AUGUST 2015 RHA OREGON UPDATE NEWSLETTER

A monthly newsletter published by the Rental Housing Alliance Oregon

August 2015

www.rhaoregon.org

Formerly the Rental Housing Association of Greater Portland

rhaest. 1927

In this issue:

RHA Annual Picnic page 3 & 13

Dear Maintenance Men page 6 Section 8 Protection page 8 & 9

Are there Hazards Hiding in Your Homes? page 10 Landlording 101 page 14

Carpet Stains page 15

Changes to Depreciation page 16-17

Annual Picnic & Vendor FairWednesday

August 12, 2015See Page 13

VISIT www.fhco.orgFAIR HOUSING COUNCIL OF OREGON

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RENTAL ALLIANCE UPDATE August 2015 3www.rhaoregon.org

Table of Contents

RHA Oregon Annual Picnic | page 3

President’s Message | page 4

RHA Mark Your Calendar | page 5 Dear Maintenance Men| page 6-7 Section 8 Protection| page 8-9 Are there Hazards Hiding in Your Homes | page 10

New Member & Mentor Session | page 11

Landlording 101 |page 14

Carpet Stains | page 15 Changes to the Treatment of Depreciation| page 16-17

The Preferred Service Guide | page 19-22

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

President’s Message

RHAOregon is committed to educating members to fair housing practices and policies.

RHA Oregon BOARD MEMBERS

PresidentJohn Sage, PH. (503)667-7971

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

Vice PresidentPhil Owen, (503) 244-7986

TreasurerElaine Elsea, PH. (503)258-0700

SecretaryLynne Whitney, PH. (503)284-5522

Past PresidentElizabeth Carpenter, PH. (503)314-6498

RHA OregonDIRECTORS

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

Alita Dougherty, PH. (503)667-9288

Cathy Galuza, PH. (503)888-8830

Dana Brown, PH. (503)740-8432

Jerad Goughnour, PH. (503)303-8545

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

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

AJ Shepard, PH. (360)772-6355

Matt Korshoj, PH. (503)822-5539

Mihyun Pratt, PH. (503)969-5412

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

10520 NE Weidler StPortland, OR 97220

RHA Oregon President John Sage

I hope that everyone is having an enjoyable and productive summer. Have you been spending time with the family, making memories? Here at RHA Oregon, we have been busy. It seems like there have been events going on weekly with opportunities to meet and talk with vendors and members of our organization. It is amazing to me the wealth of knowledge that is available when you attend events and get to know the members of RHA. Back on June 30th, we held a Happy Hour event at Uptown Market in Lake Oswego. If you weren’t there or haven’t been to their location before, be sure to go check them out. The food and beverages were excellent. Then on July 15th at the RHA Oregon Office annex, we held the second annual Starry Night event for JOIN. This is a fundraising event for JOIN to get a family off of the streets and into housing. Last year we were able to sponsor one family. There was a silent auction, raffle and oral auction of donated items from members and vendors. It is heartwarming to see the generosity and giving spirit of all those involved. A big “Thank You” goes out to the volunteers that worked to set up this event and those that worked to make the event the big success that it was. We have already started planning for next year’s third annual Starry night. So start looking for updates and announcements coming in the next year.

Upcoming in August is the annual RHA Oregon Picnic at Oaks Park on Wednesday August 12th starting at 2:00 pm. Since long before I was a member, RHA Oregon has been holding this event. This is another great opportunity to meet and talk with other members and vendors. There is, of course, the picnic dinner and rides for the kids. There will be vendor tables so that you can get to know some of the vendors and how they can help you. Then to round out the event, there is Bingo at the end of the night. So be sure to bring an age appropriate prize to donate for the person playing. Your board of directors will be there serving the dinner, running the registration tables, and of course calling the numbers for Bingo. I look forward to seeing all of you there and getting to know you better. Who knows, I may be the one calling the Bingo numbers again this year!!

With the latest legislative session for the Oregon legislature having recently adjourned in late July, I would be remiss if I didn’t mention our lobbyist Cindy Robert. She spends countless hours attending meetings, tracking bills, and talking with legislators on behalf of RHA Oregon. Without her efforts we would be like a voice in the wilderness. Remember, even if your units are full and you are not currently looking for rental forms or advice, RHA Oregon is working to protect your rights as a property owner. Your membership pays to have people like Cindy Robert working for RHA Oregon. By the way, your V.P. Phil Owen, also spends a lot of volunteer time in meetings as a member of the landlord tenant coalition and other duties with RHA Oregon. Thank you Cindy and Phil!!!

Well, just to wrap things up, I hope to see you at the Picnic in August. Keep checking our website and your email for upcoming events. Have a great and wonderful rest of your summer!

Sincerely,John Sage, President RHAOregon, Stegmann Insurance Agency Inc.


