The Rental Housing Association
The Rental Housing Association









Site Update Log

The Rental Housing Association

           

THE RENTAL HOUSING ASSOCIATION

OF GREATER PORTLAND (RHAGP)

February 2010


The Rental Housing Association of Greater Portland (RHAGP) founded in 1927 in Portland, Oregon, is a nonprofit organization of residential rental owners and managers in the Portland metropolitan area.

These members (Currently Over 1600) have joined together for the purpose of improving the success of the rental housing industry, enhancing the reputation of “landlords” by promoting professional management practices, and assisting local public officials in various community endeavors relating to public or private housing.

The RHAGP publishes a monthly newsletter, the RHAGP UPDATE,

Holds MONTHLY DINNER MEETINGS

Sponsors SEMINARS AND TRAINING CLASSES

for the purpose of offering improved management techniques to its members and all rental housing owners and managers of Portland metropolitan area.

The RHAGP also sells Oregon Rental Housing Association (ORHA) Rental forms for use by Landlords in Oregon, both hard copy and online and instruction books on how to use them.

Non members are encouraged to attend the monthly dinner meetings and training seminars and classes to see what the RHAGP offers to its members.

RHAGP members receive substantial discounts from non member pricing on rental housing forms both hard copy, online forms and on training classes and seminars.

Q? - How do I Join RHAGP? A- Click Here


 RHAGP Blog is now Online Please Visit! CLICK HERE NEW


ORHA Rental Forms Click Here

NEW 2010 ORHA RENTAL & LEASE FORMS NOW AVAILABLE New

blue dotClick here to see the New 2010 ORHA Forms and Documents for Sale

One new and Ten revised ORHA Rental and Lease forms are now available for both hard copy and online purchase. See new forms in PDF preview format.


FEBRUARY DINNER MEETING


When: February 17th from 6pm-9pm.

Where: Gateway Elks Lodge

711 NE 100th Ave, Portland OR 97220
Price: $26.00 per person.

Call for reservations.
503-254-4723

Jon Gail - Portland Development Commission speaking on: Special Programs for Rental Housing Owners
In this workshop RHAGP members will learn about the special programs and funds that are administered by the Portland Development Commission (PDC) and the Portland Housing Bureau (PHB).

The PDC programs serve to help RHAGP members fix up their units through rehabilitation loan and grant programs.

JonGail

PHB also funds programs to help landlords by helping them market their vacant units, better prepare renters for being good renters and also to offer rental guarantees to landlords who rent to applicants who complete the Rent Well Tenant Education Program.

All of these various programs are a good fi t for RHAGP members who are looking to improve their investments, seeking to reduce their rental risks and to lower vacancy rate.


FEBRUARY CLASSES


2010 NEW LAWS SEMINAR

The Rental Housing Association of Greater Portland and the Metro Multifamily Housing Association have partnered to provide this NEW LAWS SEMINAR regarding the major changes in legislation for 2010 affecting landlords and the property management industry.

rhagplogoMetro multimedia

When: Tuesday, February 16, 2010

Where: At the Red Lion Inn at the Convention Center

1021 NE Grand Ave, Portland, OR 97232

Price: $45 per person

9 AM TO 11 AM

See registration forms below

View Larger Map  

~2 Continuing eduacation credits are available with this seminar~

Substantial legislative changes include restrictions in the types of allowable fees, a new 60-day no cause notice for qualifying tenancies, the option of temporary occupant agreement and streamlined abandoned property procedures of deceased tenants.

Prior to the tenancy, landlords will now be required to give to the tenant a written list of all eligible deposits and fees. Additional written disclosure requirements include informing the tenant of the smoking policy of the premises and whether or not the property is located on a 100- year flood plain.

This seminar will detail all pertinent law changes for the property management industry including further restrictions for towing vehicles from apartment parking lots and new carbon monoxide alarm requirements for certain qualifying units.

