www.truesourcescreening.com

Tenant Check LLCBrent VaughtersP.360-574-3924, F.360-397-0196www.aptcheck.com

ASPHALT PAVINGHal’s Construction, Inc. CCB# 34434

Brian King, P.503-656-499920666 S HWY 213, Oregon City [email protected]

ASSOCIATIONSMetro Area Smoke Free Housing Project

P.503-718-6145www.smokefreeoregon.com

ATTORNEYSBittner & Hahs, P.C.

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

Broer & Passannante, P.S.Mark G Passannante, P.503-294-09101211 SW Fifth #2330, Portland 97204

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

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

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

Timothy Murphy, Attorney at LawAlways representing ONLY landlordsTim Murphy P. 503-550-4894522 SW 5th Ave, #812, Portland 97204

BLIND CLEANINGAlpenglow Window Treatment Co.

Paul Kuzmenko P: [email protected] Ultrasonic Blind Cleaning

BASEMENT WATERPROOFINGJohn’s Waterproofi ng, CCB# 15830

Crawlspace Waterproofi ngP. 503-233-0825 Fully Staffedwww.johnswaterproofi ng.com

CARPENTRY & REPAIRSEaton General Construction, CCB# 154142

P.503-539-0811Full Service General Contractorwww.eatongeneral.com

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

CARPET CLEANINGApple Cleaning Co.

Order & Quotes for Carpet Steam CleaningApartment, House & Offi ce CleaningCall 503-380-5298/[email protected]

Dura Clean Carpet CleaningUpholstery, Pet odor removal, Flood ServiceP.503-914-8785 [email protected]

O’Meara Carpet Cleaning503-538-1983, 503-620-5005Cleaning, Pet Odor Removal, Flood Damagewww.omearacarpetcleaning.com

CARPET SALESContract Furnishings MartRoss Williams

P.503-230-1250, 800-275-6722915 NE Sandy Blvd, Portland 97214

Patrick VonPegertP.503-542-8900, 800-935-125014160 SW 72nd Ave #110, Tigard 97224

Roger HarmsP.503-656-5277, 877-656-523215140 SE 82nd Dr, Clackamas 97015info@cfmfl oors.com

Pat HockmanP.360-896-6150, 800-267-615011013 NE 39th St, Vancouver WA 98682

The Floor StoreTed Stapleton, P.503-408-64885628 SE Woodstock Blvd Portland 97206ted@fl oorstoreportland.com

CLEANING / CLEAN UPAll Surface Cleaning Co., CCB# 155380

Adam Zumwalt, P.503-781-3611Exterior surface clean & restorewww.allsurfacecleaning.com

COLLECTION AGENCIESAnderson & Associates Credit Svcs, LLC

P.503-293-5400, F.503-813-2159PO Box 230286, Portland [email protected]

COMMUNICATIONSComcast Business Services

Dave Dronkowski, P.503-957-4186Telephone, Internet and Cable TV [email protected]

CONCRETEHal’s Construction, Inc. CCB# 34434


DOORSGoose Hollow Window Co., Inc.

Mary D. Mann [email protected]#53631 goosehwc.comEnergy Trust Trade Ally

EFFICIENCYEnergy DietFree Effi ciency InstallationsP. [email protected]

ELECTRICDeKorte Electric, Inc. CCB#159954

P.503-288-22115331 SW Macadam #258-113, Portland 97239

Portland General ElectricAnne Snyder-Grassmann, P.503-464-7534

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

ENERGY CONSERVATIONEcoTech LLC

[email protected]

ESTATE PLANNINGLaw Offi ces of Richard Schneider, LLC

P.503-241-1215, www.rbsllc.com2455 NW Marshall St #11, Portland 97210

EVICTIONSAction Services

Wally Lemke, P.503-244-1226PO Box 69621, Portland 97239Your eviction & process service specialists

Barrister Support ServiceP.503-246-8934Evictions, 1st appearances, process servingwww.barristersupport.com

Landlord SolutionsP.503-242-2312, F.503-242-1881PO Box 7087, Portland 97007Online evictions & fi rst appearanceswww.landlord-solutions.com

Portland Pioneer PropertiesP.503-238-2560, F.503-232-0187Full Prop. Management ServiceLIN# 200201113, CCB# 144531

1031 EXCHANGES/REITSTENANCY IN COMMON

Peregrine Private Capital Corp.P.503-241-49495000 Meadows Road, # 230 Lake Oswego [email protected]

FINANCIAL SERVICESAmerican Commercial Mortgage Network

Al Williams, P.206-264-13251366 91st Ave NE, Clyde Hill, WA 98004

Associated Mortgage Group, Inc.Sandi Swinford 503-781-0092sandi@associated mortgage.comLicensed Mortgage Broker, NMLS 89930

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

Commercial Lending Group, Inc.Trevor T. Calton, P.503-704-4999Professor of Real Estate Finance, PSUCommercial/Multifamily Mortgage Broker

RH Financial Services Inc.Robert Hogg, P.503-781-41811944 NE 45th Ave, Portland 97213roberth@rhfi nancial.net

Wells Fargo Home MortgageRon Eiseman, P.503-886-14971300 SW Fifth Ave. STE 950,Portland [email protected]

FIRE / WATER DAMAGE RESTORATIONCooper Construction, CCB#08587

P.503-232-3121, Since 19502305 SE 9th Ave, Portland 97214www.fi re-water-restoration.com

Horizon Restoration, CCB#160672John PeddenP.503-620-2215, F.503-624-05237235 SW Bonita Rd, Portland 97224

While the Rental Housing Associati on accepts adverti sing at face value, it cannot endorse the adverti ser or otherwise guarantee the quality of the products or services being adverti sed. Such guarantees, writt en or implied, are solely the responsibility of the adverti ser.

