Valley (Eugene, Corvallis, Salem) Rental Housing Journal July 2014

Advertise in Rental Housing Journal VALLEY Circulated to over 6,000 Apartment owners, On-site, and

Maintenance personnel monthly.

Call 503-221-1260 for more info.

July 2014 - Vol. 8 Issue 7Rental Housing Journal Valley

EUGENE • SALEM • ALBANY • CORVALLIS


VALLEY

Professional Publishing Inc.PO Box 6244Beaverton, OR 97007

PRSRT STD US Postage PAID Portland, OR Permit #5460

Current Resident or

WWW.RENTALHOUSINGJOURNAL.COM • PROFESSIONAL PUBLISHING, INC

2. The Coach – Can Your Rental Center Walls…Sell?

3. Dear Maintenance Men:

4. Multifamily NW – “I Just Do Maintenance”

6. Shoptalk

By Cliff Hockley and Special Con-tributors Jacob Zahniser and Chris Walters

A building owner asked to lease to a marijuana dispensary is faced with a host of com-

plex legal considerations unique to marijuana dispensary tenants. This arises from the inconsistent state of play between federal, state, and local regulators: • Marijuana remains a controlled

substance under federal law. • Oregon law permits dispensaries,

subject to licensing and other requirements.

• Oregon cities have the right to prohibit dispensaries within their jurisdiction.This article summarizes the key

considerations a building owner must keep in mind when thinking about leasing to a dispensary.

The Legal MorassFederal Law

The sale of medicinal marijuana is illegal under federal law and mari-juana remains a federally controlled substance. As long as marijuana remains a federally controlled sub-stance, there will always be a risk that federal law enforcement will shut down a dispensary and poten-tially seize the premises.

The U.S. Department of Justice, however, has stated that federal prosecution will occur only when the sale of medicinal marijuana touches on one of the following:1. The distribution of marijuana to

minors2. Revenue from the sale of mari-

juana goes to support criminal organizations, gangs, and cartels

3. The diversion of marijuana from states where it is legal in some form under state law to other states where it is illegal

4. State-authorized marijuana activ-ities being used as a cover for trafficking other illegal drugs or engaging in other illegal activi-ties

5. The use of firearms or violence in the cultivation and distribution of marijuana

6. The exacerbation of other adverse public health conse-quences associated with marijua-na use such as driving under the influence

7. Growing marijuana on public lands and the attendant public safety and environmental dan-gers posed by marijuana produc-tion on public lands

8. Marijuana possession or use on federal property

Civil ForfeitureIf federal law enforcement steps in

to shut down the dispensary, it may also seek to take the premise through civil forfeiture laws. Under federal and state civil forfeiture law, the gov-ernment has the authority to seize property used to commit a crime, even if the owner of the property is not charged with, or convicted of, a crime. As long as the property itself is linked to the criminal activity, it may be seized. Typically, the govern-ment first seizes the property and then builds its case as to whether the property should be forfeit. This can take months or years before the for-feiture is final, during which time the

building owner is deprived of any revenue from the property.

Consequently, while the threat of federal law enforcement is miti-gated when a dispensary is oper-ated in compliance with state law, the risk associated with federal law enforcement remains very real (and very high), especially considering that federal enforcement policy may change with a new administration.

State Law A building owner would be wise

to include terms in the lease that mandate the tenant to provide the owner with documentation of com-pliance with all state requirements. For example, the premises cannot be within 1000 feet of a school or another dispensary, it must be equipped with an alarm system and video monitor-ing, and the dispensary tenant must pass a criminal background check. In order to know if the dispensary tenant is in compliance, the building owner should be familiar with the state’s regulations governing dispen-saries. Regular property inspections will show tenants that they cannot deviate from their obligations to the law and the lease agreement.

Local Law Under Oregon law, any Oregon

city may pass a moratorium on dis-pensaries until May 2015. At least 70 cities across Oregon have passed

Understanding Oregon Medical Marijuana Dispensary Tenants

By Gabe Johansen, Apartment Broker

As the economy slowly im-proves and banks get back in the business of lending there

has been a steady increase of incom-ing phone calls being directed to my office and it’s not the institutional in-vestors who have composed the buy-ing majority of multifamily transac-tions throughout the recession who are calling. Rather, it is the smaller investors who have been sitting on the sidelines for a while who are once again interested in getting in the game. This is great news for many reasons, but it does pose one fairly large challenge… in today’s market finding that perfect apartment acqui-sition may prove to be more difficult than it sounds.

Do you remember the famous Wendy’s hamburger commercial from the 1980’s that, for what seemed like the whole decade, kept asking us where the beef was? Almost thirty years later the question on many of our industry’s minds is… where’s the inventory? A quick search on LoopNet, CoStar, MLS or any other property search engine will paint you a picture of a pretty sparse shelf. Most investors and apartment bro-kers are currently abuzz about how few apartment projects are listed for sale. Where there was once several pages of listings in many of the ma-jor markets in Oregon, now you will find one page or two at most in some cases.

Contrary to the supply, demand for multifamily real estate is very high. Cap rates continue to compress and several Oregon markets are see-ing multifamily properties reaching pre-crash level rates. Most apart-ment projects have already recap-tured a large percentage of the value

Where’s the Inventory?

Continued on page 7Continued on page 2

2 Rental Housing March Valley • July 2014

RENTAL HOUSING JOURNAL VALLEY

If first impressions are formed by a new resident within 10-12 sec-onds of meeting those on your

leasing teams, what impressions do the walls in your office make? Can your walls sell? Can your walls motivate and inspire you and your leasing teams? You bet they can! This article will show you three easy steps to make sure your walls are selling—365 days a year.

