FEBRUARY 2015 RHA OREGON UPDATE NEWSLETTER

A monthly newsletter published by the Rental Housing Alliance Oregon

February 2015

www.rhaoregon.org

Formerly the Rental Housing Association of Greater Portland

rhaest. 1927

In this issue:

Dinner Social page 3

Why Apartment-Rent Gains Could Begin To Slow Down page 7

What Is Fair Housing Testing page 8 - 9

Radon, Renters, and You page 12 Essential Services: 10 Things That Make The Difference page 14 - 16

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

From Down Town Portland:Take I-84 East toward the Dalles. Take Exit 7 to Halsey St., continue on Halsey through NE102nd Ave. Bradford’s is on the rightFrom I-205 South:Take I-205 North, take Exit 21A, Glisan St.. Turn right at Glisan Headed East. Take a left at 102nd Ave headed North. Take a right at Halsey headed east. Bradford’s is on the right.

Dinner SocialWednesday February 18 2015 at 6 pm Table of Contents

Dinner Social |page 3

President’s Message | page 4

RHA Mark Your Calendar | page 5 2014 Non-Deductible Dues | page 6

Why Apartment-Rent Gains Could Begin To Slow Down | page 7

What Is Fair Housing Testing? | page 8 - 9

Dear Maintenance Men | page 10 - 11

Start Your New Year by Routinely Adhering To These Essential Landlord Tips | page 11

Radon, Renters, and You | page 12

Responding To Maintenance Emergencies | page 13

Essential Services | page 14 - 16

Top 5 Reasons To Invest In Join | page 18 The Preferred Service Guide | page 19-22

Plated Dinner (Please choose one of the following) Clod Heart Roast or Grilled SalmonDinner also Includes:Buttermilk Mashed Potatoes Vegetables, Plated SaladDinner Rolls Chef’s Choice of Dessert

When: Wednesday February 18, 2015Where: Bradford’s, 10346 NE Halsey, Potland, OR 97220 (parking available at the RHA Office and Riverview Bank)Time: 6:00 PM Price: $24.00 per Person if Registered by February 13, 2015 $29.00 per Person if Registered after February13, 2015

Directions:

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

Speaker: Marcia Gohman with National Tenant Network NorthwestMarcia Gohman of National Tenant Network screening Company is a dynamic speaker with a wealth of knowledge and a great sense of humor. Come hear what you need to know about the changes to the Landlord Tenant Law and how those changes affect your tenant screening. Marcia will walk you through the changes in the use of Eviction and Criminal records as they pertain to tenant screening. If you have not yet heard how the changes in the law have affected tenant screening, then you need to know, come join us for food, fun and great information!

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

President’s Message

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

participation by landlords providing affordable and quality housing.

RHA Oregon BOARD MEMBERS

PresidentJohn Sage, PH. (503)667-7971

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

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

TreasurerElaine Elsea, PH. (503)258-0700

SecretaryLynne Whitney, PH. (503)284-5522

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

RHA OregonDIRECTORS

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

Alita Dougherty, PH. (503)254-4723

Cathy Galuza, PH. (503)888-8830

Dana Brown, PH. (503)740-8432

Jerad Goughnour, PH. (503)303-8545

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

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

AJ Shepard, PH. (360)772-6355

Matt Korshoj, PH. (503)822-5539

Mihyun Pratt, PH. (503)969-5412

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

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

10520 NE Weidler StPortland, OR 97220

RHA Oregon President John Sage

So how many of us are still working on our New Year’s resolutions? Can I get a show of hands?!! If you are like most of us, your to do list is an ever changing topic. It depends on the weather, time needed to complete, and what may have just hit the rotary oscillator (fan). It is this time of year that I reach for my recent copy of the RHA Oregon Update and start thumbing thru the list of vendors, looking for that trusted affiliate member who is an expert on whatever issue I may need help with. Be it moss on my roof, a burst water pipe due to cold, that faulty electrical circuit, the wind coming in around the windows that I need to get replaced, or advice from an attorney for the letter that I just got in the mail. Being a property owner sure comes with a lot more hats than I first thought when I got my first property.