CLASSES LOCATION TIME INFORMATION

08/05 Online Tenant Screening Class RHA Conference Annex 11:00am

08/07 Understanding Your Decision Point Reports Webex 11:00am

08/14 Understanding Your Decision Point Reports Webex 7:00pm

08/18 Online Tenant Screening Class Webex 7:00pm

09/09 Online Tenant Screening Class RHA Conference Annex 11:00am

09/11 Understanding Your Decision Point Report Webex 11:00am

09/22 Understanding Your Decision Point Report Webex 7:00pm

DATE EVENT LOCATION TIME INFORMATION

08/12 RHA Oregon Annual Picnic Oaks Park 2:00pm See page 3 & 13

08/27 New Member Meeting RHA Conference Annex 6:00pm

08/27 Mentor Session RHA Conference Annex 6:30pm

09/9 Board Meeting RHA Conference Annex 5:00pm

09/16 Dinner Social TBA 6:00pm

09/24 New Member Meeting RHA Conference Annex 6:00pm

09/24 Mentor Session RHA Conference Annex 6:30pm If you register for a dinner meeting and DO NOT SHOW or DO NOT CANCEL by the Friday before the dinner meeting you will be charged the full price of the dinner Meeting

RHA Mark Your Calendar

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

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

Understanding Your Tenant Screening

(Decision Point) Reports

If you have a current service agreement and do your screening through RHA and would like to learn how to read the Decision Point report with more accuracy, then this is the class for you.

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

Online Tenant Screening Class

If you have a current service agreement and would like to do screening from the comfort of your own home or office, this is the class that you would take to learn how to correctly read the National Tenant Network reports and input applicants’ information into the National Tenant Networks system in order to get the reports directly.

(continued on page 7


Dear Maintenance Men:By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men:I am finally getting around to making my landscape drought tolerant. Can you provide me a list of plants and materials I can use? I am concerned about conserving water but do not want to create the Mojave Desert either.Rick,

Dear Rick:Drought tolerant plants depend greatly on your location and climate. Start doing research on plants native to your area. This is important for a number of reasons; native local low water tolerant plants are an effective way to save water, reduce pesticide use and lower maintenance costs. Depending on what you buy, these plants can survive when watered every ten days to two weeks. Native plants will also be able to tolerate rains when they come. Local plants will be acclimated to the area and will have a natural pest resistance important to their survival. A good quality local nursery is an excellent place to get specific information about plants, shrubs and trees.

To get you started, here is a list of a few plants that will work in a Mediterranean climate:

Plants: Dwarf California Aster, (Aster Chilensis ‘Point Saint George’)California Sea Thrift, (America Maritima Californica) Golden Columbine, (Aquilegla Chrysantha)Manzanita, (Arctostaphylos ‘Pacific Mist’)Yarrow, (Achillea ‘Terra Cotta’)Leafy Reed Grass, (Calamagrostis Foliosa)California Meadow Grass (Carex Pansa)Wild Lilac (Ceanothus X ‘Centennial’) Seaside Daisy (Erigeron Glaucus ‘Cape Sebastian’)

Dear Maintenance Men: Do you have a recommendation for exterior lighting that will make the property stand out from its neigh-bors?

Jorden

RENTFor RentMeeting Space Available

-Are you looking for a great place to have a meeting?-Are you planning an event, but just not sure where to hold it?935 square feet, audio and video available, small kitchen prep area. Classroom/Banquet tables and chairs.

For more information contact:Ami Stevens at 503-407-3663 or RHA Oregon at 503-254-4723

The Update is a monthly publication of Rental Housing Alliance Oregon •

10520 NE Weidler St, • Portland, OR 97220 • Phone 503-254-4723 • Fax 503-254-4821 • www.

rhaoregon.org • Hours: Monday through Friday 9am to 5 pm

Editorial Staff: Cari Pierce • - Graphic Designer Teresa Carlson

Publisher: The Rental Housing Alliance Oregon

The opinions expressed in this newsletter are those of the authors and do not reflect those of the Board of Directors or the newsletter editor or committee. All advertising inquiries should be directed to Cari Pierce at

503-254-4723.

Please notify the RHAOregon office of any address changes.

The Rental Housing Alliance Oregon is a group of rental housing owners and managers in the state of Oregon who have joined together for the purposes of:

• Providing information to improve the knowledge 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 RHAOregon Mission


Dear Jorden:We are big fans of LED lighting and have used 120 volt half inch LED rope light to great advantage. Install the rope light under the eaves and out of the way. From the ground the light appeared to emanate out from the eaves and down the walls. The light is indirect and made for a very interesting look. The side benefit of the rope light was not only did it look great; it shed light in all the dark corners around the building. LED rope light is more expensive than the incandescent rope light, however, it is economical in the long run, it has a long service life and the rope does not get hot or even warm to the touch. (Although less expensive, we do not recommend incandescent rope light.) LED Rope light comes in 150 foot rolls and with the proper rectifier in place, up to 1200 feet can be used from one electrical source. The light comes in cool white, natural white and warm white along with a variety of colors. The rope light can be installed onto a plastic track to help keep it straight and to eliminate any drooping of the rope. Remember to pre-drill the track before installation. LED rope light is perfect for under stairs, balconies and anywhere you need soft indirect light. Keep in mind, it does not throw light very far and will not light up a courtyard, it is mainly for aesthetics and it will make your building stand out!