Inspiring your residents: First, recognize that every time a resident comes into the leasing office of the properties you manage, your leas-ing teams have a golden opportu-nity to sell and re-sell the wonderful lifestyle your apartment communi-ties provide. Next, have your leas-ing teams determine how much wall space is available in their leasing of-fices and ask them to draft a plan for the types of information they want each resident to see. Here are some strategic items your leasing teams can place on their walls: pictures of their residents having fun at a recent property activity, letters of apprecia-tion from current residents, a mission statement from your company, your service guarantee or promise, a cur-rent resident newsletter, a reminder about resident referrals, dates for an upcoming resident party or event,

sample floorplans, special awards or training certifications, your Face-book page, and a photo of your leas-ing and maintenance team. Lastly, have your leasing teams profession-ally frame each of the items they will be displaying on the walls of their leasing offices, as the quality of the framing will make a subconscious quality impression on your residents and future residents.

Tip From The Coach: Now that your leasing offices are ready to sell to your current residents, can your leasing teams use this sales tool for future residents as well? You bet! At the start of each property tour, have your leasing teams begin by showing each future resident the fun items displayed on their walls…especially the pictures of current residents hav-ing great fun. When the walls in your leasing offices sell, your leasing experts will have higher closing ra-tios and more team success!

Motivating your team: Once your leasing teams have finished setting up the selling walls in their leas-ing offices, it’s time to prepare the walls that will motivate them. Ask your leasing teams to locate a wall or two in their leasing offices that is not usually seen by either current residents or future residents. Next,

discuss with your leasing teams the key numbers, corporate information or trends they would like to see on a regular basis. Here are some ideas that might be helpful to display: weekly/monthly leasing goals, bud-get performance on a monthly and year-to-date basis, maintenance re-quests, a follow-up system for track-ing hot prospective residents, bonus programs, a calendar to plan future resident events or activities, a place to share or post new ideas, company awards and collection reports. Last-ly, ask your leasing teams to find a creative way to display this wonder-ful information so they will have a pride of ownership attached to this special area.

Tip From The Coach: Many of our property management clients ask their resident managers to hold a weekly meeting in the area where this information on their walls can be easily referenced. Consistently refer-encing this information on a weekly basis will show your leasing teams that the information displayed is crit-ical to the success and profitability of their apartment community.

Encouraging yourself: As the ex-ecutive or owner of your property management company, your walls must also sell. Certainly, many of

the ideas mentioned above, would be valuable to have on your walls. Some specialized measurements to place on your walls might include: occupancy trends, employee turn-over, ROI performance, quarterly graphs recapping this quarter…com-pared to the same quarter last year, team rankings and industry statistics that will impact your properties.

Tip From The Coach: Remem-ber, whatever you place on the walls in your executive office will send a strong message to your company about the key areas of your business. So choose each item carefully, as ev-ery person who comes into your of-fice will survey your walls and ask you questions about what they see or read. In addition, you might con-sider giving new employees a tour of your office walls on their first day with your property management company. This will allow them an opportunity to see and read first-hand, exactly what is most important to you and those on your executive teams

Want to hear more about this im-portant topic or ask some additional questions about how to create walls that sell? Send an E-mail to [email protected] and The Coach will

Can Your Rental Center Walls…Sell? by Ernest F. Oriente, The Coach

that was lost during the Great Reces-sion. So if demand is high, cap rates are low and values are approaching pre-crash levels… why don’t more apartment owners want to sell?

The apartment market is currently the undisputed champ of the invest-ment world. Vacancy is very low in most Oregon markets and rents are on the rise creating a healthy return for landlords. Another factor to con-sider is lending. Last year the Com-mercial MBS market doubled and apartment lending interest rates have remained very close to their historic lows. Many apartment owners have opted to refinance their properties to take advantage of these low rates and further increase their cash flows.

This leaves many multifamily property owners asking this ques-tion… “If I already own the best investment available to me in the marketplace today, what would I replace it with if I sold?” Many in-vestors would love to increase their unit count or move their investment dollars to a different area for various reasons. As landlords contemplate selling they also understand that

unless they are able to identify an ex-change property and complete a suc-cessful 1031 tax-deferred exchange, Uncle Sam is going to expect a size-able check come tax time.

With inventory being as low as it is, a lot of investors have decided it is safer to hold on to what they have rather than risk footing a large tax bill. Chasing a bigger or better op-portunity just isn’t worth the risk for some and without a larger selection of available inventory it is just too hard for them to get a good comfort level around selecting a potential ex-change property.

There are however, owners out there who are interested in cashing out and moving away from the mul-tifamily market entirely or becoming the bank by offering seller financ-ing. These are the individuals who will ultimately begin filling up the shelves again and taking advantage of a seller’s market. If that happens to be you, grab a hamburger and call your apartment broker today.

SMI Commercial Real Estate, LLC


VALLEY

Inventory ...continued from front page

Continued on page 5

Rental Housing Journal Valley • July 2014 3


Dear Maintenance Men:

Mildew is driving me crazy. We have a

property with interior bathrooms and they are constantly devel-oping mildew on the walls and ceiling. We have cleaned, painted and cleaned out the duct work for the vent fan and the problem does not go away. How can I solve this problem?

