may 2014 rhaoregon update newsletter

April is Fair Housing Month April is Fair Housing

Month

A monthly newsletter published by the Rental Housing Alliance Oregon

MAY 2014

rhaest. 1927

In this issue:

Dinner Meeting Guest Speaker

Mark Barry of Barry & Associates Page 3

Occupancy By Whose StandardPart II Page. 8-13

Dear Maintenance Men 4-15

Three Ways to Fill Those Vacancies Pages 15 & 17

Your Very Own Cash Machine Page 16-17

Positioning Family Real Estate Ownership for Future Results 18 -19

Formerly know as the Rental Housing Association of Greater Portland

• Legislative Representation• Supporters of Fair Housing• Education/ Seminars• Up-to-date law information• Attorney Drawn Forms• Tenant Screening• Forms Store- Hard Copy• Online Forms- Download• Phone Orders Welcome• Walk-in, Office open 9-5

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

COME JOIN A GREAT

ORGANIZATION!

Since 1927 the Rental Housing Alliance

Oregon has set the standard for community participation by landlords providing affordable

and quality housing.

COME JOIN COME JOIN COME JOIN A GREAT A GREAT A GREAT

VISIT www.fhco.orgFAIR HOUSING COUNCIL OF OREGON

RENTAL ALLIANCE UPDATE - May 2014: 3www.rhaoregon.org

Table of Contents

Dinner Social/Meeting |page 3

President’s Message | page 4

RHA Mark Your Calendar | page 5

A Reason to Celebrate Despite the

Crisis | page 6-7

Occupancy By Whose Standard Part II| page 8-13

Dear Maintenance Men| page 14-15

Three Ways to Fill Those Vacancies| page 15 & 17

Your Very Own Cash Machine | page 16-17

Positioning Family Real Estate Ownership for Future Results

| page 18-19

The Preferred Service Guide

| page 20-22

Mark D. Barry, MAI

Barry & Associates is a commercial real estate appraisal firm in Portland, Oregon.Mark Barry formed the company in 1983, and specializes in appraising multifamily apartments. Mark will update RHA Oregon members with a mid-year apartment update and a projection for the balance of 2014.

Since opening the doors, Barry & Associates have completed over 5,000 apartment appraisals across the Portland Metropolitan Area. The firm works with a variety of clients including all size lenders, attorneys, accountants, non-profits, developers, prospective seller/buyers and individual owners.

Affiliate Speaker: Trina Latshaw of Squires Electric

Dinner Price: Special Pricing $27.00 per meal if registered by 5/16/14$32.00 per meal if registering after 5/16/14 (One time walk thru on the Buffet, additional trips will be charged $31.00 per trip.)

Call 503-254-4723 for reservations or visit

Menu: BuffetGarden Green Salad with Assorted DressingsChicken Picatta, Penne Pasta with Marinara and Alfredo SaucesFresh Roasted Vegetables, Garlic BreadFreshly Brewed Coffee, Decaffeinated Coffee, Hot Tea and Iced TeaTiramisu

Location: RED LION INN-CONVENTION CENTER1020 NE GRAND AVE.PORTLAND, OR 97232

FROM EAST PORTLAND- INTERSECTION OF I-205 AND I-84 TAkE I-84 WEST TO EXIT 1 TOWARD LLOyD CENTER. kEEP LEFT AT ThE FORk, FOLLOW SIGNS FOR CONVENTION CENTER/ROSE QUARTER AND MERGE ONTO NE 16ThDR. CONTINUE ONTO NE LLOyD BLVD. TURN RIGhT ONTO NEGRAND AVE. RED LION WILL BE ON ThE LEFT.

FROM I-5 TAkE EXIT 300 FOR I-84 EAST TOWARD PORTLAND AIRPORT/ ThE DALLES. kEEP RIGhT AT ThE FORk, FOLLOW SIGNS FOR OMSI/CENTRAL EASTSIDEINDUSTRIAL DISTRICT AND MERGE ONTO SE yAMhILL ST. TURN RIGhT ONTO SE MARTIN LUThER kING JR BLVD. TURN LEFT ONTO SE SALMON ST. TAkE ThE 1ST LEFT ONTO SE GRAND AVE DESTINATION WILL BE ON ThE LEFT.

Dinner Meeting Wednesday May 21, 2014 6 pm-9 pm

Barry & Associates Apartment Appraisal Specialists

4 :RENTAL ALLIANCE UPDATE - May 2014 www.rhaoregon.org

President’s Message

Elizabeth CarpenterRHA President

RHAOregon 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: John Sage, PH: 503-667-7971

Electronic Media

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

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

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

Membership Chair: Elizabeth Carpenter, PH: 503-314-6498 NewsletterChair: Will Johnson, PH: 503-221-1260

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

Board ConsultantAlita Dougherty, [email protected], PH: 503-667-9288 RHAOregon LOBBYISTCindy Robert, PH: 503-260-3431

RHAOregon OFFICE TEAMCari Pierce, Office Manager - [email protected] Pam VanLoon, Bookkeeper - [email protected] Teresa Carlson, Member Svcs - [email protected] Fullerton, Member Svcs Asst - [email protected] RHAOregon OFFICEMonday - Friday * 9:00am - 5:00pmPH: 503-254-4723 * Fax: 503-254-4821

10520 NE Weidler StPortland, OR 97220

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.

Member Value & Section 8 – President’s Message May 2014

RHA Oregon President Liz Carpenter talks about creating member value through service, volunteerism and Section 8 changes.

When I think of May, I think of May Day flowers, Mother’s Day and the start of Rose Festival at the waterfront. Did you know May is also National Bike Month, National Salad Month, National Hamburger Month? What about National Chocolate Chip Day, Lucky Penny Day and National Sea Monkey Day?

Well I didn’t either. What I do know is that at the RHA, we keep a busy calendar between classes, our dinner meetings which feature excellence speakers and highlight RHA business members, and the community service we give our time to.

Since 1927, the RHA and its membership has not only stood up for each other as small landlords, but together, we have also led the way in building our communities. We do this by supporting the children at Doernbecher Children’s Hospital, lending a hand to those without a home through our partnership with JOIN Portland and by participating with countless other organizations from church groups to Boy Scouts and beyond.

It’s simple: The reason the RHA is so focused on service is because it’s a reflection of who we all are. When you’re a small landlord, you’re invested in helping people. We know our tenants, we know our business, and we love our communities.

If you haven’t been active in RHA in recent months, I encourage you to take another look. Check out our new website at www.rhaoregon.org. You’ll find photos of members, lists of upcoming events, easy ways to find service providers to help you in your rental business and ways to get in touch with the Board, the office team and each other.

I think many of us are looking for easy ways to help within our community and at the same time, to talk with people who understand what we need to take care of daily: Rents, notices, law changes. For instance, starting July 1, the Section 8 law takes effect and everyone will have to accept applications from Section 8 clients. It’s a few months off, but we are already planning for the change. Join us at RHA for two classes on Section 8 and the changes we anticipate that will affect you. Jill Smith from Home Forward with be instructing at the RHA Oregon office on May 8th at 6:30pm and again May 15th at 11:30am.

Anytime you need a hand, an answer, or a place to invest your time with people who totally get your situation, the RHA is ready to help. I’m not too sure about National Chocolate Chip Day, but the coffee is always on!

Hope you all have a wonderful May. Sincerely, Liz Carpenter, Rental Housing Alliance Oregon President


Mark your calendar!

The Housing Choice Voucher (Section 8)In this class, you will learn more about how the program works and who it serves, as well as the obligations of Section 8 participants, landlords, and

the housing authorities involved. With the July 1st changes just around the corner this is a must attend.

