june 2016 update

A monthly newsletter published by the Rental Housing Alliance Oregon

June 2016

www.rhaoregon.org

Formerly the Rental Housing Association of Greater Portland

rhaest. 1927

In this issue: The Most Common Way Landlords Lose An Eviction page 6

Good Landlord PAC Is FREE! page 8 Dear Maintenance Men pages 9

The Increasing Cost Of On-Site Staffing pages 15

April

is

FIND EVICTIONS STESSFUL?FIND EVICTIONS STESSFUL?

Full FED ServiceFirst AppearancesSmall Claims

[email protected]

RENTAL ALLIANCE UPDATE JUNE 2016 3www.rhaoregon.org

Speaker: Ron Garcia of The Garcia Group How Can Good Landlords Raise Their Rent?Do you feel your rents are too high? What do your tenants think? Are you apprehensive about raising rent? Many good landlords make a point to keep their rents lower in order to have longer term tenants. It doesn’t take too long however to end up far below market rates. So what is a good balance? We will discuss strategies for not just maintaining positive tenant relations, but also positive cash flow too!

Table of ContentsRHA Oregon Dinner | page 3

President’s Message | pages 4

RHA Mark Your Calendar | page 5

The Most Common Way Landlords Lose An Eviction | page 6

Good Landlord PAC is Free! | page 8

Dear Maintenance Men | pages 9

The Increasing Cost Of On-Site Staffing | pages 15

Cleaning Essentials For Landlords | page 18

The Preferred Service Guide | page 18When: Wednesday, June 15, 2016 at 6:00pm Location: Widmer Brothers Pub, 929 N. Russell St., Portland, OR 97227 Price: $28.00 per plate if registered by June 10, 2016 $38.00 per plate if registered after June 10, 2016

Dinner Meeting Social Wednesday, June 15, 2016

You must register to attendCall 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.Slider Bar:

Spinach Salad Pulled Pork with Drop Top Amber Ale BBQ Sauce Mini Beef Burgers with Tillamook Cheddar Roasted Vegetable Couscous Stuffed Chilies Roasted Fingerling Potatoes Chocolate Chip Cookies or Four Berry Cobbler No-Host Bar with Beer and Wine

From I-405 North:

Head northeast on I-405 N toward Exit The Dalles. Take the Kerby Avenue exit, Sharp right onto N Kerby Ave. Turn right onto N Russell St Widmer Brother Pub will be on the right

From I-205 SouthTake exit 21B for I-84 W/US-30 W toward Portland Merge onto I-84/US-30 W. Keep right to continue on U.S. 30 W. Take the exit toward Convention Center/Rose Quarter, Take N Interstate Ave to N Russell St, Merge onto NE 1st Ave, Turn left onto NE Multnomah St., Turn right onto N Interstate Ave. Turn right onto N Russell St. Widmer Brothers Brewing Company will be on the left

Directions:

4 :RENTAL ALLIANCE UPDATE JUNE 2016 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

Adam Kendall Abplanalp, PH. (503) 319-3103

Liz Dauw, PH. (503)880-5561

Jerad Goughnour, PH. (503)303-8545

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

Charles Karl, PH. (503)224-0230 Charles Kovas, PH. (503)255-8795

Rita Robinson, PH. (503)702-0255

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

AJ Shepard, PH. (360)772-6355

Matt Korshoj, PH. (503)819-5395

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

(continued on page 7)

With Primary elections over and the General elections on the way things are getting very interesting in Oregon politics. The usual subjects are coming out and being bandied about. Seems to me that all of the discussion is about “who is to blame?” and not “how do we solve this?” Why is it that solutions are the last thing to be discussed and so much time is spent on trying to place the blame? Does it matter how we got here? Does having someone to blame make the issue any less critical?

Well, first let’s take a look at the “How we got here?” portion. Anyone ever use a map to find your way to another destination? I can remember a time when there wasn’t any GPS and you had to be able to read a map or get directions from someone who had already been there, or you just wandered around until you stumbled upon the location you were trying to find. Now of the above choices, which do you think worked the best? Interestingly, the map worked pretty well most of the time. You could find a route to the location you were headed with a fairly accurate idea of the time it would take and the type of roads you would encounter. You could see the best locations for getting gas or meals when needed and if it would be a particularly long trip. You could decide where the best places to stop for the night would be or where to just stop for a short rest. But there were some things you could never know until you were actually on the way. Were all of the roads open? Was there any construction or detours that would take you off your chosen path? Were the gas stations open late enough for you to get to your destination for that day of travel? What types of restaurants were you going to find?