Dear Maintenance Men:I want to update our rental units. We have painted, installed flooring and modern window coverings, now we need something finish it off. Any help will be welcome!Hank

Dear Hank:A great way to update older and modern units is to upgrade the cabinet knobs, interior door knobs and hinges. Typically apartment or builder grade knobs and hinges are rather utilitarian in nature. They get the job done and that is about it, nothing fancy. That missing certain “je ne sais quoi” in a remodeled unit can be found in the choice of knobs and hinges you install. A wise choice is a lever style knob for interior doors. They come in many different finishes and colors and they not only look attractive and modern, they are user friendly for any disabled or older residents. The use of solid brass knobs adds a bit of weight to a door making it appear rich and sophisticated. Stainless steel knobs, pulls and hinges can make any cabinet look more modern and rich. Check at your local home improvement center for ideas along with these brand names to look for: Westlock, Hamilton Sinkler, Schlage, Baldwin, Kwikset.

Bio: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

Maintenance Men: continued from page 6


(continued on page 9)

Section 8 Protection: Oregon Enters a New Era in Housing OpportunityBy Elizabeth Gray, FHCO Intake Specialist, Fair Housing Council Oregon

It’s been several months since Oregon fair housing law was amended to protect housing consumers from dis-crimination based on Section 8 voucher or other rental assistance income (House Bill 2639 and statute at ORS 659A.421).

Source of income has long been protected in Oregon. However, when the state legislation was passed, Section 8 vouchers were specifically lobbied out as an exception. With this exception removed, effective July 1st, 2014, all legally obtained sources of income are protected across the state.

In practical terms, this means that a landlord cannot refuse to rent to an applicant, or treat an applicant or tenant differently, because the applicant is using a Section 8 voucher or other form of rental housing assistance. Nor can landlords advertise “no Section 8” or “No HUD".

In the words of Oregon House Speaker Tina Kotek (D-Portland), the expanded protection “‘creates that door of opportunity’ for voucher-holders to apply for housing close to work, kids' schools and in thriving neighbor-hoods”. (Oregonian, July 8th, 2013)

Our office has kept very busy over the past many months providing technical assistance to housing providers re-garding the law’s implementation as well as advocating for consumers who have encountered resistance to their use of Section 8 vouchers and other rental subsidies.

As a snapshot, we have:• Sentinformationalletterstolandlordsthathave posted “No Section 8” ads on Craigslist• Advocatedfortenantshavingissuesleasingup with a new landlord, or current landlords that do not want to accept the voucher when a current tenant receives one• Testedpropertiesbroughttoourattentionbycomplainants

How to Calculate 2-3x The RentOver these past months, one question that’s been raised by both landlords and tenants is how to calcu-late whether or not a prospective renter qualifies for the rental based on their income. The position that our office is taking is that the landlord should only con-sider the amount that the tenant actually pays, not the full advertised rent.

For example, consider if a stated rent amount is $1200 and the landlord requires a renter to have 3 times the rent in income. A non-Section 8 tenant could be re-quired to show income of 3600 dollars per month, but if a Section 8 (or other subsidy) tenant would pay 300


dollars in rent and the local housing authority would pay 900, then the tenant should only be required to show income of 900 dollars per month.

You can find a more detailed discussion of this issue (and many others) in Question 7 of the Frequently Asked Questions referenced below, a wonderful resource for both housing providers and consumers that was compiled by attorney and FHCO board member John van Landingham of the Lane County Law and Advocacy Center. The document is comprehensive and evolving, and created in partnership with landlord trade groups, other legal aid offices and colleagues, as well as representatives from housing authorities around the state. View the full PDF at www.FHCO.org/pdfs/Section%208%20Source%20of%20Income%20FAQ%20clean%20copy%2010262014.pdf

This article brought to you by the Fair Housing Council; a civil rights organization. All rights reserved © 2015. Write [email protected] to reprint articles or inquire about ongoing content for your own publication.

To learn more… Learn more about fair housing and / or sign up for our free, periodic newsletter at www.FHCO.org.

Qs about this article? ‘Interested in articles for your company or trade association? Contact Jo Becker at [email protected] or 800/424-3247 Ext. 150

Want to schedule an in-office fair housing training program or speaker for corporate or association functions? Visit www.FHCO.org/learning-resources/trainings to learn about the trainings we offer for companies and groups.

Federally protected classes under the Fair Housing Act include: race, color, national origin, religion, sex, familial status (children), and disability. Oregon law also protects marital status, source of income, sexual orientation, and domestic violence survivors. Additional protected classes have been added in particular geographic areas; visit FHCO.org/mission.htm and read the section entitled “View Local Protected Classes” for more information.

Section 8 Protection: continued from page 8


As a landlord, you have a pretty important job – you are in the business of giving the friends, relatives, and neighbors in our community a safe, healthy place to call home. You know that behind every lease is the story of a little boy getting his very own room, the young couple moving into a bigger apartment in anticipation of a new baby, and the grandmother who is downsizing to have more time to care for her grandchildren. Under the roofs you provide and maintain, children are growing up and lives are taking shape.

We know you take pride in this work and that you have taken great care to ensure the safety and livability of these homes. You wouldn’t ignore a wobbly bannister, an exposed wire, or a broken step – but some hazards are hidden and by the time they are detected, it may be too late.