PreferredService GuideDual and Affi liate members

support the interest of rental housing through their

membership in RHA.

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland

SEPTEMBER 2012

www.RHAGP.org

J.R. Johnson Inc., CCB#102676P.503-240-3388, 24/7 ResponseCatastrophe Restoration Specialistswww.jrjohnsoninc.com

FIRE SAFETYTualatin Valley Fire & Rescue

Eric T McMullen, P.503-612-70007401 SW Washo Ct, STE 101, Tualatin [email protected]

FLOOR COVERINGContract Furnishings Mart

Ross WilliamsP.503-230-1250, 800-275-6722915 NE Sandy Blvd, Portland 97214

Patrick VonPegertP.503-542-8900, 800-935-125014160 SW 72nd Ave #110, Tigard 97224

Roger HarmsP.503-656-5277, 877-656-523215140 SE 82nd Dr, Clackamas 97015info@cfmfl oors.com

Pat HockmanP.360-896-6150, 800-267-615011013 NE 39th St, Vancouver WA 98682Refi nishing & Laminate fl ooring

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

J & B Hardwood Floors, Inc.Jim Cripps, P.503-519-4920jandbhardwoodfl [email protected]

Rental Housing Maint. Svcs. CCB# 163427Gary Indra, P.503-678-2136Vinyl, VCT, ceramic, hardwood installs

The Floor StoreTed Stapleton, P.503-408-64885628 SE Woodstock Blvd Portland 97206ted@fl oorstoreportland.com

FORMSRHAGP

P.503-254-4723, F.503-254-4821Court-tested, up-to-date rental formswww.rhagp.org

FURNITURE Express Contract Services Sean Filzen, P971-678-6691 www.EFRCONTRACT.com Because furnished units rent higher

HANDYMANBluestone & Hockley Real Estate Services

Chuck Hodges, P.503-222-38009320 SW Barbur Blvd STE300, Ptld [email protected]

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

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

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

HAULINGJunk Away Hauling CCB# 177966

P.503-517-9027Licensed, bonded, insured, trash [email protected]

HEATING & COOLINGMidway Heating Co. CCB#24044

P.503-252-400312625 SE Sherman St, Portland 97233

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

HEATING OIL TANKEcoTech LLC

P: [email protected]

HOUSING AUTHORITIESHousing Authority of Portland

Jill Riddle, P.503-802-8565135 SW Ash St, Portland 97204

INSULATION GOOSE HOLLOW WINDOW CO., INC.

Mary D. Mann [email protected]#53631 goosehwc.comEnergy Trust Trade Ally

INSURANCELarry Thompson Agency

P.503-924-2200, F.503-924-220215573 SE Bangy Rd, STE 220Lake Oswego 97035

Robinson Financial GroupRita J. Robinson , P.503-557-4997Group & 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 [email protected]

Wolter Van Doorninck, CPCUElliot, Powell, Baden & BakerP.503-227-1771, F.503-274-76448355 SW Davies Rd, Beaverton 97008

INVESTMENT SERVICESPeregrine Private Capital Corp.

P.503-241-49495000 Meadows Road, # 230 Lake Oswego [email protected]

LANDSCAPINGJ. Salinas Landscaping

J. Salinas, P.503-816-1190

Oregon Tree [email protected]

MASON CONTRACTORSD&R Masonry Restoration, Inc., CCB#99196

Ray Elkins, P.503-353-16508890 SE McLoughlin Blvd, Milwaukie97222www.drmasonry.com

MOLDJ.R. Johnson Inc. , CCB#102676

P.503-240-3388, 24/7 ResponseCatastrophe Restoration Specialistswww.jrjohnsoninc.com

Real Estate Roofi ng Service, CCB# 149575Yost Espelien, P.503-232-6653Free Inspections, Testing & Remediationwww.realestatemoldsolutions.com

MOVERS-HOUSEEmmert Development Company

Terry Emmert, P.503-655-993311811 SE Hwy 212, Clackamas 97015

PAINT / PAINTERSBrad Poppino Painting Co. CCB# 185497

Brad Poppino P.503-659-7551,/503-957-8298Interior / ExteriorLead Paint Certifi ed

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

Rental Housing Maint. Svcs. CCB# 163427Gary Indra, P.503-678-2136Professional interior & exterior [email protected]

Richard Hallman Painting CCB# 142467RichardHallman, P.503-819-1210Quality interior painting

Rodda PaintTim Epperly, [email protected]