Now if you were to use the second option for travel, asking someone for directions, then you could get answers about the types of roads you might find and if there were any detours or construction on the way. Where is the best place to stop for food or gas? Also, is there anything of interest that would make the trip more fun? Like the world’s biggest anything or an unusual museum! What makes the route they are telling you to take one that you would want to travel? The only drawback to this option is that you would have to trust that the directions they are giving you are in your best interest and will lead you to the destination you want to arrive at.

Lastly, you can just wander aimlessly until you stumble upon your destination. This doesn’t seem to be the best way to find anything. You waste a lot of time and effort. There is a lot of doubling back because you choose a dead-end at times and you end up covering a lot of ground over and over again.I found out that the best thing was to use a combination of the first 2 options. A good map with a clear route on major roads and with plenty of options for food, supplies, and overnight stops, if needed, worked best. Then I would find someone who had traveled to the same destination and go over my plan with them. Their input was invaluable and saved me countless headaches. Since I had an idea of what the road ahead could bring, I was able to relax and enjoy the ride.


DATE EVENT LOCATION TIME INFORMATION

06/08 Board Meeting RHA Conference Annex 5:30pm

06/15 Dinner Meeting Widmer Brothers Pub 6:00pm MUST REGISTER TO ATTEND See Page 3

06/23 Landlord Networking RHA Conference Annex 6:00-8:00pm

07/13 Board Meeting RHA Conference Annex 5:30pm

07/20 Starry Night Event RHA Oregon Parking Lot 6:00pm MUST REGISTER TO ATTEND See Page 12

07/28 Landlord Networking RHA Conference Annex 6:00-8:00pm

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

RHA Mark Your Calendar

Under A Starry Night Event

July 20, 2016 at 6pm

We auctioned and bid each other up on art work to vacations and golf bags to wine. If telling how long everyone stayed is any indi-cation of the success of the event, then people seemed to really enjoy themselves.

Last year we raised just about $4,000 which was enough to get one family off the street

and fund feeding the homeless at Join’s day center once a month. Let’s see if we can beat

last years total!

Mark Your Calendar! RHA Oregon’s Annual

Family Picnic August 10, 2016 from 2pm - 9pm Members $5.00 per person, children under 12 are FREE!

Please call 503-254-4723 or email your registration to [email protected]. Please

note: Family / Group Name, number of adults & kids over 12, number of kids 12 & under and total number of ride bracelets.

CLASSES LOCATION TIME INFORMATION

06/03 Screening Class Webex 7:00-8:30pm

06/14 Screening Class RHA Conference Annex 11:00-12:30pm






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


Ben and Bertha Bad Tenant were ecstatic. They were so ecstatic that they danced around the room to “Something New” by Axwell and Ingrosso and turned it up loud. But this was nothing new. They had just received an eviction notice from Larry Landlord because they hadn’t

bothered to pay rent for three months. Ben and Bertha had been through this many times before, and most times had won the eviction. This time Larry handed them the trifecta. They figured they would get free rent for at least a month and maybe more.

Larry had committed three errors when he sent Mr. and Mrs. Bad Tenant the eviction notice. We’ll look at those here so other landlords can avoid any of the three errors Larry made.

The first error that resulted in Ben and Bertha’s glee was that Larry used an old form. That in itself would mean they would win the eviction. Larry wanted to save 50 cents, so he used the form he had bought five years earlier from Office Depot. And even that was a little hard to read because Larry had copied it so many times. Even five years before, though, it wouldn’t have worked because the form was in conflict with the state law where Larry’s rental property sat. But even if it had been legal five years before, it most likely would not have been in the present because the state legislature had changed the notification laws in the Landlord-Tenant Act twice in that time. If Larry had bought the latest form from his state rental owners association, he would have served a legal notice.

But there was another serious error. The rental agreement that Ben and Bertha had signed when they rented from Larry was a free one Larry had downloaded from the internet 10 years earlier. That one had 11 violations of Larry’s state law and the Fair Housing Act. Ben and Bertha knew the rental agreement was illegal when they signed it, so they figured they had a free pass even then. The judge wouldn’t think too highly of it, either.

I have examined free notices from the internet. One notice I printed out had 29 clauses that could or did violate some state law or the Fair Housing Act. That “free” form could cost a landlord more than $2,000.00 in a lost eviction.

The second error that made Ben and Bertha ecstatic was the address on the form. Ben and Bertha lived at 1234 Main St., Apt. 7. But the form Larry sent lacked the apartment number. What with Ben and Bertha having been around the block with evictions several times before, they knew that their attorney, Bad Tenant Barney, would immediately bring that omission to the attention of the judge and the judge would throw out the eviction. Had Larry taken the time to write the number 7 on the (incorrect) form where there was space for “Apartment Number,” he would have had the full address and nothing for Bad Tenant Barney to bring to the court’s attention (at least for that).