If your home or rental property was built before 1978, it may contain lead-based paint. Exposure to lead can seriously and permanently harm a child’s health. Even lead in the dust particles on a windowsill or in the air can damage the brain and nervous system, slow development, and impact learning, behavior, speech, and hearing. Lead is toxic to everyone, but the smaller, growing bodies of young children and unborn babies are most susceptible to absorbing and retaining lead.

Each year in the United States, more than 300,000 children under five are found to have unsafe levels of lead in their blood. The good news is that the City of Portland’s Lead Hazard Reduction Program is available to help landlords identify and address potential lead hazards — at no cost. Even better, the process is easy, and everybody wins.It’s easy.

The initial inspection can be completed in a day with little or no disruption to your tenants’ regular schedule. If a lead hazard is identified, your tenants can continue to occupy the units during the remediation process.

We take care of everything. Our certified staff perform the inspection, solicit bids from pre-screened certified abatement contractors, monitor the work, and conduct a final clearance test.

Everybody wins.Through our program, you are ensuring the safety of your homes – whether there is no lead found or if lead is found and remediated – you receive an official certificate from the City of Portland confirming that you are providing tenants with a lead-safe home.

To qualify:• The home must be located in Portland and built

before 1978.• A child under the age of 6 must live in or visit the

home for more than 60 hours a year.• The household income of an owner-occupied must

fall below 80% of the Area Median Income (see chart).

• The income of a household living in a rented unit must fall below 50% of Area Median Income (see chart).

2015 Area Median Income LevelsHousehold Size 50% 80%2 $29,400 $47,0504 $36,750 $58,8006 $42,650 $68,250

This is a grant program funded by the HUD Office of Healthy Home and Lead Based Paint. All work is done at no cost to qualifying households. Call today for more information: 503.823.3411

Are There Hazards Hiding in Your Homes?Tara Anderson, Portland Housing Bureau Lead Hazard Reduction Program

Hosted by RHA OregonWhether you’re a current member or interested in becoming a member come see what benefits the RHA has for you. Also stick around after the Member Information for the Mentoring Session and have your membership/landlord questions answered by experienced landlords.

Refreshments to be provided.

Call 503/254-4723 for more details and to let us know that you are coming.

Thursday August 27, 2015 New Member Meeting starts at 6pm, followed by the Mentor Session at 6:30pm RHA Oregon Conference Annex10530 NE WeidlerPortland, OR 97220

New Member Meeting Mentor Session


JOIN- CONNECTING THE STREET TO A HOME.

JOIN is a non-profit social service agency that houses people experiencing homelessness who are actively sleeping on the street in Multnomah County.

RHA Members, JOIN NEEDS YOU!Join in for the heart warming feeling of helping the homeless. Here’s your opportunity to help with preparing or serving a healthy, nutritious meal to those in need.

If you have a spare couple of hours the second Tuesday of the Month we could use you! Serving takes about an hour, and preparing the meal a little more, but it is all worth it.

To JOIN in and help, contact Alita at (503)667-9288



Name(s):

Address:

City: State: Zip: Phone:

Number of Adults & Kids over 12: @ $5.00ea $Number of Kids - 12 and under: @ FREE Number of DELUXE Ride Bracelets: @ $10.00ea $ Total Amount mailed to RHA Oregon: $

mail to: RHA oregon, 10520 NE Weidler, Portland, OR 97220Or Fax to 503-254-4821 or call 503-254-4723

Rental Housing Alliance Oregon

annual family picnic Wednesday, August 12, 2015 at Oaks Park Picnic Area #1

Agenda: 2:00pm to 5:30pm Registration Open

4:30pm to 6:30pm Vendor Fair

5:00pm to 7:00pm Dinner Served

7:00pm to 8:30pm Bingo

9:00pm to Event Ends

To play

bingo,

just bring an age

appropriate

prize for the

person playing!

Thanks to our sponsors,members pay just $5 per person and

children 12 & under are free!

All family memberswelcome!

great food

family fun

Pre-Registration is Appreciated! Please call 503-254-4723 or email your registration [email protected]. Please note: Family/Group Name,number of adults & kids over 12, number of kids 12 & under and total number of $10 ride bracelets.

vendors

rides & fun friends

bingo

bbq menu

$10 deluxe ride bracelets include roller skating!



A Special THANK YOU!

To RHA Oregon’s 2015 Annual Picnic Sponsors(Our sponsors help keep the

member price of the picnic low)

$250 Silver MembershipBT Construction & Maintenance

Services- Brennan Taylor, 503-747-5306

$100 Bronze MembershipJohn Sage-Stegmann Agency,

503-667-7971Real Estate Mold Solutions-

Lynne Whitney, 503-232-6653National Tenant Network-

Marcia Gohman, 503-635-1118Frost Integrated Pest Management-

David Frost, 503-863-0973Law Offices of Richard Schneider, LLC-

Richard Schneider, 503-241-1215Robinson Financial Group- Rita Robinson, 503-557-4997

Beutler Exchange Group LLC-Toija Beutler, 503-748-1031

$500 Gold MembershipWarren Allen LLP- Jeffrey Bennett,

503-255-8795Contract Furnishings Mart- Steve Frazier, 503-207-5230Americlean- Frank Porter,

503-771-0554The Floor Store- Ted Stapleton,

503-408-6488Broer & Passannante P.S-

Mark Passannante, 503-294-0910

(continued on page 17)


Changes to the Treatment of Depreciation Effective with Your 2014 Tax ReturnBy Heather L. Jackson, CPA | Tax Manager | Kern & Thompson, LLC, Cliff Hockley, President & Heather Hill | Bluestone & Hockley Real Estate Services

Warning: The following article attempts to clarify important changes to the tax code. While pertinent to property owners, no amount of artistry could make this material more exciting. We recommend that readers use patience to digest this complex topic.