PEST CONTROL Frost Integrated Pest Mgmt

P.503-863-0973Residential • Commercial • Multi-Familywww.frostpestfreezone.com

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

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

PLUMBING / DRAIN CLEANINGGrumpy’s Drains

Portland’s #1 Drain Cleaning Servicewww.grumpysdrains.com503422-9476

MJ’s Plumbing, CCB# 36338Michael LeFever, P.503-261-91551045 NE 79, Portland 97213

ProDrain & Rooter Service, Inc.West 503-533-0430, East 503-239-3750Drain cleaining/plumbingwww.prodrainpdx.com


PROPERTY MANAGERSAction Management

Wendi Samperi, P.503-710-0732

Alpine Property ManagementTiffany Arrington, P.503-641-46204750 SW Washington Ave, Beaverton 97005www.alpinepdx.com

Associated Property ManagementJane Raffety, P.503-648-2150408 SE Baseline, Hillsboro 97123www.associatedmgmt.com

Bluestone & Hockley Real Estate ServicesCliff Hockley, P.503-222-38009320 SW Barbur Blvd STE300, Portland 97219

Bridge City PropertiesTony Forhan, P.503-866-8894Serving Multn., Clackamas, Wash. countieswww.bridgecitypm.com

Fox Management, Inc.Tressa L. Rossi, P.503-280-0241C.503-750-8124, F.503-280-02421734 NE Broadway, Portland [email protected]

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

Gateway Property Management P-503-303-8545 www.gatewaypdx.com Property Management Done Right!

Lakeside Property Management Co. Michelle Wrege, P.503-828-2283

Finding Home Owners Qualifi ed Tenantswww.lakesidepmc.com

Micro Property Management “We focus on the small details”

P- [email protected]

Portland Pioneer PropertiesP.503-238-2560, F.503-232-0187Full prop. managment serviceLIN#200201113, CCB# 144531

Prim & Prosperous Property Management3PM, 503-635-8926Patricia [email protected]

Rappold Property ManagementTroy K. Rappold, P.503-232-59901125 SE Madison St STE 201, Portland [email protected]

University Real Estate Services, Inc.Tom Coulter, P.503-492-8668929 NE 181st STE C, Portland 97230

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

RADONCascade Radon Inc.

P: 503-421-4813cascaderadon.comoffi [email protected]

EcoTech LLCP: [email protected]

REAL ESTATE SALESBluestone & Hockley Real Estate Services

Cliff Hockley, P.503-222-38009320 SW Barbur Blvd STE300, Portland 97219

Chris AndersonJohn L. Scott Real [email protected]

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

Let the advertiser know that you received their contact information through the Rental Housing Association of Greater Portland

RHAGP UPDATE

Elizabeth CarpenterLizC Real Estate Investments, LLCP.503-314-6498, F.503-698-6566liz @ lizcrei.com, www.lizcrei.com

HFO Investment Real EstateGreg Frick, P.503-241-55411028 SE Water Ave, STE 270, Portland 97214www.hfore.com

Ilse NormanAssociate AdvisorSperry Van Ness Bluestone & Hockleyp-503-459-4376 www.svnbluestone.com

J.L. Lutz & CompanyJim LutzP.503-297-7101, F.503-291-78515440 SW Westgate Dr #115, Portland [email protected]

M. Maltase Real Estate GroupMichelle Maltase, [email protected]

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

RESTORATION / RECONSTRUCTIONEaton General Construction, CCB# 154142

P.503-539-0811Full Service General Contractorwww.eatongeneral.com

Horizon Restoration, CCB#160672John PeddenP.503-620-2215, F.503-624-05237235 SW Bonita Rd, Portland 97224

J.R. Johnson Inc., CCB#102676P.503-240-3388, 24/7 ResponseCatastrophe Restoration Specialistswww.jrjohnsoninc.com


ROOFINGAAA Roof Service, CCB# 78618

Jack Robinson, P.503-642-5353Shingle & Flat Roof Systemswww.aaaroofservice.com

All Surface Cleaning Co., CCB# 155380Adam Zumwalt, P.503-781-3611Replacement, repair, cleaningwww.allsurfacecleaning.com

Real Estate Roofi ng Service, CCB# 149575Lynne Whitney, P.503-284-5522Free Inspections, ReRoof and Repairswww.realestateroofi ng.com

SEAL COATINGHal’s Construction, Inc. CCB# 34434


SEISMIC RETROFITSEcoTech LLC

[email protected]

SIDINGJ.R. Johnson Inc., CCB#102676

P.503-240-3388General Contracting Serviceswww.jrjohnsoninc.com

TELEPHONEComcast

Telephone, internet, Cable and TV ServicesDave DronkowskiP.503-957-4186

UTILITY BILLINGMinol USA

15280 Addison Rd. Suite 100 Addison, TX.972-386-6611minolusa.com

WATERPROOFING / CONCRETE REPAIRD&R Waterproofi ng, Inc. CCB# 99196

Ray Elkins, P.503-353-16508890 SE McLoughlin Blvd, Milwaukie97222www.drmasonry.com

WINDOWS / STORM WINDOWS

GOOSE HOLLOW WINDOW CO., INC.Mary D. Mann [email protected]#53631 goosehwc.comEnergy Trust Trade Ally

J.R. Johnson Inc.., CCB#102676P.503-240-3388General Contracting Services www.jrjohnsoninc.com

Let the advertiser know that you received their contact information through the Rental Housing Association of

Greater Portland

Scan QR Code on

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Vendor Info.