Add to that the delivery error. Larry had posted the notice on the door to Ben and Bertha’s apartment. State law where Larry’s property sat permitted that but only if the notice was also mailed to the offending tenant. Larry didn’t bother spending the 45 cents (plus a 5 cent envelope) it would have cost to mail the notice. Besides, Larry was out of stamps. And besides that, there is the moot point that for mailing requirements. Landlords were required to add three days for delivery. Not every state law has those restrictions, so landlords would do well to check their own laws to see what their state requires for notice. Some are far more landlord friendly, some far less so.

But Larry was in such a toot to write something else on the form that he didn’t bother to check that he had filled in all the required spaces. After three months of no rent and 67 excuses why the rent wasn’t paid, Larry was mad and he wanted to make sure that Ben and Bertha knew it. So he wrote, “I’VE HAD ENOUGH OF YOUR LAMEBRAINED EXCUSES AND LIES, YOU DEADBEATS.” That’s the major reason Ben and Bertha danced around the living room for joy. If someone adds extra words to a notice, the notice becomes null and void. Larry should have known better, but as he pointed out in court, “I’ve been a landlord for 20 years, and no tenants

The Most Common Way Landlords Lose an Eviction by Robert L. Cain


Sample


had ever complained before. They just moved.” But then again, he had never run into professional bad tenants like Ben and Bertha before.

Eviction service pros tell me the most common way a landlord loses an eviction is bad form and bad service. Most times the bad tenants don’t hit the trifecta as Ben and Bertha did, but it only takes one error to earn a “win” for a bad tenant.

The point is, everything is to be perfect, all the i’s dotted and t’s crossed, or the notice may be thrown out by the judge, which means there’s no notice and, hence, no eviction Bad tenant lawyers are expert at immediately spotting errors such as those Ben and Bertha were so jubilant about. Depending on the state or city and the predilections of the judge, a bad tenant can get up to three months free rent because of those mistakes.

We don’t want to be like Larry. Larry lost, but we don’t have to. Proper form and service are essential to an eviction that gets bad tenants out.ABOUT THE AUTHOR: BOB CAIN Some 30 years ago Bob Cain went to a no-money-down seminar and got the notion that owning rental property would be just the best idea there is for making money. He bought some. Trouble was, what he learned at the seminar didn’t tell him how to make money on his rental property. He went looking for help in the form of a magazine or newsletter about the business. He couldn't find any. Always ready to jump at a great idea, he decided he could put his speaking and writing skills to work and perform a valuable service for other investors who needed more information about property management. So Bob ferreted out the secrets, tricks and techniques of property management wherever he found them; then he passed them along to other landlords. For over 25 years now, Bob has been publishing information, giving speeches, putting on seminars and workshops, and consulting for landlords on how to buy, rent and manage property more effectively.

The Most Common Ways Landlords Lose Evictions: CONTINUED FROM PAGE 6

So what is the whole point of this discussion about finding your way to a destination? Well, I am concerned with our government’s, both local and state, long-term map or direction. There seems to be no thought about the long-term effect or unintended consequences of the changes that are being implemented. The “We will straighten it out after we get there” attitude is not working. Please remember these words “Those who do not learn from history are doomed to repeat it”- George Santayana.

Sincerely, John SagePresident RHA OregonStegmann Insurance Agen

Presidents Message: continued from page 4



You can give and get it back....Oregon has a political tax credit of $50 for individuals and $100 for couples if individuals make under $100,000/year or $200,000/year for couples.

By donating to a political committee, you can reduce your taxes or increase your refund by that amount. This is a full 100% credit, not a deduction.

ORS 316.102Credit for political contributions(1) A credit against taxes shall be allowed for voluntary contributions in money made in the taxable year: (a) To a major political party qualified under ORS 248.006 (Qualification and maintenance of status as major political party) or to a committee thereof or to a minor political party qualified under ORS 248.008 (Qualification as minor political party) or to a committee thereof. (b) To or for the use of a person who must be a candidate for nomination or election to a federal, state or local elective office in any primary election, general election or special election in this state. The person must, in the calendar year in which the contribution is made, either be listed on a primary election, general election or special election ballot in this state or have filed in this state one of the following: (A) A prospective petition; (B) A declaration of candidacy; (C) A certificate of nomination; or (D) A designation of a principal campaign committee. (c) To a political committee, as defined in ORS 260.005 (Definitions), if the political committee has certified the name of its treasurer to the filing officer, as defined in ORS 260.005 (Definitions), in the manner provided in ORS chapter 260.(2) The credit allowed by subsection (1) of this section shall be the lesser of: (a) The total contribution, not to exceed $100 on a joint return or $50 on any other type of return; or

(b) The tax liability of the taxpayer.(3) A taxpayer may not claim the credit allowed under this section if the taxpayer has federal adjusted gross income in excess of $200,000 on a joint return or $100,000 on any other type of return.(4) The claim for tax credit shall be substantiated by submission, with the tax return, of official receipts of the candidate, agent, political party or committee thereof or political committee to whom contribution was made.