I can remember being naive enough to think that I had everything handled and knew what I was getting myself into. Then the first time a major issue happens, it’s like getting sucker punched and going to your knees. It feels like everyone is watching to see how you react. Will you wilt and go into the fetal position, not knowing what to do or which way to turn? Do you already have all the answers and know exactly how to proceed or do you reach out to a trusted advisor who’s been thru it before and may have some sage advice and years of experience to help you find your way? Believe me, when you first start out you have at one time or another done every one of the things that I just mentioned. I try to always remind myself that there is no reason to “Reinvent the wheel”. Someone has seen it, done it, or heard about it.

Fortunately, issues that I have had with burst pipes, electrical, need for advice from an attorney, and removing moss have all been easily solved with help from these afore mentioned trusted advisors. With their help I have been able to navigate every situation that has come up.

Navigating these situations is easy by either accessing the RHA Oregon vendor list, as I mentioned earlier, or by attending RHA classes presented by those in the vendor list with each of them having their own expertise. In February and March RHA has a number of educational classes put on by instructors who are experts in their field including maintenance turnovers, radon testing, rental forms and how to fill them out, along with classes on updates to the landlord tenant law, top mistakes made by landlords and asset protection. Take a look at page 5 of the Update for a complete list of the upcoming classes, you are sure to find something that will make your job as a rental property owner easier. I sure have.

Sincerely John Sage


Mark your calendar!

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

CLASSES LOCATION TIME INFORMATION

02/04 Online Tenant Screening Class RHA Conference Annex 11:00am

02/6Understanding Your Decision Point Report Webex 11:00am

02/12 Turnover Techniqes RHA Conference Annex 6:30pm Taught by: Zack Howell

02/19 Radon Class RHA Conference Annex 11:30am Taught by: Scott Nance of Alpha Environmental

02/24 Top 5 Rental Forms Standard TV & Appliance 6:30pm Taught by: Jerad Goughnour of Gateway Property Mgmt LLC, 3600 SW Hall Blvd., Beaverton, OR 97005

02/24 Online Tenant Screening Class Webex 7:00pm

03/04 Online Tenant Screening Class RHA Conference Annex 11:00am

03/06Understanding Your Decision Point Report Webex 11:00am

3/12 Landlording 102 RHA Conference Annex 6:30pm Taught by: Jeff Bennett of Warren Allen LLP

3/19 Top Landlord Mistakes RHA Conference Annex 11:30am Taught by: Katie Pool-Hussa of Landlord Solutions and Landlady Katie

3/19Understanding Your Decision Point Report Webex 7:00pm

03/24 Asset Protection Standard TV & Appliance 6:30pm Taught by: Richard Schneider of The Law Offices of Richard B. Schneider, LLC

03/24 Online Tenant Screening Webex 7:00pm

DATE EVENT LOCATION TIME INFORMATION

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

02/18 Dinner Social Bradfords 6:00pm See page 3 for more information

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

03/11 Board Meeting RHA Conference Annex 5:00pm

03/18 Dinner Social TBD 6:00pm

03/26 New Member/Mentor Session RHA Conference Annex 6:00pm If you register for a dinner meeting and DO NOT SHOW or DO NOT CANCEL by the Friday before the dinner meeting you will be charged the full price of the dinner Meeting

RHA Mark Your Calendar

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

Turnover Techniques Top 5 Rental FormsIt’s extremely important to use up-to-date forms that reflect all regulatory changes when placing a tenant and continuing the landlord-tenant relationship. Proper legal forms are more tools in a landlord’s tool bag for effectively maintaining friendly relations with your tenants. This class will cover common uses of the forms, how to fill them out and forms used before, during & post tenancy. $25.00 Member / $35.00 Non-Membert

Radon Class 1 Continuing education credit available. Do you know what Radon is? How Radon affects one’s health? How do you test for Radon? Should you test for Radon? And; If you have Radon, how do you fix it? Come join RHA and Scott Nance from Alpha Environ- mental Services and learn how Radon might affect you as a rental property owner. $25.00 Members $35.00 Non Members

Turnover is one of the most costlyprocesses within the annual budget.This course is the nuts & bolts formaking vacant units “RENT READY”.Zach will cover the pre move-outinspection to the final walk through and everything in between.