The federal government recently made major changes to tax regulations with a specific focus on the capitalization of tangible assets. Not only do these changes impact all taxpayers that acquire, produce or improve tangible property, they provide specific rules for buildings versus other tangible property and provide guidance on the application of Sections 162 (a) – deduction, versus 263 (a) – capitalization.

To start, the IRS clarified the definitions of different types of property that are important in the decision to write off or capitalize on expenditure. To understand the new regulations, we must first refine what determines a unit of property. According to the IRS, a unit of property is real or personal property consisting of all of the components of property that, functionally interdependent, comprise a single unit of property. For example, a truck is a unit of property because all the parts are interdependent; however, each building in an apartment complex with multiple buildings is a single unit of property.

Materials & Supplies

The new tangible property regulations also define the treatment of materials and supplies.

Materials and supplies are NOT: a unit of property, acquired as part of a single unit of property, or inventory.

Materials and supplies ARE:a. consumed in the taxpayer’s operationsb. a component acquired to maintain, repair or improve a unit of tangible property owned, leased or serviced by the taxpayerc. items that are reasonably expected to be consumed in 12 months or less

d. items with an economic useful life of 12 months or lesse. items with an acquisition cost or production cost of $200 or lessf. identified in the Federal Register or in the IRB as materials and supplies

Safe Harbor Rules

The new 2014 tax changes provide an election to treat certain materials and supplies under the de minims safe harbor rule. The de minims safe harbor rule allows taxpayers to deduct items up to $500 or those with a useful life of less than 12 months. The limit can be increased to $5,000 with an applicable financial statement. (Examples of applicable financial statements are: Financial statements required to be filed with the Securities and Exchange Commission (SEC), independent certified public accountant (VPA) audited financial statement (not a compilation or review prepared by a CPA), and financial statements (other than a tax return) required to be provided to a state government or any federal or state agency (other than the SEC or the IRS)). Safe Harbor can be applied on a per-item, per-invoice basis but the taxpayer must have an accounting policy and it must be applied to all eligible materials and supplies.

For Example: Josh owns an apartment complex with a rental office onsite. The rental office purchased a new printer for $199 and desk for $499 in 2014. Josh makes the de minims safe harbor election on his 2014 tax return. Because of the election he can deduct the full $698, instead of capitalizing and depreciating over the life of the property. This is an annual election.

Form 3115 – Annual Accounting Policy Election

Josh must elect an accounting policy to do this correctly. As of 2014, all taxpayers that acquire, produce or improve tangible property will now be required to file form 3115 declaring the current accounting method for depreciation. The IRS did grant a reprieve to “small” businesses (which are

Changes to the Treatment of Depreciation: continued from page 16


defined as 10 million in assets and 10 million in revenue) from filing form 3115 for the 2014 tax year. Initially there was also a $3,500 per property penalty if form 3115 was not filed.

For Example: Jake inherited a residential rental in June of 2013. When preparing his tax return in 2013 he didn’t report the step-up as his basis in the rental house. In 2014, Jake realized this mistake and wanted to reclaim the additional depreciation that was missed on the 2013 tax return. Jake can now file IRS Form 3115, changing the accounting method. This will give him the audit protection for 2013 and correct for the missed depreciation in 2014.

Capitalizing Improvements

The requirement to capitalize amounts paid for improvements to a unit of property depend on the purpose of the improvement. Betterments ameliorate an existing material condition or defect and can include expansions. Restorations assume that the property being restored has fallen into disrepair and is no longer functional or has caused a major component to cease functioning. Improvements adapting the property to a new or different use can also be capitalized.

For Example: If the landlord of a manufacturing space decided to convert it to apartments, the cost to regrade the land would need to be capitalized but the amount paid to clean up the site (which does not adapt the land) does not need to be capitalized. Likewise, if a tenant leased adjoining spaces in a commercial office building, the cost to combine the two spaces would be deductible because it does not adapt the use of the space.

Deductible repairs and maintenance are activities not required to be capitalized as tax improvements. However, you can elect to capitalize for tax purposes if capitalizing for book. Routine maintenance and small taxpayers enjoy safe harbor protection. An activity is routine maintenance under the safe harbor rules if the activity is performed more than once during the class life of the (non-building) property. In the case of buildings, the activity is performed more than once during a 10 year period. If unsure whether something

can be claimed as routine maintenance, consider the recurring nature of the activity, if it is industry practice, whether it coincides with the manufacturer’s recommendations and whether you have had experience with it at a similar or identical property.