The Good Landlord PAC was created by members of RHA Oregon and RHA Oregon supports the efforts made by this PAC, however, the Good Landlord PAC is not a division of RHA Oregon.

To learn more about the Good Landlord PAC or to donate visit: http://goodlandlordpac.com/

Keeping Up With the LegislatureBesides the bill tracking list provided during session to RHAO members via our website, the legislature offers Capitol e-Subscriptions that allow you to track bills and hearing in real time and receive legislative alerts when hearings are scheduled.

Sign up here: https://public.govdelivery.com/accounts/ORLEG/subscriber/new

You can find additional information about House and Senate members, committee assignments and citizen engagement at: www.oregonlegislature.gov.

Additionally, you can choose a hearing from those listed under "Today's Events at the Capitol" and listen or view live for free.

90-day Notice of No Cause Termination in MilwaukieThe City of Milwaukie just joined the City of Portland in requiring landlords to provide 90 days notice for a no cause termination (currently 30 days within first year of tenancy, 60 days if have been there longer than a year). The new provisions took effect April 19, 2016.

"No-cause" termination includes all reasons not listed as a cause in the Oregon Landlord Tenant Act. Those acts that can lead to "For-cause" termination can be found in ORS 90.392, and are limited to (a) Material violation by the tenant of the rental agreement, (b) Material violation

Good Landlord PAC is Free!By: Cindy Robert Of Rainmakers, LLP


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


Dear Maintenance Men: I am doing a rehab project on a building that consists of all two bedroom one and three quarter baths. The three-quarter bathrooms have a sink, toilet and bathtub, but no shower. I would like to convert them to a full bath by adding a shower. How do I do it? Bill

Dear Bill:This is a great upgrade to any unit. There are a number of ways to go depending on your budget and do-it-yourself skills. The most economical and simple solution to adding a shower to a bathtub is to install a diverter spout that includes a 1 half-inch hand shower fitting. The hand shower can be sold separately or as a kit with the spout. Connect the hand shower hose to the spout and hang the showerhead on the wall. Other than installing waterproof shower walls, you are ready to go.

The second option is a bit more

involved, but a much better solution. Because most tub only bathroom usually have no wall tile or “shower wall” material, gaining access to your existing valve & plumbing system should be easy. Let’s begin with the items you will need to start your project. (If you have an existing two-valve system, now is the time to go to a modern single valve set-up.) The easiest apartment application valve to buy is either a Moen or Mix-it valve. There are many other brands to buy depending on your budget. The kit will come with a valve, spout, shower arm and head. You will still need to purchase a half inch copper pipe at least 56 to 59 inches long, a 90 degree brass elbow, slip to thread with ears to attach it to the wall stud at the shower head. Be sure you have a full propane torch with solder.

Now you are ready to install. Don’t forget to turn off the water. Since you will be installing new shower walls, don’t worry about damaging drywall. Cut a hole in the drywall stud to stud, 12 inches high at the existing

valve level. Then cut a 4 inch wide strip of drywall 59 inches up from the location of the existing valves. Now that everything is exposed, remove the old valves, by cutting or use the propane torch to melt the solder joints. Install the new valve in place, cut a half inch copper riser between 56 and 59 inches and solder to the valve. Solder the brass 90-degree elbow to the pipe and screw the elbow to a cross stud. If you could not find an elbow with ears, use plumbers tape or a pipe hanger to secure the elbow in place. Test your plumbing installation for leaks.

Replace existing drywall around the tub with green board drywall or cement board. Install shower wall material of your choice. We recommend a one-piece wrap around shower wall system available at your local home center.

Dear Maintenance Men: My rental unit has a kitchen with a double sink. The drains smell very bad. I have tried running lemon slices through the garbage disposal, it works for a short time, but the smell comes back. What steps do you recommend for resolving this problem? Barbra

Dear Barbra:The smell may come from a number of places. First, use a small toilet type bush with soap and scrub the inside of the garbage disposal. This will remove any slime build-up. (For safety reasons, shut the garbage disposal off at the breaker or pull the plug.) Next remove the drain trap

and clean out any sludge. Many times the horizontal pipe between the trap and the wall may

have hard deposits coating the inside of the pipe. The deposits will collect food and debris that may slow the drains considerably. If you have a dishwasher, check the drain line leading from the air-gap or dishwasher to the


Dear Maintenance Men: continued from page 9

garbage disposal. It may be full of sludge that will cause a smell to come through the air-gap located next to the faucet. Clean or replace any pipes with deposits or sludge. Check both drain lines for the above problems. Now if you wish, run the garbage disposal with a few slices of lemon and it should smell good and stay that way. Once in a while, throw some ice cubes in the garbage disposal unit to help scrape away any debris.

