What does a property manager do, exactly?

As of May 19, 2021, qualified renters experiencing financial hardship during the pandemic may apply for the Oregon Emergency Rental Assistance Program (OERAP). There are $204 million in funds to distribute to qualified renters through the program. OERAP will directly pay landlords for back rent from March 13, 2020 until present, and up to 3 months of future rent for qualifying households. This Rental Assistance Program serves renter households with incomes less than 80% of area median income meeting the following conditions: Individual(s) in the household has qualified for unemployment benefits or has experienced a reduction in household income, incurred significant costs, or has experienced other financial hardship due directly or indirectly to the coronavirus outbreak Individual(s) in the household can demonstrate a risk of experiencing homelessness or housing instability evidenced by a past due utility or rent notice Applications for OERAP funds must be initiated by RENTERS. Landlords CANNOT apply directly. How it works with your landlord: Once the documentation is received by the State, an email gets sent immediately to the tenant that rental assistance has been applied for. The tenant should immediately send this notification to their Property Manager/Landlord. Soon after, the Property Manager/Landlord will receive a secure link to confirm information like monthly rent charges, amount of past due rent, and future rent charges. The State will then confirm all the information provided by both the tenant and Property Manager/Landlord and a check will be sent directly to the Property Manager/Landlord. More information about the program is available at www.oregonrentalassistance.org . Visit this website and start your pre-screening to see if you are eligible for assistance. You MUST do the pre-screening before you can apply. Click here for FAQs about your Rental Agreement.

Rental properties are required to be registered with the City of Corvallis and are subject to an annual Rental Housing Fee. The annual fee is currently $16 per rental unit, and increases by $1 every odd-numbered year. Fees are used in part to: Help community members navigate basic rental information and questions. Educate on Fair Housing regulations and the Corvallis Livability Code, and to periodically conduct testing for potential violations of the Fair Housing Act. Collect data to better understand local rental housing trends for community planning and education efforts. At the last Corvallis City Council meeting on Monday, August 2, the Council made a motion to not raise the Rental Housing Fee until 2023 and expressed interest in reevaluating the fee. This code was originally written in 2002, and in 2009 it was amended to include a $1 fee increase every odd-numbered year. The Council agreed that since the Rental Housing Fee has not been extensively evaluated since 2009 it is time to bring it forward for formal review. It will then determine if there are small or large adjustments necessary to the program fee structure. We are excited to have an evaluation. We feel this program is a very valuable resource for our community and supports the work the city is doing with Housing and Neighborhood Services. At Duerksen and Associates, we look forward to being involved in this evaluation and will keep you posted! For more information about the City of Corvallis Rental Housing Code, click here . To stay educated as a Landlord/Owner, learn about our community-led group RPMG here .

After 40 years of experience as property managers, we have learned the most common questions about our Rental Agreement and the most common violations . We created this video (above) to review the agreement and what its terms mean to help you become a successful resident. Please watch this video before finalizing your tenancy. Here are important highlights contained in the video so you know what it covers: Who is approved to live in the home? Your Rental Agreement covers who is approved to live in the home, the address you are living at, and the household vehicle information. All of this should remain up to date with our office, and it’s your responsibility to notify us when any of these things change. When is rent considered late? Rent and other monthly charges are listed on the Rental Agreement and are due on the 1st of each month. There is a grace period until 5 pm on the 5th. After that, a late fee of $100 will apply. What does a fixed term lease mean? It means you are financially responsible for the entire term of the lease listed on your Rental Agreement. We do not offer a lease break fee . This means you are responsible for paying the FULL TERM regardless of if you move out early. When do you get back your security deposit? The security deposit remains with the house until the last original occupant moves out. Part of your security deposit is a refundable floor cleaning deposit. Once you move out, we will have the floors professionally cleaned. What is left after that will come back to you with the rest of your deposit. We will send out ONE check and it will be postmarked within 31 days of your move out. What happens when you give a 30-day notice? You can submit a written 30-day notice at any time. Please keep in mind that a 30-day notice applies to EVERYONE in your home. If you want to make a roommate change, that is a different process. Who sets up utilities? You will need to set up any utilities and provide us with the account number for each one you are responsible for paying PRIOR to picking up the keys to move in. You will receive instructions on which utilities you need to set up and how to contact providers with your Rental Agreement. What is covered with your renter’s insurance? Renter’s insurance covers damage caused to the property or home (restrictions apply). We are not liable for your personal belongings or any damage to them. If you would like to add additional coverage for