Tax payers may elect not to apply the capitalization requirements to an eligible building property if the total amount paid during the taxable year for repairs, maintenance, improvements and similar activities performed on the building property does not exceed the lesser of 2% of the unadjusted basis of the eligible property or $10,000.

For Example: John and Jane own a residential rental which originally cost $305,000. During 2014, they had a plumber fix a leaking pipe for $250, they replaced the home’s water heater for $1,900, and repaired the siding from a wind storm for $1,400. John and Jane filed the small taxpayer safe harbor election with their 2014 return and then deducted the entire $3,550 since it’s less than 2% of the unadjusted basis (cost) of the home. This is an annual election.

What’s ahead for 2015?

On December 16, 2014, the tax extenders were passed bringing back the higher Section 179 limits and bonus depreciation at 50% effective January 1, 2014 to December 31, 2014. So as of right now, we are at the reduced Section 179 amount ($25,000) and lower limits ($200,000) and no bonus deprecation for 2015. This makes some taxpayers susceptible to the Alternative Minimum Tax which was permanently fixed a few years ago. With bonus depreciation gone, the tax and AMT depreciation are no longer the same. This may cause someone to fall into AMT where in the past, bonus depreciation prevented this.

This article attempts to summarize recent tax changes using examples for clarification purposes only. Every investor has a different tax situation; please consult your tax advisor for your specific situation.

Interested in knowing what is going on with Rental Housing Alliance Oregon?

You are invited to attend our monthly board meetings. Please come and see

what is happening! 2nd Wednesday of every month at 5pm.

Call RHA at 503/254-4723 to let us know

that you will be there.


entors

Our Members MatterCOME JOIN US! MENTORING SESSION

RHA Oregon

Refreshments Offered Thursday August 27, 2015 from 6:30pm

RHA Oregon Conference Annex 10520 NE Weidler Portland OR 97220.

• Not sure how to handle a tenant issue?• Do you have a landlord questions?• Help, what do I do?

2015 RHA Oregon Office Closures

Office Hours Monday - Friday 9am - 5pm

Thursday January 1, 2015 - New Years Day

Monday May 25, 2015 - Memorial Day

Monday September 7, 2015 - Labor Day

Thursday November 26, 2015 - Thanksgiving Day

Friday November 27, 2015 Black Friday

Friday December 25, 2015 Christmas Day

Phone: (503)254-4723 Fax (503) 254-4821 10520 NE Weidler St., Portland, OR 97220


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

1031 EXCHANGES / REITS TENANCY IN COMMONBeutler Exchange Group, LLC P.503-748-1031, P.844-414-1031 Email: [email protected] www.BeutlerExchangeGroup.com

Peregrine Private CapitalCorpP.503-241-49495000 Meadows Rd. #230Lake Oswego, OR [email protected]

Tryon Equities LLC Michael Templeton 23214 SW Saint Charles Way, Sherwood, OR 97140 P. 503-713-7291Email: [email protected]

ACCOUNTING/BOOKKEEPING Balancing Point, Inc.,Sandy Buhite-LandisP.503-659-8803 C.503-504-946612500 SE Oatfield Rd Milwaukie 97222Email: [email protected]

Kendall Consulting Accountants and Business Consultants 1100 NE 28th Ave., Ste 101 Portland, OR 97232 P.503-206-5660 Email: [email protected]

Portland Tax Co.Full Service Tax and AccountingP. 503-258-0700 F. 503-256-1527

ADVERTISING / MARKETINGRental Housing JournalP.503-221-1260News for Ppty Managers & Ownerswww.thelandlordtimes.com Oregonian Media Group David Sandvig, P.503-221-84171500 SW 1st Ave., Ste 500, Portland 97201Email: [email protected]

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

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

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

APPLICANT SCREENINGComplete Screening Agency LLCJacob Turner & Tiffany WebbP.800-827-3130www.complete-screen.comEmail: [email protected]

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

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

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

ASPHALT PAVINGBenge IndustriesParking Lot Maintenance ServiceCorey Wilkerson P.503-803-1950Email: [email protected]

Hal’s Construction, Inc. CCB#34434Brian King, P.503-656-499920666 S HWY 213, Oregon City, OR 97045www.halsconstruction.comEmail: [email protected] ASSOCIATIONSMetro Area Smoke Free Housing ProjectP.503-718-6145www.smokefreeoregon.com

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

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

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

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

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

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

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

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

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

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

Certified Carpet ServicesCleaning, restretching,repairsand flood service.P.503-313-7963

Dura Clean Carpet CleaningUpholstery, Pet Odor Removal, Flood ServiceP. 503-914-8785, F. 503-372-9163www.duracleanllc.comEmail: [email protected]

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

CARPET SALES Certified Carpet Services CCB#184070 Mark Sandstrom P.503-313-7963 Cleaning, restretching, repairs & Flood Srvs Email: [email protected]