Dear Maintenance Men:I have a problem with moisture buildup and wall damage in my apartment bathrooms. The bathrooms do not have windows as they are constructed away from any exterior walls. They do have vent fans, but they don’t seem to do the job. How can I solve this problem? Bill

Dear Bill:First things to check is whether your vent fans are working and not clogged with lint or dust. If the fan is operating properly, check the CFM or Cubic Feet per minute of air movement. The minimum number should be 50 CFM. If the bathroom is getting more than the average amount of use, you may want to replace the existing fan with one that has a higher CFM rating. We recommend using at least a 120-CFM fan. And equally important, many bathrooms have two wall switches; one for the light and the other for the fan. If this is the case, we recommend combining the two switches into one. That way when the resident switches on the light the fan will come on automatically. We find most residents will not turn on the fan if it has its own switch. Bio:Please call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480, CA contractor lic: #797645, EPA Real Estate lic. #: 01460075, Certified Renovation Company Websites: www.BuffaloMaintenance.com & www.ContactJLE.com

by the tenant of tenant duties listed in ORS 90.325 (see below), and (c) Failure by the tenant to pay rent. Tenants must be provided the opportunity to cure violations.

Tenant duties as outlined in ORS 90.325 are to: (a) Use the parts of the premises including the living room, bedroom, kitchen, bathroom and dining room in a reasonable manner considering the purposes for which they were designed and intended. (b) Keep all areas of the premises under control of the tenant in every part as clean, sanitary and free from all accumulations of debris, filth, rubbish, garbage, rodents and vermin, as the condition of the premises permits and to the extent that the tenant is responsible for causing the problem. The tenant shall cooperate to a reasonable extent in assisting the landlord in any

Good Landlord PAC IS FREE!: continued from page 8



UNDER A STARRY NIGHTJULY 20, 2016 6PM

RENTAL HOUSING ALLIANCE OREGON

Fine Dinner & WineComplementary Craft beer and LagerAuction to support Join$19.00 per person RSVP at [email protected]

RHA Oregon Conference Annex and Patio, 10520 NE Weidler, Portland OR 97220

Under A StArry night

Under A StArry night


Get involved, Donate!Here are a few items that are needed

Blankets, sleeping bags, tarps Over the counter medicines, Scarves Socks, hats, gloves Adult underwear (new or used and clean) Towels of any size Adult coats and other functional adult clothing Backpacks, tote bags, other bags Sugar, creamer, peanut butter Shampoo, conditioner, soap lotions, deodorant, razors Books and Magazines Cold weather gear Pet Food, other pet supplies First aid supplies,

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

2



Even though the sales of apartments are reaching very low CAP rates with expectations of high returns, a number of laws aiming to protect workers have increased the cost of managing apartments.

In Oregon, these laws include state mandated minimum wage increases and sick leave. On the federal level, required health insurance (for full time employees) and potential changes in federal overtime rules keep increasing the costs to staff with onsite management, maintenance and operations.

Sick leave

As of January 2016, Oregon joined California, Connecticut and Massachusetts in requiring employers with more than ten employees to offer 40 hours of paid sick leave. Employers with nine or fewer workers must provide 40 hours of unpaid sick time.

In Portland, the threshold is lower. Employers with six or more workers must provide paid leave while those with five or less must offer unpaid sick time. Lawmakers carved out an exception for Portland, which passed it own sick leave ordinance two years earlier, and effectively canceled out Salem’s law, which was due to take effect July 1, 2016 and would have applied to all employers, regardless of size.

The vast majority of Oregon's workforce (excluding federal employees) is covered by the law, meaning full-time, part-time, temporary and seasonal workers will accrue sick time.

Definition of family members expanded

The new law allows the use of sick time to care for and/or or help seek diagnosis and treatment (including preventative) of a family member with a mental or physical illness, injury or health condition. In addition, sick leave may be used to deal with the death of a family member.

As part of this process, the statute and regulations defining a “family member” have been broadened. The definition now includes an employee’s spouse,

same-gender domestic partner, custodial parent, non-custodial parent, adoptive parent, foster parent, biological parent, step-parent, parent-in-law, a parent of an employee’s same-gender domestic partner, an employee’s grandparent or grandchild, a biological, adopted, foster child or stepchild, or the child of an employee's same-gender domestic partner, and a person with whom the employee is or was in a relationship of in loco parentis.

Minimum wage increases in Oregon

The state’s minimum wage as of January 2016 was $9.25. Beginning in July of 2016, it will rise steadily each year for the next seven years through at least June of 2023. How much the rate will increase will depend on where an employer is located within the state.

