1. home and garden

When you need Vendors Services, check Page 23 or www.landlordassoc.org
Rental
Vol. 43 • No. 4 • May 2012
Review
“Magazine of the Landlord Association of the Inland NW”
E-mail: office@landlordassoc.org • Web Page: www.landlordassoc.org
Office hours Monday 8 am – 4pm Tues-Thurs 8 am – 2 pm.
How to Handle Disasters
in Your Rental Property
New meeting
May 22: Free
lo cation:
Timber Creek
Fair Housing
Grill & Bu ffet,
Basics for
9211 E.
Landlords.
Montgomery,
See Page 2
Spoka ne
ALSO: See special mold pull-out section on pages 11-14
May 16, Wednesday. Membership Meeting 6-8 pm.
Gina Ferraiuolo of ServiceMaster is presenter. The
topic is “How to Handle Disasters in Your Rental
Property.” Also, the LLA Annual Election of Board
of Directors. Timber Creek Grill and Buffet, 9211 E.
Montgomery, Spokane. $13.14 at door includes
dinner, beverage and tax.
Rental Review – May 2012 • Page 1
Inside This Issue Of The Rental Review:
L.L.A. Calendar
When you need help from vendors, check Page 23.
Upcoming events of interest to landlords and property managers. Check our
webpage at www.landlordassoc.org for updates. Call LLA office 535-1018 or
email: office@landlordassoc.org with questions.
NEW MEETING LOCATION: TIMBERCREEK GRILL & BUFFET,
9211 E. Montgomery, Spokane, WA.
May 16 Wed 6-8 pm. Membership Meeting. Gina Ferraiuolo, Sales
Director, ServiceMaster Commercial Restoration & Construction Services.
The topic is “How to Handle Disasters in your Rental Properties.”
Included are mold and water damage, fire and smoke damage, trauma
or death in your rental unit, hoarding problems and clean-up. Timber
Creek Grill & Buffet, 9211 E. Montgomery, Spokane. $13.14 at the door
includes dinner, beverages and tax, Guests welcome. Annual election for
LLA Board of Directors seats. One vote per membership.
Cost-saving tips for victims of water-related property damage.......... Page 4
Landlords and property managers can find themselves at the mercy of water damage, even if the property is not in a flood zone.
Easy fixes for spring water stains......................................................... Page 5
It happens every year. Months of wet winter weather followed by the spring thaw
produce one of the most common household problems: water stains on ceilings
and walls.
What to do after a fire?............................................................................ Page 6
In the aftermath, what then? If a regular homeowner feels at loose ends, then
the landlord can sometimes feel that in a magnified way since there are so
many additional considerations.
How to prepare for household fires........................................................ Page 7
Jan Doherty, Public Fire Education Officer offers a variety of ways one can prepare in advance in the event of a fire.
Death of a tenant...................................................................................... Page 8
The LLA office is receiving more and more calls about what a landlord should do
when there is a tenant death.
May 22, Tuesday, 5:30 – 7:30 pm. Free Fair Housing Basics for Landlords. West Central Community Center, 1603 N. Belt, Spokane. www.
nwfairhouse.org. Call 509-209-2667 to RSVP. Covers Service Animals,
screening issues, and many other fair housing issues necessary for
landlords to know!!!
What to do about mold in your rental................................................... Page 11
The LLA office continues to get questions on an almost weekly basis about mold
and mildew problems, causes, prevention, and clean-up.
No meetings during the summer months. See you September 19 !
Page 18 • Service Directory – Page 23 •
Sept 19, Wednesday 6-8 pm. Membership Meeting. Joe Murphy, General Manager of AirFactz will explain the brand new changes in the Fair
Credit Reporting Act and how it impacts landlords. This is a must-attend
meeting if you want to understand how the changes can help you get the
best tenants. Timber Creek Grill & buffet, 9211 E. Montgomery, Spokane.
$13.14 at the door includes dinner, beverages and tax. Guests welcome.
If You’re Making News In The
Community Please Be Sure To
Let The LLA Know And We’ll Let
Our Members Know...
th
Departments: Witness & Mentor Programs – Page 16 • Property Managers –
L.L.A. Board & Staff
Executive Director
Joy Peck
Phone: (509) 535-1018
Fax: (509) 535-0961
Email: office@landlordassoc.org
Website: www.landlordassoc.org
Web Page: Contact office for web
questions or changes: 535-1018
Editor: Joy Peck
Rental Review Production: Publication Design
Specialties • (509) 844-5934
pubdesign@comcast.net • www.pubdesign.net
Office Location: S. 3 Washington
(In the Hutton Building on corner of Sprague & Washington)
Spokane WA 99201
Phone: (509) 535-1018 • Fax: (509) 535-0961
Website: www.landlordassoc.org
E-Mail: office@landlordassoc.org
Rental
Review
“Serving Landlords over 40 years”
“The One You Can Trust.”
Page 2 • Rental Review – May 2012
Disclaimer: The LandLord Association of the Inland
Northwest, Board of Directors, and the officers assume
no liability for the content or reply to any advertisement
in the Rental Review. The advertiser assumes complete
liability and agrees to indemnify and hold the Rental
Review Newsletter Magazine harmless from all costs, expenses (including attorney fees), liabilities and damages
resulting from any advertisement placed here-in. The
Statements and opinions published in the Rental Review
are those of the contributors and not necessarily those
of the LandLord Association of the Inland Northwest,
the Board of Directors or the officers of the LandLord
Association of the Inland Northwest. Readers of the
Rental Review are advised to research original sources
of authority in dealing with specific matters.
L.L.A. Board of Directors
How
to find us:
Sprague
N
Washington
The Rental Review & L.L.A
ASK FOR DAVID
Stevens
2011-12 LLA Board of Directors
President
Kevin McKee
Vice President
Ann Wick
Treasurer
Vicky Rosier
Secretary
Beverly Reillo
Director/Past Pres
Roger Trainor
Director
Jacci Aronow
Director
Ed Cushman
Director
Randy Hendricks
Director
Jon Whipple
Hutton
Bldg.
First Ave.
Office Hours:
Office Open Monday thru Thursday.
Monday 8 am - 4 pm, Tuesday-Thursday 8 am - 2 pm.
Closed Friday. Closed Second Tues. Ea.
Month Noon to 1:30 For Board Meeting
News & Notes
Remember: There’s now an Inlander page just for landlords
T
he Pacific Northwest Inlander is dedicating an entire page
every week for landlords to advertise their vacancies.
This will soon be the Go-To place for tenants to look at before
all the other newspapers in the area. The Landlord Page will
be a well-designed space in an easy-to-read format, in a publication that tenants (and everyone else) can pick up free of
charge. According to the research,
The Inlander is read by a higher percentage of current renters
than any other publication in the area.
Since The Inlander is such a large publication with the ability
to reach a high percentage of local renters, it is a natural for
landlords to consider when planning their advertising strategy
for vacancies. We know that the majority of renters go to print
New location for LLA meetings
ads first in their search when moving to a new place to live,
and your ad on the Landlord Page will deliver interested and
qualified potential tenants.
Discounted Ads Offered to All LLA Members
If you are a current paid-up member of the Landlord Association, The Inlander is offering you a 30% discount. A 4-8 line
ad for a LLA members is just $20 (a 30% discount!!). A 9-16
line ad for LLA members is just $40.00, more than half the
cost of the daily paper. The page is in bulletin board design
so it will very be attention-getting. Call Jean Russell, Account
Manager, at 509-325-0634, ext 236. Or at JeanR@inlander.
com. Email ads to design@inlander.com. Ads must be in be
Monday 3p.m. for that week’s issue.
FOR SALE BY OWNER INCOME
& EQUITY PROPERTY: $87,500
ATTENTION ALL LLA MEMBERS
The closing of the Old Country
Buffet has necessitated that we move the
location of our membership meetings. All
future Membership Meetings will be held
at:
Timber Creek Grill & Buffet
9211 E. Montgomery
Spokane, WA
(Argonne Plaza Shopping Center)
The food is great with steak grilled to order,
sliced ham and roast beef every evening
after 4 pm. Cost is $13.14 at the door and
includes the dinner, beverage and tax.
There is also an excellent salad and dessert bar and a wide selection of beverages.
Guests welcome.
13 West Adams, Harrington, WA 99134
This move-in-ready home is a 2364 Sq ft. rancher with full finished basement.
Three bedrooms, two bathrooms, kitchen & dining room, Living
Room with Fireplace, Family Room with Fireplace, Office Space, Utility
Room & Pantry, Walk-in Basement, Forced-air Natural Gas Heat, 2-Car
Garage with Shop
House is on three lots including one corner lot. New sidewalk &
street, aluminum siding, city security lighting at each end of property.
Quiet neighborhood, lots of parking, trees, hedge and deck.
lose to everything - Two Blocks from the award winning County golf
course, the City Park, the school, and just a few blocks from Downtown.