$35 Members / $45 Non-Members Register early to receive $5 discount

JOIN Connecting the streets to a home

Rental Housing Alliance Annual Picnic at Oaks ParkWednesday August 13, 2014

JOIN THE FUN AT THERHA ANNUAL FAMILY PICNIC

Featuring Oaks Fun RidesDelicious Food and BINGO

Call 503/254-4723 to make your reservations.

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

DATE CLASSES LOCATION TIME INFORMATION

05/07 Online Tenant Screening RHA Office 11:00 am

05/08 Section 8 RHA Office 6:30 pm Taught by Jill Smith, Home Forward

05/09 Understanding Your Decision Point WebEx 11:00 am

05/15 Section 8 RHA Office 11:30am Taught by Jill Smith, Home Forward

05/15 Understanding Your Decision Point WebEx 7:00pm

05/27 Online Tenant Screening WebEx 7:00 pm

05/29 Understanding Your Decision Point WebEx 7:00 pm

06/04 Online Tenant Screening RHA Office 11:00 am

06/06 Understanding Your Decision Point WebEx 11:00 am

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

DATE EVENT LOCATION TIME INFORMATION

05/14 Board Meeting RHA Office 5:00pm

05/21 RHA Dinner Meeting Social Red Lion Convention Center 6:00pm

05/22 Member Info/Mentor Meeting RHA Office 6:00pm

06/11 Board Meeting RHA Office 5:00pm

06/18 RHA Dinner Meeting Social TBA 6:00pm See June Update for more details

06/26 Member Info/Mentor Meeting RHA Office 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

Despite our growth as an organization over the last 16 years, JOIN continues to be guided by two important founding

principles: relationships are more important than rules and the homeless

person him or herself must be the agent of change.


A Reason to Celebrate Despite the Crisis By Colleen Sinsky, JOIN Connecting The Streets to a Home

You can’t tell in the picture, but we had all just wiped away happy tears and those smiles continued long after we were done posing for the camera.

Last week, the Edwards family got the keys to their brand new, ADA-accessible three bedroom unit at Home Forward’s Stephen’s Creek Crossing property. We filled out the application on a whim several months ago, not banking a whole lot of hope that they would actually be chosen. I can’t emphasize how huge this is for a family that has subsisted on social security disability and sporadic income from short-term jobs. When I met them in the winter of 2011, they were sleeping in their car. With our support and their own income, they moved into an older, non-accessible 2 bedroom in a high-crime, but affordable part of Gresham. It was better than being homeless, we all agreed.

So now they are set. Literally. They have a subsidized unit for as long as they want to stay, in a safe neighborhood, with many on-site amenities and a great school district. The kids have their own rooms and Linda can do things like use the kitchen sink and an enabled-shower which she’s never had access to before. We were all teary-eyed as we toured the place for the first time and Richard and Linda shared a long hug, full of relief at finally having made it.

Here’s the thing though: attaining this kind of Housing stability should not be that rare. As a housing caseworker

for the past 3.5 years you’d think that I get to see this type of success more often. Unfortunately, because of the massive shortage of subsidized or even affordable housing that is not the case.

In contrast, I also work with a single mom, Sandy, whom JOIN helped off the streets and into a modest, two bedroom apartment in Gresham for her and her two young boys. Rent is $750, utilities another $200, and though she receives about $400 a month in TANF (Temporary Assistance for Needy Families), plus food stamps and child care support, every month is a challenge. Sandy is one of the hardest working people I’ve met, and has submitted more applications, worked more night jobs, and taken the bus at 4am to be at work more rainy mornings than anyone should. In several months of trying, she still hasn’t been able to secure a job that will cover her family’s expenses and continually requires occasional rental assistance from JOIN or a family member. She and her boys are living in a constant state of stress, unsure whether they’ll be able to make rent next month. With no disposable income and few outside resources, life after homelessness continues to be a struggle. Sandy put herself on wait lists for site-based Section 8 in 2010 and started out at number 320. She is now number 92- meaning that it could still potentially be years before her name comes up.

To write this, I wanted to find out what the current wait list was for the Stephens Creek Property and reached a recorded message informing me that ALL wait lists to ALL public housing units are closed due to over capacity. This isn’t a surprising fact, unfortunately. It was big news when the wait list for a Section 8 voucher lottery opened for ten days in 2012, for the first time since 2006. Tens of thousands of Oregonians who struggle to pay rent have their name optimistically on these wait lists, though they are well aware of their slim odds at being chosen. Many lists have estimated wait times of 10+ years, though a few do have better estimates, like 2 years. All of these units are subsidized, allowing residents to pay 30% of their income, whether they are on social security, zero-income, or working a low wage job. The other 70% of market value rent is supplemented by federal grants, funded by

(continued page 7)


A Reason to Celebrate: (continued from page 6)

The RHAOregon MissionThe Rental Housing Alliance Oregon is a group of rental housing owners and managers in the Portland metropolitan area 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 Update is a monthly publication for members of The 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 pmEditorial Staff: Cari Pierce • Teresa Carlson - Graphic DesignerPublisher: 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 department of Housing and Urban Development and managed locally. I don't know what the answer is. The system worked for the Edwards family, but not for Sandy and her family. Affordable housing is an idealistic and often unattainable goal for many, and the growing income disparity in the US continues to marginalize a large portion of the population.

I cannot emphasize how thrilled I am for the Edwards family getting into one of the beautiful units at Stephens Creek Crossing. But like Sandy and her family, I am still well aware of the millions of homeless and unstably housed Americans that our current system isn't serving.

JOIN's mission is to support homeless people in their efforts to return to permanent housing. You can reach us at 1435 NE 81st Ave, Ste 100 Portland, Oregon 97213, (tel) 503-232-7052, or emails [email protected]

WANT TO KNOW WHAT IS GOING ON AT RHAOregon?

VISIT:www.rhaoregon.org/calendar-event

2014 RHAOregonOffice Closures:

Office Hours:

Monday - Friday 9 - 5pmWednesday January 1, 2014 - New Years Day

Monday May 26, 2014 - Memorial Day Friday July 4, 2014 - Independence Day Monday September 1, 2014 - Labor Day

Thursday November 27, 2014 - Thanksgiving Day

Thursday December 25, 2014 - Christmas Day

Phone: (503)254-4723 Fax (503) 254-4821

10520 NE Weidler, Portland OR 97220


OCCUPANCY BY WHOSE STANDARD, Part II By Jo Becker, Education/Outreach Specialist, Fair Housing Council Serving Oregon and SW Washington

(continued page 9)

In our last article, we looked at the work of Tim Iglesias and the legal implications of, as well as the disparate impact of overly restrictive occupancy standards, including two-people-per-bedroom policies.

In this article, the last in the two-part series, the work of Ellen Pader, an anthropologist and Associate Director of the Housing Research Center at the University of Massachusetts Amherst we look at the historical and cultural perspectives behind our country’s occupancy policies.

I recently read Ms. Pader’s Housing Occupancy Standards: Inscribing Ethnicity and Family Relations on the Land, published in the Journal of Architectural and Planning Research in the winter of 2002. Despite being more than a few years old, it is packed with – what for me – was stunning revelations about the deep and particularly contrived history of occupancy standards in the US. As you read along with me, I ask that you do so with an open mind. Step outside the lens of your role as a housing provider to gain greater perspective. Warning: Ms. Pader’s vocabulary is rich but dense; I hope the excerpts I have selected here are not too arduous. That said, I strongly suggest you download the entire document (available at www.FHCO.org/occupancy.htm) and read it over a cup of something yummy some long, rainy evening. I’ll start you off with the verbose preface to Pader’s paper:

THE PREMISE “Attempts to define family and the appropriate sociospatial arrangements for an idealized “normal” U.S. household formation have had profound influences on the design and size of houses, apartments, and communities throughout the twentieth century. Based on ethnographic, historical, social, political, and legal research, this paper explores the sociopolitical construction of occupancy standards… It concludes that the regulations drive from a combination of upper-class English ideals and outdated scientific knowledge, with concomitant moralistic and assimilationist aspirations on the part of the policy makers. Today, these social ideals still implicitly underlie

much of our current urban design, affecting the ethnic, racial, and economic structure of cities, and by extension, homelessness, coercive segregation, and access to services.”