Here is the actual implementation table, with some explanation and footnotes showing the rundown of the plan:

Effective Base Exception Rate Exception Date of State within Portland’s within Rate Rate Urban Growth Nonurban Increase Boundary2 Counties3

July 1, 2017 $10.25 $11.25 $10.00July 1, 2018 $10.75 $12.00 $10.50July 1, 2019 $11.25 $12.50 $11.00July 1, 2020 $12.00 $13.25 $11.50July 1, 2021 $12.75 $14.00 $12.00July 1, 2022 $13.50 $14.75 $12.50

After June 30, 2023, the base rate will be adjusted for inflation, with the Portland rate set $1.25 above the base and the nonurban county rate set $1.00 below the base.

The impact of the increase in minimum wage is probably not a problem for apartment properties with high rent. The challenge falls to market rate and low income properties, especially if the rents are computed at a market driven 4 – 5% of rental income. Other onsite staff, leasing agents, painters, cleaners, landscapers and maintenance employees will see their pay increased which may increase the overall cost of operating apartment properties.

The Increasing Cost Of On-Site Staffing By Cliff Hockley, President Bluestone & Hockley Real Estate Services


The Increasing Cost Of On-Site Staffing: CONTINUED FROM PAGE 15

Health insurance required for all employees working over 30 hours a week

The Affordable Care Act was signed into law by President Barack Obama on March 23, 2010 and upheld by the Supreme Court on June 28, 2012. As part of the ACA, also known as Obamacare, large employers are required to offer health insurance to all full-time employees and their dependents. The term ‘full-time employee’ means, with respect to any month, an employee who is employed on average at least 30 hours per week, section 1513 of the law reads. (Scroll down to section 4, paragraph A.)

That section, known as the employer mandate, requires any business with 50 or more full-time employees to provide at least the minimum level of government-defined health coverage to those employees.

Businesses must provide insurance for employees working an average of just 30 hours per week, which is 10 hours per week fewer than the traditional 40-hour work week.If an employer has 50 or more ‘full-time employees’ and does not offer health insurance, it must pay a penalty per employee for each month it does not offer coverage.

Employees who work at least 30 hours per week or whose service hours equal at least 130 hours a month for more than 120 days in a year, are considered full-time. This added requirements for properties with onsite employees that work more than 30 hours a week, and had a major impact on larger apartment properties that may not already have offered health benefits to onsite employees.

Potential increase in supervisor costs on the horizon for 2016

The Federal Department of Labor (DOL), through the Presidential Memorandum on Updating and Modernizing Overtime Regulations, is proposing changes to “modernize and streamline” the Fair Labor Standards Act (FLSA) overtime regulations. The following outlines the key impacts of the pending regulations changes.

Significant impact. Most employers covered by the FLSA will need to analyze employee classifications and make other changes by an effective date in late 2016, which will be established in the final rule.

Exemption increase. To be exempt currently, workers must make more than $455/week ($23,660 annually). The proposed rule sets the standard salary level at the 40th percentile of weekly earnings for full-time salaried workers, which for 2013 was $921 per week, or $47,892 annually. If the 40th percentile approach is adopted, the 2016 level is projected to be $970 a week, or $50,440 annually.

DOL Proposal. The Department is proposing to automatically update the salary level to be considered exempt (including for highly compensated employees) on an annual basis, either based on percentiles of earnings for full-time salaried workers or based on changes in inflation.

This will have the most impact for onsite managers that supervise staff as well as on onsite maintenance managers who supervise staff. If onsite managers supervise more than two employees that can qualify as exempt employees and if they are paid enough, you don’t have to pay overtime. In other words, a non-exempt employee would be paid over time for work over 40 hours a week , an exempt employee is not paid overtime for work over 40 hours a week, though this topic continues to be debated at the Department of Labor. A final rule on this position is expected to be published this spring.

Exempt supervisors must satisfy the following duties tests: • Primarily manage a distinct unit or subdivision within the organization.

• Spends most of the workweek performing management duties. This generally means more than 50 percent of the worktime, however, other factors might support exempt status if less than 50 percent of worktime is spent in management. Other factors could include: the employee is paid a significantly higher salary than is paid to nonexempt staff; the employee makes frequent management decisions; the employee is free from direct supervision.

• Supervise two or more full-time employees (or the equivalent of two or more).



• Have hiring or firing authority or, if not full authority, their recommendations are given particular weight. • Customarily and regularly exercise authority to make decisions of significance.