$25 member | $35 non-member



It won’t come as a big surprise to renters that rentsrose briskly last year. What they may not realize: It could get a touch harder in 2015 and 2016 for landlords to keep raising rents as aggressively.

Rents have shot up over the past four years as apartmentowners enjoyed stronger demand and, crucially, very little new supply.

Now, that’s changing.

Rents rose 3.6% last year, according to Reis Inc., a real-estate research firm, and the apartment vacancy rate ended the year at 4.2%, near its lowest level since 2001.

But the number of new units added to the market also reached a 13-year high, and even more units are headed onto the market this year.

So while demand is still strong for apartments, the days of excess demand “are likely over,” said Ryan Severino, senior economist at Reis, in written commentary. “This is the beginning of an up cycle in vacancy, and demand will struggle to keep pace with the significant amounts of new construction that should come online over the next few years.”

One sign that the cycle may have neared a turn: The vacancy rate for U.S. apartments during the fourth quarter didn’t fall year-over-year for the first time in four years, ending a streak of 17 straight quarters inwhich vacancies edged down year-over-year.

While an improving job market will give landlords enough leverage to keep increasing rents, “over time,this will be stymied by the sheer number of new units that are going to come online, increasing competitionin the market,” Mr. Severino said.

The normal real-estate caveats apply: In housing, everything is local. If you’re living in a part of town that’sextremely popular and where there’s very little new

inventory, don’t hold your breath for a slowdown inrental gains. Also, a slowdown in gains doesn’t mean that rents go down; they just don’t go up as fast asthey’ve been going up.

Still, for renters living in a suburban sub-market that’s drenched in new supply, landlords may be a littleless pushy when it comes to raising the rent.Reprinted with permission of American Apartment Owners Association offers products and services for landlords related to your rental housing investment, including rental forms, tenant debt collection, tenant background checks, insurance and financing. Find out more at www.joinaaoa.org.

Why Apartment-Rent Gains Could Begin To Slow Down- AAOA

2015 RHA Oregon Office Closures Office Hours

Monday - Friday 9 - 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


The topic of fair housing testing strikes fear and incites anger in many within

the housing industry—in independent landlords and professional property managers, among sales brokers, mortgage lenders, homeowners’ associations, and other housing providers. Most are very unclear what testing is, and what it isn’t. With this article I’ll delve into the topic and explain the process.

First, let me say that as a former Realtor®, I am well aware (as I’m sure you are) that the housing industry is heavily regulated. Legal issues and accompanying regulatory bodies range from licensing law and contract law to landlord / tenant law in the rental market to fair housing law. The Fair Housing Council of Oregon (FHCO) is not the only organization that performs testing. For those of you familiar with the sales world, you might recall when the Oregon Real Estate Agency conducted audit tests a few years ago to verify that agents were explaining the then new Agency Disclosure Pamphlet and presenting it

for signature upon “first substantive contact” with a prospective client. This is but one more example of testing in the industry.

What is fair housing testing? Who does it? What are the implications for you in your daily practice?

The FHCO is not an enforcement agency, per se. We do, however, conduct enforcement-related activities such as testing or filing a complaint with the Dept. of Housing and Urban Development (HUD) or another regulatory governmental agency (such as Oregon’s Bureau of Labor and Industries (BOLI), either on our own behalf or in assisting a housing consumer who feels a fair housing violation has been committed against them. We also sometimes file lawsuits with private attorneys, especially if testing evidence supports an allegation of a fair housing violation. Each year, we also assist hundreds of housing providers and consumers in resolving fair housing problems in an informal manner, to the satisfaction of both parties and a good deal of our day-to-day work focuses on education and outreach to both housing consumers and housing providers about their rights and responsibilities under federal, state, and local fair housing laws . (For information on in-house training visit www.FHCO.org/pdfs/classlist.pdf.)

If someone contacts our office with what appears may be a fair housing allegation, we take the information and determine if it is a testable situation. Testing is used to identify ordinary business practices (of a company, an individual, etc.) and these practices are usually confirmed with a series of tests. Additionally you should know, we may use testers who are not simply posing as a housing consumer, but someone who may follow a transaction through to the end and to purchase a home, obtain a loan, enter into a lease agreement, etc. These folks aren’t just testers, they’re bona-fide prospects currently in the market to buy / lend / lease.