Just 12 miles from Davenport, Lincoln County Seat; Near Lake Roosevelt
and Columbia River recreational areas; Great fishing and boating.
Marvin Newcomb - 509-327-5681
GREAT RENTAL PROPERTY FOR SALE --- $230,000
N. 4705 Altamont (NW corner of Wellesley & Altamont)
Large 3-level 3000+ sq. ft. HOUSE w/3-baths, 2-laundry, 5+ bdrms & new roof, 30x30 finished tall SHOP w/new 15x30 OFFICE addition, ¾ bath, laundry & new
200amp service. Major remodels, systems upgrade, totally refinished –- includes stoves, refrigerators, washers & dryers for LANDLORD TURN-KEY OPERATION ready to rent: TOP FLR 1-bdrm, 1-bath unit; MAIN FLR 2+ bdrm, 1-bath, laundry unit; 1-SHOP large, tall, shared ¾ bath; 2-OFFICES, laundry, shared ¾
bath (or north office as guest room), 1-BASEMENT 2-bdrm unit under construction (3/4 bath, w/d service, 7-room framing, electrical, plumbing, lighting, vents,
new furnace are all finished).
MUST SEE TO APPRECIATE POTENIAL INCOME
CONTACT: John Nunnery - (509) 879-4826 cell
Rental Review – May 2012 • Page 3
LLA Feature
Cost-Saving Tips for Victims Of Water-Related Property Damage
Insurance companies saying “No” to claims isn’t necessarily the last word
L
andlords and property managers can find
themselves at the mercy of water damage, even if the property is not in a flood
zone. And even though the weather is just
now warming, water-related damage that
originated during wetter seasons might only
now become apparent. In fact, water-related
damage to wood framing and “sheathing” behind exterior walls can fester for years before
it is detected or addressed, and the time lapse
often results in conflict between property
insurance providers and policyholders.
Landlords and property managers have sometimes called the office after they have major
water-related damage and tell us that their
insurance carrier has told them the damages are not covered. But, upon doing some
research, they discover that is not necessarily the case. And it can be of the utmost
importance financially that you receive all
the insurance payments due you so that your
restoration company can do the best possible
job.
There is a lack of knowledge on this issue
and most insurance policyholders don’t understand what their insurance policy actually
covers. This lack of knowledge results in a
reluctance to put the pressure on insurance
companies to step up in soggy situations
where coverage might unknowingly exist.
Here are some steps you can take to protect
yourself and your property should you ever
be the victim of water damage:
Maintain complete copies of all property
insurance policies, even older ones that have
policy periods ending years ago. Washington law generally provides that the property
insurance policy in effect when the covered
damage occurred will still provide coverage, even if the damage isn’t discovered
until years later. In cases involving hidden
damage behind walls, policies in force many
years ago may the very policies that provide
the coverage you need. Don’t throw out
your old policies!
Be proactive. If you are a rental property
owner or property manager, you can check
for issues like roof leaks, but there are things
that you don’t have control over. Tenants
might have a leaking sink they don’t report,
or may over-water their plants. You should,
of course, make every attempt to be diligent about regular interior visits to all your
rental units and take care of water damage
and water-related maintenance problems
before they become costly. You can give a
48-Hr Notice to Enter to your tenants each
spring and fall to check the smoke detector
batteries, change furnace filters, and at that
time check for leaks in every location there
is an appliance or fixture that uses water.
Frame it as a “Health and Safety” visit and
emphasize that it is due for your concern that
the smoke detector is in working order, the
furnace works properly and the air is clean
and filtered. Many tenants are quite sensitive
to visits from their landlords so placing the
visit in the context of interrupting your own
schedule to benefit them may take the edge
off the event.
Act Quickly. If you do discover water-related
damage behind walls or in the unit, give
prompt notice of damage to all property insurers of the dwelling or building, including
those with policy periods ending many years
ago. Most property insurance policies contain conditions requiring prompt notice, and
may even have a specific number of days
(14, 30, etc) and if you notify only your current carrier and then later notify the previous
carriers, just not meeting the deadlines after
Eric M. Steven, PS
Attorney At Law
Practice Emphasizing In Landlord Tenant Relations
• Commercial • Residential • Evictions • Problem Tenants •
References Available • Same Or Next Day Service In Most Eviction
Cases • Discrimination Defense •
• Practice Also In Areas Of DWI And Domestic Relations •
discovery of the damage could disqualify a
claim.
Retain construction professionals who
understand insurance claims as well as
construction. Work with people who
understand that property insurance may be
an asset under these circumstances and how
to describe the damage to meet insurance
requirements.
Don’t repair damage until the insurance
company has had an opportunity to inspect
it. When a property insurer receives notice
of a claim, it has a duty to investigate the
damage and make a coverage decision.
Some seasons are busier than others and
sometimes personnel are already fully scheduled. It is so tempting to get the repairs done
right away and depend solely on photos to
show the insurance inspectors, but do not
make the repairs until the insurance company has had a full opportunity to inspect the
damage for themselves. Jumping over this
step has cost many landlords recognition of
their claim.
Keep all maintenance records and meeting
minutes. Property insurers also have a right
to review the home or building’s history. A
lack of record-keeping could hurt your insurance claim.
Be wary of insurance agents who tell you
that property insurance “won’t cover
it.” This simply isn’t true most of the time.
Whether consciously or unconsciously, many
insurers and their agents don’t advertise coverage that may be available for water-related
damage, to wood framing and sheathing
behind exterior walls, as well as other waterrelated damages. If you have doubts, have a
knowledgeable attorney review your policies.
McMullen Law Office, P.S.
Cindy and Dennis McMullen
(509)924-9816
Over 30 years experience
Representing Landlords Exclusively
“My experience saves YOU money”
(509) 325-8777 • www.ericstevenlaw.com
1403 W. Boone • Spokane, WA 99201
Page 4 • Rental Review – May 2012
Landlords’
Attorneys
Residential and MH Evictions
at LLA discounted Flat Rates
also
N. 112 University Rd Ste 300
domcmullen@omnicast.net
Corporation and LLC formation
Estate Planning
The Handy Husband
Easy fixes for spring water stains
By Jerry Hilzinger
The Handy Husband
I
t happens every year. Months of wet winter weather followed by the spring thaw
produce one of the most common household problems: water
stains on ceilings and walls.
You might be tempted to cover
water stains by applying a fresh
coat of paint. But chances are it
won’t work. Most water stains
will bleed right through ordinary
paint no matter how many coats
you apply. Fortunately, there
are ways to permanently block
water stains and prevent them
from ruining your paint job.
Paint alone will not seal in
water stains, but there are a few
simple steps you can take that
will make it look as if the stain
never happened. But you also
have to use the right products.
First, make sure the surface is
sound and eliminate the source
of the water leak. Otherwise,
you will soon have another
unsightly water stain. Patch any
holes and repair any unstable
surfaces. Check for mold and
scrape it away. Even if there
does not appear to be any visible
mold, clean the stained area with
a solution of one cup bleach per
gallon of water, rinsing thoroughly with the water to remove mildew, dirt and other de-
505 W. Riverside Avenue
Suite 500
Spokane, Washington 99201-0518
posits. Nest, dry the surface completely, using a hair dryer to
dry small areas. Larger areas may require the use of a dehumidifier, heater or fan to ensure the surface is completely dry
for at least 1 hour before painting. This is a crucial step, since
any moisture at all may undo all your hard work. Prime the
surface with a primer like Bulls
Eye 1-2-3 PLUS, a water-based
primer which completely blocks
water stains and will prevent the
stain from bleeding through the
topcoat. Allow the primer to dry
for 1 hour before painting with
the desired topcoat.
For the most severe water damage, use shellac-based B-I-N
Primer. This is great for interior
and spot exterior use; the natural
shellac resins in B-I-N permanently block all kinds of stains – even
severe water stains and stains
from fire and smoke. It’s the ultimate stain blocking primer.
After the primer has dried, finish
up with your desired topcoat. For
ceilings, consider using Zinsser
Ceiling Paint, a water-based ceiling paint that offers superior stain
blocking coverage in just one
coat. It goes on pink to show
coverage and dries to a bright
what flat sheen in under an hour.
The mold-and-mildew-resistant
finish is ideal for ceilings in
kitchens, bathrooms and basements. For more information
about the Zinsser line of primers
or where to purchase them, visit www.zinsser.com.
Tel: (509) 252-5074
Fax: (509) 928-3084
rob@rowleylegal.com
EMPHASIZING: BUSINESS, CORPORATIONS AND REAL ESTATE
Rental Review – May 2012 • Page 5
LLA Feature
What to do after a fire?
Joy Peck
LLA Executive Director
T
he other articles in this issue detail
procedures that should be in place
to prevent fires, give lots of information
about smoke detectors, and what to do if
a fire does occur. But in the aftermath,
what then? If a regular homeowner
feels at loose ends, then the landlord
can sometimes feel that in a magnified
way since there are so many additional
considerations.