Summary

In summary, state mandated increases of sick leave and minimum wage increases coupled with federally mandated health insurance for full time employees (30+ hours a week) and potential changes in federal overtime rules keep increasing the costs of staff involved with onsite management, maintenance and operations of apartment properties. Owners will need to calculate these costs as they think through the due diligence of the properties they are about to purchase.Resourceshttp://www.multifamilyinsiders.com/multifamily-blogs/how-to-pay-your-on-site-managerhttp://www.wagehourinsights.com/category/new-exemption-rules/

The Increasing Cost Of On-Site Staffing: CONTINUED FROM PAGE 16

reasonable effort to remedy the problem. (c) Dispose from the dwelling unit all ashes, garbage, rubbish and other waste in a clean, safe and legal manner. With regard to needles, syringes and other infectious waste, as defined in ORS 459.386, the tenant may not dispose of these items by placing them in garbage receptacles or in any other place or manner except as authorized by state and local governmental agencies. (d) Keep all plumbing fixtures in the dwelling unit or used by the tenant as clean as their condition permits. (e) Use in a reasonable manner all electrical, plumbing, sanitary, heating, ventilating, air conditioning and other facilities and appliances including elevators in the premises. (f) Test at least once every six months and replace batteries as needed in any smoke alarm, smoke detector or carbon monoxide alarm provided by the landlord and notify the landlord in writing of any operating deficiencies. (g) Behave and require other persons on the premises with the consent of the tenant to behave in a manner that will not disturb the peaceful enjoyment of the premises by neighbors.

In addition, a tenant may not: (a) Remove or tamper with a smoke alarm, smoke detector or carbon monoxide alarm as described in ORS 105.842 or 479.300. (b) Deliberately or negligently destroy, deface, damage, impair or remove any part of the premises or knowingly permit any person to do so. (c) Remove, obstruct or tamper with a sprinkler head used for fire suppression.

All other reasons that you may have for terminating a tenant are considered “No-Cause” and must follow new guidelines in the City of Milwaukie. This issue will certainly be addressed in the 2017 legislative session where many want “No-cause” termination ended all together, or (at the very least) altered as Portland and Milwaukie have done.

Good Landlord PAC is Free!: CONTINUED FROM PAGE 10


PREFERRED VENDORS: .

CLEANING ESSENTIALS FOR RENTAL PROPERTY 20 products recommended by rental property owners

1. Mr Clean magic eraser 2. 409 spray (removes nicotine and hard spots) 3. Degreaser 4. OdorXit (for eliminating all types of odors) 5. Zep toilet bowl cleaner 6. Tilex 7. Zep carpet shampoo 8. SOS pads 9. Clorox 10. Mr. Clean or Pinesol 11. Swifer Floor Swipes 12. Scrubbing Bubbles 13. Oven cleaner 14. A medium grit sanding block 15. Zep CONCENTRATED window cleaning solution 16. Gloves 17. Murphy's Oil Soap 18. Kaboom 19. Fantastic 20. The Works toilet cleaner

Reprinted with permission from MR. LANDLORD. For a free sample newsletter, call toll- free, 1-800-950-2250, or visit their informative web site at mrlandlord.com to register to win a free Landlording book.

1031 EXCHANGES / REITS TENANCY IN COMMONBeutler Exchange Group, LLC P.503-748-1031, P.844-414-1031 Email: [email protected] www.BeutlerExchangeGroup.com NW Exchange Facilitators, Inc., Sloan Kimball P.503-893-9425 Consultation & Facilitator Services Email: sloanenwexchange.com

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

Tryon Equities LLC& Rimrock Property ManagementMichael TempletonP.O. Box 775, Sherwood, OR 97140Phone 503-713-7291Email:[email protected] ACCOUNTING/BOOKKEEPING Balancing Point, Inc.,Sandy Buhite-LandisP.503-659-8803 C.503-504-94668189 SE Clackamas Rd., Milwaukie 97267Email: [email protected]

Kendall Consulting Accounting and Business Consulting 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 / MARKETINGFrom Here 2 ThereHelping solve business challengesto reach your goals.Ami Stevens, P.503-407-3663Email: [email protected] Rental Housing JournalP.503-221-1260News for Ppty Managers & Ownerswww.thelandlordtimes.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]


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

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 Email: [email protected]

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

Warren Allen LLPJeff Bennett. P.503-255-8795850 NE 122nd Ave. Portland, 97230Protecting landlords’ rights in Oregon and Washington for over 25 years

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]

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

CARPENTRY & REPAIRSG&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 Services CCB#184070 Mark Sandstrom P.503-313-7963Cleaning, restretching,repairsand flood service.Email: [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]

Contract Furnishings Mart - Gresham Ross Williams P. 503-328-7260 3108 NE 181st Ave., Gresham 97230 www.cfmfloors.com

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

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

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

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 & COOLINGOregon 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 14865 SW 74th Ave., #170 Tigard, OR 97224 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 657 SE Yamhill St., Portland, OR 97214 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.503-244-122615 82nd Dr., #20 Gladstone, OR 97027Your 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