William

Dear William:A number of things may be at work

here. Unit overcrowding is gener-ally the main reason for moisture & mildew build-up in an apartment unit. Because of the overcrowding, the residents, take more showers and baths, throughout the day and eve-ning. Often to hide the excess people in the unit, the resident will keep all the window covers closed and the widows shut, effectively keeping the moisture from escaping. Add a win-dowless bathroom into the mix and the problem is compounded.

Mechanically, we suggest you in-spect the vent fans in the bathrooms. Make sure they are not clogged with lint or dust. If the fan is operating properly, check the CFM or Cubic Feet per minute of air movement. The minimum number should be 50 CFM. If the bathroom is getting more than the average amount of use, you may want to replace the ex-isting fan with one that has a higher CFM rating. We recommend using at least a 120-CFM fan. Equally impor-tant, many bathrooms have two wall switches; one for the light and the other for the fan. If this is the case, we recommend combining the two switches into one. That way when the resident switches on the light the fan will come on automatically. We find most residents will not turn on the fan if it has its own switch. Last-ly of course, is to get the resident to open a few windows and let some fresh air in.

Dear Maintenance Men:Over the years, the sidewalks around

our building have accumulated a fair amount of chewing gum residue. We are looking for a good method to remove the gum and the gum deposit. Once clean, is there any surface treatment to prevent gum from sticking?

Ryan

Dear Ryan:There are a number of ways to re-

move gum from a brick or concrete sidewalks. Spray the gum with an aerosol freezing agent or place dry ice on the gum for a few minutes. The gum will become very brittle and should be easier to pry off the surface with a putty knife or scraper. It may take a few tries to remove all the gum. If there is any gum remain-ing, spray WD-40 or vinegar and let it soak to dissolve the remaining gum. Use a scraper or stiff brush to remove the rest of the gum. Af-ter all the gum is removed, use a power sprayer to deep clean and re-move any gum residue. If you still have discoloration on the concrete, use muriatic acid & water mixture to bleach the concrete. To keep the gum from sticking to the concrete or brick sidewalks in the first place; use a waterproofing sealer on the side-walk to reduce the likelihood of the gum sticking to the surface.

Dear Maintenance Men:I keep hearing about PEX tubing as

an alternative to copper tubing when it comes to re-piping my rental units. What is the difference between PEX and copper tubing and why use one over the other? What are the pros and cons?

Aldridge

Dear Aldridge:First let’s define what PEX tub-

ing is. PEX is a cross-linked poly-ethylene pipe. (It looks and feels like plastic pipe.) The PEX pipe is resis-tant to extreme temperatures, stress, pressure and chemicals attacks such as acids & alkalies. This makes PEX pipe suitable for both hot and cold water systems and can be used in below freezing condition and is suit-able up to 200 degrees Fahrenheit.

The pipe is extremely flexible and easy to install.

Pros and cons of using PEX: Pros:1: Versatile and user friendly, can be

bent around corners & snaked through walls.

2: Minimum of connections need-ed to complete a pipe run. (Less chance of a leak)

3: Cold weather burst resistant. 4: PEX pipe is less expensive than

copper pipeCons:1: Cannot be used outside or in sun-

light. 2: Not recycle friendly3: Installation tools can be expensive.4: Not handyman friendly

Pros and cons of using copper pipe:Pro:1: Long lasting, easy to use and in-

stall2: Resists corrosion3: Environmentally friendly, i.e.: re-

cyclable.4: Safe for exterior use. Cons:1: Expensive to buy.2: Can burst in extreme cold weather

if not properly winterized. 3: More connections and elbows

needed to complete a pipe run.

Before making any decisions about using PEX piping, check with your local building department to ensure it is allowed in your area. However, if it were our building, we would use copper pipe. Copper is straight forward to install, no special tools are needed and any competent handyperson can fix a leak with sim-ple tools and a torch.

Please send us your Maintenance Questions!!!

To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@

BuffaloMaintenance.com Please “Like” us on Facebook.com/Buffalo-

Maintenance 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.BuffaloMainte-

nance.com & www.ContactJLE.com www.Facebook.com/Buf-

faloMaintenance


VALLEY

By Jerry L'Ecuyer & Frank AlvarezDear Maintenance Men:

1/8 Page4 7/8” x 3 5/8” bwOn-Site4

ON-SITE-NW SEATTLEVALLEY, METRO, ARIZONA APT. NEWSSalsbury IndustriesFeb, Apr, Jun, Aug, Oct, Dec

1010 East 62nd Street, Los Angeles, CA 90001-1598Phone: 1-800-624-5269 • Fax: 1-800-624-5299



By Pam McKenna

“I just do mainte-nance.” How many times have heard this statement out at a

property? The phrase seems to imply that this role is insignificant or less important than others. Through our resident surveys, I’ve seen consistent feedback on personnel demonstrat-ing the importance the maintenance team plays. Through reviewing fi-nancial reports I’ve seen operations literally turn around as a result of an organized, diligent, hardworking maintenance team member. Clearly this is a pivotal role in property man-agement. So what have you done to invest in this critical piece of your operations? Through strategic train-ing, development and oversight, you will experience a higher level of per-formance and improved operations.

The best place to start is with your onsite manager. If your manager and your maintenance team do not speak

the same language it can often cause frustration and create unnecessary work for the team. Get your manag-er signed up for a maintenance class in order to understand the basics of the maintenance function. One of the best experiences I have had in my career was spending the day working alongside the maintenance team. It allowed me to understand the demands of the day for the main-tenance crew and highlighted ways that the office team could improve on communication. Let’s just say I had a lot more respect for what they do af-ter walking a day in their shoes. The more knowledge the management team has of this critical function the more effective their management will be over the maintenance role.