SPEAKERS:

Norton Cabell

J.Norton Cabell, Principal, Cabell Enterprises

http://www.cabellenterprises.com/index.php

J. Norton Cabell, as principal of Cabell Enterprises, provides consulting services to Landlords throughout Oregon. His clients include housing authorities, manufactured dwelling facilities, providers of housing for specialized populations, affordable housing developers, as well as owners and managers of conventional properties. For these clients, Cabell provides one-on-one consulting, and specialized training. Since 2006, he has been Legislative Director for Oregon Rental Housing Association.

Andy Hahs

Andy Hahs, Attorney, Bittner & Hahs, P.C.

http://www.bittner-hahs.com/

Andy Hahs, is partner at Bittner & Hahs, PC. He is also a founding member of Metro Multifamily Housing Association and currently serves on the Board of Directors. He practices Landlord Tenant Law in both Oregon and Washington, conducts numerous educational seminars, and is known for his knowledge, humor and effective style. He has been instrumental in the creation of the MMHA forms and has successfully guided thousands of property managers through the Intricacies of Landlord/Tenant Law.

CLICK HERE OR ON FORM BELOW TO DOWLOAD REGISTRATION FORM FOR FEBRUARY 16, 2010 LAW CLASS

February 16 2010 Law Class Flyer

 


NWREIA Multi-Family Commercial Real Estate Secrets

When: February 16th, 6 p.m. -

Where: RHA Office - Call Doug Foley for more info 503-336-6495


MARCH CLASSES


NWREIA Multi-Family Commercial Real Estate Secrets

When:March 16th, 6 p.m. -

Where: RHA Office - Call Doug Foley for more info 503-336-6495

Parks Class - Education for Park Managers and Owners

When: March 30th -

Where: Tigard - Call Maren Winters at ORHA for more info (503)364-5468.


LEGISLATIVE AFFAIRS PAGE

A Legislative Affairs Page has been added with Oregon Legislative proposed House and Senate bills affecting Rental housing. Check out this new material.


OREGON RENTAL HOUSING ASSOCIATION (ORHA)

RENTAL FORMS HARD COPY

ORHA Rental Forms Click Here

blue dot Buy Now Hard Copy ORHA Rental, Lease Forms and Documents

View all ORHA Rental forms in PDF Format


The RHAGP, sells a complete hard copy paper set of Oregon Rental Housing Association Property Rental and Lease forms and instruction manuals for their use by property owners and managers. Hard copy forms are available in pads of 10 or 50.

RHAGP members buy forms for about 60% of what non members pay.

Example: A pad of 10 Form 1, application to rent is $6.30 for RHAGP members and $18.90 for non RHAGP members. Individual forms are sold for NCR (No Carbon Required) are $1.35 for members, $3.50 for non members.

These forms are updated to meet the Oregon State Rental laws which can change every two years.

These forms are available for sale at the RHAGP office and can be requested via phone, fax, or email. The forms will be delivered by mail, fax. Some forms ar available by mail only such as rental agreements.

These forms are also available in a fill able online PDF format for easy use.

All Rental forms are available to view in Adobe Acrobat PDF Format. Click on form or link below to view forms.

Forms page

OREGON RENTAL HOUSING ASSOCIATION (ORHA)

RENTAL FORMS ONLINE PDF FORMAT

ORHA Rental Forms Click Here

 


RHAGP UPDATE NEWSLETTER


The RHAGP, publishes a monthly newsletter which is sent to all members called the UPDATE

This newsletter contains articles for property owners and managers on all aspects of rental property.

The UPDATE also contains the latest information on Oregon Rental Law and Application.

There are many vendors and suppliers that are affiliate members of the RHAGP that provide direct support to RHAGP members. The vendors contact information is hot linked in the UPDATE.

The UPDATE is available with prior years editions 2005 - 2008 to view in PDF format to see the support that the RHAGP gives its members.