It is highly recommended that a landlord
look around and get to know the various
restoration companies and services in
the area. Get brochures, go online, ask
other landlords and LLA mentors. Other
landlords have gone through fire, water,
storm, and wind damage and can tell
you which pitfalls to avoid in choosing a
restoration company. It is very important
that you already have some, if not a lot,
of restoration information in your files
just in case. Having met with representatives of some of the local companies or
having a relationship in place can’t be
recommended strongly enough.
Check whether a restoration company
specializes in fire restoration or only pet
damage or water damage. Ask for references and get a copy of their procedures
and policies. Also, talk with your insurance agent to get his or her recommendations, and while you are at it, check your
policy to determine what would be covered in case of fire damage in your rental
properties. It’s important to have all that
firmly grasped so that should a fire occur,
you can concentrate on the immediate
situation and not have to climb a steep
and stressful learning curve.
When the tenant, fire department, police
or the tenant’s neighbors calls you to
report a fire in your rental property, first
of all go to the site and make certain
everyone got out safely. Once that is accomplished, then you can work through
the following steps:
• Contact your restoration company to secure the scene. They
work with Fire Departments and
know what has to be done and
what they can and can’t do.
• Contact your insurance agent to
get a claim started and expect
Page 6 • Rental Review – May 2012
•
•
•
•
•
•
them to be at your property
within 24 hours.
If necessary, contact the Red
Cross within 5-10 minutes of the
fire. The number in Spokane is
326-3330. Then press option 2.
Meet with the residents that were
directly affected. Brief them
on the status of the fire and the
condition of their apartments, if
known. Have Red Cross meet
with them to set up temporary
living arrangements.
For those residents who were not
directly affected by the fire, deliver a brief note informing them
what has happened, and what
steps you (or the management
company) will be taking regarding the fire, (clean-up, relocation
of affected residents, etc.). This
will help diminish the confusion
and increase the comfort level of
your tenants. Remember, if you
aren’t sure of what steps should
or could be taken, the fire department personnel, restoration
company, and Red Cross can
provide information.
Ask those who perform maintenance for you to inspect all the
fire alarms in units that your tenants will be going back to. Run
a test on them to make sure they
are operational after the fire.
After the fire damage has been
assessed, arrange a meeting with
a restoration company representative and insurance agent
to get estimates, time-line, and
other clean-up information and
payment processes.
Expect that from start to finish,
the clean-up process can take
•
•
•
•
•
as little as a few days or up to
four weeks to complete. The
worst case scenario would be
a couple of months if there is
extensive damage, the difference
being that an excellent restoration company is experienced,
has the necessary training and
equipment, and works faster
than a company that is less well
trained. You want a company
that is quick, dependable, efficient with you money, and
attends to details.
Keep the residents informed of
the clean-up status. Let them
know how long the restoration is estimated to last so they
can plan the changes in travel
to work and taking children to
schools.
When the restoration is complete, have an informational
meeting to review what has happened. how it can be avoided
in the future, have on hand brochures from the fire department,
insurance agent, or Red Cross.
If an informational meeting
seems too formal, have a restoration party to celebrate the
completion. Have the information handy along with the
snacks.
Keep in mind that your tenants
may need some specific type
of assistance, such as finding
a place to keep the pet during
the restoration period. If one
of your tenants uses a cane or
walker, has vision or hearing
impairments, they may need
special attention.
Remember that planning ahead
is never a waste of time. It’s the
best insurance you can invest
in. If you never have to use the
knowledge and preparation you
have taken the time to acquire,
so much the better. And also
remember that the Red Cross
(509-326-3330 in Spokane) and
your local Fire Department Education Specialist (Jan Doherty in
Spokane, 509-625-7058) offer
classes and training that can
help you get all the information
a landlord needs to prepare for
many types of disaster.
LLA Feature
How to prepare for household fires
By Jan Doherty,
Public Fire Education Officer
Sleep with bedroom doors
closed.
• Keep folding/chain style ladders
stored in upstairs bedrooms.
• Learn how to turn of gas and
electricity in case of emergency.
• If there is a fire, evacuate and
call 911 from nearby.
• Never use water on an electrical
fire.
• If caught in smoke, drop to your
hands and knees and crawl.
Breathe shallowly through your
nose and use cloth (shirt, blouse,
pillowcase, etc.) as a filter.
• If you are forced to advance
through flames, hold your
breath, move quickly, cover
your head and hair (with a wet
cloth, if possible), keep your
head down and close your eyes
as much as possible to prevent
damage to your sight.
• Smother oil and grease fires in
the kitchen with baking soda or
salt (keep a box near the stove),
or put a lid over the flame if it is
burning in a pan.
• If your clothes catch fire, “Stop,
Drop and Roll” until the fire is
out.
• If you are in a room and cannot
escape, leave the door closed,
stay low to the floor, hand a
white or light-colored sheet or
cloth outside the window.
Jan Doherty, Public Fire Education Officer, Spokane Fire Department
jdoherty@spokanefire.org, 509-625-7058
•
Protecting Against Fires
• Make sure the house or rental
unit number is clearly visible
and firefighters can see it from
the street, and that driveways
are not blocked by RVs, boats,
trampolines, above ground
pools, etc. so that the fire trucks
can reach the dwelling.
• Install smoke detectors outside
all sleeping areas or in each
bedroom and on every level of
your home and rentals, including the basement. And if the
garage is used for hobbies or
woodworking where tools and
electricity are used on a regular
basis, a smoke detector would
be a valuable addition there,
too.
• Install A-B-C type fire extinguishers; teach your family how
to use them, and for your tenants, be sure they have a copy
of the instructions. If possible,
show your tenant how to use
it. Some landlords know that
fire extinguishers may disappear
when the tenant moves but consider it part of the cost of doing
business as a landlord.
• Check smoke detectors on a
regular basis and replace the
batteries twice yearly.
• Consider installing a residential
sprinkler system. This will also
lower your insurance costs and
•
•
•
pay for itself over time.
Both you and your tenants know
the location of all exits, but
make a plan about how to get
out if one or more of those exits
are blocked.
Plan an escape. Know two
ways out of every room in case
smoke or flames block the primary exit.
Choose a meeting place outside
the home and make sure your
tenants have a meeting place
arranged for themselves and
their families, too. If someone
is missing, let the fire personnel
know immediately. Do not go
back inside. Suggest to your
tenants that they practice this at
least once, if not at least once a
year.
Experienced
Spokane Apartment Manager
Available to Organize & Maintain Your Property
Contact Bill at 509. 315. 9223 • Email: Bill2011spo@yahoo.com
Rental Review – May 2012 • Page 7
LLA Feature
Death of a tenant
Joy Peck, Executive Director
Landlord Association of the Inland NW
M
ost Property Managers and landlords concentrate on
keeping the rental properties clean, well-maintained,
and leased, with the rent paid in full on time each month. That
sometimes seems to take all their time. And tenants also want
a well-maintained unit with reasonable rent and their privacy
respected. But both tenants and landlords can be confronted
with very unexpected events and it’s important to know the
best way to handle the situation. The LLA office is receiving
more and more calls about what a landlord should do when
there is a tenant death.
As a landlord or property
manager, you should make
certain you have contact
information for their next
of kin, attorney, or friend to
collect their personal property. The Landlord Association now has legal forms
to help with that. We have
the Tenant Emergency
Contact Information form
to let you know who to
legally permit to have their
belongings, furniture, pets,
etc. And we also have an
Affidavit of Next of Kin to
use when someone shows
up at your door claiming to
be related to the deceased. These forms reduce or even eliminate the liability of clearing the unit of the deceased’s property
so you can clean and re-rent.
The topic of the death of a tenant is a somber one, and most
tenants, property managers and landlords prefer to leave
thinking about it until “later.” But the LLA office has experienced several situations in the past few months where tenants
died from a motorcycle accident, a long illness, ski accident,
gunshot wound, illness, and unexpectedly in the hospital after
surgery.
Another consideration is that more and more people are living
alone and the number of elderly is increasing. If you manage
senior housing or have elderly tenants, you may have already
developed some procedures to handle that situation. In general, seniors do not move often and may have been your tenants
a long time, well before you set up your process. Health problems, falls, and other accidents can happen to even younger
tenants. So it’s important to have information on file for each
individual tenant concerning who they give permission to enter
the unit and collect or pack up their belongings. This could
Page 8 • Rental Review – May 2012
also be used in case of hospitalization. Here is the sequence of
events you should follow if a tenant dies in your rental unit:
1. Call the police. If you discover a tenant has died in
your rental property, your first response should be to
call the police. Even if there are no indications of foul
play, don’t touch anything in the home and do not
move the body. Wait outside until the police arrive to
take your statement.