fire, theft, or anything else, request that from the same agent you got your liability policy from. Do you need liability insurance? We require each resident of your household to have $100,000 of liability insurance. If you have roommates, you can all be on the same policy or separate policies, but every person must be listed with their own policy. What happens if you smoke in your rental? No smoking allowed in our rentals. This includes cigarettes, vaping, and marijuana in your home or on the premises. It is your responsibility to ensure that your guests adhere to his rule. If you have allowed smoking in your rental, the repairs needed or damage caused will be deducted from your security deposit . Can animals visit your home? If you live in a pet-friendly home, any animal must be pre-approved with the proper documentation, forms, and deposits paid. All animals must be approved BEFORE coming into your home. We do not allow any animals to visit your home that have not been pre-approved. Animals brought temporarily into your home will require you to sign an Animal Agreement. Who can stay at your home that is not on the lease? Your rental is ONLY to be used for the people listed on the Rental Agreement. We must approve any changes to the residents in the unit prior to them taking residence in the home. Subleasing is not allowed . Any visitor that stays 10 consecutive days or 20 days in a 12-month period must be pre-approved. What does keeping a clean premises mean? You will keep all areas of the premises clean, safe, sanitary, and free from the accumulation of debris , filth, rubbish, garbage, rodents, and vermin. This is not our responsibility. Please properly use your trash and recycling. No furniture designed to be indoors is allowed outdoors. Who is responsible for yard care? Some rentals include landscaping services, but we expect the yard to be mowed and looking nice at all times no matter who is responsible for the yard care. You are responsible for keeping any patio, walkway, or yard free of weeds, moss, and fallen debris. You will properly cultivate, care for, and adequately water the lawn and shrubbery. Are barbecues and fires allowed? There are no barbecues or fire pits allowed on our properties, including on balconies and porches. The fire department does NOT allow them to even be stored on balconies or porches. Can you make changes to your home’s facilities? You will not make any changes or additions to electrical, plumbing, sanitary, heating, and other facilities on the premises. You agree to not to destroy, damage, deface or remove any part of the premises or permit any person to do so. You assume all liability for damages other than ordinary wear and tear. What happens if you taper with carbon monoxide alarms? There is a $250 fine if your carbon monoxide alarms are tampered with or disabled. You are responsible for changing the batteries if needed. If you find them to not be working, inform us immediately via a maintenance request through your Tenant Portal. Can you hire your own contractor? Repairs or maintenance of damage caused by you will be subcontracted by us starting at $45 per hour. Do not hire your own contractor. If you hire someone outside of our network, we will still bill you for one of our approved contractors to inspect/redo the work. What if you lock yourself out? We recommend having a spare key made. If you lock yourself out of your home, we DO NOT consider that an emergency. During business hours we can provide you with a key. If it is after business hours, you must call our locksmith and you are responsible for their fee . What is the code of conduct? We expect that you will always be a good neighbor. Quiet hours are from 10:00 pm to 7:00 am , but we ask that you are always mindful how sound carries in and outside of your home as a courtesy to your neighbors. No parties are allowed. If the police come to your residence on a noise complaint, it can be grounds for termination of your Rental Agreement. What are the rules about parking and storing vehicles? If there is a parking lot, your Rental Agreement will specify the parking policy. If there is NOT a parking lot, then all parking is on the street. Do not park vehicles on your lawn. All vehicles will be properly tagged and in working order. No vehicle/boat storage is allowed, not even in your driveway. What temperature should you keep in your home? You agree to keep the thermostat at least 60 degrees Fahrenheit . We live in the Pacific Northwest where mold and mildew love to grow, so your Rental Agreement has this additional preventative measure to keep temperatures above their ideal growing conditions. Can you use a space heater? Space heaters are not to be used unless provided by us as a temporary solution. They are hard on the electrical system, more expensive for you, and a fire hazard. Can you paint or decorate your home? No alterations of any kind will be made to your rental, including any painting. You can hang pictures on the wall but do not have an excessive number or size of nail holes. Do not use command strips on the drywall. They cause damage that will need repair and will be deducted from your security deposit. No signs or insignia will be hung on the exterior of the home. Can you burn candles in your home? Be careful if you do. The use of candles may discolor walls. If this happens, the repairs or paint needed will be charged to you when you move out. What kind of storage is allowed? All entry areas to our rentals - including balconies, decks, patios, and the yard - are not to be used as storage areas. No temporary structure is allowed. This includes, but is not limited to, trailers, tents, shacks, barns, trampolines, bounce houses, climbing structures, hot tubs, or pools. We appreciate your attention to our rules and expectations so that you can be a successful tenant. We look forward to working with you. Welcome home! Click here to learn more about preventing moisture and mold in your home.