February 2010 Update Newsletter Page Index

Click on Page to View in PDF format

February 2010 Update All Pages

UPDATE ALL PAGES

Cover page

Page 1

Ads

Page 2

Dinner Meeting

Page 3

Upcoming Events

Page 4

President’s Message RHAGP Dues & Taxes

Page 5

Forms Are Changing

Page 6

2010 New Laws Seminar

Page 7

Abandoned Property

Page 8

Rental History Repeats

Page 9

NW Natural Energy Efficiency Program

Page 10

Landlord Horror Stories

Page 11

Preferred Service Guide

Page 12

Preferred Service Guide

Page 13

Preferred Service Guide

Page 14

Landlord Horror Stories & Half Hour Class

Page 15

Gresham Rental Inspection

Page 16

Forms Order Sheet

Page 17

Disqualifying for Eviction

Page 18

Market Forecast

Page 19

Seven Deadly Sins

Page 20

Seven Deadly Sins

Page 21

Fire Safety Tip for Multi Family Housing TVFR

Page 22

Ads

Page 23

Ads

Page 24

 


Article from February 2010 Update

MARKET FORECASTING
By Cliff Hockley;

Bluestone & Hockley

Real Estate Services

http://www.bluestonehockley.com

or phone 503-222-3800

Cliff Hockley

Are you wearing your crash helmet? Forecasting the real estate market The recession is far from over. The biggest indicator of our economic health is how many people are unemployed.

Unemployment

In September 2009, 211,529 Oregonians were unemployed which means roughly 90,000 more people than last year. Oregon’s unemployment rate was 6.8 percent in September 2008; in September of 2009 it is running at 11.5%. Crook County has the highest unemployment rate at 19.7%, with Gilliam County the lowest at 6.2%. Unemployment is expected to continue to rise through the second half of 2010.

Increased Foreclosure rates

There is a direct correlation between unemployment and the ability of home owners to pay their mortgages. According to RealtyTrac, an online seller of foreclosed-property listings, Oregon had the 11th-highest home foreclosure rate in the nation from July to September (the third quarter).

There were 76.6 percent more foreclosures in Oregon during the third quarter than a year earlier, during the third quarter of 2008. This pattern will continue until the economy bottoms out. In the apartment marketplace, we will also see an increase in the foreclosure rate as some owners struggle with higher vacancy rates, lowered rental rates, and concessions.

The Average apartment investor is going to face a loss of one month’s revenues, as a result of rental concessions they have to give to attract tenants. In suburban areas rents are dropping up to 10% while expenses for utilities and property taxes are creeping up. This has created a cash flow crunch for those owners who are highly leveraged.

Bad news (why we have fewer tenants)

In addition to apartment dwellers not being able to afford rents because there are no jobs, or they have lost their jobs, we are seeing more roommates moving in together to reduce the rental costs until they can move from part time jobs to full time jobs.

The federal first time homebuyer credit of $8000, coupled with low interest rates, have enabled many tenants to exit the rental market. These tenants are now moving into new homes, thereby increasing apartment vacancy rates. In the Portland market place there are approximately 2500 condominiums unsold.

The developers of these properties will have to make their payments to avoid foreclosure. To generate cash many are renting them. Depending on upcoming FHA rules condominium sales financing might behard to find. If this occurs, some portion of the condominium market place will stay rentals for at least the next 36 months.

This also pulls tenants out of the standard rental pool. Finally, investors are purchasing foreclosed homes and converting them to rentals. Homeowners who have not been able to sell their homes are turning them into rentals to generate cash until the marketplace right’s itself. This is affecting the rental market resulting in reduction in number of apartment renters.

Good news

The good news is further off. In 2009 we expect the lowest rate of apartment construction since before the 1980’s. The forecast is for 900 apartment permits to be pulled in the Portland Metro area, compared to highs of 5000 permits a year in 2006.

Low construction rates will continue as bank fi nancing for new construction will be hard to fi nd. This means that over the next 24 months the apartment marketplace will tighten. We expect rents to increase signifi cantly at the end of 2011 and 2012 as demand will outstrip supply. As the Federal tax credits for homebuyers evaporate, buyers will need higher down payments to purchase homes.

Since it takes time to save for the higher down payments, we expect apartment tenants to stay tenants for an extended period of time. Increased demand will be generated by increased Population. Statistics show average increase in population in Oregon of 17,000 a year from now through 2015.

Of this number we expect 32% per year to become tenants, because they are between 25 and 45 (typically a high rental group). Eighty percent (80%) of the jobs nationally are in urban areas. This indicates that more people will move to cities rather than rural areas, and create apartment demand.