2. You may want to hire a restoration company. Depending on the length of time between the death and
the discovery, there will be varying degrees of cleaning
to do. Restoration companies can take care of everything from odors, bullet
damage, and blood, to the
more serious problems of
putrefaction. Microbes
are extremely quick to
multiply and need professional treatments to
completely eradicate. Your
insurance company usually pays for this.
3. Contact next of kin.
All landlords and property managers must have
names, addresses and
phone contact information
for the next of kin of their
tenants and update them
yearly. Contact them as
quickly as possible after
giving your statement to the police. You will find it useful to have current information from a legible complete
emergency contact list, either one of your own or the
LLA Tenant Emergency Contact Form.
4. Do not comment to press or other inquiries. If you
are the owner, refuse to comment on the situation,
especially until any investigation is complete. If it was
a break-in or other possible violent situation, you may
want to talk to your attorney just to find out what advice he or she has regarding making comments. If you
are a property manager, refer questions to the proper
legal spokesperson.
5. Lock the unit securely. Even in cases of peaceful
death, the medical examiner and police will want you
to secure the unit when a tenant dies on the property.
Make sure all windows, basement or porch entries,
and doors are locked. Do not re-enter until any investigation is complete.
6. Verify Relation. When your tenant’s next-of-kin arrives to collect the belongings, be sure you do not
Continued on next page
LLA Feature
Death
continued from previous page
just hand them over. You need
to verify their identity with a
picture identification, as well
as paperwork showing they are
a relative and have the right to
take away property. A copy of
the will, letter from the executor,
attorney or police authorization
would do. Again, get that Affidavit of Next of Kin signed and
notarized.
7. Talk with other tenants. If the
property is a multi-unit rental,
let the other tenants (or in some
cases close-by neighbors) know
of the death. They may want to
have a memorial service or even
just a small coffee gathering.
Do whatever feels comfortable,
but don’t discuss any information covered by an ongoing
investigation, if there is one.
Some other pointers:
• Don’t go in alone. The first
decision is whether or not to
enter a rental when you suspect
that something is wrong. Some
signs to look for: the resident
has not been seen for sometime;
the doorbell and phone are not
answered; mail piles up; there is
a bad odor. Have a trustworthy
neighbor, LLA Witness or Mentor, or other responsible person
enter with you, and if you have a
camera or cell phone that takes
photos, be sure to have them
with you. It’s important that the
person who enters with you is
someone who will not panic
and be able to confirm your
observations.
• If you do have the name of a
relative or friend of the tenant
to contact in case of emergency,
call them only after the police
have been at the unit. Do not
invite the relatives to enter with
you the first time since there are
sometimes claims that your tenant wanted them to inherit some
of the valuable items.
As a landlord or property
manager, you should make
certain you have contact
information for their next of kin,
attorney, or friend to collect
their personal property.
•
•
•
•
•
If you only suspect a problem
but do not have reason to enter,
call the police and ask them for
a “check the welfare” visit.
Do not disturb anything. If you
find the resident deceased, call
911.
Keep the rental sealed. Once
the body has been taken away,
(or if the tenant died in the hospital), your major responsibility
will be to make sure no one
enters or removes any property
or papers without authorization.
When word of a death becomes
know, occasionally there are
break-ins to steal any medications that may be there. Ask the
police if they or you can bag or
box up all the medications and
remove them from the rental.
The police should also check for
firearms or other weapons.
If there are pets, make arrangements for relatives or neighbors
to take them and be sure they
will be well cared for. Or contact the SpokAnimal, SCRAPS,
or the Humane Society. You
may remove pet food, dishes,
and pet care items.
If the police to do not seal the
dwelling, you should arrange to
have the lock changed immediately. Do not allow anyone
to go in unless they show you
proper legal documentation,
such as letters of administration
from a local estate court which
indicated they are authorized to
handle the affairs of the deceased. This means that friends,
relatives or even the attorney
of the deceased cannot enter
without this documentation.
Otherwise, you become liable
•
•
•
•
for any missing items, money,
legal papers, wills, etc.
You should also have a release
from the next of kin, which
holds the owner, manager and
staff harmless against a suit
from any family member for
any item taken by the signer of
the release. Ask for a receipt
for anything that is removed
by anyone – including police,
coroner, executor or family
members. The LLA has a Next of
Kin Affidavit which protects the
property owner and property
managers in this circumstance.
Do not let anyone, even those
authorized persons, police, coroner, family, or medical personnel be alone in the unit, ever.
Remember, as landlord, you
could be liable for anything that
is claimed missing or stolen.
Show your concern. The above
procedures sound a bit cold and
detached, but all are necessary. You will want to balance
out this process with a genuine
sympathy for the family and
concern for their grief and
stress. If they need more time
to get the deceased’s affairs
straightened out, you should not
hesitate to permit that, within
reason.
The estate will be responsible
for the rent, and will pay it as a
matter of course if they retain
occupancy until all property
is removed. If there is no will,
no estate, and no relatives, you
should take photos of the unit’s
contents. You may want to donate any usable items and retain
any keepsakes for one year in
case a relative turns up during
that time. You are not obligated
to return any unused portion
of that month’s rent to relatives
and you are entitled to use the
security deposit exactly as you
would when a tenant moved
out, returning any remainder to
relatives along with the Deposit
Disposition within the 14-day
required time.
Rental Review – May 2012 • Page 9
Jim Nichols
HomeCare
Professional
Cleaning
Services
509-368-7570
info@domesticare.net
Licensed - Bonded - Insured
Page 10 • Rental Review – May 2012
family of services
RapidCare
Cost effective interim cleaning service
Basic service for bathrooms & floors
BaseCare
Comprehensive surface clean
Excellent as a regular cleaning service
DeepCare
Extensive deep clean
Ideal as an occasional cleaning service
MoveCare
Extensive deep clean
Suitable for end of tenancy inspections
LLA Feature
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4-Page Pull-out Section
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What to do about Mold in Your Rental
T
he LLA office continues to get questions
on an almost weekly basis about mold
and mildew problems, causes, prevention, and clean-up. And autumn is the
season of the highest volume of these
calls. Concerns about indoor exposure to
mold have been increasing as the public becomes aware that such exposure can cause a
variety of health effects and unpleasant symptoms. Both landlords and homeowners know
that mold can cause thousands of dollars of
damage if not tackled when it first appears.
Tenants are now more aware of the problems
that inhalation of mold and mold spores can
cause. So all around, the topic has become
much more frequently discussed and tenants
are more inclined to make complaints about
mold and mildew.
Mold Basics
• The KEY to mold control is moisture
control
•
•
•
If mold is a problem in your rental
property, it should be cleaned up
promptly and the cause of the moisture ended completely
If there is no mold yet, but there is
water intrusion or water damage, it
is important to dry water-damaged
areas and items within 24-48 hours
to prevent mold growth
Act quickly!! Speed of action is the
most important thing of all. If there
is a leak, high moisture, condensation, or water damage, mold will
take hold almost immediately and
within a day or two, it will begin to
hunker in and multiply
Why is there mold growing where it has
never grown before?
For many LLA members, this information will
be old hat. These questions have been asked
and answered many times over the years.
But until it happens in your own rental, the
specifics don’t seem as relevant and the tips
and tactics don’t sink in. Some landlords believe that since they have never had a mold
problem before that there is no mold on or in
their property. Wrong!! Mold is everywhere
on earth – even the North and South Poles.
There are types of mold that can live in the
hottest mud flats around Old Faithful and in
the driest deserts. Molds have been on earth
since almost the earliest eras and have developed extraordinary survival strategies.
The reason mold grows is that the availability
of water or the level of moisture has reached
a high enough percentage that the mold
“wakes up” and can reproduce. If there has
been no problem before, it is because the humidity or presence of water was not enough
to encourage or allow mold to grow.
Continued on next page
Rental Review – May 2012 • Page 11
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LLA Feature
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Mold in rentals
continued from page 11
Outdoors, molds play a very important part
in nature by breaking down dead organic
matter such as fallen leaves and dead trees,
but indoors, mold growth is damaging to
materials we want to keep intact. Molds
reproduce by creating tiny spores, and the
spores are so small that they are invisible
to the naked eye and float through the air.
Anyplace there is air, there is mold, and some
types of mold can even live in places where
there is no air. So while mold can grow
either with or without air, the ONE thing they
can’t grow without is moisture.
How do I get rid of mold?
As you can probably tell from the previous
information, mold is impossible to eradicate
from the planet totally. And if we did, we
would quickly miss them doing their job
of breaking down organic materials we no
longer want. There will always be spores
floating through the air and in house dust, so
the strategy is to make certain moisture is not
so high that mold can grow. If there is mold
in your rental unit, the mold must be cleaned
up completely and the cause of the water or
moisture problem must be fixed!! If these
two things are done, most likely the mold
problem will end. If one or both of these
activities are done poorly, then the mold
problem will return.
Molds gradually destroy the things they grow
on. You can prevent damage to the structure, save money, and avoid potential health
problems by controlling moisture, cleaning
thoroughly, and eliminating the mold growth.