The RHAGP Mission

The Rental Housing Association of Greater Portland is a group of rental housing owners and managers in the Portland metropoli-tan area who have joined together for the purposes of:

• Providing information to improve the knowl-edge of rental owners and managers.

• Enhancing the reputation of “landlords” by promoting professional practices.

• Assisting local public officials on various community endeavors relating to public or private housing.

The Update is a monthly publication for members of The Rental Housing Association of Greater Portland.10520 NE Weidler St, Portland, OR 97220Phone 503-254-4723, Fax 503-254-4821www.rhagp.orgHours: Monday through Friday 9 a.m. to 5 p.m.

Editorial Staff Alita DoughertyCari Pierce - Graphic Designer

Publisher: The Rental Housing Associati onof Greater Portland

The opinions expressed in this newslett er are those of the authors and do not refl ect those of the Board of Directors or the newslett er editor or committ ee.

All adverti sing inquiries should be directed to Alita Dougherty or Cari Pierce at 503-254-4723.Please noti fy the RHA offi ce of any address changes.

Paul Toole, Agent, LTCP6105 West A Street, PO Box 65West Linn, OR 97068503-655-2206 Fax 503-655-2243

[email protected]

Like a good neighbor, State Farm is there®

State Farm®

Providing Insurance and Financial Services

Home Office, Bloomington, Illinois 61710

SEPTEMBER 2012

www.RHAGP.org

Decision Point WebEx Class- Taught by Marcia Gohman with National Tenant NetworkThursday September 6, 2012 at 11am or Thursday September 27, 2012 at 7pmFriday October 12, 2012 at 11am or Thursday October 18 at 7pmThis class is offered to members of the RHA only. If you have a current service agreement and do your tenant screening through the RHA and would like to learn how to read the Decision Point report with more accuracy, then this is the class for you.This is a FREE class for RHA members only. This is a WebEx class that is taken from the comfort of your own home or offi ce computer. Call the RHA offi ce at 503/254-4723 for more details and to reserve your spot in the class.

Advertising Your Vacancy- Taught by Cari Pierce, RHA Member Services RepresentativeThursday September 13, 2012 6:30pm-8pm at RHA Offi ce 10520 NE Weidler Portland OR 97220Cari Pierce, a Member Service Representative for RHA will share her experience with advertising vacancies. Cari has several years experience working for a Portland property management company before coming to RHA and manages 14 family owned units in the Portland area. What used to work for advertising your vacancy is not necessarily what works in today’s market.Cari will share what works vs. what does not work, along with helpful hints and free resources for advertising your vacancy. She will also share her recent experience with a scammed advertisement and how she got it to work in her favor.Cost is $20 for members or $30 for non-members. Register by Monday September 10th and receive a $5.00 discount on the price of class.

Accounting 101 for Landlords- Taught by Elaine Elsea with Portland Tax CompanyTuesday September 25, 2012 6:30pm-8pm at Standard TV & Appliance 3600 SW Hall Blvd. Beaverton OR 97005Thursday October 11, 2012 6:30pm-8pm at RHA Offi ce 10520 NE Weidler Portland OR 97220Discussion of the methods of keeping records and the use of that information. Learning how to read a Profi t/Loss statement to show you if your rental is in “the red” or “the black”. When your banker asks for a Balance Sheet, you’ll know what it is and how to prepare one. And we’ll have time for your questions so you can learn about your own issues with recordkeeping.Cost is $25 for members or $35 for non-members. Register by Friday September 21st and receive a $5.00 discount on the price of class. This class is worth one continuing education credit hour.

Fair Housing and Screening Review- Taught by Marcia Gohman with National Tenant NetworkTuesday October 23, 2012 6:30pm-8pm at Standard TV & Appliance 3600 SW Hall Blvd. Beaverton OR 97005Marcia Gohman started out as a property manager back in the 90’s and has worked in the Tenant Screening industry for over 20 years. She is a committed veteran of this business and has been a certifi ed landlord teacher for many years. This class will review some Fair Housing basics and how they apply to the screening process. We’ll be discussing protected classes, accepting applications, possible evictions, criteria and exceptions. If you have taken a class from Marcia before, you know that the class will give you a lot to think about but will not be boring! Hope to see you there! Cost is $25 for members or $35 for non-members. Register by Friday October 19th and receive a $5.00 discount on the price of class. This class is worth one continuing education credit hour.

Scan QR Code on Smartphone for Online Event

Ticket Info.