THE CONFLICT “The conflict at the base of this article is how we define and conceptualize housing discrimination on the basis of national origin and by extension… familial status… This inevitably leads to an exploration of how mundane daily practice and macrolevel social policies are inextricably entwined with one another. The daily practice in question here is sleeping arrangements… This directly influences where households with restricted means and more than four or five household members can live.

I am retheorizing the definition of "national origin" away from its legal definition of the place of origin of one's self or one's ancestors – and toward an anthropological definition of what it means to be from… a particular geographic locale. This means reframing the standard question derived from the 1949 Housing Act which set the goal that all citizens should enjoy "a decent home and suitable living environment." Thus, rather than asking "Do all households, regardless of national origin or familial status, have equal access to decent housing?," I ask "Do all households, regardless of national origin or familial status, have the same opportunity to decide for themselves what they consider acceptable and preferred living arrangements, and, therefore, have equal access to decent housing?

…The basic questions are: What is the basis and justification for current standards – which are generally some variation of no more than two people per bedroom? How did this ratio become normalized and win over three people per bedroom, for instance; and why did bedrooms come into the talk of restricting occupancy anyway? Even culturally mediated definitions of what should be counted as a bedroom have found their way into codes and legislation. How did occupancy standards come to be such a bone of contention?

…This is not a call to remove occupancy standards altogether and return to the severely densely populated


and ill-kempt tenements of early 1900s New York City; this is a call for a reappraisal of currently accepted standards.

…Debates around regulating occupancy standards place us firmly in the blurry jurisdictional boundaries between courts and Congress. Here, I will walk in that blur as I draw on some of the social, cultural, historical, political, and legal data that make up my argument as to why most current occupancy standards should be deemed illegal…

…Current occupancy standards and their rationales are historical and cultural artifacts that have been accorded the status of universal truth. …The basic strands of my argument… are: First: The general justification for current standards presume [they are] reasonable to the ordinary person. If I can demonstrate that they explicitly derive from, and refer to, upper-class, English and Anglo-American definitions of reasonable, and that definition is in fact unreasonable to many of the ethnicities in the U.S. exactly on account of where they or their ancestors are from and what it means to be from there, then surely the prevailing definitions of "ordinary" and "reasonable" categories lose their privileged positions.

Second: The standards tend to be further justified under the rubric of providing for the health, safety, comfort, and convenience of the inhabitants. I argue that it is not [what] is being protected by the 2:I standard as purported. Rather it is a very specific, culturally constricted definition of moral health, safety, comfort and convenience. This is not to argue that less restrictive occupancy standards would similarly have no legitimate physical health, safety, and comfort rationale.

What is crowded to some is exactly what is comfortable to others; what is comfortable to some is exactly what is lonely to others. Such differing reactions to spatial relations are largely the consequence of socialization and cultural practices, with implications beyond occupancy standards (Werner , et al., 1997).

[It should be noted that it] …is not just people who cannotafford more who share bedrooms. In countries as different as Mexico and China people commonly choose to share bedrooms while leaving other bedrooms unused.

In a demographic study of household density in the U.S. using 1990 census data, researchers found that Latino and Asian households often have more than two people per bedroom even when their income is the same as White and Black households of the same size, again suggesting choice is at play, not economic necessity (Myers, et.al, 1996).

…Sharing household space with extended family members is a common way of living throughout much of the world, and a common way of getting through hard times, or even strange times such as first entering a new country. I have often been told when I have interviewed people from a wide range of ethnic backgrounds, a home full of kin is not considered crowded as long as there is room on the floor.

…[And], what might have been justifiable on health grounds early in the twentieth century… has become antiquated due to modern medicine and technology. …I often wonder what current policy-makers would say if they knew that their health and safety rationale was based on nineteenth century concepts about miasmas and vitiated, or impure air. This cutting edge scientific knowledge of the late nineteenth century proved, without doubt, that one's own breath was full of deadly carbonic poisons and that some 40% of deaths in New York City were directly caused by breathing one's own self-inflicted noxious air – you could drown in your own exhaled breath (Townsend, 1989; lanes, 1876). This led to the perceived need to ensure the right combination of ventilation for dispelling the poisons to match the number of people in an enclosed space.

THE HISTORY …[W]hile the occupancy standards might be facially neutral, that is they are equally applied to everyone across the board, their effect certainly is not, and their intent often is not either.

…In large part, occupancy standards derive from the tenement conditions of 19th / early 20th century New York, the Lower East Side in particular with its densely populated immigrant households. As Social Darwinism was losing clout, other ways of denigrating the humanity of the largely Jewish, Polish, Italian, and Slavic populations were taking its place. It must be remembered that each of

Occupancy by Whose Standard: (continued from page 8)

(continued page 10)


(continued page 11)

these non-WASP ethnic groups was considered a separate race; they were what historian David Roediger (1991) calls the 'not-yet-white," a concept with significant implications here.

Turn of the century urban tenements were pretty miserable. No one was responsible for cleaning the streets, buildings tended to be dirty, dark, poorly maintained, and often unsanitary (DeForest and Veiller, 1903; lanes, 1876; Lubove, 1962; Veiller, 1910).

…Like public and low-income housing today, there is a conflation of the now decrepit physical environment left to deteriorate by the government or private landlords with the moral character of the inhabitants. …I wonder, should it be the character of the people who leave the housing to deteriorate, not the residents who have to live in that decrepitude, that is conflated with the condition of the property?

[For h]ousing reformers – who came from the middle- and upper-class establishment – …[t]he dominant belief of the era was that bad housing conditions, including too many people per unit according to their standards of uncomfortable crowding, directly produced illness, crime, intemperance, promiscuity, and the breakdown of the family. Their goal was to bring order to what they considered to be disordered, and thereby dangerous. The reapportionment of domestic space was one step in the orderly Americanization of these not-yet-white immigrants.

A 1905 survey [found] about 50% of the apartments housed three or four people per room, while 25% had five or more people (Takaki, 1993). The fairly new discipline of Public Health fought for the first building codes in New York State in 1867 through their organization, the American Public Health Association (APHA). They wanted to contain the spread of contagious disease, both within the slums and from moving uptown. Improving physical health was only one part of their mission; improving what they assumed to be a lapse in moral health was more important for justifying the push toward assimilation through restructuring domestic space, and in particular, sleeping arrangements.

…[W]hat constituted overuse of sleeping rooms to the Reformers (and most rooms were sleeping rooms in the tenements) was lack of physical privacy. The ability to gain privacy by having one's own physically bounded space to sleep and think, was by now perceived as an essential necessity for healthful living. Too many people sharing, children sharing bedrooms with their parents, and of course, sharing with lodgers, almost inevitably means that there can be no provision for privacy or decency, and results in sexual precocity and in many cases promiscuity, which may, of course, in time lead to a criminal record. (Gries and Ford, 1932:xx)

This clearly articulated environmental deterministic view from the 1932 reports of President Hoover's Commission on Housing and Home Ownership is no different than the earlier views of [other] reformers. Ironically, these moralists did not consider that many people in a room was a form of surveillance which might even mitigate sexual abuse. If any sleeping arrangement is to be suspect… it should be private sleeping rooms with their closeable and lockable doors.

THE STANDARD …The first occupancy standard in the U.S. was enacted in 1870 [in] San Francisco [and] required a minimum of 500 cubic feet of air space per person. However. it was disproportionately enforced in Chinatown where low-paid, single, working Chinese men had no choice but to share rooms with less air space each than mandated. In 1876 California made this minimum a state-wide law.