Budget knowledge is the num-ber one weakness. We don’t want to give our maintenance managers the budget, but when they are over budget they are the first to get rep-rimanded for spending too much. If you prepare your team with budget

knowledge they will understand the goals for the year ahead and can find ways to not only meet budget but often come up with creative ways to reduce expenses resulting in savings.

Time management for the main-tenance team includes efficiency in ordering. On-line ordering will cut down on hours spent thumbing through a catalog. Create a saved fa-vorites list that only requires you to enter the quantity of items and with a few clicks the order is submitted. Planning ahead will make it easier to cut down on driving to the local hardware store for those last minute items needed to wrap up a turn. It is more effective to order supplies once a week through organized schedul-ing rather than putting in an order every other day.

Communication between the maintenance team and the manage-ment team is critical. It begins with holding regular team meetings to ensure the team is on the same page. Was a move-in bumped up to an

earlier date? Did someone cancel their notice and they are not moving out? Did a resident complain about a work order not getting handled correctly? Team meetings can be an excellent way to coordinate and ef-ficiently work through changes and challenges. How often do the manag-er and maintenance walk the prop-erty together? This should be done weekly so that both sets of eyes are on the community and expectations are reviewed and discussed during that walk. The team should set goals for each week, month and year and track them in order to appreciate their progress. Establish standards regarding the use of radios to ensure all communications are professional and appropriate. Train the manage-ment team on how to better com-municate when preparing a mainte-nance request. There are questions that when asked can clarify the specifics of the request. An example might be clarifying a specific room

16083 SW Upper Boones Ferry Road, Suite 105, Tigard, OR 97224 503-213-1281, 503-213-1288 Fax www.multifamilynw.orgPam McKenna

Multifamily NW President

Golf spots are available for $100 each and sponsorships start at $125!

Sign up today by visiting multifamilynw.org, calling

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July 8, 2014 9:00 AM - 11:00 AM SOLD OUT Fair Housing for Maintenance (Portland, OR)

July 10, 2014 1:00 AM - 1:00 AM PDX Charity Golf Tournament (Portland, OR)

July 11, 2014 12:00 PM - 1:00 PM It's the Law Lunch Time Series: Dealing With Non-Tenants - Unauthorized Occupants, Trespassers & Ejectments (Portland, OR)

July 15, 2014 7:00 AM - 4:00 PM SOLD OUT EPA Lead-Based Paint Renovation Certification (Portland, OR)

July 16, 2014 9:00 AM - 11:00 AM NALP: Rental Policies and Procedures (Portland, OR)

July 22, 2014 9:00 AM - 1:00 PM New Hire Training (Portland, OR)

July 24, 2014 8:00 AM - 5:00 PM CAMT: Appliance Repair Part I (Portland, OR)

July 31, 2014 8:00 AM - 5:00 PM CAMT: Appliance Repair Part II (Portland, OR)

August 5, 2014 1:00 PM - 5:00 PM OR Landlord/Tenant Law Part 1 (Portland, OR)

August 6, 2014 9:00 AM - 12:00 PM NALP: Leasing and the Internet (Portland, OR)

August 7, 2014 1:00 PM - 4:00 PM Washington State Forms & Notices (Vancouver, WA)

August 8, 2014 8:00 AM - 12:00 PM Mold Awareness & Remediation (Portland, OR)

August 8, 2014 12:00 PM - 1:00 PM It's the Law Lunch Time Series: Crazy But True: Stories From a Full Moon (Portland, OR)

August 12, 2014 1:00 PM - 4:00 PM Washington State Landlord/Tenant Law (Vancouver, WA)

August 15, 2014 9:00 AM - 1:00 PM New Hire Training (Portland, OR)

August 19, 2014 1:00 PM - 5:00 PM OR Landlord/Tenant Law Part 2 (Portland, OR)

Multifamily NW

Events Calendar

Check out this new form offering from Multifamily NW! The Notifi-cation of Balance Due offers an easy and standard way to serve written notice of any balance a tenant may owe. Deposit still owing? Never got last month’s Pet Rent? There are other more serious termination forms that can communicate the same balance due, however this form allows a friendlier way of explaining the balance due while still building a paper tail of enforcement.

Notification of Balance Due M042 OR-WA

“I Just Do Maintenance”

Continued on page 7



48-HOUR NOTICE OF ENTRYTENANT(S): ____________________________________________________ DATE:________ADDRESS: ____________________________________________________ UNIT: _________CITY: _________________________________________ STATE: __________ ZIP: _________48-HOUR NOTICE OF ENTRYPursuant to RCW 59.18.150, this is your 48 hour notice that your landlord or their agents will be

entering the dwelling unit and premises located at (Address)______________________________________________________________________________on between the hours of and . (Date) (Time) (Time)The entry will occur for the following purpose:______________________________________________________________________________

______________________________________________________________________________ Landlord Phone

Method of Service: Personal Service: Post and Mail: ** Add one additional day for compliance if served by post and mail.

WA-RTG-40 Washington

©2009 NO PORTION of this form may be reproduced without written permission.