STEP ONE: The Clean-Up
So the most important things to know are
the basics listed above – act fast to fix the
source of the water or moisture and clean it
up quickly. No procrastination. That means
making a plan of action and deciding who
should do the cleanup and how to do it.
One consideration is the size of the mold
problem. If the moldy area is less than about
10 square feet (just about a 3ft by 3 ft area),
in most cases you can handle the job yourself
following the guidelines below. However,
• If there has been a lot of water
damage and/or mold growth covers
more than roughly 10 square feet,
you will probably want to call a
professional to do the cleanup.
Check their references, call the Better Business Bureau, check the LLA
Commercial Listings on page 23 of
each issue of the Rental Review, or
Page 12 • Rental Review – May 2012
•
•
•
•
•
call the American Conference of
Governmental Industrial Hygienists
or other professional organizations.
If you suspect that the heating/
ventilation/air conditioning (HVAC)
system may be contaminated with
mold, or if there is mold near the intake to the system, consider having
the air ducts cleans as part of your
plan. Do not run the HVAC system
if you know or strongly suspect that
it is contaminated with mold, since
it will spread the mold throughout
the home, duplex or building. Visit
www.epa.gov/iaq/pubs/airduct.himl
for a copy of the EPA guide, Mold
Remediation in Schools and Commercial Buildings, which speaks to
the problem of mold or mold spores
in HVAC systems.
If the water and/or mold damage
was caused by sewage or other contaminated water, call a professional
who has experience cleaning dwellings damaged by contaminated water. No one likes the cost of fixing
these problems, but cutting corners
at this point will result in a chain of
events that will haunt the landlord
or property owner for years and
years. Dealing with contaminated
water damage is not the time to ignore the seriousness of the problem
and get it solved completely.
If there are health concerns, either
by you or the tenants, consult a
health professional before beginning the cleanup if you are doing
it yourself. You need to know the
level of exposure and relieve symptoms before further exposure.
Cleaning the mold areas will not
end the problem alone – the source
of the moisture must be addressed
immediately, too. Fix plumbing
leaks and any other water problems
as soon as possible. If there is a
•
•
•
shower leak behind the drywall, or
a leak of the toilet or sink behind a
wall or behind the vanity, it’s a pain
in the neck to remove the drywall,
but that may be the main source of
the mold colony and the spores are
all coming from there. Take it out,
dry the area between the studs, treat
it with bleach, tea tree oil, vinegar
or professional solutions, make certain it is completely dry, and replace
the drywall. There is NO halfway
fix for mold.
Scrub mold off hard surfaces with
detergent and water. Dry completely.
Absorbent or porous materials, such
as ceiling tiles and carpet, may have
to be thrown away if they have become moldy or if you suspect that
spores are imbedded in them. Mold
can grow on or fill in the empty
spaces and crevices of porous materials, so it will be difficult, if not
impossible to remove completely.
Again, halfway measures just lead
to having to face the same problem
in a few weeks.
Do not paint or caulk moldy surfaces. Clean the mold and dry the
surfaces completely before painting.
Any paint or caulk applied over
moldy or heavily spore-laden materials will peel in a very short period
of time. Mold can even digest paint
and caulking, so complete removal
of the mold is important.
If you or the tenant is unsure about
how to clean an item, or if the item
is expensive or of sentimental value,
consult a specialist in furniture
repair, a restoration professional,
rug cleaning, art restoration, etc. Be
sure to ask for references and look
for professional credentials and
affiliations.
What to wear when cleaning moldy areas
• Avoid breathing in mold or mold
spores. In order to limit your exposure to airborne mold, you will
want to wear an N-95 respirator,
which is available at many hardware stores and from companies
that advertise on the internet. The
cost ranges from about $12 to $25.
Some N-95 respirators resemble a
paper dust make with a nozzle on
the front. Others are made mostly
of plastic or rubber and have removable cartridges that trap most of
the mold spores from entering. In
order to be effective, the respirator
or mask must fit property, so care-
------------ Clip and Save
•
•
-------------
fully follow the instructions.
Wear gloves. Long gloves that
extend to the middle of the forearm
are recommended. When working with water and mild detergent,
regular household rubber gloves
may be used. But if you are using
strong disinfectants, a biocide such
as chlorine bleach, or strong cleaning solutions, you should select
gloves made from natural rubber,
neoprene, nitrile, polyurethane,
or PVC. Avoid touching mold or
moldy items with bare hands! And
do not touch face, ears or eyes with
your gloved hands or with bare
hands that have touched moldy
items.
Wear goggles. Goggles that do not
have ventilation holes are recommended. Avoid getting mold or
mold spores in your eyes. This all
sounds like just common sense,
and it is, but once we get absorbed
in the cleaning process, it’s easy to
unthinkingly scratch a nose or ear,
flick something from our eye, etc.
and need to remind ourselves of the
danger.
How do I know when the remediation or
cleanup is finished?
• The source of the water leakage,
water intrusion, or excess humidity
must be completely fixed.
• Removal of all mold. Visible mold
and moldy odors should not be
present.
• After visiting the site a day or a
week after cleanup, there should be
no signs of further water damage or
mold growth.
• Residents should be able to occupy
or re-occupy the area without symptoms or health complaints.
• But ultimately, this is a judgment
call. There is no easy answer, even
for professionals who do this every
day. If you have been thorough
in cleaning, taken no short-cuts,
completely addressed the source of
the moisture or water, then the area
should be OK.
• Lastly, the tenant has to participate
in keeping dirty laundry and damp
towels in a closed hamper. Make a
list of things the tenant can do such
as the daily use of an exhaust fan,
opening windows to let moisture
out after bathing, regular cleaning
and drying of surfaces, and immediate reporting of leaks. Without tenant participation, the mold problem
can return quickly.
• Remember, dead mold may still
LLA Feature
------------ Clip and Save -----------
cause allergic reactions in a small
percentage of people, so it is not
enough to simply kill the mold. It
must be removed.
Cleanup and Biocides
Biocides are substances that can destroy
living organisms. The use of a chemical or
biocide that kills organisms such as mold
(chlorine bleach, for example) is not recommended as a routine practice during mold
cleanup. There may be instances, however,
when professional judgment may indicate its
use. One would be when immune-compromised individuals are present. In most cases,
it is not possible or desirable to sterilize an
area. There will always be a small level of
sport that will remain and these spores will
not grow if the moisture problem has been
resolved. If you choose to use disinfectants
or biocides, always ventilate the area and
exhaust the air to the outdoors. Never mix
chlorine bleach or bleach solutions with
other cleaning solutions or detergents that
contain ammonia because this produces
extremely toxic fumes!
• Make sure the ground slopes away
from the building foundation so
that water does not enter or collect
around the house or building. Just a
small amount of additional moisture
from this alone, can be enough
to awaken mold and provide just
enough humidity to spur growth.
Remember, mold is in a suspended
state, just waiting for a slight
increase in humidity, and letting
moisture from dew, rain, or snow
keep the foundation damp can be
enough to make mold happily start
to reproduce.
• Keep air conditioning drip pans
clean and the drain lines unobstructed and flowing properly.
• Keep indoor humidity low, ideally between 30 and 50 percent.
Relative humidity can be measured
with a moisture or humidity meter, a
small inexpensive instrument available at many hardware stores for
about $10 for a basis model to $50
for a deluxe one.
• If the tenant sees condensation or
moisture collecting on windows,
walls or pipes, make sure the tenant
knows to contact you quickly. They
should immediately dry the wet
surface and keep it dry. Yes, it can
be a chore to do this repeatedly, but
the result of not doing this is wall,
structure and foundation damage as
the mold takes hold and expands.
There are tips below about how to
reduce this condensation.
STEP TWO: Prevention
**Tenants should report ALL plumbing leaks
and moisture problems immediately to their
property manager or landlord. Landlords
should visit the premises quarterly (or have
an employee or agent do this for them) to
check for leaks in the kitchen and bathroom
plumbing, condensation on windows, watermarks on ceilings due to loose or blown
away shingles due to storms or age. Encourage your tenants to contact you if they know
of or suspect water intrusion or leaks. Give
them a copy of the EPA booklet explaining
mold and moisture. The LLA office has them
at .55 each.
Actions that will help prevent condensation
• Reduce humidity (see the section
immediately below)
• Increase ventilation or air movement by opening doors and/or
windows, when practical. Use fans
if windows can’t be opened due to
weather or security concerns.
• Cover cold surfaces, such as water
pipes with insulation
• Increase air temperature
• When at all possible, fit your rentals
with double-pane windows or other
door glass and windows that reduce
condensation
Moisture Control is the Key to Mold Control
• When water leaks or spills occur
indoors, act quickly. If wet or damp
materials are dried within 24-48
hours after a leak or spill, in most
cases, mold will not grow.
• Regularly clean and repair roof
gutters so water does not seep into
interior walls just enough to provide
moisture to the rental unit.