…In 1879 New York City passed its first occupancy standard. It required 600 cubic feet of air space per person. This derived in part from the scientifically "objective" belief in miasmas and vitiated air, that one's own breath contained poisonous carbonic acids. It was believed that without a minimal amount of space and renewable air, people could literally drown in their own breath (Townsend, 1989; lanes, 1876). By 1901 this was decreased to 400 cubic feet for each adult and 200 for each child, still with an underlying, scientific health justification.

These early… laws provide an important caution: Where does the line between caring for the plight of others and discrimination lie? It is not always a clearly defined or



overt line. When does the desire to improve material conditions of the disenfranchised run a collision course with ethnocentrically derived moral platitudes?

…The reformers of the Progressive movement were largely responsible for getting occupancy standards enacted in order to improve the slum conditions and did at least replace the prevailing genetic interpretation of why certain groups predominated in many northern urban slums, with an environmental determinist interpretation, which is a step up.

…Progressive concerns with the design and use of low-income immigrant housing were not simply altruistic. …Overcrowded and unsanitary apartments in urban neighborhoods also made 'productive' living very difficult (1988:82). …housing was seen as an important political tool, to enhance both assimilation and worker productivity.

The emphasis on physically bounded privacy as a moral and even political good was part of the turn of the last century public discourse. Thus, in a 1905 speech, United States Commissioner of Labor, Charles P. Neill pronounced that: [H]ome, above all things, means privacy. It means the possibility of keeping your family off from other families. There must be a separate house, and as far as possible separate rooms, so that at an early period of life the idea of rights to property, the right to things, to privacy may be instilled. (Wright, 1981:126)

…In the 1939 publication, Principles for Healthful Housing, the [American Public Health Association] wrote: 'A room of one's own' is the ideal in this respect; but we can at least insist on a room shared with not more than one other person as an essential minimum. Such a room should be occupied only by persons of the same sex except for married couples and young children. The age at which separation of sexes should occur is fixed by law in England at 10 years, but some American authorities would place the figure 2 years lower. Sleeping-rooms of children above the age of 2 years, according to psychiatric opinion, should be separate from those of parents. (p. 16)

…The British Act was explicitly a basis for the American Public Health Association's (APHA) reports

entitled Standards for Healthful Housing. [These] then became the basis for the standards adopted by HUD and non-governmental standards creating agencies since the 1950s.

…In 1950 the APHA published: “privacy in the home should be one of the fundamental objectives of design… (p. 15-16).” They also published a confession of sorts: The minimum occupancy standards necessary to attain the goal of "healthful housing ...closely approximates actual practice in the high- income groups" (1950: xx, italics added), making explicit that one sector of society, the high-income primarily white northern European Protestant, had become the marker for all.

…the home design guidelines found in HUD's handbooks and most housing codes reiterate and help maintain certain culturally acceptable notions of proper personal and social behavior. The same culturally imbued

(continued page 12)



(continued page 13)

structural principles about privacy, privatization and proper moral behavior underlying the 2:1 codes guide the standard definition of a bedroom: "a bedroom cannot be a pass through to another room" (HUD, 1985:6-5).

…Conflated with this are questions of whether "a room used for sleeping" has to be a room labeled as a bedroom, and whether any non-pass through which is not for instance, a bathroom or kitchen, can be counted as a bedroom for the purposes of establishing maximum occupancy. The ambiguity here is at the basis of much legal and political action.

[An unpublished 1940 paper for the APHA explicitly states], “The health justification is to prevent interruption of sleep, but the moral argument is more commonly used” (APHA Archives).

…These statements explicitly and intentionally privilege one culturally specific lifeway, discriminating in the creation of the standards against people with different preferred modes of living, and against Iow-income families with children.

…These seemingly neutral and healthy sociospatial relations found their way into the child raising dictates of a person who highly influenced how many of us were raised, Dr. Spock the baby doctor.

Starting in the late 1940s, and continuing into later editions of Baby and Child Care, he wrote that children should ideally have a room of their own "where they can keep their own possessions under control and have privacy when they want it." (1976:201)

In the 1980s, another great arbiter of American culture, Dear Abby, wrote in What Every Teen Should Know: Youngsters "need a room to retreat to" in order to help them grow as individuals… (Van Buren: n.d.).

…[The moral argument] is based on the U.S. emphasis on individualism objectified in the continual reiteration of the necessity of physical privacy within the home to attain a particular concept of physical, psychological, and social health. As I have suggested, in societies which value and practice interdependency, in which individualism and

physical privacy are a punishment, a form of alienation, not a goal to be desired, one commonly finds house plans and social and spatial relations which correlate with and reinforce the concept of interdependency rather than independency (Pader, 1993).

RECENT DEVELOPMENTSVarious municipalities and policy-makers are trying to change the local occupancy codes to limit the number of people who may live in a unit… Not surprisingly, it is whoever are the current unwanted populations, the not-yet-white populations, that these codes are being used against.

For instance, in 1992, Brisefio v. the City of Santa Ana, the lawyer for Mr. Brisefio claimed the city had racist intentions and was trying to rid the city of the growing number of people of Mexican origin (Brisefio v. City of Santa Ana, CA, 6Cal. App. 4th 1378 1992). The judge feared that the impact of the proposed ordinance would be greater homelessness and could find no compelling reason to permit the city to have a more restrictive policy than the state. Other municipalities have passed restrictive occupancy policies and then lost them in court.

IN SUMMARY …My point then is not to suggest that people from some ethnic groups prefer to be packed like herrings in a barrel. Rather, it is to set a stage for less ethnocentric, more culturally inclusive occupancy standards. Of course most people would like to be in a position to choose whatever size home they want, and then choose for themselves how to apportion the space – maybe by giving each person their own physically bound private space, or maybe by sharing all spaces with immediate and extended family, or maybe some other configuration altogether.

In conclusion, I argue that what we are talking about here is not physical and psychological health and safety as the codes are supposed to protect, but moral health and safety from the perspective of early 20th century upper-class and mostly northern European reformers, transposed and naturalized into the late 20th / early 21st century policies, and priorities about individualism, privacy, personal property, the body, responsibility, and social justice




among other beliefs. Then, they were explicit about their rationale. Now it is just accepted as natural behavior.

And it is the people brought up to believe in the lessons of individualism through privately possessing one’s own space, as psychologically and physically essential for health, who write the policies, and who decide what is, indeed, reasonable to the ordinary person – and who decide what that ordinary person looks like. In actual number, I would guess that the ordinary person they are talking about is in the minority, leaving out most ethnic groups, of all colors.

…What is needed is more discussion about reframing the definition of national origin to include what it means to be from a particular geographic locale within the context of understanding the intimate connections between social and spatial relations in the home, at the levels of the individual, the household, and of the larger society of which they are a part. And then to accept the preference for sharing as equally legitimate as the preference for privacy. To do less than this is being complicit in discriminatory housing policies.

…Sometimes I wonder what current debates would look like if the dominant mind set was [different]. Would more people be housed? Would extended families and large families have greater opportunity to select where they want to live? Would apartment developers move from the current trend of emphasizing two-bedroom units (which under current regulations tend to have the effect of eliminating many families with children) to larger ones to allow more nuclear and extended households to find housing of choice?”

I told you Ms. Pader was loquacious! That said, her paper illuminates much little-known history and purports some challenging, if not compelling, arguments.

A reminder that more information, including additional FHCO articles on this topic, is available at www.FHCO.org/occupancy.htm. Of course, you can find information about familial status and race, color, national origin and other protected classes at the Council’s site as well.

This article brought to you by the Fair Housing Council; a nonprofit serving the state of Oregon and SW Washington. All rights reserved © 2014. Write [email protected] to reprint articles or inquire about ongoing content for your own publication.