Affordable Membership for small landlordsThe Membership committee chaired by Elizabeth “Liz” Carpenter has been reviewing our membership dues for the last year. The committee has worked out a plan that has been approved by the board and will be voted on by you, our members, at the November 23rd dinner meeting. Please be sure to join us for these exciting changes. The Idea: Lower annual dues for members with less than 5 units to $99.00 and eliminate the per unit charge. New members will pay the $99.00, no per unit amount and a reduced set up charge of just $25.00. For members with 5 or more units the dues will remain at the current low level. The Goal: The committee wants membership to be very affordable to small landlords and to attract more of the “accidental” landlords who really need our services to be successful in their new business.The Timing: Should the members approve this initiative with a positive vote, the new pricing will go into effect January 1, 2013.We haven’t had a change in the price of regular member dues since 2004 when dues were increased. This may be the fi rst time we have ever reduced cost of membership.Premier Membership – In progress: At the same time, the committee has been working on a way to offer our members more benefi ts for a small, additional annual fee. Pricing for this new level of membership is still being determined. Ideally, this enhanced membership level will be ready for roll out January 1, 2013, as well.Possible Premier Membership bundle of benefi ts:o Unlimited online forms use o Property management softwareo Online Resource Libraryo Power Point or video of actual classesThat is a short list of what the committee is investigating; they have many more ideas so the list will grow. If you would like to provide your input, please email Liz Carpenter at [email protected], or join our next committee meeting, September 12, 2012 at 3:30pm in the RHA offi ce.There are always changes within our industry; now is the time to become involved with RHAGP to keep our industry strong. Your association is volunteer- based, so if you have a couple of hours a week, month or year to assist our offi ce or join a committee you will be most welcome. RHAGP is open 9 – 5 M-F for your assistance. You are welcome to call or come in with any questions. We are always here to provide forms, hard copy, on-line and by mail. Our goal is to keep our members and other owner/managers informed of the laws and changes within our industry.

UPCOMING RHA CLASSES

RHAGP UPDATE

Understanding EvictionsBy Marcia Gohman

One of the most frequently asked questions for us is;"Are all of these evictions his/hers?" The answer is no, they may not be.

Evictions are fi led by name only across the United States, the social security number or birth date is not used in the fi lings. This can lead to some confusion when you are screening very common names like "Dan Brown", "Bob Smith", or "Nancy Clark". Up until 2007 Oregon landlords could include the resident's social security number on the eviction fi ling paperwork. That was changed due to privacy concerns, and because there was the possibility of identity thieves using the social security and name information from the public records to commit fraud. Years ago several states even used social security numbers as Drivers License numbers! That ended quickly..

So, what do you do if you have an applicant with a common name and several possible evictions? You look at the addresses you found in the Credit Report, and call the landlords in the eviction actions that occurred near where your person has lived. Let's say your applicant has always lived in the Gresham area. The addresses found on his DecisionPoint or Credit Report shows that he has been in the Gresham area since 2006. You would not need to worry about the evictions that were fi led in Medford or Beaverton or Vancouver area, and should mark those off.

How do you know the applicant has lived at those addresses?Address information is added to your credit report when you apply for something twice. This means that we know that the applicant has lived at the addresses that appear on the Credit or DecisionPoint reports.

Shouldn't the applicant prove to me that the evictions aren't his/hers?Because evictions are fi led by name only, people with very common names are frequently frustrated by landlords demanding that the applicant prove that they were never evicted. The applicant has provided you with the addresses he/she has lived at; you have the addresses that appear on the credit report. It's your job to verify whether the eviction belongs to your applicant. If you have a possible eviction that is close to the addresses of your applicant, call the landlord in the eviction fi ling for more information. You may NOT deny due to Possible evictions. How do I know if it's really my applicant? When making these calls we'll say, "Hello, I have a

Dan Smith applying for an apartment with us and see that you fi led an eviction on him recently. Could you pull the fi les so we can see if it's the same guy?" What you need to do is match up the last four digits of the social security number. If they don't match, it's not the same Dan Smith. Be sure you are verifying with the SSN or date of birth. If the landlord has no paperwork and is trying to give you a description of a Dan Smith, it's not a verifi cation.

You should also recognize that someone with a high score is less likely to have an eviction. Statistically, people with poor credit have more possibility of evictions while people with good credit are less likely to have them.While some people will lie on the application, the majority of applicants are good people looking for a place to live. It's your job to determine if they meet your criteria and will be able to pay the rent. A possible eviction is just that-possibly your applicant.

It's your job to do the due diligence and fi nd out if it was your applicant or not who was evicted. If you have questions or need help, please call our offi ce! Happy Renting!

Marcia Gohman NTN Oregon

ATTENTION- HELP WANTED!RHAGP is looking for someone to video tape the monthly

dinner meetings.

If interested, please contact RHAGP offi ce manager, Alita Dougherty, at [email protected]

or call Alita at 503-254-4723

SEPTEMBER 2012

www.RHAGP.org

NAME(S)

PHONE EMAIL

ADDRESS CITY STATE ZIP

Form of payment: Account (members only) Check OR Call RHAGP to register and pay by credit card.

TOTAL: $

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

Pre-registration is required. If you register and are unable to attend, you must cancel within 24 hours or you will be charged a no-show fee.

LANDLORDING 101Effective Property Management Through Forms

Mark Passannante, Instructor

Help minimize the frustration and improve profi tability of property management with this seminar. From application through termination, all the essentials of property management are covered through a framework of court-tested forms geared for Oregon law.

This class is an excellent training foundation for beginners and serves as an exceptional review of current laws and management for experienced landlords. From advertising your vacant unit through problems during occupancy to ending the tenancy this class will help with step-by-step information.