Actions that will help reduce humidity
• Use air conditioners and/or humidifiers
• Run the bathroom fan or open the
window when showering.
• Install bathroom exhaust fans and
connect the light to the fan so any
moist air is removed from the room
Continued on next page
Rental Review – May 2012 • Page 13
Mold in rentals
tenant to run it after every
shower or bath. Or set it
up to run anytime the light
is on. If there is a window,
keep it open or cracked on
a regular basis along with
running a floor or ceiling
fan several hours each day.
continued from page 13
•
•
•
when it is in use.
Open windows (even a just an inch
will help) when cooking, running
the dishwasher or dishwashing, or
doing laundry (if there is a window
anywhere close to the washer and
dryer).
Vent appliances that produce moisture to the outside, this includes
clothes dryers, stoves, and kerosene
heaters. Combustion appliances
such as stoves and kerosene heaters produce water vapor and will
increase humidity more than we
realize unless vented to the outside.
If the kitchen does not have a vent
over the stovetop, install one there
and encourage the tenant to use
it at least once or twice daily for a
half an hour to help lower humidity.
Bathroom tips
Places that are often or always damp can be
extremely difficult to maintain completely
free of mold growth. If there is some mold
in the shower or elsewhere in the bathroom
that seems to reappear, increase the ventilation. Install an exhaust fan and instruct the
Make certain the tenant understands that the
shower and tub need cleaning on a regular
basis, and use of cleaning products that
discourage mold can be of immense help.
Wiping down the tile and fixtures with a
white vinegar and water solution will also
be a good preventative. For tenants who do
not mind the scent of bleach, a 10% bleach
water mixture is also an excellent way to
prevent return of mold growth. And since
mold growth may cause staining, using the
10% bleach solution can reduce or remove
the stains.
Testing for Mold and Hidden Mold
If visible mold is present, testing or sampling
in unnecessary to determine that you need to
begin cleanup. If there are tenant complaints
that they smell or “feel” mold when they
breathe, sampling for mold can be done by
professionals and there are several listed on
page 23 of each issue of the Rental Review
under Abatement Services, Fire & Water
Cleanup Services, and Environmental Testing.
You may suspect hidden mold if there is
a moldy or musty odor but cannot see the
source, or if you know there has been water
damage. Mold is often hidden on the back
side of dry wall, wallpaper or paneling, the
top side of ceiling tiles, under carpets and
carpet pads, etc. Other common places are
around pipes that have (or have had) a leak
or condensation, the surface of walls behind
furniture where air flow is lacking, inside
ductwork, and in roof materials above ceiling
tiles.
Checking for hidden mold requires caution
since disturbing mold sites can lead to a massive release of spores. If you believe there
is mold not visible, the safest approach is to
consider calling in an experienced professional. Your lungs and health and the health
of your tenants must be protected and the
liability concerns of the situation should be
respected. Mold removal and cleanup is not
one of the circumstances in which a landlord
should automatically try a DIY project or to
cut corners. Talk with other experienced
landlords about what they did to resolve
mold problems or call a professional.
Portions from the EPA booklet
Mold, Moisture and Your Home
Mark Sloniker
Spokane Operations Manager
Bobbie Swanson
312 S. Farr Rd. • Spokane, WA 99206 • 892-0454 (off) • 928-3978 (fx)
Web: www.homesteadconstructioninc.com
Email: www.homesteadbobbie@comcast.net
Page 14 • Rental Review – May 2012
3808 N Sullivan Rd, Bldg 101, Ste D
Spokane Valley, WA 99216
voice: 206.234.3651 • fax: 509.893.2423
email: Mark@allianceflooring.com
Al Hirt
Sales Consultant
Brian Taylor
P.O. Box 3148
Hayden, ID 83835
www.btaylorpainting.com
email brian@btaylorpainting.
Office (208) 762-9933
Toll Free 888-6-FINISH
Fax (208) 475-6293
Cell (208) 660-0500
Bonded Data Research
We are a full service screening agency specializing
in tenant and employment screening. We offer
competitive pricing and operate both locally and
nationwide. There are no membership fees and you
can begin screening the same day you sign up! We
offer a one business day completion on full reports
and same day completion on short reports. Our
databases include sex offenders, criminal and civil
records. Credit reports are pulled through Equifax.
We also provide landlords with any forms they
might need as we have a large collection of rental
documents ranging from lease agreements to 3 day
notices and deposit dispositions.
Expert Service Plumbing
Contact us for all of your plumbing
needs for rental properties
• Faucets • Toilets - Sinks
• Water Heaters • Disposals • Pipe Repair
Josh Deschamp, owner
509-990-0176 joshdeschamp@yahoo.com
Jay Overholser
Apartment Broker
2-4 Unit Broker
_________________________________________
Please visit us at www.bondeddataresearch.com
or contact an associate by phone at:
(509) 755-8200 or toll free (888) 467-8300 or
by email at bondeddataresearch@gmail.com
SDS Realty, Inc
509.462.9304
jay@sdsrealty.com
Rental Review – May 2012 • Page 15
L.L.A. Witness Program
In response to many requests, the L.L.A. Witness Program has
been established to serve our members. The members of the
Witness Committee are ready to help you if you have damage or
cleaning, or suspected abandonment you may need to establish
in court.
Don't hesitate to call the L.L.A. member that serves in your
rental's vicinity. If you have any questions, or would like to volunteer for this program, please call Cathy Gunderson at 534-9357.
Northeast:
Ann Wick
475-1675
Northwest:
Dennis Grey
951-7326
Barbara Riley
466-1383
North
Sally Jacobsen
465-2313
Dwayne Phinney
466-9316
Valley Area
Shawn Dolan
208-651-4076
Area Wide:
Margie McConnachie
999-8024
Patrick McMurray
714-2445
Donna McRory
455-8513
Vicky Rosier
290-3215
Connie Stacey
226-3226
Ken Vlasak
991-8770
Members Helping Members!
L.L.A. Mentor Program
The LLA Mentor Program has been established
as a way to individually support our members.
The Volunteers are available by phone for brief
consultations on being a successful landlord or for answers
to questions. This unique method of “paying it forward” is a
way to share our hard-won
information gathered over the years.
Mardi Brendt........................................................... 499-3545
Mystery Couture.....................................252-7153, 326-9774
Garry Forney...........................................................230-3766
Randy Hendricks.....................................................456-8793
Jim & Margie McConnachie
......... 924-6716 or 999-8024
John & Laurel McKinney........................................ 535-5155
Roger & Linda Carney............................................ 448-0417
Donna McRory...................................................... 455-8513
Keith Reekie............................................................994-1791
Vicky Rosier.............................................................290-3215
Stacia Routh........................................ 747-1414 & 624-4343
Ron Tussey.............................................................290-6445
Ann Wick.................................................................475-1675
Karl Zacher ........................................ 475-6377 & 326-5151
Ken Zalud ......................................... 467-7315 & 235-6526
Want to become a Mentor? Find out how by
calling the LLA office at 535-1018!
509.993.6934
509.226.4646
Trainor@gmail.com
Page 16 • Rental Review – May 2012
Landlord Assoc Ad 3.675x2.375 B&W(Simon).indd 1
2/13/2009 12:56:46 PM
• Clandestine Drug Lab
Clean-up & Testing
• Mold Abatement
• Lead Renovation &
Repair Training
• Spill Response & Clean-up
• Hazardous Waste Brokering
and Identification
Rental Review – May 2012 • Page 17
Property Managers
Bertis & Wieber, LLC
4202 E. Sprague Ave.,
Spokane, WA 99202
509-532-0220
www.bertiswieber.com Call Vic Bertis
Property Management Partners
5978 Hwy 291, Suncrest Outpost #3
Nine Mile Falls, WA 99026
Contact: Cheryl Wagner 509-276-2175
www.SpokaneRentalPartners.com
Cheney Real Estate Management
1827 - 1st St., Cheney, WA
Contact: Gary Geschke
235-5000
Specialty Management
408 First St., Cheney WA
Contact: Mr. Terry Gingrich 235-4049
Douglass Management
815 E. Rosewood,
Spokane, WA 99208
Contact: Harlan Douglass 489-4260
Goodale & Barbieri Company
818 W. Riverside Ave, Ste 300
Spokane, WA 99201
Alicia Barbieri or Pat Lewis 459-6102
www.G-B.com
Northeast Washington
Housing Solutions
55 West Mission,
Spokane, WA 99201
(509) 328-2953
TG Properties
P.O. Box 18040, Spokane, WA 99228
Contact: Paula Garske 467-0946
WEB Properties
P.O. Box 21469, 522 W. Riverside Ave.,
Ste. 600, Spokane, WA 99201
Bill Butler, Owner 509-533-0995
Jacque@webproperties.com
Western Property Management
111 College Hill St., Cheney, WA
Contact: Tracy 235-8300
COIN-OP
LAUNDRY ROOM
HAINSWORTH
COMPANY
534-8942
E. 1911 SPRINGFIELD AVE.
We furnish new Maytag Equipment.