Summary
In summary, apartment owners will need to brave a downturn for the next 24 months, to get to the light at the end of the tunnel in 2012. This will motivate landlords to innovate to attract tenants and reduce operating cost. Our advice in the short term is not to leave that crash helmet out of sight.

______________________________________________________

Printed in the RHAGP Update with permission from:

Bluestone & Hockley Real Estate Services http://www.bluestonehockley.com or phone 503-222-3800.


FREE INTERNET ADVERTISING CLASS FOR RENTAL HOUSING


Rental Flyer


A FREE On line Class in creating a basic web site for use in rental housing advertising using free resources.

This class is a basic overview of how to use the internet for rental housing advertising and is presented for the property owners and managers. Most of tools and methods used in this discussion are free or low cost.


RHAGP SMOKE FREE HOUSING INFORMATION


Smoke Free page RHAGP Smoke Free Information Page

Smoke Free Brochure

 

Updated 01/29/2009


CURRENT NEWS

CLICK HERE to purchase fillable PDF Online Rental Forms.

CLICK HERE to purchase Hard Copy Rental Forms.

CLICK HERE to view RHAGP SITE INDEX, newsletters, classes and other events, sample documents and books for sale.


FEBRUARY 2010 / MARCH 2010 CALENDAR

Feb. 9 ONLINE TENANT SCREENING CLASS 11am - RHAGP OFFICE Five people need to register for there to be a class
Feb. 10 RHAGP BOARD MEETING 5pm - RHAGP OFFICE
Feb. 16 2010 NEW LAWS SEMINAR 9am-11am - Red Lion Inn at the Convention Center Click Here for more information.
Feb. 16 ONLINE TENANT SCREENING CLASS 7pm - WEBEX CLASS Five people need to register for there to be a class, please call the office for details
Feb. 17 RHAGP DINNER MEETING 6pm - GATEWAY ELKS LODGE
Feb. 25 ORHA FORMS ONLINE, RENTEGRATION 2pm - RHAGP OFFICE Five people need to register for there to be a class

Mar. 9 ONLINE TENANT SCREENING CLASS 11am - RHAGP OFFICE Five people need to register for there to be a class
Mar. 10 RHAGP BOARD MEETING 5pm - RHAGP OFFICE
Mar. 16 ONLINE TENANT SCREENING CLASS 7pm - WEBEX CLASS Five people need to register for there to be a class, please call the office for details
Mar. 17 RHAGP DINNER MEETING 6pm - To Be Announced.
Mar. 23 LAW UPDATE CLASS 6:30pm - RHAGP Office
Mar. 25 ORHA FORMS ONLINE, RENTEGRATION 2pm - RHAGP OFFICE Five people need to register for there to be a class


RHAGP FEBRUARY 2010 DINNER MEETING

Gateway Elks Lodge-
711 NE 100th Ave, Portland OR 97220
Wednesday, February 17th, 2010

Call RHAGP to make reservations: 503-254-4723

5:15p.m. Membership Orientation
5:30p.m. Getting Tenants to Recycle
6:00p.m. Meeting Starts

$26.00 per person

Sit Down Menu
Dinner Salad, Baby Red Potatoes, Chef's Choice Vegetable, Chef's Choice Dessert
And your Choice of:
Prime Rib
OR
Pacific Halibut w/Lemon Buerre Blanc
OR
Shiitake Mushroom Alfredo Pasta

As usual we will have Door Prizes and Money Pot.

SPECIAL GUEST
Jon Gail - Portland Development Commission

Jon will be speaking on: Special Programs for Rental Housing Owners
.
In this workshop RHAGP members will learn about the special programs and funds that are administered by the Portland Development Commission (PDC) and the Portland Housing Bureau (PHB). The PDC programs serve to help RHAGP members fix up their units through rehabilitation loan and grant programs. PHB also funds programs to help landlords by helping them market their vacant units, better prepare renters for being good renters and also to offer rental guarantees to landlords who rent to applicants who complete the Rent Well Tenant Education Program. All of these various programs are a good fit for RHAGP members who are looking to improve their investments, seeking to reduce their rental risks and to lower vacancy rate.