Taught by the venerable Mark Passannante, Past President of RHAGP, Property Owner, Attorney. You’ll learn valuable and successful management methods. ~ Six Continuing Education credits are available with this seminar ~

ALL DAY class on Saturday, October 20, 2012

TIME: 9am – 4:30pm (Includes lunch) COST: $120 Members OR $170 Non-memberRegister by October 12, 2012 and receive an early registration discount of $20

Place: Homebuilders Association15555 Bangy Rd. STE 301 Lake Oswego 97035

NOTE: Non-member payment must accompany registration form.

RHAGP UPDATEASK THE EXPERT

Here is your opportunity, submit your landlord/tenant questions to: Ask the Expert at Rental Housing Association of Greater Portland at 10520 NE Weidler, Portland, OR. 97220 or email your questions to [email protected].

The following are questions and answers supplied by oregonlandlordlaw.com

Q. What do I need to do in order to legally enter my rental unit?

A. In most cases, you must give your tenant at least 24 hours notice of intent to enter (by “actual notice”) prior to entering the dwelling unit. That same notice may be required, in some instances, before you can enter exterior portions of the premises (such as a yard).

Q. May I enter the rental unit without notice, if I have already served a notice of termination upon the tenant, and that notice has already expired?

A. If the tenant still occupies the premises, then you must typically serve a 24 Hour Notice of Intent to Enter prior to making any such entry.

Q. What happens if my tenant refuses to let me in?

A. You may not enter, without a court order, if your tenant denies you access. However, in some circumstances, you may be able to terminate the tenant’’s tenancy and exercise other rights.

Q. What is the tenant’s remedy if I entered the rental unit unlawfully?

A. The tenant may recover up to one month’s rent for each unlawful entry.

Q. Do I have to serve Notices of Intent to Enter in the same manner than I serve Notices of Termination?

A. No. You can serve Notices of Intent to Enter by “actual notice.” Actual notice may be made by (a) attachment to the tenant’s front door, (b) a message on the tenant’s answering machine, (c) fax, or (d) fi rst class mail (with three additional days for mailing). The legal method of actual service is often fact dependent.

SEPTEMBER 2012

www.RHAGP.org

RHAGP LIST OF COMMITTEES

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

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

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

Education Chair: Ron Garcia, Phone: 503-595-4747

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

House Chair: Robin Lashbaugh, Phone: 503-805-5993

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

Membership Chair: Elizabeth Carpenter, Phone: 503-314-6498

NewsletterChair: Will Johnson, Phone: 503-221-2163

Offi ce Chair: Robin Lashbaugh, Phone: 503-805-5993

Public RelationsChair: Margaret Baricevic, Phone: 503-329-5223

RHAGP LOBBYISTCindy Robert, Phone: 503-260-3431

RHAGP OFFICE STAFFAlita Dougherty, Offi ce Manager - [email protected]

Pam VanLoon, Bookkeeper - [email protected] Pierce, Member Svcs - [email protected]

Lisa Craddock, Member [email protected]

RHAGP OFFICEMonday - Friday * 9:00am - 5:00pm

Phone: 503-254-4723 * Fax: 503-254-482110520 NE Weidler StPortland, OR 97220

www.rhagp.org

“Landlords doing good things in their communities”

U.S. District Judge Benson E. Legg sentenced Cephus R Murrell, age 69, of Catonsville, Maryland, to a year and a day in prison, followed by six months of home detention as part of one year supervised release, for improper lead paint abatement at rental properties owned and managed by Murrell, as well as failure to disclose to tenants the presence of documented lead-based paint hazards. Murrell owns and manages approximately 175 rental housing units throughout Baltimore.

The Sentencing was announced by United States Attorney for the District of Maryland Rod J. Rosenstein; Acting Deputy Director David G. McLeod, Jr. of the Environmental Protection Agency’s Criminal Investigation Division; Secretary Robert M Summers of the Maryland Department of the Environment; and Maryland Attorney General Douglas F. Gansler.

“Cephus Murrell placed Baltimore children at risk of permanent injuries by violating federal law and ignoring repeated orders to comply with lead paint regulations,” said U.S. Attorney Rod J. Rosenstein. “It is unacceptable in 2012 for pregnant women and children to be exposed to lead paint in violation of the law.”“Americans need accurate and truthful information in order to make informed decisions about where they will live,” said David G. McLeod, Jr., Special Agent in Charge of EPA’s criminal enforcement program in Maryland. “Landlords and owners who fail to notify prospective tenants about the hazards of lead poisoning put those tenants at serious risk, as witnessed in this investigation by children with elevated blood lead levels. This sentence should serve notice that anyone who fails to comply with environmental regulations will be prosecuted to the fullest extent of the law.”

“Reducing exposure to lead paint dust is the core of Maryland’s highly successful program to prevent lead poisoning. Landlords must follow all laws that protect children from this entirely preventable disease,” said MDE Secretary Robert Summers. “This criminal sentence and the repeated fi ndings of violations and related penalties issued by the Maryland Department of the Environment puts all property owners on notice that they have a serious responsibility to protect families from the devastating effects of lead poisoning.”