To learn more… Learn more about fair housing and / or sign up for our free, periodic newsletter at www.FHCO.org. Qs about this article? ‘Interested in articles for your company or trade association?Contact Jo Becker at [email protected] or 800/424-3247 150

Want to schedule an in-office fair housing training program or speaker for corporate or association functions? Visit www.FHCO.org/pdfs/classlist.pdf

The federal Fair Housing Act (FHA) of 1968 coupled with the Fair Housing Amendments Act (FHAA) of 1988 protected the following classes in a housing: race, color, national origin, religion, sex, familial status (children), and disability. Oregon law also protects marital status, source of income, sexual orientation, and domestic violence survivors. Washington law covers marital status, sexual orientation, and domestic violence survivors, and honorably discharged veterans / military status. Additional protected classes have been added in particular geographic areas; visit FHCO.org/mission.htm and read the section entitled “View Local Protected Classes” for more information.

2 At the Fair Housing Council (FHCO), we have long recommended a policy of two individuals per bedroom plus one more individual for the unit. For example, a housing provider might limit a two bedroom-home to five individuals. This "two plus one" formula can help insulate the housing provider from fair housing violations based on occupancy in most situations. That being said, additional factors should always be considered in developing individual policies. 3 The Keating Memo is an internal document from a HUD staff, Mr. Keating, on the issue of occupancy policies that is oft referred to and much debated. You can view the Keating Memo and subsequent guidance from HUD at www.FHCO.org/occupancy.htm.

Donation Needs Blankets Deodorant Razors

Sleeping Bags Tarps Medium size cardboard boxes

Socks Hats Gloves Adult Coats (other cold weather gear)

Sugar Creamer Peanut ButterIndividual sized Shampoo,

Conditioner & Lotion

Where and how do I donate items to JOIN?

You are welcome to bring donated items to our day center, located at

1435 NE 81st Ave., Suite 100 Portland OR 97213Hours:

10am - 3pm Monday through Friday or bring to RHA Office


(continued page 15)

Dear Maintenance Men: I am starting my planning for a major kitchen cabinet remodeling project in my rental units. However, I am having a difficult time making material and design decisions. What recommendations can you give? Allen.

Dear Allen, When doing a kitchen or bath material selection, cohesive and functional design is important. Kitchen and bath rehabs are some of the most expensive work you can do in an apartment unit and proper planning is a must. In order to appeal to a larger segment of the population, try to keep the interior color scheme to neutral earth tones. Cabinetry quality varies greatly. Don’t let the cabinet fronts fool you. Manufactures designed their cabinets to look good at first glance. Keep in mind, being in a rental environment, the cabinets also need to hold up to abuse. Look at the actual construction of the cabinet box or frame. There is no need to use custom cabinets to fit your existing layout. The use of prefabricated modular cabinetry can greatly reduce the time and cost to have a finished kitchen or bathroom. Using real wood cabinet fronts with 3/8” plywood sides is essential for durability. The drawer fronts and sides should be connected with a dovetail or other positive lock construction. Drawers that are held together by nails will not hold up to tenant abuse, nor will particle board constructed cabinets.

On a side note; if you are gutting the kitchen or bathroom, use this time to relocate and add more electrical outlets and under cabinet lighting.

Dear Maintenance Men:I am looking into alternative methods to cleaning my apartment carpets. I am aware of both dry chemical carpet cleaning and steam cleaning. What is the difference and which do you recommend? Martin

Dear Martin: The two primary methods of carpet cleaning are dry cleaning and hot water extraction or steam cleaning. First, let’s dismiss a couple of misconceptions; dry cleaning is not technically dry, but more of a "moisture-controlled" process and steam cleaning does not use steam, it is a process of hot water under high pressure.

Carpet dry cleaning methods use chemical cleaning solutions to extract dirt. There are three methods:

Dry Foam: The foam is applied to carpet and allowed to dry, then vacuumed up along with the dirt.

Dry Chemical: A cleaning solution is applied to the carpet and a machine spins a large bonnet from side to side to absorb the dirt from the carpet.

Dry Compound: An absorbent mixture resembling wet sawdust is spread over the carpet. A machine brushes the mixture into the carpet to absorb the dirt. When the mixture dries, it is vacuumed out, taking the dirt with it.

The dry method does not get as much of the deep dirt out, but is very effective at cleaning the visible portion of the carpet and the carpet may be ready for traffic within an hour.

The wet carpet cleaning method uses hot water extraction to force a hot water based cleaning solution into the carpet under high pressure and then sucks it back out of the carpet along with the dirt.

There are two water extraction methods:

Portable Extraction: The carpet is cleaned by a small machine using hot tap water and powered by the electricity source in the house. This s the typical DYI method of steam cleaning; some professionals also use this system.

Truck Mounted Extraction: This uses a large cleaning machine mounted on a truck van. The water is heated to a higher temperature and is shot into the carpet at a higher velocity possible in portable machines.

Out of all the methods listed above, we recommend the Truck Mounted Extraction method. We believe it is the most

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


Dear Maintenance Men: (continued from page 14)

effective way to clean, mostly because the heat kills bacteria and the extra power separates dirt. These powerful machines also pull most of the water back out of carpets, leaving them damp but not wet. The carpet may be ready for traffic within a few hours or more.

One a side note: Most major carpet manufactures listed on the Carpet and Rug Institute (CRI) website (A nonprofit trade association), recommend the use of hot water extraction systems to clean carpets.

Dear Maintenance Men: I am running into a hot water issue with my 100-gallon gas fired water heater. The tank is about 5 or 6 years old. The tenants are complaining of not getting enough hot water. I have checked the tank and the thermostat is working, the water is hot. Everything seems fine, so why are my residents not getting the hot water they need? Jim

Dear Jim: The water heater may need a bit of maintenance. The first thing to do is clean out the sediment at the bottom of the tank. This will require a shutdown of the heater for a couple of hours and some hands and knees work. Most 100-gallon gas water heaters have a clean-out port at the front of the tank. The port is either round or oval. Be sure to get a new clean-out port gasket before starting this job. Once the water is drained and the port opened, remove all the sediment from the tank. You can expect to haul out one to two buckets of calcium buildup. (Sediment removal should be done once a year.) Removing the sediment will greatly improve the heating efficiency the water heater. Because of the age of the tank; while you have the port open, check the inlet dip tube and the anode rod inside the tank. If the anode rod is corroded, replace it by pulling it out from the top of the tank and inserting a new one. The anode rod is a sacrificial zinc rod that helps keep the tank from corroding. The second item to check is the cold-water inlet dip tube. Cold water entering the heater is routed to the bottom of the tank by the dip tube. If the tube is corroded, broken or missing, the tank will develop hot and cold areas, leading to complaints about short-term hot water. The dip tube is located inside the cold-water inlet pipe. Replacements for both the anode rod and dip tube can be found at most plumbing supply houses.

Here are three ideas from my upcoming article series titled “50 Ways to Fill Your Vacancies”. Like you, I’m fired up about the idea of having as many marketing tools as possible to manage properties effectively.

As a property owner and/or manager, you may already have many successful ways to quickly fill your vacancies with well-qualified new residents. My hope is that I can add a long list of intuitive and counter-intuitive suggestions that have worked and will keep on working.

So here are three more suggestions that can insure that the rental income stream keeps flowing to your clients and your-self.

1. Go to the restaurants you frequent the most. Ask the owner or manager to allow you to display a tastefully crafted “take one” box at the check-out counter or hostess table. Make sure it clearly displays the message that a gift certificate for that restaurant will be given to the individual who takes one of the special display cards and gives it to a prospect who becomes a resident.

A variation of this is to tell the restaurant owner, manager or hostess that if someone rents one of your units, you’ll buy a gift certificate from the restaurant and give it to a new patron who has never been to their restaurant. It will generate a fresh batch of regular customer for the restaurant and a repetitive source of referrals to you. You’ll be amazed how many restau-rants will love the idea as they’re always looking for new ways to increase their clientel.