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

Oregon Legal Assistance SrvsP.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

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

Northwestern Mutual Financial & Retirement Planning Charlene Quaresma, P.503-421-5058 www.charlenequaresma.nm.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] Vince Kingston Mortgage Loan Officer NMLS #291740 Eagle Home Mortgage P. 971-221-8525 direct Email: [email protected]

FIRE/WATER DAMAGE RESTORATIONServproServing North Portland, Lake Oswego & West Linn P. 503-283-3658 F. 503-444-7130www.servpronorthportland,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’Neill, P.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]

Contract Furnishings Mart - Gresham Ross Williams, P. 503-328-7260 3108 NE 181st Ave., Gresham 97230 www.cfmfloors.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 Billarreal, P.503-408-64885628 SE Woodstock BlvdPortland, OR 97206Email: [email protected]

FORMSRHA OregonAttorney drawn, Up-to-date Rental Forms P.503-254-4723 F.503-254-4821www.rhaoregon.org GENERAL CONTRACTORS Advanced Construction & Repair CCB#181918 Residential & Light Commerical Remodeling www.advancedconstructionpdx.com Licensed and Bonded, Insured 503-841-1323

Clear Water Construction Services - CCB# 194703Both Residential & Commercial ServiceP. 503-974-6654, F. 503-217-0308Email: [email protected] Site: www.cwcsnw.com

Uptown 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]

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]

Willamette HVAC - CCB#56951P. 503-259-3200www.willamettehvac.comResidential, Commercial and oil Service

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]

INSURANCEAAA Oregon Insurance AgencyHome-Auto-Comerical-LifeAntoinette (Toni) BradfieldP. 503-219-6260600 SW Market St., Portland, OR 97201E-mail: [email protected] American Family InsuranceAuto/Home/ Life/ CommericalLarry Thompson AgencyP.503-924-2200, F.503-924-220215573 SE Bangy Rd, Ste 220Lake Oswego, OR 97035

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

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

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

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

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

Stegmann Agency Farmers InsuranceJohn Sage, Insurance SpecialistInsuring 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]

LOCK SMITHMR. Rekey of Portland, LLCServing the greater Portland / Vancouver Areas P. 503-236-7877 C. 512-375-8478 Email: [email protected] www.rekey.com/portland

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 SolutionsLynne Whitney, 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 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 CONTROLFrost 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

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

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

PROPERTY MANAGERSAcorn Property Management, LLC - PDX Katie Poole-Hussa, Property ManagerOffice: 971-352-6760Cell: 541-968-1703www.acornpm.net

Action ManagementWendi Samperi, P.503-710-0732

Alpine Property Mgmt & MaintenanceTiffany Laviolette, P.503-641-46204800 sw Griffith Dr., #209Beaverton, OR 97005 www.alpinepdx.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

Legacy Property Management 15635 SE 114th Ave., #206 Clackamas, OR 97015W.503-765-9479 C. [email protected]

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

PropM, IncMichelle Wrenge, P.503-828-2283Finding Home Owners Qualified Tenantswww.lakesidepmc.com The Garcia Group Ron Garcia, 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@soilsolutions-environmental.comwww.soilsolutions-environmental.com


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

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

Chris Anderson John 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, [email protected], www.lizrei.com

Liz Dauw, Summa Realty, Realty Pro Phone: (503) 880-5561Specializing in 1-4 Units, Oregon & WashingtonE-mail: [email protected]: www.facebook.com/LizdRealEstate

Liz Robinson Real Estate - Windermere Stellar Liz Robinson P. 503-267-7418 Email: [email protected] www.lizrobinsonrealestate.com

HFO Investment Real Estate Greg Frick, P.503-241-5541 2424 SE 11th Ave., Portland 97214 www.hfore.com

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

RESTORATION/RECONSTRUCTIONServproServing North Portland, Lake Oswego & West LinnP.503-283-3658 F. 503-444-7130www.servpronorthportland.com

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

ROOFING Good Affordable Roofing Services LLC CCB # 208939 For all things roofs we do it Good & Affordable Call today 971-312-7767 Email: goodaffordableroofingservices@gmail.comwww.goodaffordableroofingservice.com

Real 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 Jordan, P.503-914-9837Email: [email protected]

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

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

Seal Coat Specialties, LLC-OR CCB#197991 WA Seal CSL 882m3Asphalt maintenanceChuck Jordan, P. 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]

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

Mon-Fri 8am to 5:00pm1205 NE 33rd l Portland OR 97232

503.281.2100 - p l 503.281.5644 - f

est

1927

ren

tal housin

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oregon

rental housingalliance oregon10520 NE WeidlerPortland, OR 97220

PRSRT STDUS POSTAGE PAIDPORTLAND, ORPERMIT NO. 655

june 2016 update

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