According to Murrell’s plea agreement, he is the president and owner of C. Murrell business Consultants, Inc., through which Murrell owns and manages approximately 68 rental properties with 175 rental housing units throughout Baltimore. All of these properties were built before 1978 and are subject to federal, state and local laws and regulations pertaining to the risks associated with lead-paint exposure. Murrell has been a landlord in Baltimore since about 1974. The Maryland Department of the Environment (MDE) or its predecessor agencies have conducted environmental lead inspections for many years at properties owned by Murrell after discovering that children with elevated


LANDLORD SENTENCED TO PRISON FOR LEAD PAINT VIOLATIONS!BY the U.S. Attorney’s Offi ce, Maryland

RHAGP UPDATEImportant Issues for Multifamily Investors in OregonBy Cliff Hockley, President, Bluestone and Hockley Real Estate Services

This article sums up the following important topics that directly affect the multifamily investors:• New law (passed in last session) affecting NOAA and public health commissioned employees• Fair housing test audits• The mold crisis of 2012• Window guard redux

New law passed that affects landlords

In the last session of the legislature, spring of 2012, SB 1563 was passed. This law extends certain state law protections and benefi ts that are already available to military service personnel. This law modifi es section 90.475 of the Oregon revised statutes to add members of the commissioned corps of the National Oceanic and Atmospheric Administration (NOAA) and the United States Public Health Services (USPHS).

The members of these services now enjoy the same rights as members of military. It allows them to terminate a rental agreement upon written notice, if the tenant provides the landlord with proof of “offi cial orders” showing that the tenant is ordered to active service outside the area for a period that will exceed 90 days

This waives any penalties, fee, charge or loss of deposit because of the termination, and confi rms that the tenant belonging to one of the services (as outlined in 90.475) was not liable for any rent beyond the effective date of the rental termination.

Fair Housing

On the 25th of April 2012, Portland City Commissioner Fish, responsible for housing issues, responded back to the Rental Housing Association of Greater Portland (RHAGP) regarding the comments they made on the 2011 analysis to impediments of Fair housing report that was submitted to the federal department of Housing and Urban Development.

He commented as follows:

“I agree that our fair housing laws are complex, especially for smaller landlords who may not have access to the training and other resources that a larger property management company can provide. That is why I believe in both education and enforcement of the laws.

Your analysis of the AI focuses primarily on the audit

test results we received from the Fair Housing Council of Oregon (FHCO). I agree that the testing performed by the FHCO was not of acceptable quality, and that the data is therefore unreliable. Moving forward, we will work to address these defi ciencies in future tests.

Finally, I agree with you that the sign pictured on page 81 of the AI report should not have been used, particularly without a caption.”

This is a major win for RHAGP and Metro Multifamily Housing Association (MMHA) who have been working to improve the reporting results regarding fair housing and discrimination in Portland. In the 2010-2011 test, the city hired FHCO to survey apartment properties to establish if there was discrimination between the way apartment owners and managers treated prospective tenants of color vs. white prospective tenants. Their results preliminarily indicated that more than 50% of the landlords were discriminating.

Landlords who had been working for many years to erase discrimination did not believe the results and were vindicated when the Bureau of Labor and Industries (BOLI), the enforcement organization in Oregon (under contract to HUD), was unable to substantiate the results due to poor testing practices. Clearly, this testing process was not well done (see March 1, 2012 article by Steve Law in the Portland Tribune) and created a challenge for the board of directors of FHCO. In response to this challenge, on March 1, 2012, the board demoted the director of FHCO, Molloy Good, and called back former Executive, Pegge Michaels to run FHCO.

The MMHA director, Deborah Imse, and the board of directors have been working with Commissioner Fish to develop a better testing methodology.

These fair housing claims are real and fair housing laws are being enforced. In Portland, a large management company recently made headlines after BOLI cited them for having rules that prohibit children from playing in the common areas and storing toys on patios. The management company, and apartment owners, were fi ned $55,000 for this violation of fair housing (House rules need to be drafted for everyone and not single out any protected classes.)

The Mold Crisis of 2012

This seems to be the year of mold, it is everywhere. Newly constructed apartments are not immune. New


SEPTEMBER 2012

www.RHAGP.org

codes in particular have created a situation where apartment units are very tightly constructed with lack of air fl ow. We completed a recent inspection of an apartment property that is no more than fi ve years old. Even with new windows, humidistats, ventilation fans and venting, mold is fi nding home.

More troubling are older buildings which have retrofi tted vinyl windows installed to reduce energy use and heating expense for the tenants. These new windows have reduced air fl ow, trapping humidity inside the unit and creating a breeding ground for mold. Tenants are not aware of the challenges with these new “tighter” windows and must be educated to leave doors open, crack their windows (even in winter!) and keep their ceiling fans on (even in winter) to promote air fl ow throughout the entire unit. If these same older units have washer and dryer, we have also had to change our approach to fall weatherization.

If a unit is built on slab, whether old or new construction, the concrete fl oor can also create a signifi cantly higher humidity level within the unit. Placing foam insulating blocks over a foundation crawlspace containing dryer vents, which may have holes or become disconnected, can also create a serious mold problem.