CHECK-IN/CHECK-OUT CONDITION REPORTTENANT(S): __________________________________________________________________ADDRESS: ________________________________________________UNIT: ______________CITY: ___________________________________ STATE: ________ ZIP: _________________Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor IN Out In Out In OutLIVING AREAS KITCHEN BEDROOM 3Walls Walls Walls

Windows Stove/Racks WindowsBlinds/Drapes Refrigerator Blinds/DrapesRods Ice Trays RodsFloor Shelves/Drawer FloorCarpet/Vinyl/Wood Disposal Light FixturesLight Fixtures Dishwasher Doors/WoodworkDoors/Woodwork Counter Tops LocksLocks Cabinets CeilingsCeilings Sink Electric OutletsElectrical Outlets FloorGarbage Cans WindowsTV Antenna/Cable Blinds/Drapes BATH ROOMFireplace

Towel BarsCleanlinessSink & Vanity

ToiletBEDROOM 1 BEDROOM 2 Tub/ShowerWalls Walls Fan (Exhaust)Windows Windows FloorBlinds/Drapes Blinds/Drapes Electric OutletsRods Rods Light FixturesFloor FloorLight Fixtures Light Fixtures Essential ServicesEssential ServicesDoors/Woodwork Doors/Woodwork PlumbingLocks Locks HeatingCeilings Ceilings ElectricityElectrical Outlets Electric Outlets Hot Water

Smoke Detectors

OR-RTG-20 Oregon

PET AGREEMENTTENANT INFORMATION

TENANT(S): ____________________________________________________ DATE:________ADDRESS: ____________________________________________________ UNIT: _________CITY: _________________________________________ STATE: __________ ZIP: _________

DESCRIPTION OF PET(S)

1) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Vaccinations: Yes____ No____ License Number: ______________



Additional Security Deposit Required:$

AGREEMENTTenant(s) certify that the above pet(s) are the only pet(s) on the premises. Tenant(s) understands that the additional pet(s) are not permitted unless the landlord gives tenant(s) written permission. Tenant(s) agree to keep the above-listed pets in the premises subject to the following terms and conditions:

1) The pet(s) shall be on a leash or otherwise under tenant’s control when it is outside the tenant’s dwelling unit. 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly. 3) Tenant(s) are responsible for the conduct of their pet(s) at all times. 4) Tenant(s) are liable for all damages caused by their pet(s). 5) Tenant(s) shall pay the additional security deposit listed above and/or their rental agreement as a condition to keeping the pet(s) listed above. 6) Tenant(s) shall not allow their pets to cause any sort of disturbance or injury to the other tenants, guests, landlord or any other persons lawfully on the premises. 7) Tenant(s) shall immediately report to landlord any type of damage or injury caused by their pet. 8) This agreement is incorporated into and shall become part of the rental agreement exe -cuted between the parties. Failure by tenant to comply with any part of this agreement shall constitute a material breach of the rental agreement.

_____________________________ ______________________________Landlord Tenant ______________________________ Tenant

nogerO 42-GTR-RO


CHECK-IN/CHECK-OUT CONDITION REPORTTENANT(S): __________________________________________________________________ADDRESS: ________________________________________________UNIT: ______________CITY: ___________________________________ STATE: ________ ZIP: _________________Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor

Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor







Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor IN Out In Out In OutLIVING AREAS

KITCHENBEDROOM 3

WallsWalls

WallsWindowsStove/Racks

WindowsBlinds/Drapes

RefrigeratorBlinds/Drapes

RodsIce Trays

RodsFloorShelves/Drawer

FloorCarpet/Vinyl/WoodDisposal

Light FixturesLight Fixtures

DishwasherDoors/Woodwork

Doors/WoodworkCounter Tops

LocksLocksCabinets

CeilingsCeilings

SinkElectric Outlets

Electrical OutletsFloor

Smoke DetectorsGarbage Cans

WindowsTV Antenna/CableBlinds/Drapes

BATH ROOMFireplace

Towel BarsCleanliness

Sink & Vanity

ToiletBEDROOM 1BEDROOM 2

Tub/ShowerWalls

WallsWindows


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48-HOUR NOTICE OF ENTRYTENANT(S): ____________________________________________________ DATE:________ADDRESS: ____________________________________________________ UNIT: _________CITY: _________________________________________ STATE: __________ ZIP: _________48-HOUR NOTICE OF ENTRYPursuant to RCW 59.18.150, this is your 48 hour notice that your landlord or their agents will be

entering the dwelling unit and premises located at (Address)______________________________________________________________________________on between the hours of and . (Date) (Time) (Time)The entry will occur for the following purpose:______________________________________________________________________________

______________________________________________________________________________ Landlord Phone

Method of Service: Personal Service: Post and Mail: ** Add one additional day for compliance if served by post and mail.



CHECK-IN/CHECK-OUT CONDITION REPORTTENANT(S): __________________________________________________________________ADDRESS: ________________________________________________UNIT: ______________CITY: ___________________________________ STATE: ________ ZIP: _________________Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor IN Out In Out In OutLIVING AREAS KITCHEN BEDROOM 3Walls Walls Walls

Windows Stove/Racks WindowsBlinds/Drapes Refrigerator Blinds/DrapesRods Ice Trays RodsFloor Shelves/Drawer FloorCarpet/Vinyl/Wood Disposal Light FixturesLight Fixtures Dishwasher Doors/WoodworkDoors/Woodwork Counter Tops LocksLocks Cabinets CeilingsCeilings Sink Electric OutletsElectrical Outlets FloorGarbage Cans WindowsTV Antenna/Cable Blinds/Drapes BATH ROOMFireplace

Towel BarsCleanlinessSink & Vanity

ToiletBEDROOM 1 BEDROOM 2 Tub/ShowerWalls Walls Fan (Exhaust)Windows Windows FloorBlinds/Drapes Blinds/Drapes Electric OutletsRods Rods Light FixturesFloor FloorLight Fixtures Light Fixtures Essential ServicesEssential ServicesDoors/Woodwork Doors/Woodwork PlumbingLocks Locks HeatingCeilings Ceilings ElectricityElectrical Outlets Electric Outlets Hot Water