Three More Ways to Fill Those Vacancies BY Marc Courtenay, of PropertyManager.com, a Service of AppFolio

(continued page 17)

QUESTIONS? QUESTIONS? QUESTIONS? We need more Maintenance Questions!!!

To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: [email protected] Please “Like” us on Facebook.com/BuffaloMaintenance

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 www.Facebook.com/BuffaloMaintenance


Your Very Own Cash Machine By Bob Cain-Rental Property reporter

You own a cash machine. That machine produces money every month and will continue to as long as you keep it well-oiled and in good working order. It might still produce money if its maintenance is neglected some, just not as much as if it is

lovingly and meticulously cared for. Of course, that cash machine is your rental property. We’ll look at how to make that machine shoot money out like a misfiring ATM. It works every time, if you do over and over again what makes it work.

I saw an article recently in Multifamily Executive by Linsey Isaacs entitled “How to Make a Million Dollars.” Of course, I had to read it. The article is aimed at larger property owners and managers because the example the author uses is a 100-unit building. You may or may not own that many units, but three of the points Isaacs made apply to every rental owner. They have to do with rents and tenants.

We make our money from tenants. No tenants, no rent. It’s as simple as that. The more (good) tenants we have, the more rent we bring in. The higher our rents, the more money we bring in. Well, duh. It sounds simple, and it is, but it’s not easy. It requires attention and work. So get out the oil and the tool box.

Raise the rentIsaacs adds “intelligently.” We need to know what the properties comparable to ours are charging for rent. Obviously, we can’t charge significantly more than the competition, but we sure can charge less. And so many landlords do. Rents that are too low don’t help the cash machine work to its highest efficiency.

A rule of thumb is that if practicable we need to raise the rent every year. Here’s why. Suppose we decide not to raise rents when in fact the market shows that we can. Suppose rents could go up 5 percent a year. After five years of not raising rents, that’s 27.63 percent we would have to raise rents to catch up. Tenants will move out in a flash if we “gouge” them with upwards of a 25 percent increase.

They most likely won’t for 5 percent, though, especially if we send a letter explaining why it is important to raise the rent and bragging a little about the property.

In the meantime, those five years where we didn’t raise rents, other costs went up and we have less money for maintenance and upkeep, not to mention for our own income and savings. As properties show deferred maintenance, they look shabby. Good tenants don’t rent shabby-looking homes. The cash machine creaks, groans, and spits out less and less money.

Maintain Occupancy What is the ideal occupancy for a building? For a large, multi-unit building it may be 95 percent. For a single-family, duplex, four-plex and such, it may be 100% because of the amount of money we lose when there is a vacancy. It’s 100% vacant when there’s no tenant in a single-family home, 50 percent in a duplex.

Keeping units full is essential to the efficient functioning of the cash machine. That means marketing, marketing, marketing. Use every available technique to ensure people who would be interested in your property can find out about it. But those marketing techniques are for another column.

Keep TenantsOne way to avoid having to find new tenants is to keep the old ones. Tenants do move, but if we value them and let them know we value them, they move less often. If we take proper care of our existing tenants, we have to do far less marketing to find new tenants. It costs a lot less, too.

One technique is saying “thank you.” I wrote an article you can read, “Say Thanks and Mean It.” That’s one way, Another way is meticulous maintenance. Do preventive maintenance and keep everything looking like your ideal tenant could not wait to move in.

You know how to do those things. But here’s another wrinkle. Think of your existing tenants as customers who pay you upwards of $10,000 a year. If you owned a small business and had a customer who spent that much money with you every year, think how much you would appreciate

(continued page 17)


him or her. Make sure your good tenants know how much you appreciate them.

The extra added benefit to raising rents, keeping units full, and keeping good tenants is property value. The value of rental property is a function of income. When appraisers take out their calculators and work their magic to put a value on an investment property, they look mostly at the income it generates. Mostly that is done by the cap rate, which is figured by dividing Net Operating Income by the prevailing cap rate. Cap rates now for rental properties are about 7 percent. Thus, if your rental property nets $10,000 a year, the value is just under $143,000. If it brings in $15,000 a year, the value is just over $214,000. Net Operating Income is calculated by subtracting operating expenses from gross rents. Operating expenses DO NOT include mortgage payments, by the way.

Do your own calculations for your properties and see how much more money the cash machine can bring in. Take your total gross rents, subtract operating expenses, and divide by 7 percent.

The cash machine works like a charm if you keep it in excellent working order. Find out what works best for your properties and do that over and over. Plug in the cash machine, keep it oiled, and watch it produce income. A cash machine in good working order dispenses enough money every month to pay all the bills, pay ourselves, put dollars in the bank, and some to put away to keep our properties in even better condition.

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.

Rental Property Reporter delivers articles, tips, and resources designed to help landlords better manage their rental properties and increase their return on investment.

Your Very Own Cash Machine: (continued from page 16)

2. It may seem old-fashioned in this age of digital, mobile media, but creating a full-page, colorful, glossy hand-out that lists all of the benefits, accoutrements, and features of your available rental still works. Make sure you show some photos of how nice the vacant unit looks, and when you take the photo “stage it” with a few perky pieces of furni-ture or wall furnishings.

List any extra features like a new dishwasher or free Wi-Fi and provide information about the local area, bus routes, schools, laundry and conveniently popular shopping ven-ue. You’ll be providing a valuable service that few property managers take the time to offer. Let your prospects take your hand-out and tell them to call you if they have any questions. Ask for their contact info so you can follow up.

3. Ask your current residents, clients and “happy campers” for a glowing testimonial of what it’s like to be a resident in one of your well-maintained and thoughtfully managed buildings. Let your prospects know ahead of time how much current and past residents appreciated your servic-es. Ask for as many testimonials as possible, and use them to attract more owner-clients as well as prospective renters to fill your vacancies.

There you have three more ideas on how to fill your vacan-cies as fast as possible. Keep in mind that if you haven’t tried these ideas lately, you can’t objectively know why they work or how they work.

These ideas derive from my property manager colleagues and my own experiences. Together we have many decades of management and marketing expertise and that’s why I literally have at least 50 of these tried and tested tools.

They’re based on the principles that if you’re willing to do what few property managers are willing to do, you’ll have the kind of success that few will enjoy and experience. Also, your clients and residents don’t really care how much you know until they know how much you care. So get busy and show them!

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 screening, online payments and property management. AppFolio is committed to industry education and is the provider of PropertyMan-ager.com and GreenPropertyManagement.com-two online education resources for property managers. To learn more, please visit us at

www.appfolio.com or call 866.648.1536.

Three More Ways to Fill Those Vacancies (continued from page 15


(continued page 19)

As you purchase real estate assets you have some basic planning issues to consider: Usually real estate investors establish an initial investment time frame for each investment, typically 5-10 years with a median hold time of seven years. This usually works off the initial purchase costs and gives you some time to improve the operation of the property and allow it to appreciate in value. With time and physical and managerial upgrades you can improve the prospects for consistent returns.

The BasicsSome of these upgrades might include. A. Improving the building

• Replacing roof and gutters

• Completing a new paint job

• Resurfacing the parking lot

• Repair of damaged siding

• Improving the Landscaping and site signage

• Replacing the HVAC units, with high energy Efficient units

• Completing interior property upgrades

B. Improving Management

• Increasing rents

• Reducing vacancy

• Reducing tenant turns

• Improving customer service

• Generating ancillary income

• Changing lease terms by increasing common area costs tenants will pay

After the Basics

Once you have completed the basics and the investment is making a significant return and has

POSITIONING FAMILY REAL ESTATE OWNERSHIP FOR FUTURE RESULTSBy Cliff Hockley President of Bluestone & Hockley Real Estate

appreciated in value, you have a few choices to make about the future of that specific investment.