The difference between a successful investment property and one that is failing, seems to be determined by consistency. Successful property inventors are consistent. If your goal is to minimize vacancy and increase your cash flow, being consistent in your policies and practices might be the key to that success. Here are 5 Keys to Success we have learned by being consistent landlords. 1. Thorough rental references and background checks. Background checks give you a clear picture of the kind of person you are allowing into your rental property. Thorough reference checks also give you the best chances of finding tenants who have a good track record of paying on time, taking care of the property, calling in maintenance requests, and not causing trouble to their neighbors. We aren’t afraid to ask these questions when we call previous landlords. You’d be surprised what we learn. 2. Set policies and stick to them. Consistency is key. When a policy is set, stick to it with ALL tenants. When the rules are changed for one tenant, then others will expect the same. It also opens the door for exceptions to become the expectation. Enforce your policies in the same way with all tenants. Once they know you don’t budge when it comes to the rules, they will better honor the policies you set. 3. Maintain your property. Your rental income comes from the tenants. Take care of the properties they live in. If you want to get top dollar for rent and require the tenants to do what they are supposed to, then it would be in your best interest as the landlord to maintain and repair the property promptly. Tenants are more likely to have a sense of pride in where they live, pay on time, and maintain the property themselves if they feel taken care of. 4. Find quality maintenance contractors. FInding contractors who are responsive, flexible, and knowledgeable with maintenance issues is a must! The better the quality of their work, the better it reflects on you as a property owner. When we hire maintenance contractors, they are always licensed and bonded. This means they are professionals who adhere to city code and regulations so you won’t have to re-do any of their work when an inspection occurs. 5. Don’t be afraid to hire a Property Manager. It is a lot of work in the day-to-day life of a successful landlord. If your goal is to have passive income from your rental property while you enjoy your retirement or focus on enjoying your down-time, then a property manager may be in your best interest. If you’d like more information on the service Duerksen & Associates provides, and how we can bring success to your investment, contact us today!

We, at Duerksen and Associates, started the community-led group Rental Property Management Group (RPMG) because we believe educating tenants starts with educating their landlords. RPMG has been a positive way to make changes in Corvallis for all parties involved in the rental process - tenants, property managers, and owners. Our goal is to help each other to be fair and kind, and to have consistency within our industry. It’s a place to support and learn from each other and to create a community others will want to use as a model. With the plethora of changes we are proud of, although there is still more to do, we have created consistency in our industry by meeting regularly. Together, we are learning to better understand how to navigate and apply Landlord Tenant Law in a fair and kind way, and getting to know other landlords and property managers in our community so we can work together. The biggest RPMG-led impact in our community so far has been the positive involvement we have had with neighborhood issues, the Corvallis Police Department, and Oregon State University. There is now a process with the police, property managers, and OSU to address partying and excessive noise in neighborhoods. Through RPMG, we are all talking to each other on a regular basis and collectively forming goals that will assist all of us in accomplishing a more unified system that benefits everyone. The progress we have made stands out as an example of cooperation never before seen in this community. The Rental Property Management Group mission includes: To show others that being positive, grateful, and consistent will not only benefit you but an entire community. To help people to do the right thing, educating them on what that means and becoming more involved. To establish a group of landlords that join together to improve the rental situation in Corvallis by providing education, both formally and informally, to all who want to improve the experience of landlords and tenants. Our work through RPMG has strengthened the partnership between property managers/owners, OSU, Corvallis Police Department, City of Corvallis, Corvallis Fire Department, E.P.A., Fair Housing of Oregon, and Veterans of Benton & Linn County to name a few. We have inspired change and understanding so we all live better, together. Our monthly meetings are open to anyone in the industry, and are a place where you can feel free to ask questions and make comments without fear of reprisals, teasing, or legal action. We invite topical experts you can learn from, and we can give continuing education credits to licensed people who attend. We are proud to be a source of education and commitment to our community of rental property owners and professional property managers. Click here to learn more or RSVP to a meeting.