Smoke Detectors

OR-RTG-20 Oregon

PET AGREEMENTTENANT INFORMATION

TENANT(S): ____________________________________________________ DATE:________ADDRESS: ____________________________________________________ UNIT: _________CITY: _________________________________________ STATE: __________ ZIP: _________

DESCRIPTION OF PET(S)




Additional Security Deposit Required:$

AGREEMENTTenant(s) certify that the above pet(s) are the only pet(s) on the premises. Tenant(s) understands that the additional pet(s) are not permitted unless the landlord gives tenant(s) written permission. Tenant(s) agree to keep the above-listed pets in the premises subject to the following terms and conditions:

1) The pet(s) shall be on a leash or otherwise under tenant’s control when it is outside the tenant’s dwelling unit. 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly. 3) Tenant(s) are responsible for the conduct of their pet(s) at all times. 4) Tenant(s) are liable for all damages caused by their pet(s). 5) Tenant(s) shall pay the additional security deposit listed above and/or their rental agreement as a condition to keeping the pet(s) listed above. 6) Tenant(s) shall not allow their pets to cause any sort of disturbance or injury to the other tenants, guests, landlord or any other persons lawfully on the premises. 7) Tenant(s) shall immediately report to landlord any type of damage or injury caused by their pet. 8) This agreement is incorporated into and shall become part of the rental agreement exe -cuted between the parties. Failure by tenant to comply with any part of this agreement shall constitute a material breach of the rental agreement.

_____________________________ ______________________________Landlord Tenant ______________________________ Tenant

nogerO 42-GTR-RO


CHECK-IN/CHECK-OUT CONDITION REPORTTENANT(S): __________________________________________________________________ADDRESS: ________________________________________________UNIT: ______________CITY: ___________________________________ STATE: ________ ZIP: _________________Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor








Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor IN Out In Out In OutLIVING AREAS

KITCHENBEDROOM 3

WallsWalls

WallsWindowsStove/Racks

WindowsBlinds/Drapes

RefrigeratorBlinds/Drapes

RodsIce Trays

RodsFloorShelves/Drawer

FloorCarpet/Vinyl/WoodDisposal

Light FixturesLight Fixtures

DishwasherDoors/Woodwork

Doors/WoodworkCounter Tops

LocksLocksCabinets

CeilingsCeilings

SinkElectric Outlets

Electrical OutletsFloor

Smoke DetectorsGarbage Cans

WindowsTV Antenna/CableBlinds/Drapes

BATH ROOMFireplace

Towel BarsCleanliness

Sink & Vanity

ToiletBEDROOM 1BEDROOM 2

Tub/ShowerWalls

WallsWindows


5 REASONS TO USE RENTEGRATIONColor Standards for National Tenant Network Logo

• Logos are provided on the CD in all three forms: all black, reversed to white, or in PMS 280 Blue/PMS 7543 Gray spot or 4/color applications. Please see below for speci�c use examples.

• No other colors are acceptable for use for the logo.

• No altering of the logo is allowed. If you have a special circumstance that requires something not provided on the CD, please call NTN NA TIO NAL HEADQUAR TERS 1.800.228.0989 for assistance.

• Logos should not be put over a busy background.

BLACK WHITE (with 40% gray circle)

PMS 280/PMS 7543 over colorBlue PMS 280/Gray PMS 7543

1. Access - Rentegration.com is a web based,

access to forms generation, archives, prop-erty management database, basic account-ing, vendor ordering and other services.

2. Rental and Lease Forms - Unlimited use

forms. All Rentegration.com forms are cre-ated by attorneys and/or local rental hous-ing associations.

- Owners and managers can track income and expense for each unit, property and company. Per-fect for mid and small size property manag-ers and independent rental owners, who neither have the need or budget for larger, more expensive software.

4. Management Database - Rentegration.com is an easy to use, database driven soft-

from the database. The modules are all in-tegrated and work together. For example, a customer can use the rent-roll function to identify all delinquencies, apply fees, and create eviction forms with a few simple clicks of the mouse.

5. Value - Large property management companies that use Rentegration.com for only forms generation will save time and money over other methods. Mid and small size property managers and independent rental owners can manage their entire busi-ness at a fraction of the cost of other soft-ware and forms.

www.Rentegration.com

Exclusive Industry Partner of:

ARIZONA, ALASKA, CALIFORNIA, COLORADO, DELAWARE, FLORIDA, GEORGIA, ILLINOIS, INDIANA, KANSAS, KENTUCKY, MASSACHUSETTS, NEVADA, NEW JERSEY, NEW YORK, NORTH CAROLINA, OHIO, OREGON, PENNSYLVANIA, TEXAS, UTAH, WASHINGTON, WASHINGTON D.C., WEST VIRGINIA & MORE.

[email protected] 7346-339-305

Current Interest RatesMultifamily Mobile Home Parks Fixed rates start @ low 3%Office Retail/Industrial/MOD Fixed rates start @ mid 3%

ATTENTION COMMERCIAL PROPERTY OWNERSNeed Financing for an Investment Property?

Al Williams, American Commercial [email protected]

800.265.3860

“I listened to Al Williams.”