As I’ve said many times before, we’d much rather eradicate illegal housing discrimination through education and outreach and making ourselves available for your

(continued on page 9)

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

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

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

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

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

Now featuring DECISION POINTscored reports

for Landlords

24-HOUR ONLINETENANT SCREENING

TESTING: What Is It?By Jo Becker, Education/Outreach Specialist, Fair Housing Council of Oregon

RHA Oregon LIST OF COMMITTEES

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

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

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

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

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

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

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

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

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

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

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

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

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

Testing: What Is It? continued from page 8


questions, than to “catch” you doing something wrong. Consider us a resource – if fact, did you know that we provide testing as a fee-for-service? Organizations and firms may contract with us to see how staff or members are doing in complying with fair housing laws – the results of these tests are confidential under the terms of the contract.

In addition, we offer a wealth of information available for housing providers on our website. A few pages likely to be of interest include:• www.FHCO.org/hs_provider_info.htm• www.FHCO.org/guidebooks.htm• www.FHCO.org/videos.htm

• www.FHCO.org/forms.htm (including 4 interactive sample forms translated into laymen’s terms -- 2 or sales, 2 for rentals)• www.FHCO.org/brochures.htm• www.FHCO.org/translations.htmPlease consider supporting the work we do by joining the FHCO

today. Support from the housing industry is particularly important as we stand together to ensure housing for all in the spirit of fair housing laws. Visit www.FHCO.org/join_us.htm or call our office for membership information.

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.

Dear Maintenance Men:I understand moving in a new resident from the management’s point of view. What do you recommend as a move-in procedure from a maintenance background? I always worry about handing over a set of keys to a new resident who will now have control of a very expensive rental unit. What should I be thinking about maintenance wise for this new move-in?Tom

Dear Tom:Interesting question! It’s true we sometimes think the move-in procedure is complete once the resident passes all the background checks, pays their money, signs all the paperwork and is given the keys to the unit. We believe that the move-in procedure is far from complete if the new resident is not “Checked-out” on the operation of the rental unit. A major source of maintenance issues and costs come from a new resident not knowing how to safely operate the moving parts of their unit. A short list of items that a resident may or may not know how to operate are as follows: 1: Garbage disposal unit. 2: Vertical and horizontal blinds. 3: Dishwashing machine. 4: HVAC system or heating and cooling systems. 5: And anything else that could break or be a safety issue.

Many of you might be saying to yourselves; “Who does not know how to operate any of those items.” You would be surprised! Top of the list of most abused items are garbage disposal units and blinds.

Dear Maintenance Men:I have heard the terms “Proactive and Reactive” in connection with property maintenance. Can you explain the difference as it relates to apartment maintenance? RichardDear Richard:We’ll start with the definitions first and then how they relate to property maintenance.

Proactive: Acting in anticipation of future problems,

needs or changes. Reactive: Done in response to a problem or situation: reacting to problems when they occur instead of doing something to prevent them. How you deal with property maintenance can make a big difference to the bottom line.

A proactive approach allows you to make all the decisions ahead of time. In a proactive situation you will have time to shop for the best price and dictate the schedule of the work. As an example: 1: Snaking or hydro-jetting the main sewer line before the Thanksgiving holiday removing any buildup or roots in the pipes. 2: trimming trees and overhanging branches before a wet winter storm.

A reactive approach removes all control of the situation. You will have little influence over the cost of the work or when it will take place. As an example: 1: Calling out the plumber ... any plumber on Thursday, Thanksgiving evening to snake out the main line blockage because of sudden overuse by the residents . 2: Emergency roof repair during a wet winter storm due to heavy tree branches breaking or a tree falling.

Residents, who live in a community that practices proactive maintenance stay longer, pay higher rent and take better care of their units and grounds. With a proactive maintenance policy in place, residents are more likely to report problems before they become emergencies. A Proactive maintenance policy will save you money both in the short term and more importantly in the long term. It is a good investment.