Setting a realistic renting budget can be harder than it sounds. Budgets aren’t set in stone and can be modified to reflect actual living expenses once you know what they are. To find a realistic budget, renters need to estimate how much money you spend on groceries, gas, entertainment, household and beauty supplies, pets, kids, insurance...and other recurring expenses. Rent does not include security deposits, fees, or utility or service charges that you should expect when first moving in. Setting a realistic budget to include all expenses (and a buffer for unexpected expenses) is important to ensure you can afford where you live. How to Find Your Rental Budget Rule of thumb: Your rent should not be more than one-third of your income. Step 1. Figure out your monthly income. Step 2. Calculate all of your monthly expenses. Step 3. Subtract your expenses from your income. Step 4. Give yourself a small buffer on the number you have left over, and that’s how much you have to spend on your living expenses. If you are planning for utility and other living expenses in addition to your rent, these are among the most common to expect: Electric. Tenants typically pay for this utility. Those in apartments should have a fairly small bill each month because of smaller square footage. Natural Gas . Gas is your responsibility. Make sure you are able to make the monthly payments, as the utility company can turn off your heat and hot water for money owed. Water and Sewage: Landlords often pay your water/sewer bill. However, in certain cases, you may need to pay for this utility and want to be sure you can make the monthly payments if needed. Trash: This can vary between landlord and tenant responsibility. Just like for water and sewage, you will want to make sure you can pay for this service if the need arises. Internet and Cable. You'll be responsible for this charge, and you may be able to get a bundled service from your cable or cell phone provider at a lower rate. Renter’s insurance. Duerksen & Associates requires you have a renter’s insurance policy. This covers any major accidental damage to the home caused by your or your guests. You can add onto your policy to cover the cost of your personal belongings, although this is not typically included in a standard policy. Ask your car insurer if they offer this coverage, as you might get a bundle discount. Check our website for rentals here to see how current properties are priced and what utilities are included. This will give you a good idea of available rentals in terms of determining your budget and the size of the rental you can afford. Click here to learn How to Prevent Moisture and Mold in Your Home.

Mold and mildew are common in the Pacific Northwest. Although most varieties do not pose a risk to your health, they can bring risk to your home. Mold is a result of excess moisture, which is why we are diligent about moisture control in our climate. We inspect our units annually to check for leaks and buildup, but we ask that our tenants help us out in between. Most of the black colored mold that you find is likely to be common mildew, and can be cleaned up without much difficulty. A common source of mold and mildew is condensation. This happens when the outside is cold and the inside is warm, which is why we see more growth in the winter. If conditions are right, water drops will form on the wall or window that is next to the cold air. If the water isn’t cleaned up, mold or mildew can grow on the wall, the window, or anything that encounters the wall or window, like a shower curtain. Mold and mildew love to grow in dark, damp environments which is why it is often found in bathrooms. But, water can intrude into your home through the outside – because of a leaking roof, pipes, or other structural problems. Water can also build up from the inside, because of steam from showers, heat from cooking, and other normal activities. Properly ventilating your home is the key ingredient to preventing mold and moisture. We recommend opening curtains to allow sunlight in, wiping down surfaces where condensation occurs, running the bathroom exhaust fan for at least 30 minutes after bathing, and keeping items from touching the walls. All of this will reduce the moisture in the air and help prevent the growth of mold and mildew. As a responsible landlord, we at Duerksen & Associates are required to make any repairs necessary to stop the growth of mold in your home. A tenant also has certain responsibilities to communicate when mold or mildew appears anywhere in the rental. We ask all our tenants to be mindful of these 3 steps if you see mold in your home: Report, Respond, Prevent. 