WARNING! Working directly with Chase Bank, Umpqua Bank, Union Bank, Opus Bank, America West, Fannie Mae, Freddie Mac, etc. can be Dangerous To Your Financial Health!You Should Be Asking Yourself These Questions: Do You Really Think Any Commercial Lender Is Working In Your Best Interests? NO ONE within those institutions is working for you. Staff employed by these lenders are making decisions based on what is in the best interests of the lender – NOT YOU!Doesn’t It Cost More to Use a Mortgage Broker? NO – in almost ALL cases I save investors thousands of dollars and weeks of frustration.

What Lending Sources Do You Use? I have access to dozens of commercial lenders with dozens of different and innovative loan products. You have choices – and are not STUCK with just one lender and whatever they have for a loan program. How Do I Reach You? I will come to you! Doubtful you will get any other banker to come right to your home or office and sit down with you to discuss financing in detail. Free Framed Print When We Meet! If you are going to need a new commercial loan anytime in the next 12-24 months, you should seriously consider moving NOW. If you are ready to start the financing process, just email me or give me a call. When we meet, I will bring as a gift a beautifully framed print of the cartoon below with your name on it – a keepsake for your home or office.

E-mail you a free PowerHour invita-tion.

Author’s note: Ernest F. Oriente, a business coach/trainer since 1995

[32,170 hours], serving property man-agement industry professional since

1988--the author of SmartMatch Alli-ances™, the founder of PowerHour® [ www.powerhour.com ], the founder of

PowerHour SEO [ www.powerhourseo.com ], the live weekly PowerHour

Leadership Academy [ www.powerhour-leadershipacademy.com/pm ] and Power

Insurance & Risk Management Group [ www.pirmg.com ], has a passion for

coaching his clients on executive leader-ship, hiring and motivating property management SuperStars, traditional and Internet SEO/SEM marketing,

competitive sales strategies, and high leverage alliances for property man-

agement teams and their leaders. He provides private and group coaching for property management companies around North America, executive re-

cruiting, investment banking, national utility bill auditing, national real estate

and apartment building insurance, SEO/SEM web strategies, national

WiFi solutions [ www.powerhour.com/propertymanagement/nationalwifi.html

], powerful tools for hiring property management SuperStars and build-

ing dynamic teams, employee policy manuals [ www.powerhour.com/prop-

ertymanagement/employeepolicymanu-als.html ] and social media strategic

solutions [ http://www.powerhour.com/propertymanagement/socialmedialeader-ship.html ]. Ernest worked for Motorola,

Primedia and is certified in the Xerox sales methodologies. Recent interviews

and articles have appeared more than 8000+ times in business and trade pub-

lications and in a wide variety of lead-ing magazines and newspapers, includ-

ing Smart Money, Inc., Business 2.0, The New York Times, Fast Company,

The LA Times, Fortune, Business Week, Self Employed America and The Fi-

nancial Times. Since 1995, Ernest has written 225+ articles for the property

management industry and created 400+ property management forms, business and marketing checklists, sales letters

and presentation tools. To subscribe to his free property management newslet-ter go to: www.powerhour.com. Pow-erHour® is based in Olympic-town…Park City, Utah, at 435-615-8486, by

E-mail [email protected] or visit their website: www.powerhour.com


VALLEY

The Coach ...continued from page 2



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There is an old saying when it comes to selling/renting real estate that the three most im-

portant factors are: location, loca-tion, location. Yet, what if you are working at an apartment community that does not have these three things going for it? Maybe your commu-nity is “off the beaten path” and no one can find you, or your building is located in a neighborhood that is not considered desirable because it needs a facelift. Perhaps you are near certain types of businesses that may discourage people who are driving by from driving in. The issue of “lo-

cation,” is obviously a concern based on the following question:

Q: I work at an older building that is tucked away in a secluded spot. It once had a great reputation, but over several years, the local neigh-borhood has taken on a “run down” appearance and many of the area businesses are not caring for their properties the way they once did. It’s getting harder and harder to attract new renters, not to mention trying to hang onto existing residents who are now concerned with security and safety issues. If I could pick up and

move this building I would do it! Do you have any suggestions?

A: I want to commend you for your loyalty to your building and residents. It’s obvious that you care a great deal about the people and the place where you work, as well as your local community. Challenges with “location” are especially diffi-cult as they sometimes fall into the realm of things that we consider to be “beyond our control.” We feel powerless and frustrated. On the other hand, difficult challenges pres-ent unique and exciting opportuni-ties to become creative and also get other people involved in the prob-lem-solving process. Thomas Edi-son said, “Opportunity is missed by most people because it is dressed in overalls and looks like work!”

Well. . . solving challenges relat-ed to “location” is work; it’s HARD work! It requires spending time ana-lyzing ALL of the problems, not just the ones that are blamed on location. Let’s face

it: Over a period of time, it be-comes easier and easier to make “excuses” and “blame” what is per-ceived as a “bad location” on EVERY problem that arises. (i.e. “No one can find us because we are in a bad loca-tion!” - How colorful and well placed are your signs? How skilled are you at giving specific, detailed direc-tions; even if it means using a local pub as a landmark? “No one will use our laundry facility because it is per-ceived as being ‘unsafe’ because we are in a bad neighborhood.” - Is your laundry room bright, cheerful and welcoming? Is the interior, as well as the exterior building and surround-ing area, well lit? Can residents be introduced to each other and encour-aged to use the “buddy system?”)

With regards to your neighbor-hood situation, perhaps your com-

munity could become a member of your local Chamber of Commerce and network with other area busi-nesses who care about the condition of your section of the city. Maybe your staff and residents could get involved civically and attend local town meetings to make your voices heard about what’s happening in your neighborhood. What about forming a block watch at your com-munity?