Window Guards Redux

In the last week, with the sudden 80 degree weather, there were reports of small children falling from second story windows at two local apartment buildings. Apartment owners can expect another surge of legislation requiring window guards on all second story or higher windows. In the meantime, all tenants renting from Bluestone & Hockley are specifi cally advised of the dangers of children falling from second story in the “Safety Addendum” we issue to all of our tenants.

About the Author Clifford A. Hockley is President of Bluestone & Hockley Real Estate Services, greater Portland’s full service real estate brokerage and property management company. Founded in 1972, Bluestone & Hockley’s staff totals nearly 110 employees, including 20 licensed brokers. The company’s property management division serves commercial buildings, apartments, condominium associations and houses in the Portland/Vancouver metro area, while the brokerage division facilitates both leasing and sales of investment properties

throughout Oregon and Washington.Cliff earned a degree in Political Science from Claremont McKenna College and holds an MBA from Willamette University. He is a Certifi ed Property Manager and has achieved his Certifi ed Commercial Investment Member designation (CCIM). Bluestone & Hockley Real Estate Services is an Accredited Management Organization (AMO) by the Institute of Real Estate Management (IREM). Cliff is a member of the Institute of Real Estate Management and was named Certifi ed Property Manager of the year in 2001 and 2003. Cliff is a frequent contributor to industry newsletters. Bluestone & Hockley offers customized brokerage, property and asset management, as well as maintenance services to property owners and investors throughout the Portland/Vancouver metro area. The company’s full-service approach benefi ts busy property owners and investors, who know they can count on Bluestone & Hockley for high quality real estate services start to fi nish.

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RHAGP UPDATE

lead blood levels (“EBLs”) were living there. These inspections identifi ed numerous lead hazards in tenants; homes. The State of Maryland and the City of Baltimore have issued more than 20 Notices of Violation and compliance orders against Murrell and/or his company, C. Murrell Business Consultants, for lead-based paint violations, including situations in which a child with an Elevated Blood Lead Level was documented as living in a rental property leased by Murrell. Additionally, Murrell entered into a number of Consent Decrees with the State and City of Baltimore designed to achieve compliance with applicable lead requirements.

On July 19, 2011, Murrell pleaded guilty to three misdemeanor counts of violating the Toxic Substances Control Act. According to his guilty plea, on September 15, 2010, Murrell had workers conduct lead-paint abatement work at one of his apartments, located on Frederick Avenue in Baltimore, while one of the apartment tenants and his children were present on site, in violation of the lead-paint abatement regulations. In addition, Murrell provided MDE with a Project Notifi cation Form for this project in which he falsely stated that a particular supervisor would be at that location on a particular date, when in fact no supervisor was on site, also in violation of the lead-paint abatement regulations. Murrell admits that there were several instances in which he falsely certifi ed that workers would be conducting lead abatement work and that a particular supervisor would be on site to supervise the work, when in fact, no supervisor was on site. For example, Murrell had notifi ed MDE that he would be conducting abatement work on August 31, 2010, and that a specifi c individual would be supervising it. When offi cials from MDE visited the apartment on that date they found workers conducting abatement work, but no supervisor was on site. The alleged supervisor was, in fact, out of town on travel.

Finally, Murrell admits that he and his company failed to disclose to tenants the presence of documented lead-based paint hazards when they rented units he owned and managed. Many of these units had a history of lead-based paint problems that had been documented by MDE. Despite these fi ndings and prior enforcement actions by the State and Municipal agencies, Murrell did not provide tenants with the require Lead Based Paint Notifi cation Disclosure Form and failed to: (a) give prospective tenants an EPA-approved information pamphlet on identifying and controlling lead-based paint hazards;

(b) disclose to prospective tenants any known information concerning lead-based paint or lead-based paint hazards, the location of those hazards, and the condition of the relevant surfaces; (c) provide prospective tenants with any records and reports on lead-based paint and/or Lead-based paint hazards; and (d) include and attachment to the lease )or to insert relevant language in the lease itself) which provides a Lead Warning Statement and confi rms that the landlord has complied with all notifi cation requirements.

United States Attorney Rod J. Rosenstein commended EPA’s Criminal Investigation Division, MDE, and the Maryland attorney General’s Offi ce for their work in the investigation. Mr. Rosenstein thanked Assistant United States Attorney P. Michael Cunningham, who prosecuted the case.


The Rental Housing Assocation of Greater Portland is proud to announce the appointment of one of our Directors, Jerad Goughnour, to the City of Portland Fair Housing Advocacy Committee.

This city group was created to implement the recommendation of the “Fair Housing Plan” to remove barriers to housing choice in the rental market and ensure compliance with federal fair housing laws. The committee is comprised of a broad cross-section of community representatives, tenants rights groups, landlords and property managers, fi nancial institutions and community based housing providers. The main tasks of the group are prioritzing implementation of the recommendations of the Fair Housing Plan, reviewing data and endorsing best practices, coordination public information campaigns, reviewing enforcement data and advocating for resources that will further the goal of fair housing. Mr. Goughnour is a long-time member of the RHA, board member, property owner and managing partner of Gateway Property Management LLC.

Jerad Goughnour

SEPTEMBER 2012

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RHAGP UPDATE

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