Dear Maintenance Men:I would like to find out if I have an “A”, “B”, “C”, or “D” building. I’m not sure what constitutes an A or D property. Can you shed light on the designations?Cornell

Dear Cornell:This is really a real estate purchasing question, however

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


(continued on page 11)

we think it will work for maintenance as well. As in most things; “A” is the best and “D” can be seen as the worst. An “A” property will require the most proactive maintenance to retain an “A” rating while a “D” property may very rarely see a maintenance tech without direction from code enforcement or the city attorney. Below is a simple example of the A, B, C or D ratings and what they represent.

A: New or extremely well taken care of property with top notch amenities in the best areas.B: Newer property that may be slightly dated, but well taken care of in a good area.C: Older property, clean, middle of the road building with limited amenities in a fair area.

D: Older property, no or few amenities, basic design, could be run down and often in a bad area.

Bio:Please call: Buffalo Maintenance, Inc for maintenance work or consul-tation. 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

Dear Maintenance Men: continued from page 10


• Treat landlording as a business. Develop a system and a set of written procedures for all steps in your rental process.

• Get a good state-specific lease and be sure your lease is clear regarding all expectations you have for your residents’ responsibilities. ( Use RHA form 203 as either a month-to-month Rental Agreement or Lease.]

• Believe in yourself, but do not believe anything put on the rental application. Verify it all.

• Thoroughly screen your applicants. Be sure to check eviction records and possible criminal background on all applicants. (RHA offers tenant screening services to our members through Nation Tenant Network)

• Get the cooperation of your residents and start advertising and showing rentals BEFORE the lease is up.

• Fill vacancies faster by reaching out and serving a niche” target market.

• Keep your relationship between you and your residents in a business-like manner and treat all residents with respect.

• Conduct regular inspections of your properties.

• Enforce your rules consistently and immediately. • Keep good records and document everything.

• Use www.craigslist.com and www.postlets.com to advertise your rentals. They’re free.

• Look for ways to reward your long-term residents even if in only small ways. • Join and participate in a landlord association (such as RHA) to get continued support, education, and encouragement.. Also seek out one or two mentors.

• Become extremely familiar with (Oregon) landlord tenant laws where you own rental property.

• Learn as much as you can about your local rental market and what other landlords and managers are charging, offering, and doing. Always look to expand your business network with other landlords, contractors, suppliers, professionals, and community contacts. Network with individuals who are growing, progressive, and honest.

• Seek further training and education (visit rhaoregon. org/calendar-events. • Don’t give up! Don’t let the small percentage of rental challenges take your focus off your big goals. Landlording is not a get rich quick scheme, but can generate long-term wealth when done correctly. Management tips provided by landlords on MrLandlord. com. To receive a free Rental Owner newsletter, call 1-800950-2250 or visit their web site at mrlandlord.com where you can ask landlording questions and seek the advice of other rental owners 24 hours a day.

Start Your New Year by Routinely Adhering To These Essential Landlord Tips by Jeffrey Taylor, Mr. Landlord


What is Radon?Radon is a naturally occurring colorless, odorless radioactive gas. It

forms as a result of the natural breakdown of Uranium found within soil deposits. Much of the soil deposits found within the Portland Metro area contain lots of granite which has trace amounts of Uranium. These deposits, located between 10 – 30 feet below the surface, are constantly releasing radon gas, which eventually find their way to the surface and into our homes.

Health Effects of Radon

Due to its radioactivity, Radon is considered carcinogenic and when inhaled over long periods of time can have serious health consequences. The United States Environmental Protection Agency (EPA) estimates that approximately 21,000 deaths occur from radon induced lung cancer . It is the second leading cause of lung cancer behind smoking and the leading cause amongst non-smokers .

Testing for Radon

Testing for the presence of radon is easy. A test is placed in the lowest level of the home, usually within the basement or on the first floor, and run for at least two days and up to 90 days. This is considered a short-term test and the results are the average taken over the test duration. Ideally you would want to have this test performed by a licensed Radon Measurement Specialist because certain protocols must be followed, their testing equipment is much more accurate, and once the data is collected it can be more thoroughly analyzed. This is especially important if your property is a real estate transaction – ALWAYS make sure the person performing a test for a real estate transaction is licensed.