You can keep the property.

• This means you will most likely need to refinance at the end of your first loan term.

• You will have to decide if you want to pay it off and if there are benefits to paying it off. Refinance the property and use the proceeds in a larger property.

• Sell the property through use of a 1031 exchange and trade in to another property.

• Sell the property and pay taxes and depreciation recapture.

• Gift shares of your property to loved ones or charity ( if you have an LLC).

Real estate investments, especially in the short term, don’t always make money. A number of issues can present themselves throughout the process, but it’s important to remember not to panic and sell the property too soon.

Give your self a chance to renovate the property improve the occupancy rate and deal with the vagaries of the local economy. There could be external factors, such as the area’s real estate market, local employment and health of the area’s economy that are creating stumbling blocks for you.

For example many years ago, we managed an apartment property that was located close to a freeway and jobs. That property was like a slot machine, we never had a vacancy. Not three miles away, we had another property that ran a continuous 10 % vacancy rate, and had a hard time attracting quality tenants. You would think that three miles would not make a difference, but it did. (The same issues apply to commercial properties.)

Bottom line not all properties make money. If you make a mistake and buy the wrong property and you are not


Positioning Family Real Estate: (continued from page 18)

making money, try to see if you can fix it in less than twelve months. If at not possible take your lumps and get out. If you can sell it for more that you purchased it for, you may want to wait until you have owned it to evade short term capital gains taxes. (These are higher than long term capital gains taxes, which apply after the first year). Consult with real estate professionals and your CPA to understand what options you may have for selling the property or holding out for improved cash flow.

The Future

Imagine you are now at the end of your investment career. Your assets are all in a trust and you want to have your kids enjoy the fruits of your investments. You have many choices. First you need to establish if your heirs want the real estate investments, or just want the cash. If they want the real state investments then you have to strategize five things: Which one of your heirs will take over for you?

• What is the operating/ ownership structure of your entity in the event there are multiple heirs?

• Will all of the future heirs have a vote in decision making or will there be a leader/manager.

• You may want to consider assigning a family leader (though this may cause friction based on conflicting family needs)

• Do you need money from your investments till you pass?

• Do you want to give to charities?

• What are the tax implications?

Once you have considered these questions and assigned future leadership, what is the best course for your investment to take? Here are a few strategies we have used in the past that have seen success.

• Shift from residential properties to single tenant commercial properties for ease of management.

• You could invest in an UpReit and have the kids inherit the UpReit shares

• You could give to a charitable organization and create a generation skipping trust, so the grandkids get the money (to avoid some state taxes)

• Sell your assets and pay the taxes (not your best choice, especially if you sold assets and traded up over and over again using 1031 exchanges.)

OR… Leave well enough alone and have them figure it out after you die. ( At over $10,500,000 in estate value, combined federal estate taxes kick in, in many states estate taxes start at over $1,000,000 so the tax hit is not huge if your estate tax is under $10,500,000.(Every case is different please check with your CPA and estate attorney).

Summary

As you plan ahead you need to always plan on your final exit from your real estate investments. As your need for cash and your desire to manage the details of your real estate empire diminishes (it may or may not), you need to simplify your decision making. The more assets you have the more confusing the variables. At that stage you may only want a pain free check every month. Worrying about tenant retention and the health of your investments should eventually become a job for the next generation. You want to reach this point but it takes years of skilled planning to position yourself, your family and your investments for future success. So, don’t wait till the last minute to reposition your portfolio, include these decisions in your long range planning and your life will be much easier and less stressful.

Keep Us Informed Moved? Hired or fired a manager? New email address or phone number?

Keep the RHAOregon office up to date with your current information. Being part of the Rental Housing Alliance Oregon feels good. The sharing of ideas, concerns and better ways of solving problems you face every day creates community. Call the office with all changes: 503-254-4723

SAVE THE DATE!Wednesday

August 13, 2014RHAOregon Annual Picnic


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

ACCOUNTING/BOOKKEEPINGBalancing Point, Inc.,

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

ADVERTISING / MARKETING The Landlord TimesP.503-221-1260News for Ppty Managers & Ownerswww.thelandlordtimes.com

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

APPLIANCE-RENT SRVS LEASEAzuma Leasing

BJ Rosow, P.800-707-1188P.512-236-9000, F.512-239-90092905 San Gabriel St. #218Austin, TX 78705

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

APPLIANCE-SALES ONLYG&C Distributing Company

Tony 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 SafeRent

7300 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 RentersVerificationService Charlie KamermanP.503-655-0888, F.503-655-0900

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

TrueSource Screening, LLC David Mustard P.888.546-3588, F.888-546-3588 www.truesourcescreening.com

ASPHALT PAVINGBenge Industries

Parking lot Maintenance Service Corey Wilkerson P.503-803-1950 [email protected]

Hal’s Construction, Inc. CCB#34434 Brian King, P.503-656-4999 20666 S HWY 213 OregonCity, 97045 www.halsconstruction.com [email protected]

ASSOCIATIONSMetro Area Smoke Free Housing Project

P.503-718-6145 www.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.503-294-0910 1001 SW Fifth Ave, Ste. 1220

Portland, OR 97204

Hanson Legal ServicsMilan HansonP.503-664-01331020 SW Taylor St. Portland, OR [email protected]

Jeffrey S. Bennett Jeff Bennett. P.503-255-8795 850 NE 122nd Ave. Portland, 97230 Protecting landlords’ rights in Oregon for over a decade.

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

Scott A. McKeown, P.C. Scott McKeown, P.503-224-1937 8700 SW 26th Ave Ste S. Portland, 97219 [email protected]

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

BASEMENT WATERPROOFINGJohn’s Waterproofing, CCB# 15830

Crawlspace WaterproofingP.503-233-0825 Fully Staffedwww.johnswaterproofing.com

CARPENTRY & REPAIRSEaton General Construction CCB# 154142

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

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

CARPET CLEANINGDura Clean Carpet Cleaning

Upholstery, Pet Odor Removal, Flood Service P.503-914-8785 F.503-372-9163 www.duracleanllc.com [email protected]

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

CARPET SALESContract Furnishings Mart

Jennifer Evans P.360-896-6150, 800-267-615011013 NE 39th St Vancouver 98682 www.cfmfloors.comRoger Harms P.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214www.cfmfloors.com

Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro,97124 www.cfmfloors.comJim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.comPatrick VonPegert P.503-656-5277, 877-656-5232 15140 SE 82nd Dr Clackamas, OR 97015 [email protected]

The Floor Store Ted Stapleton, P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 [email protected]

CLEANING / CLEAN UP COLLECTION AGENCIES

Anderson & Associates Credit Services, LLC

P.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

COMMUNICATIONSComcast Business Services

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

CONCRETEHal’s Construction, Inc. CCB# 34434

Brian King, P.503-656-499920666 S HWY 213 Oregon City, 97045www.halsconstruction.com

DOORSGoose Hollow Window Co Inc. CCB# 53631

Mary D. Mann P.503-620-0898 [email protected] Goosehwc.com Energy Trust Trade Ally

EFFICIENCY Energy Diet

Free Efficiency [email protected]

ELECTRIC DeKorte Electric, Inc. CCB# 159954

P.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]

ENERGY CONSERVATION

ESTATE PLANNINGLaw Offices of Richard Schneider, LLC

P.503-241-1215, 2455 NW Marshall St #11 Portland, OR 97210 www.rbsllc.com

EVICTIONS Action Services

Wally Lemke, P.503-244-1226P.O. Box 69621, Portland, 97239 Your eviction & process Svcs Special

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

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

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

1031 EXCHANGES / REITS TENANCY IN COMMON

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

FINANCIAL SERVICESAmerican Commercial Mortgage Network

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

Chase Commercial Term Lending Tom Barbour, P.503-598-3657 Steve Mozinski, P.503-598-3661 [email protected]