Contract Furnishings Mart-VancouverJennifer EvansP.360-896-6150, 800-267-615011013 NE 39th St Vancouver 98682www.cfmfloors.com Contract Furnishings Mart-PortlandRoger HarmsP.503-230-1250, 800-275-6722915 SE Sandy Blvd Portland 97214www.cfmfloors.com Contract Furnishings Mart-HillsboroRebecca O’NeillP.503-716-48484865 NW 235th Ave Hillsboro, OR 97124 www.cfmfloors.com Contract Furnishings Mart-TigardJim PlathP.503-542-8900, 800-935-125014190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com Contract Furnishings Mart-ClackamasPatrick VonPegertP.503-656-5277, 877-656-523215140 SE 82nd Dr Clackamas, OR 97015Email: [email protected]

Contract Furnishings Mart-Beaverton Garrett Anderson P. 503- 207-5230, 844-214-4220 6050 SW Arctic Dr, Beaverton, OR 97005Email: [email protected]

The Floor StoreJoe Billarreal, P.503-408-64885628 SE Woodstock Blvd Portland, OR 97206Email: [email protected]


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

COLLECTION AGENCIESAnderson & Associates Credit Services, LLCP.503-293-5400, F.503-813-2159P.O. Box 230286, Portland, 97281 Email: [email protected]

National Credit Systems, Inc.Mary Bass Regional Sales Director P. 1-800-530-2797

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

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

DOORSGoose Hollow Window Co Inc. CCB# 53631Mary D. Mann P.503-620-0898Email: [email protected] Trust Trade Ally

DUCTLESS HEATING & COOLING Oregon Ductless, Inc. CCB#204219 Aaron McNally P. 503-410-1309Sales and installation of ductless heat pumpsServing all Portland Metro areasEmail: [email protected]

ELECTRICDeKorte Electric, Inc. DDB# 159954 P.503-288-2211 5331 SW Macadam #258-113 Portland, OR 97239

Freeman Electric CB#61648P.503-803-6859Call for RHA Member Discount

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

Squires Electric Joe Squires P. 503-252-1609 1001 SE Division St., #1 Portland, OR 97202 www.SquiresElectric.com ENERGY EFFICIENCYEnergy Trust of Oregon Existing Multi Family 421 SW Oak St., Suite 300Portland, OR 97204, P. 1-877-510-2130 www.energytrust.org/multifamily

ESTATE PLANNINGLaw Offices of Richard Schneider, LLCP.503-241-1215 2455 NW Marshall St #11 Portland, OR 97210www.rbsllc.com

Northwestern Mutual Financial & Retirement Planning Charlene Quaresma P.503-421-5058 www.charlenequaresma.nm.comEmail: [email protected]

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

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

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

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

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

Banner Bank NMLS 120713 Residential Commercial Investment FinancingMatt Schiefer P.360-259-6990Email: [email protected]

Chase Commercial Term LendingTom Barbour, P.503-598-3657Steve Mozinski, P.503-598-3661Email: [email protected]


FIRE/WATER DAMAGE RESTORATIONPaul Davis Restoration Serving Greater Pdx, The Coast & Willamette ValleyP.888-728-4208, Em.503-822-5539 www.restorationportland.com

FIRE SAFETYTualatin Valley Fire & RescueEric T. McMullen P.503-612-70007401 SW Washo Ct. Ste 101Tualatin, OR 97062Email: [email protected]

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

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

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

Contract Furnishings Mart - TigardJim PlathP.503-542-8900, 800-935-125014190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.com

Contract Furnishings Mart - Clackamas Patrick VonPegertP.503-656-5277, 877-656-523215140 SE 82nd Dr Clackamas, OR 97015Email: [email protected] Contract Furnishings Mart-Beaverton Garrett Anderson P. 503- 207-5230, 844-214-4220 6050 SW Arctic Dr, Beaverton, OR 97005Email: [email protected]

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

J & B Hardwood Floors, IncJim Cripps, P.503-519-4920Email: [email protected]

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

The Floor StoreJoe BillarrealP.503-408-64885628 SE Woodstock BlvdPortland, OR 97206Email: [email protected]

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

HANDYMANBluestone & Hockley Real Estate ServicesChuck Hodges, P.503-222-38009320 SW Barbur Blvd Ste 300Portland, OR 97219Email: [email protected]

Certified Services CCB# 184070Full service repairs and MaintenanceMark Sandstrom P.503-313-7963 Email: [email protected]

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


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

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

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

Richard Hallman Painting CCB# 142467Rick Hallman P.503-819-1210 Quality Interior Painting Since 1992

Rodda PaintTim Epperly, P.503-572-8191Email: [email protected]

PEST CONTROLAlpha Ecological Pest ControlAlexa Fornes, PDX 800.729.3764 1200 NE 112th Ave Vancouver, 98684 Frost Integrated Pest MgmtP.503-863-0973 Residential.Commercial.Multi Familywww.frostpestfreezone.com

NW Pest ControlBruce Beswick P.503-253-53259108 NE Sandy Blvd., Pdx, 97220www.goodbyebugs.comEmail: [email protected]

Orkin Pest ControlDan Wolcott Account Manager & InspectorP.503-384-8384 Email: [email protected]

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

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

MJ’s Plumbing CCB#36338Michael LeFever, P. 503.261.91551045 NE 79th Portland, OR 97213