What to do if you have Radon

Depending on the type of foundation a building has, removing radon, or mitigating, is usually a fairly straight forward process. An installed Radon Mitigation System basically involves drawing the radon out and exhausting it to the outside air. You should ALWAYS have a licensed

professional installing a radon system, an improperly installed system can be dangerous.

Conclusion

Radon in the Portland Metro is here to stay and the more you understand how it not only affects human health, but you and your property as well, the better. Therefore, it is always a good idea to test for radon to reduce liability, to be prepared for future real estate transactions, and peace of mind for you and your renters.

Scott Nance is the Department Manager at Alpha Environmental Services, Inc. located in Beaverton, OR. He has a Bachelors in Science from Portland State University in Environmental Science and is licensed as a Radon Measurement and Mitigation Specialist through the American Association of Radon Specialists and Technicians (AARST)

“A Citizen’s Guide to Radon”. www.epa.gov. United States Environmental Protection Agency. October 12, 2010. “A Citizen’s Guide to Radon”. www.epa.gov. United States Environmental Protection Agency. October 12, 2010.

Radon, Renters, and YouBy Scott Nance, B.S. of Alpha Environmental Services, Inc.

Years ago, while living in Las Vegas, a summer thunderstorm wreaked havoc on my apartment. Lightning eventually struck the roof of my loft, creating a fairly significant hole in the roof. Since it was late, I placed a bucket under the hole to catch the still-falling rain and called the management office to report the damage.

I left four messages that evening; none were returned. The roof was eventually fixed; five days later. Each day I prayed that the summer monsoon rains would stay away until the roof was fixed.

I was lucky about the weather. Not so much about my choice of apartment communities. What really angered me was the lack of concern about a serious problem that a tenant had. I didn’t expect them to come out that evening in the middle of a storm to fix the roof. I did expect them to call me back and let me know that it would be taken care of. That lack of concern was what I put on my 30 day notice, when I chose not to renew my lease.

Are you available for your residents 24-7? That doesn’t mean following up on minor issues that can be easily addressed in the light of day. It does mean that when your tenant has a legitimate concern, are you easily reachable, even if just for some reassurance?If you’re a little confused on what constitutes a

legitimate emergency, here are some issues that property managers should respond to as quickly as possible. And remember, if you’re not sure, err on the side of the emergency being important and pick up the phone and call.

o Major leaks, including both storm related damages, or issues such as a toilet or sink overflowing from an upstairs units.

o Lack of heat. This is an issue that needs to be addressed immediately, particularly in colder

climates.

o Any structural issues. This can include anything from collapsing balconies, stairways, carports, or ceilings.

o Any gas smells. While hopefully tenants have been instructed to call the local gas company in the event of a gas smell, this is an issue that managers need to address promptly.

o Lack of running water. Again, this is an issue that constitutes an emergency, and property managers should respond accordingly.

While property managers should never be expected to respond to every issue that arises after hours, it’s important for tenants to know that should an emergency arise outside normal business hours, their property manager is only a phone call away.AppFolio provides web-based property management software that allows residential property managers to more effectively market, manage and grow their business. AppFolio's software solution includes complete accounting functionality, integrated marketing, resident

RESPONDING TO MAINTENANCE EMERGENCIESby Mary Girsch-Bock of PropertyManager.com, a Service of AppFolio


Essential Services: The 10 things that make the difference between a habitable and uninhabitable dwelling

entors

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

RHA Oregon

Refreshments Offered Thursday February 26, 2015 from 6-8pm

RHA Oregon Conference Annex 10520 NE Weidler Portland OR 97220.

• Are you a member of RHA Oregon? Are you interested in knowing what RHA Oregon is all about?

• Thinking about becoming a member?• Have landlord questions?• Come speak to some experienced landlords and

learn more about an RHA Membership


(continued page 15

Residential landlords are faced with many challenges. At the top of the list is making sure that their property is well taken care of and complies with the essential services conditions. This has become an imperative as more cities and counties require licensing and hire rental unit inspectors to keep landlords compliant. Additionally, tenant advocates are working to tighten down the habitability laws.

So what are essential services?