We install the equipment and service it
better than anyone else.
There is absolutely no cost to you,
in fact, we pay you.
Your tenants will love a nice looking,
well maintained laundry room,
with equipment that works!
Page 18 • Rental Review – May 2012
CARPET • VINYL • LAMINATES
CERAMIC TILE • COUNTERTOPS • VINYL TILE
LARRY SMITH CARPETS, INC.
MILL DIRECT SALES
DAVE FREEMAN
DON JOKELA
E. 3903 Trent
Tom Haney
Loan Officer
FHA & Union Specialist
JP Morgan Chase Bank, N.A.
Home Lending
12005 E. Sprague
Spokane Valley, WA 99037
Telephone: 509 358 4004
Facimile: 866 651 6819
Branch:
509 334 2912
Cellular:
509 939 3807
thomas.haney@chase.com
BUS 509-533-0905
RES 509-926-2345
MOBILE 509-993-3143
MASONRY REPAIRS
BRICK - BLOCK - STONE - CONCRETE
Coin Operated
Laundry Equipment
For your apartment building
Cozzetto Coin-op
Since 1977
459-4300
319 W. 3rd • Spokane, WA 99201
We furnish equipment and maintain it with
unsurpassed service!
Do you have loose bricks on your chimney or in
other areas? Broken or cracked walkways?
Could this be a liability?
I do all types of repairs and new construction.
Retaining Walls, Veneers, Paving, BBQ’s,
Walkways, Fireplaces, Planter Boxes, Mail Boxes.
Over 25 years experience in masonry
Lic.#BELTZD*9520F
Bonded & Insured
DAVE BELTZ (509) 468-5197
Rental Review – May 2012 • Page 19
(509) 475-4002 • Fax: 509-747-3442
RANDY MOLLOTTE
926-4018 and www.ExtantRealty.com
PERMA-CERAM
Washington's Premier Flooring
Company is in
YOUR Community!
Call Matt Wagner
(509) 998-9664
MattW@american-drapery.com
2709 N Felts Lane . Spokane Valley
Page 20 • Rental Review – May 2012
3 S. Washington Street
Spokane, WA 99201
www.landlordassoc.org
Phone: 509-535-1018
Fax: 509-535-0961
office@landlordassoc.org
FORMS ORDER LIST: To comply with tax laws, purchase of forms is restricted to LLA Members only
Order by Phone, Fax or E-mail. Sales tax & postage (if mailed) will be added to order or you can pick it up in person.
FORMS: Prices: Packets have 20 forms or booklets each
Packets of 20
Singles
$ Subtotal
Application to Rent
$9.00
_____
.55
______
$________
Holding Agreement
$10.00
_____
.70
______
________
Rental Contract/Lease (Required)
$13.50
_____
.80
______
________
$13.50 _____
.80
______
________
Property Condition Report I (Required)
$13.50
_____
.80
______
________
Property Condition Report II
Co-Signer Agreement
$9.00
_____
.55
______
________
House/Duplex Rules of Occupancy
$13.50 _____
.80
______
________
Smoke Detection Notices (Houses) (Required)
$9.00
_____
.55
______
________
$9.00
_____
.55
______
________
Smoke Detection Device Notice (Apartments)
$9.00
_____
.55
______
________
Lead Based Paint Form (*Required for pre-1978 houses)
$9.00
_____
.55
______
________
Lead Based Paint Booklet (*Required w/ Lead Form)
Pet Addendum
$9.00
_____
.55
______
________
Service Animal Addendum
$9.00
_____
.55
______
________
Garage Addendum
$9.00
_____
.55
______
________
Mold and Mildew Addendum (Required)
$9.00
_____
.55
______
________
Mold and Mildew Booklet (not required)
$9.00
_____
.55
______
________
Smoke Free Lease Addendum
$10.00
_____
.70
______
________
Crime-Free Lease Addendum
$9.00
_____
.55
______
________
Tenant Emergency Contact Information
$9.00
_____
.55
______
________
Affidavit of Next of Kin
$13.50
_____
.80
______
________
$13.50
_____
.80
______
________
Roommate Addendum
Request for Maintenance & Permission to Enter
$8.00
_____
.45
______
________
20-day Move Out Notice to Landlord
$8.00
_____
.45
______
________
Rent Increase Notice
$8.00
_____
.45
______
________
48-hour Notice of Landlord’s Intent to Enter Premises $8.00
_____
.45
______
________
30-day Notice to Cure Lease Non-Compliance
$13.50
_____
.80
______
_______
3-day Notice to Pay Rent or Vacate
$13.50
_____
.80
______
________
3-day Notice to Quit for Waste, Nuisance
or Unlawful Use of Premises
$13.50
_____
.80
______
________
$13.50
_____
.80
_______
________
805: 3-day Notice to Quit for Drug Related Activities
806: 10-day Notice to Comply or Vacate
$13.50
_____
.80
______
________
806A: 10-day Notice to Pay Lease Obligations or Vacate
$13.50
_____
.80
______
________
807: 20-day Notice Terminating Tenancy
$13.50
_____
.80
______
________
809:
Proof of Service
$13.50
_____
.80
______
________
900: Move-Out Reminders
$9.00
_____
.55
______
________
901: Cleaning and Vacating
$13.50
_____
.80
______
________
903: Deposit Disposition
$13.50
_____
.80
______
________
$13.50
_____
.80
______
________
905: Notice of Storage /Abandoned Property
$12.00
______
Non-member 15.00
________
1000: Washington Residential Rental Law Book: Member:
________________________________________________________________________________________
101:
105:
201:
204:
205:
208:
209:
301:
302:
304:
305:
307:
307A:
308:
309:
310:
400:
401:
403:
404:
406:
501:
503:
601:
605:
800:
801:
803:
Payment Method
Date: ____/_____/_____
E-Mail: _____________________
Telephone: __________________
Cash
Subtotal:
________
Check # ___________
Credit Card
Please Bill (Payment due within 15 days)
Tax: .087
Postage:
_________
_________
Total:
__________
Your Name: _______________________________________________ Or Membership Name_________________________________________
Address:
_____________________________________________________________________________________________________________
MC # ___________________________ VISA # ______________________________ Exp. Date: _____________ V-Number __________
You must also include the last 3-digits of the number on the back of your card in the signature area:___________
February 28, 2011
Rental Review – May 2012 • Page 21
The L.L.A.
L.L.A.: Just what do we have to offer you?
T
he The Landlord Association
of the Inland Northwest (LLA)
offers an incredible array of
services for the landlord, all for just
pennies a day.
• Office Hours: Office Open Monday
thru Thursday. Monday 8 am - 4 pm,
Tuesday-Thursday 8 am - 2 pm. Closed
Friday. Closed Second Tues. Ea. Month Noon
to 1:30 For Board Meeting
• Communications: Ten issues of our 24
page newsletter – The Rental Review;
Website, E-mail bulletins
• Networking: Monthly dinners;
Committee memberships; and State
Conventions
• Education: Monthly classes at no
charge for members; Monthly dinner
speakers; Alerts for Community
Sponsored Seminars.
• Legislative Representation: Your
interests are monitored and championed
on a local and state legislative level
by the LLA Legislative Committee
Members. Regular progress reports are
shared in the Rental Review.
• Forms and Books: Ready access to
contracts, notices, and other forms
needed to protect legal rights and
conduct business interests. All forms are
updated and currently in compliance
with Washington RCWs. They are
carbonless copy ready for business.
Phone, email or fax sales requests
receive immediate return service by
Priority Mail. LLA Office Open Monday
8-4 p.m. Tuesday-Thursday 8 a.m. - 2 p.m.
Closed Friday. Closed Second Tues. Ea.
Month Noon to 1:30 For Board Meeting
• Legal Plan: Free consultation per
tenant issue and reduced fees for
professional attorney services for LLA
members.
• Mentor Program: Experienced
landlord volunteers are available by
phone for brief consultations on being
a successful landlord. Hard-won
information is shared first-hand member
to member.
• Witness Program: Landlord
volunteers are ready to help you if you
have damage, cleaning or suspected
abandonment you may need to
establish in court.
• Membership Packet: Upon joining
the LLA, each member receives a
membership packet worth $50.00
that includes two each of our 30
legal forms and notices; Washington
State Residential Rental Laws book;
LLA Landlord Handbook; Legal Plan
Information and referral; the LLA ByLaws; Screening Company referrals;
and latest edition of the Rental Review
Newsletter. The Landlord Association
of the Inland Northwest is a non-profit
group in existence for 40 years working
together to increase residential property
values through participation, education
and legislation. Committee participation
by all Association members is invited
and encouraged! That’s how we work!
If you are not a member, join today with
over six hundred landlords and become
part of one of the largest landlord
associations in Washington State.
Contact the LLA office at 535-1018 for
further information or...complete and
mail the membership application below.