ProDrain & Rooter Svcs IncWest 503.533.0430 East 503.239.3750Drain Cleaning/Plumbingwww.prodrainpdx.com

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

Soil Solutions Environmental ServicesSewer inspection and repair P. 503-234-2118 Email: info@soilsolutionsenvironmental.comwww.soilsolutionsenvironmental.com


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

G&G construction Inc.P.503-826-9404Maintenance & Painting [email protected]:[email protected]

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

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

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

Oregon Ductless, Inc. CCB#204219 Aaron McNally P. 503-410-1309Sales and installation of ductless heat pumpsServing all Portland Metro areasEmail: [email protected]

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

HEATING OILMidway Heating Co. CCB# 24044P.503-252-400312625 SE Sherman St. Portland, OR 97233 HEATING OIL TANKSoil SolutionsEnvironmental ServicesTank Locating, Sampling, Decommissioning and DEQ Certified Clean-upsP. 503-234-2118Email: info@soilsolutions-environmental.comwww.soilsolutions-environmental.com

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

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

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


Robinson Financial GroupRita J. Robinson, P. 503-557-4997Group & Indiv. Health Insurance

State Farm InsurancePaul Toole, P.503-655-22066105 W ‘A’ St #B West Linn, 97068

John Sage, Insurance SpecialistStegmann Agency Farmers Insurance Insuring Property Owners for 25 years P.503-667-7971, F.503-666-8110202 SE 181st Ave #201, Portland, OR 97233Email: [email protected]

Wolter Van Doorninck,CPCU Elliot, Powell, Baden & BakerP.503-227-1771, F.503-274-76441521 SW Salmon, Portland, OR 97205www.epbb.comEmail: [email protected]

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

INVESTMENT SERVICESPeregrine Private Capital CorpP.503-241-49495000 Meadows Rd, #230Lake Oswego, OR 97070Email: [email protected]

JANITORIALJRV Janitorial Services, Inc. Commerical & Residential Services Turn over and House Keeping ServiceP. 971-344-4449, F. 503-328-6404Email: [email protected]

LOCK SMITH Pop-A-Lock of Portland & Vancouver24/7 Residential, Commercial & Automotive P.503-241-4922, F.503-395-2734 8931 SE Foster Rd., #101 Portland, OR 97266Email: [email protected]

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

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

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


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

PRINTING & PROMOTIONALPRODUCTS Inkberry Print & PromotionalLogo’d Promotional Products, Signs & More Pamela Maio, P. 503-706-7711 Email: [email protected]

PROPERTY MANAGERSAction ManagementWendi Samperi, P.503-710-0732

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

Apartment Community Mgmt2010 Fairview Ave Fairview, OR 97206 P.503-766-3365www.acmportland.com

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

Fox Management, Inc.Tressa L Rossi P.503-280-0241C.503-750-8124 F.503-280-02422316 NE Glisan St Portland, 97232Email: [email protected]

Gateway Property MgmtP.503-303-8545 www.gatewaypdx.comProperty Management Done Right

HSH Property Management HONESTY, INTEGRITY, TRANSPARENCY P. 503-305-7204 or 503-305-7365 704 Main St., Ste. 305-5, Oregon City 97045 www.hshmgmt.com

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

Micro Property Mgmt.We focus on the small detailsP.503-473-3742Email: [email protected]

Prim & Prosperous Property Management P. 503-635-8926 Patricia Turner Email: [email protected]

Ron Garcia, Principal BrokerThe GARCIA Group P. 503.595.4747425 2nd St #230, Lake Oswego, OR 97034www.GarciaGRP.com

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

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

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

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

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

Chris AndersonJohn L. Scott Real EstateP. 503-783-2442Email: [email protected]

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

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

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

Premiere Property Group LLC Jim Lutz P. 503-750-6388, F. 971-228-8133 www.jimlutzccim.com Email: [email protected]

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

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

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

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

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

SEAL COATINGBenge IndustriesParking Lot Maintenance SvcsCorey Wilkerson, P.503-803-1950Email: [email protected]

Hal’s Construction Inc. CCB# 34434Brian King, P.503-656-499920666 S HWY 213Oregon City, OR 97045www.halsconstruction.comEmail: [email protected]

Seal Coat Specialties, LLC-OR CCB#197991 WA Seal CSL 882m3Asphalt maintenanceChuck JordanP.503-914-9837Email: [email protected]

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

SMALL BUSINESS SUPPORTFrom Here 2 ThereHelping solve business challengesto reach your goals.Ami Stevens, P.503-407-3663Email: [email protected]

STRIPINGBenge IndustriesParking Lot Maintenance ServicesCorey Wilkerson, P.503-803-1950Email: [email protected]

Seal Coat Specialties, LLC-OR CCB#197991 WA Seal CSL 882m3Asphalt maintenanceChuck JordanP. 503-914-9837Email: [email protected]

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

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


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

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rental housingalliance oregon10520 NE WeidlerPortland, OR 97220

PRSRT STDUS POSTAGE PAIDPORTLAND, ORPERMIT NO. 655

Documents

AUGUST 2015 RHA OREGON UPDATE NEWSLETTER