In Oregon, according to ORS 90.320, residential landlords must maintain tenant spaces in a habitable condition during the term of a rental agreement or lease. A dwelling unit is considered uninhabitable if:

1. The roof leaks and/or if the dwelling is not effectively protected from the weather. For example, a window does not close properly, or is broken.

2. The plumbing facilities are not functioning properly, for example: a. There is no hot or cold water; both are necessary. b. There is a lack of running water in one or more plumbing fixtures.

c. The plumbing does not properly connect to sewage disposal systems, or is completely blocked up. d. There is no safe drinking water, (if safe drinking water is available).

3. The heating fixtures are not supplying heat, or are in poor working condition.

4. There is no electricity in the dwelling, or the electrical equipment is not functioning properly, or is in poor working order (i.e. an outlet has blown, but is not replaced/repaired, etc.).

5. If any area under control of the landlord, including, but not limited to: the buildings, grounds, or appurtenances at the time of the start of the rental agreement are dirty, unsanitary, cluttered, or have accumulated debris, filth, rubbish, garbage, rodents, or vermin.

6. In certain areas a dwelling can be considered uninhabitable if garbage receptacles are not provided (except as allowed by local ordinance and/or by written agreement between the landlord and the tenant) or if the provided garbage receptacles are not serviced in a timely basis.

7. The floors, walls, ceilings, stairways, or railings are in a


(continued page 16)

state of disrepair creating a hazard to tenants.

8. Provided systems, or systems required to be provided by the landlord, are not in good repair (i.e. out of order elevator, existing ventilation or air conditioning not working, etc.)

9. The required smoke detectors and/or carbon monoxide detectors are not present or functioning.

10. The dwelling is not securable (i.e. broken door locks, or window latches, etc.)

What happens if there is a maintenance problem?

First of all, tenants have a responsibility to keep a property in good condition. ORS 90.325 basically says that tenants need to keep their unit clean, test the smoke alarms and carbon monoxide alarms every 6 months, and not cause intentional damage. When something breaks, tenants need to notify their landlord.

Under ORS 90.360 the landlord has seven (7) days from the actual notice to repair an essential service and thirty (30) days to repair non-essential services.

What can a tenant do if a landlord does not repair / provide essential services?

A tenant should first contact the landlord and state the problem. They should then follow up with a written notice stating the problem again. If the essential service is not restored within 7 days, the tenant may buy the service or have the repairs done to restore the service (if not more than $300)

and deduct the cost from their rent. They may also move somewhere else until the service is restored. The tenant does not have to pay rent while living in substitute housing and may go to court to recover the cost of the substitute housing up to the amount charged on the original rent if necessary (ORS 90.365).

If the landlord fails to supply any essential service and the lack of which poses an imminent and serious threat to tenant’s health, safety or property, the tenant can deliver a written notice to the landlord specifying the nature of the breach and warning that this gives them grounds to terminate the rental agreement or lease if the breach is not remedied within 48 hours.

A landlord shall not be considered intentionally or negligently failing to supply an essential service if the landlord:

a. Substantially supplies the essential service, or b. Makes a reasonable and good faith effort to supply the essential service and the failure is due to conditions beyond the landlord’s control.

Does the Landlord have to pay for a hotel or replacement food if the essential services are not available (i.e. a refrigerator fails and all the food spoils)?

There is nothing in Oregon’s Landlord Tenant Act that requires that. Typically landlords will make decisions that keep tenants living in the home or apartment, and may or may not provide some sort of compensation.

Some examples of essential service responses:

Essential Services: continued from page 14


A furious winter storm causes a power outage at a 30 unit apartment property. The transformer blew and a second one, installed by the electric company, fails as well. There are no replacements in the city so a new transformer has to be flown in; in the meantime the apartments have no heat. Tenants decide to leave their homes and move in with friends and relatives. The landlord has no control over this essential service. The on-site manager makes sure to stay in touch with all of the tenants to let them know when the power comes back. The landlord has done all he can to get the electricity back.

The water heater fails for a tenant at 8 p.m. on a Saturday night. The landlord contacts a plumber and a new water heater is installed on Sunday.