DIRECTIONS
From downtown Portland take I-84 E/US-30 E toward THE DALLES. Take the I-205 S exit 6, toward SALEM. Take the GLISAN ST./STARK ST. exit. Turn LEFT onto NE GLISAN ST. Turn LEFT onto NE 100TH AVE. to Gateway Elks.
From I-205 Northbound take the GLISAN ST. exit, EXIT 21A. Turn RIGHT onto NE GLISAN ST. Turn LEFT onto NE 100TH AVE. TO 711 NE 100TH AVE. to Gateway Elks.
From I-205 Southbound take the GLISAN ST. exit, EXIT 21A. Turn RIGHT onto NE GLISAN ST. Turn RIGHT onto NE 100TH AVE. TO 711 NE 100TH AVE. to Gateway Elks.

Attention: We have seating for 90 people, please register by noon on Monday, February 15th, 2010. Please remember that if you are unable to attend, you must cancel at least 24 hours in advance or you will be charged.

Map To Dinner Meeting



24/7 ONLINE TENANT SCREENING

Quick and convenient!


Whether it's 10pm at night or 10am on a Saturday morning, perform your own credit, tenant performance (eviction) or criminal history reports.

Attend one free, hour-long class conducted by a credit reporting agency representative here at the RHAGP office, and you'll be able to retrieve reports from home or work in just minutes!

Receive instruction, a step-by-step guide and a passcode.
Reservations are required, we need at least 5 people to sign up in order for there to be a class.
NOTE: This is a members only benefit.

***SERVICE AGREEMENT FOR TENANT SCREENING***
This is REQUIRED by Federal law and the legal departments of the national credit bureaus. Please return ASAP.

If you have not received the nine sheets, or have chosen not to screen with RHAGP, contact us at 503.254.4723.

*Even if you currently use another company during the day, you can still take advantage of your online tenant screening privilege at night or on the weekend.*

TENANT SCREENING DOCUMENTS & SERVICE AGREEMENTS & FAQ ABOUT TENENT SCREENING


UPDATED

11/06/2009


WEB SITES OF INTEREST


New EPA Requirement for Painting and Remodeling pre 1978 Rental Units. Critical new EPA rules require certified contractors to do remodeling and painting on pre 1978 rental units.

Renovate Right Brochure Link to EPA Renovate Right Lead Brochure

City of Portland, Bureau of Housing and Community Development (BHCD), Proposed Housing Rules:

Quality Housing Draft Document (65 pages) New Rule Proposals

City of Portland Quality Housing Workgroup overview


FREE RENTAL HOUSING ADVERTISING WEB SITE
www.housingconnections.org

Link To www.housingconnections.org This site is run by the City of Portland to advertise rental property for property owners and tenants. Covers four counties: Multnomah, Washington, Clackamas & Clark County. Very good site. Very detailed descriptions of properties, local maps, FREE to land lords to post their rentals. Properties can remain online until ready to rent, then can be switched on with no need to reload informaton. Many properties can be kept online. This site also links to RHAGP web advertising site.


Oregon Rental Housing Association

RHAGP is a member of the Oregon Rental Housing Association (ORHA) Our Parent Organization. Click Here for State Wide Events

ORHA Newsletters

ORHA Calendar & Activities

ORHA Current Events


MrLandlord.com

Mr. Landlord.com A National Landlord Web Site


Northwest Real Estate investors Association

Northwest Real Estate Investors Association is dedicated to providing investing education and networking opportunities in Portland OR, Salem OR, and Vancouver WA. (stop here if you want to or also add the following….) We deal with all kinds of real estate investment, including wholesaling, rehabbing, multifamily, commercial real estate, deal analysis, short sales, creative financing, legal issues, and more. www.northwestreia.com.

Northwest Real Estate Investors Association

Northwest Real Estate Investors Association Monthly Calander

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The Rental Housing Association of Greater Portland

bluedot Interactive Map to RHAGP Office 10520 NE Weidler,Portland, Oregon 97220

10520 NE Weidler Portland, Oregon 97220 503.254.4723 Fax: 503.254.4821 bluedotQuestions? E-mail us at: info@rhagp.org

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