The problems you face won’t go away overnight. They took years to develop and will take time to correct. MUCH patience will be required to bring about any lasting change. Of course many people prefer to stay with problems they understand rather than look for solutions they’re uncomfortable with. (It’s easier to complain than change!) However, if you always do what you’ve always done, you’ll always get what you’ve always got. You may not be able to change the location of your building, but you CAN change the direction of your thinking. - After all,

it’s a lot easier to “pick up and move” people, rather than buildings!

If you have a question or concern that you would like to see addressed next month, please ASK THE SE-CRET SHOPPER by making contact via e-mail. Your questions, com-ments and suggestions are ALWAYS welcome!

ASK THE SECRET SHOPPER

Provided by: SHOPTALK SERVICE EVALUATIONS

Phone: 425-424-8870E-mail: [email protected]

Web: www.shoptalkservice.com

Copyright – Shoptalk Service Evalu-ations


VALLEY

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and wall an outlet is not working instead of just saying “outlet in bed-room not working.”

Resident satisfaction is often tied to the relationship with mainte-nance. This team is interacting with the residents on a more consistent basis making customer service and fair housing training a critical piece for improved resident satisfaction. The maintenance team should know how to sell the value of the com-munity when interacting with the residents and do their part to market the service they provide. Make sure they are completing follow up calls to verify the residents are satisfied after every work order. What about leaving behind a thank you note and a treat? This can add that addition-al marketing and customer service “wow” factor to your maintenance team.

Setting up a team with the proper personal protection equipment, cur-rent MSDS sheets, and regular train-ing on safety practices can reduce liability at the property. Routine site inspections are encouraged to stay out in front of any areas that may be-come liabilities and are being over-looked.

Set standards for the team on ap-pearance and hygiene. Personally, I am more comfortable allowing a maintenance person into my home that is in a clean uniform with a proper name badge. Smoking should

only be allowed in designated areas and steps should be taken to remove the smoke smell that lingers on an employee.

How else can you improve effi-ciency with the maintenance team? Be clear on when it is a good time to include two workers to complete a task. Train the team to plan ahead to bring all the right tools and supplies to a job to avoid those needless trips back and forth to the maintenance shop. Managers should be aware of what a reasonable amount of time is required to complete typical tasks so they can help monitor efficiency. The maintenance team needs to know when it is appropriate to call in a vendor because an issue is larger than what they can handle.

Keeping the shop organized will help improve efficiency as well. A shop should have minimal inven-tory with a system that is organized making it easy to quickly locate the parts needed. Dispose of old random parts that will never be utilized. Cre-ate smart work spaces that allow for easier repairs, such as a large table to cut screens. Get rid of old couch-es and TVs and create appropriate lunch stations for the team to take breaks.

Compile a standard specs list for your community making it easier to order supplies and creates a more consistent apartment turn for resi-dents. It is easier to find the parts

you need when the specs are the same throughout the property.

Create a record documenting the property systems, dates replace-ments occurred, annual inspection dates and routine maintenance cal-endars. Plan the year ahead by cre-ating a capital planning board in the shop. Map out the plan for the year ahead and what items are budgeted or planned for in each month.

Set the tone that a great attitude goes a long way. Coming to the property with a “can do, get it done” outlook will make a huge difference in performance. Ask for their com-mitment to excellence and to bring 100%. Invest in your maintenance team through training. Maintain consistent oversight – “inspect what you expect”. Follow up with recog-nition, rewards and appreciation. Validate how valuable they are to the operations of your communities and definitely don’t accept the statement “I just do maintenance.”


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Dispensary...continued from front page

I Just Do ...continued from page 4

moratoria or other regulations ef-fectively prohibiting dispensaries altogether. These cities include Hill-sboro, Beaverton, Tigard, Tualatin, Milwaukie, Gladstone, Oregon City, and Wood Village. Thus, the building owner should know whether the lo-cal code even allows a dispensary at the premises.

The Practical ConsiderationsOnce through the legal morass,

the building owner must address the host of other considerations unique to dispensaries such as (a) tenant mix, (b) image issues, (c) insurance considerations, (d) compliance with other leases, and (e) compliance with financing restrictions.

For example, in a multi-tenant building the other tenants may not appreciate having a marijuana dis-pensary as a co-tenant. Besides the

please v is i t us at www.rentalhousingjournal .com

Continued on page 8



perceived image problem, marijuana gives off distinctive odors that other tenants sharing a common HVAC system may not appreciate inhaling.

Relatedly, having a dispensary as a tenant could lead to a decrease in lease renewals from other tenants in the building. Other tenants may per-ceive any loss of business as caused by the dispensary (whether true or not). To mitigate this, and other co-tenant risks, stand-alone facilities may be the best option for dispen-sary tenants.

Finally, dispensaries are relatively new and their operators may be inex-perienced in operating a dispensary.

This inexperience increases the likeli-hood that the dispensary will fail and the tenant will default on the lease.

ConclusionA building owner asked to lease to

a marijuana dispensary is faced with a host of complex legal and practical hurdles unique to marijuana dispen-sary tenants. While not insurmount-able, the building owner should take great care, and consult with experi-enced legal counsel, when consid-ering whether or not to enter into a lease with a marijuana dispensary.


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Dispensary...continued from page 7

Valley (Eugene, Corvallis, Salem) Rental Housing Journal July 2014

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Transcript of Valley (Eugene, Corvallis, Salem) Rental Housing Journal July 2014