The tenants in a 2 bedroom

2 bath apartment have a clogged toilet. The tenants call the landlord at 10 p.m. at night. The landlord decides that the plumber can rooter the toilet the next day since the tenants still have one toilet available.

The tenant’s children throw a toy into the toilet. The tenants live in a three bedroom 1 bath home. They call the landlord for help. Since this is an essential service, he calls the rooter company for service that night. The rooter company confirms that the tenants created the damage.

The Landlord’s rental agreement spells out that the tenants need to pay for tenant created damages. The Landlord bills back the tenants for the needed plumbing and repair services.

The refrigerator fails. The tenant calls the landlord. The freezer ice has melted and the water service to the ice maker broke as the tenants pulled out the refrigerator. The

kitchen is flooded. The landlord calls both a plumber and an emergency contractor to suck up the water and install dehumidifiers. This all occurred within one day. Had the landlord not responded ( because they were vacationing) the tenant could either have had it fixed for a cost up to

$300 (which they would then subtract from the rent), or moved out and stayed in an alternant space until the landlord replaced the refrigerator and the water repairs were taken care of.

A five year old puts a car into drive and the car runs into the side of an apartment building. The landlord calls the insurance company and they hire a contractor to repair the wall. The wall is repaired in 10 days, work started on the same day the accident occurred.

Clearly, landlords must respond to the essential service needs of their tenants, but tenants also have the responsibility to keep their homes and apartments in good order and communicate with their landlords when a failure of an essential service occurs. Essential services are just that, services that are critical to the health and well-being of tenants, and healthy tenants pay for these essential services with their rent.

Essential Services: continued from page 15

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 OregonThe 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



No. 1: JOIN's model is what we call "relationship-based" - we meet people where they are and work with them to identify and overcome their barriers to housing. The path back to housing begins with a relationship of mutual trust and respect.

No. 2: JOIN's commitment to housing very vulnerable

people and families provides significant cost savings to the community. An average stay in the hospital is $2,800 per night and the average cost of a night in jail is $126. Neither of these responses addresses the root issue of housing status. The cost per night of successful permanent housing through JOIN in 2013 was just $16.

No. 3: For the seventh year in a row, JOIN earned Charity Navigator's highest rating, placing us in the top 2% of charities rated. We are also a Valued Partner on GuideStar and have a top-rated status at GreatNonprofits.

No. 4: JOIN's approach helps households remain in housing for the long-term. Historically, more than 75% of the people we help transition into permanent housing

remain stable for at least 12 months.

No. 5: We need your help to continue to do our work. Generous friends like you provide us with the flexible funds we need to provide individualized and cost-effective support to people working hard to end their homelessness.

Top 5 Reasons to Invest in JOIN


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

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

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

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

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

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

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

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

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

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

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

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

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

ASPHALT PAVINGBenge IndustriesParking Lot Maintenance ServiceCorey [email protected]

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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


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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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


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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Rodda PaintTim Epperly, [email protected]

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

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

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

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

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

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

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

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

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

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



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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

SEAL COATINGBenge IndustriesParking Lot Maintenance SvcsCorey [email protected]

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

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

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

STRIPINGBenge IndustriesParking Lot Maintenance ServicesCorey [email protected]

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

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

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


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

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

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Ted Stapleton & John Fabian • 5628 SE Woodstock, Portland

(503) 408-6488

Property Managers and Owners ...We are offering special package deals just for you!

Ted Stapleton & John Fabian • 5628 SE Woodstock, Portland

(503) 408-6488

For Al l Your Floor ing NeedsFor Al l Your Floor ing Needs

Make your flooring purchases and installation EASY with ...FREEDelivery•FREEOn-sitemeasuring•FAST,Worry-FREEInstallation!

FHA Vinyl Only $3.99 per square yard!

QuantityLimited•Minimum16yardpurchase

Bargain Rollout!

✔ Filament plush nylon or cut & loop✔ 7/16 rebond pad✔ Carpet Installation

✔ Tear & haul of old carpet & pad

Package # 1$16.50 per sq. yard

Mention this

ad when you

come in

The Floor StoreThe Floor Store

Package #2$15.50 per sq. yard

Documents

FEBRUARY 2015 RHA OREGON UPDATE NEWSLETTER