Premier Mortgage Resources Matt Schiefer P.360-259-6990 MLO-120713 NMLS-1169 [email protected] www.pmmtg.com

FIRE/WATER DAMAGE RESTORATIONCooper Construction CCB# 08587

P.503-232-3121, Since 1950 2305 SE 9th Ave, Portland, 97214 www.fire-water-restoration.com

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

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

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

FLOOR COVERING Contract Furnishing Mart

Jennifer EvansP.360-896-6150, 800-267-615011013 NE 39th St Vancouver 98682 www.cfmfloors.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 VENDORSRoger HarmsP.503-230-1250, 800-275-6722 915 SE Sandy Blvd Portland 97214 www.cfmfloors.com

Rebecca O’Neill P.503-716-4848 4865 NW 235th Ave Hillsboro,97124 www.cfmfloors.com

Jim Path P.503-542-8900, 800-935-1250 14190 SW 72nd Ave #110 Tigard, OR 97224 www.cfmfloors.comPatrick VonPegert P.503-656-5277, 877-656-523215140 SE 82nd Dr Clackamas, OR 97015 [email protected]

Eaton General Construction CCB# 154142

Eric Eaton P.503-539-0811 All Types of Floor Covering www.eatongeneral.com

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

Rental Housing Maint Svcs CCB# 163427

Gary Indra P.503-678-2136 Vinyl, VCT, Ceramic, Hardwood

The Floor Store Ted Stapleton P.503-408-6488 5628 SE Woodstock Blvd Portland, OR 97206 [email protected]

FORMS RHAGP

Attorney Drawn, Up-to-date Rental Forms P.503-254-4723 F.503-254-4821Court-tested up-to-date rental forms

GENERAL CONTRACTORS Uptown Properties CCB# 198205

AJ Shepard P. 360-772-6355 Full Service General Contractor, Licensed & Bondedwww.shepardbrothersmanagement.com

GUTTERS Aylwin Construction CCB# 104039

Gutter Installation,Repair, CleaningP.503-998-7663www.roofpdx.com

HANDYMAN Bluestone & Hockley Real Estate Services

Chuck Hodges, P.503-222-3800 9320 SW Barbur Blvd Ste 300 Portland, OR 97219 [email protected]

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

G&G Construction Inc. CCB# 163427

P.503-826-9404Maintenance & Painting [email protected]

Home Repair PDX CCB# 201298Troy K. Rappold, P.503-236-8274 1125 SE Madison St. #201Portland, OR 97214www.homerepairpdx.com

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

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

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

HEATING & COOLINGMidway Heating Co. CCB#24044

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

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

HEATING OIL Midway Heating Co. CCB# 24044

P.503-252-4003 12625 SE Sherman St. Portland, OR 97233

HEATING OIL TANK EcoTech LLC

[email protected]

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

HOUSING AUTHORITIES Housing Authority of Portland

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

INSULATIONGoose Hollow Window Co inc CCB#53631

Mary D. Mann P.503-620-0898Energy Trust Trade [email protected]

INSURANCEAmerican Family InsuranceAuto/Home/ Life/ Commerical

Larry 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 Insurance P.503-667-7971, F.503-666-8110 202 SE 181st Ave #201, Portland, OR 97233 [email protected]

Wolter Van Doorninck,CPCU Elliot, Powell, Baden & BakerP.503-227-1771, F.503-274-7644 8355 SW Davies Rd Beaverton, 97008www.epbb.com [email protected]

Workman Insurance-Allstate Insurance & Financial Planning P.503-655-2000 1751 Willamette Falls Dr., West Linn, 97068 Allstate Agencies / Sam Workman

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

LANDSCAPINGOregon Tree Care

[email protected]

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

MOLDReal Estate Mold Solutions

Ed White, P.503-232-6653Free inspections, Testing and Remediationwww.realestatemoldsolutions.com

MOVERS-HOUSEEmmert Development Co

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

PAINT / PAINTINGG&G Construction Inc. CCB# 162743

P.503-826-9404 Maintenance & Paintng [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 1992 [email protected]

Rodda PaintTim Epperly, [email protected]

PEST CONTROLAlpha Ecological Pest Control

Alexa Fornes PDX800-729-3764 1200 NE 112th Ave Vancouver, 98684

Frost Integrated Pest Mgmt P.503-863-0973 Residential.Commercial.Multi Family www.frostpestfreezone.com

NW Pest Control Bruce Beswick P.503-253-5325 9108 NE Sandy Blvd., Pdx, 97220 www.goodbyebugs.com [email protected]

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

PLUMBING/DRAIN CLEANINGApollo Drain

P.503-822-6805 apollo-drain.com facebook.com/apollodrain 24 hour emergency service We galdly quote prices over the phone

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

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

ProDrain & Rooter Svcs Inc West 503-533-0430 East 503-239-3750 Drain Cleaning/Plumbing www.prodraidpdx.com

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

SOIL SOLUTIONS Environmental Services

Sewer inspection and repair Phone: 503-234-2118 [email protected] www.soilsolutionsenvironmental.com

PROPERTY MANAGERSAction Management

Wendi Samperi, P.503-710-0732

Alpine Property Mgmt. Tiffany Arrington P.503-641-4620 4750 SW Washington Ave Beaverton, OR 97005 www.alpinepdx.com

Apartment CommunityMgmt 2010 Fairview Ave Fairview, OR 97206 P.503-766-3365 www.acmportland.com

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

Bluestone & Hockley Real Estate Service

Cliff Hockley, P.503-222-3800 9320 SW Barbur Blvd. Ste300 Portland, 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]

The Garcia Group Ron Garcia, P.503-595-4747 5320 SW Macadam Ste 100 Portland, OR 97239

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



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

PROPERTY MANAGERS (continued)Lakeside Property Mgmt Co

Michelle Wrege,P.503-828-2283Finding Home Owners Qualified Tenants www.lakesidepmc.com

MicroProperty Mgmt. “We focus on the small details” P.503-473-3742 [email protected]

Portland Pioneer Properies P.503-238-2560 [email protected]

Full Property Mgmt service

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

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

RADONCascade Radon Inc.

P.503-421-4813 cascaderaon.com [email protected]

EcoTech LLC P.503-493-1040 [email protected] www.ecotechllc.com

Soil SolutionsEnvironmental ServicesRadon Testing and MitigationPhone: 503-234-2118 [email protected] www.soilsolutionsenvironmental.com

REAL ESTATE SALESBluestone & Hockley

Real Estate ServicesCliff Hockley P.503-222-38009320 SW Barbur Blvd Ste 300Portland, OR 97219

Chris AndersonJohn L. Scott Real Estate

P. [email protected]

Denise L. GodingKeller Williams Realty

P.503-336-6378 C.503-799-2970www.denisegoding.com

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

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

J.L. Lutz & Company Jim Lutz

P.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# 154142

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

Horizon Restoration CCB# 160672John PeddenP.503-620-2215, F503-624-05237235 SW Bonita Rd PDX, 97224

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

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

ROOFINGAylwin Construction CCB# 104039

Commercial & ResidentialReplacement, repair & cleaningP.503-998-7663www.roofpdx.com

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

SEAL COATINGBenge Industries

Parking 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

SEISMIC RETROFITS

SMALL BUSINESS SUPPORTFrom Here 2 There

Helping solve business challengesto reach your goals.Ami Stevens, [email protected]

STRIPINGBenge Industries

Parking Lot Maintenance ServicesCorey [email protected]

TELEPHONEComcast

Telephone, Internet, Cable & TV SrvsDave DronkowskiP.503-957-4186

WATERPRROFING / 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# 53631

Mary 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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1927

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oregon

rental housingalliance oregon10520 NE WeidlerPortland, OR 97220

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may 2014 rhaoregon update newsletter

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