1. Report The first step in responding to the mold problem is to report it to your landlord in writing as soon as you notice it. That way, there’s a record of the issue. At Duerksen and Associates, that can be done through a maintenance request form in your tenant portal. 2. Respond The second step is to clean up the mold. When you clean it, wear dishwashing gloves and cover your nose and mouth. Mold spores travel effortlessly in the air and you want to avoid breathing them. Apply detergent, not bleach, to the affected area and deeply scrub. Then, spray white vinegar on the cleaned area. The pH level in vinegar makes it difficult for the mold to grow back. 3. Prevent Once you’ve cleaned up the mold or mildew, take these steps to help prevent a future buildup. Keep your home ventilated. Crack a window once a day. Run the exhaust fan when you take a shower and for at least 30 minutes after. Open your curtains during the daylight hours to bring in sunlight. Keep your home heated at a minimum of 60 degrees all year long. Place all furniture at least 2 inches away from the wall. Wipe along the bottom edge of every window at least once a week in the winter to remove condensation. As property managers, It is our priority that our rentals are in good living condition and that our tenants remain safe within them. We appreciate your compliance as a tenant combating mold and mildew in your home. Click here to learn How to Set a Realistic Rental Budget.

Duerksen & Associates works hard to ensure that preventative maintenance is performed on all of our properties on an annual basis. From annual furnace cleaning, testing smoke detectors, and cleaning bathroom exhaust fans, it’s our responsibility to ensure that your investment property is in livable condition, and its tenants are safe. Under the Landlord-Tenant Act, landlords are required to meet certain health and safety standards. We must also keep plumbing, electricity, heating, and other basic amenities in working order. With the help of our tenants, we work hard to maintain safe, livable conditions. When you trust us with your investment property, rest assured it is our top priority to keep it in tip-top shape. Here’s a glimpse of our preventative maintenance routine. Test Smoke and Carbon Monoxide Detectors Our tenants are responsible for testing the smoke alarm every six months and replacing the batteries when needed. During our annual maintenance inspection, we make sure these safety devices are installed according to the manufacturer’s instructions and we test them at least once a year. Working smoke alarms and carbon monoxide detectors are necessary in all rental homes, so we make no exceptions about having them untampered in all of our units. Clean Bath Fans Cleaning bathroom exhaust fans is one of the most impactful preventative maintenance items to combat mold and mildew. In the Pacific Northwest, we are always mindful of this issue. We have found that when bathroom exhaust fans are cleaned once per year, we don’t see mold issues in bathrooms. Our tenants are responsible for turning on the bathroom fan 30 minutes before and after showering, per our request, to help with ongoing efforts for moisture control. Furnace Cleaning Annual furnace cleaning and maintenance is the best way to avoid emergency calls from tenants who are without heat in the winter due to a failing furnace. During our annual furnace cleaning, we change the furnace filter to help curb this possibility. We also recommend that tenants change their furnace filter every three months if they are running their furnace daily. Check for Leaks and Water Damage Once a year, we visit your investment property to check for soft spots on the roof, ceilings, and walls. We also look for signs of water damage around windows, showers, and toilets. And, we check beneath sinks, boilers, and hot water heaters for leaky pipes. Catching these water leaks and buildup is key to preventing dangerous mold and expensive structural damage. We ask all of our tenants to contact us immediately if they notice any leaks. Clean the Gutters To prevent leaks and keep our properties structurally sound, we clean and inspect the gutters and demoss the roof once per year. Leaves and other debris can clog gutters and trap water, which can lead to significant water damage through the roof, siding, windows, and even the foundation. We start this preventative maintenance in the late fall when the majority of the leaves have fallen off the trees. Our experience has taught us that a key ingredient for your cash flow is a product in great shape. Keeping your investment in good condition through maintenance and preventative care is our priority to keep your cash flow higher. Click here to learn 5 Reasons Duerksen and Associates Should Manage Your Property.