BECOME A MEMBER TODAY!
I hereby make application for membership in the Landlord Association of the Inland Northwest, a Washington
Corporation, and do agree to abide by the by-laws and Code of Ethics of the association. I further agree to pay the
membership dues until I give written notice to the association of my withdrawal from the association.
Applicant’s name ________________________________________
Company name _________________________________________
Mailing Address _________________________________________
____________________________________________
Telephone number __________________ Work________________
E-Mail___________________________________________________
No. Of Units_______ Payment Amount $_________________
Payable By: ( ) Check; ( ) VISA; ( ) Mastercard
Acct. No__________________________ Exp. Date___/___/_____
The V-Number is the last 3 numbers in
V-Number_________________ (NOTE:
the signature space on back of card. Thank you.)
Signature of applicant __________________________________
Date:________________________________________________
PLEASE MAIL YOUR COMPLETED APPLICATION TO:
LLA / S. 3 Washington / Spokane, WA 99201
You can join online too at: www.landlordassoc.org
Page 22 • Rental Review – May 2012
Annual Membership Fees
Units
New
Renewal
1 -4
$115.00
$90.00
5-14
$150.00
$125.00
15 -24
$195.00
$150.00
25 - 50
$245.00
$180.00
51+
$365.00
$275.00
Property Management Firms
$375.00
$375.00
Commercial Member: $195.00*
Institution: $115.00
*Includes a business card size
advertisement in 10 issues of
Rental Review
Service Directory
For direct links to our service providers go to www.landlordassoc.org
Abatement &
Mold Services
Collections
Able Clean-up Technologies
509-466-5255
Automated Accounts, Inc.
326-2276, Scott Millsap, President
scott@automatedaccounts.com
www.automatedaccounts.com
Burke’s Disaster Restoration
509-344-1354 or 208-664-6433
brooke@burkesdr.com
Contact: Brooke Stark
Bonded Adjustment Company
509-624-5181
www.bondedadjustment.com
Rainbow International Restoration & Cleaning
509-444-5851 or 208-762-1252
Contact: Bonnie Heilander, Manager
Construction
Servicemaster Restoration Services
Gina Ferraiuolo 800-737-8994
509-481-0485 gina@smcrestoration.com
Homestead Construction
312 S. Farr, Spokane, WA 99206
Bobbie Swanson 892-0454
homesteadbobbie@comcast.net
SERVPRO of South and West Spokane
509-534-0566 / Contact: Bruce Groshong
Dixson Construction Dick Newton 2824 E. 32nd, Spokane 206-255-5482
Boulder222@hotmail.com
Appliances
Draperies
Cozzetto Coin-Op, 459-4300
Hainsworth Company, 534‑8942
Mr. Appliance – Expert Appliance Repair
509-921-5446, 208-683-6363
John Simon, www.mrappliance.com
Appraisal Services
Roger Trainor, Landlord Appraiser Specialist
Berg Appraisal Services, P.C.
509-993-6934, fax 509-226-4646 Trainor@gmail.com
Attorneys
Neil Humphries, 509-838-4148
nhumphries@hplattorneys.com
McMullen Law Office
924-9816 - Toll Free: 800-798-9816
Rob Rowley, 509-252-5074
Steven Schneider of Murphy
Bantz and Bury
Susan Amstadter
(509) 838-4458
Eric Steven Law Office
509-325-8777
Carpets & Flooring
ColorMaster Professional
Carpet Care Superior
Northside: 487-3530 - Valley: 922-2628
Fashion Carpets and Flooring
8619 E. Sprague, Spokane
Al Hirt. 509-928-9550
Larry Smith Carpets
David Freeman, 533-0905
Shur Kleen Carpet & Upholstery
509-926-1189
brooke@burkesdr.com
Carports
Carports of Washington. Inc.
253-862-7556
Cleaning Services
Domesticare Cleaning Service
Vivian Shammel 509-368-7570
www.domesticare.net
McConnell Cleaning & Services
509-362-5850, 509-720-9123
Nikicole_beck@yahoo.com
American Drapery & Blind
Matt Wagner 509-998-9664
MattW@american-drapery.com
Electrical Services
Merit Electric of Spokane
Brian Northey 509-535-3930
Environmental
Services & Testing
Able Clean-up Technologies
509-466-5255
Financing
Global Credit Union
509-455-2001
Handyman
Roofing
Handy Husband
Jerry Hilzinger, 509-838-3684
www.thehandyhusband.com
Small Landlord
Property Management
(Painting, Carpentry, Electrical, Plumbing, etc.)
Thompson Handyman Service
Dave Thompson 509-218-4418
James Allen 951-1258
jallenconst@hotmail.com
Tom Hall, 499-4905
Heating & Cooling
Hurliman Heating & Air Conditioning
509-891-5110
www.hurlimanheating.com
Insurance
Matthew Best, Country Financial Insurance
509-4448813
Matthew.Best@countryfinancial.com
Masonry
Beltz Masonry
Dave Beltz (509) 468-5197
Enviro Pro Pest Solution Professionals
Raymond VanderLouw 509-847-8240
www.enviropropestsolutions.com
Plumbing
Fire & Water Cleanup
and Restoration
Porcelain Resurfacing
Alliance Flooring Services
Mark Sloniker 206-234-365
Mark@allianceflooring.com
Fashion Carpets and Flooring
8619 E. Sprague, Spokane
Al Hirt: 509-928-9550
Sherwin-Williams Flooring
Bill Karwacki 509-879-5091
Chad Ruby 509-534-2600
Gutters & Siding
Huguenin Construction
509-684-3426 or 684-6454
Property Management Partners
509-276-2175
Contact: Cheryl Wagner
www.SpokaneRentalPartners.com
Sparrow Management
Nathan Batchelor 208-209-5986, Nathan@sparrowmgmt.com
Tim Todd, 509-467-2702
Windermere Property Management
www.Wrents.com or Winderemerespsokane.com-
Pipe Line Plumbing
487‑0835
Flooring
Bill Mound
509-315-9223, Bill2011spo@yahoo.com
Pest Control
Taylor Painting – John Spano
1-888-6-FINISH or 208-762-9933
Spokane Teacher’s Credit Union
Jamie Hudson, 344-2553
SERVPRO of South and West Spokane
509-534-0566 / Contact: Bruce Groshong
Golden Empire Realty
Contact: Ann Wick
509-475-1675, goldenempire@q.com
Spokane Property Management
509-475-4002
Kevin@SpokanePropertyManagement.net
www.SpokanePropertyManagement.net
Expert Service Plumbing
Josh Deschamp, owner
509-990-0176 / joshdeschamp@yahoo.com
Servicemaster Restoration Services
Gina Ferraiuolo 800-737-8994
509-481-0485 gina@smcrestoration.com
Bertis & Wieber
509-532-0220
Contact: Vic Bertis www.bertiswieber.com
Painting & Remodeling
Marshall Capital Group
509-252-5027 (off.), 509-879-8759 (cell)
www.marshallcapitalgroup.com
Burke’s Disaster Restoration
509-344-1354 or 208-664-6433
brooke@burkesdr.com
Contact: Brooke Stark
Rainbow International Restoration & Cleaning
509-444-5851 or 208-762-1252
Contact: Bonnie Heilander, Manager
Jimmy’s Roofing
www.jimmysroofing.com
509-924-1989, 509-999-1997
Perma-Ceram Ralph Kollarsky
Resurfacing Specialists since 1981
922-0785 1-800-355-0785
Process Service
Boston-James, LLC
James Nichols www.bjllc.biz
509-991-6677
Bull Recovery Service
Jeremy Bostwick
509-294-0235
Notice Pros
509-868-8873 noticepros@yahoo.com
Real Estate
Extant Realty, Inc. 926-4018
Jay Overholser
Apartment Broker and 2-4 Unit Broker
509-462-9304
Jim McConnachie-Re/Max
(509) 924-6716
Martena Peterson
(509) 928-1991, (509) 994-4231
martena@windermere.com
Sprinkler Systems
Jones Sprinklers, Alex Jones
509-701-2598, alexjones509@gmail.com
Storage
Valley Self Storage
924-8467
Tenant Screening
ACRAnet, Inc.
Cole Hockett 324-1350
Airfactz Screening & Reporting Service
Kathy Pierson, www.airfactz.com
509-928-0229 – 800-729-7776
Bonded Data Research Company
Dennis Dillin 509-755-8200
www.bondeddataresearch.com
Tile
Fashion Carpets and Flooring
8619 E. Sprague, Spokane
Dennis Runolfson 509-928-9550
Towing
Rouse’s Towing & Recovery
325-4594 800-735-0398
Wind Damage
Burke’s Disaster Restoration
509-344-1354 or 208-664-6433
brooke@burkesdr.com
Contact: Brooke Stark
Tim Todd, 509-467-2702
Windermere Real Estate
8601 N. Division, Spokane
Become a commercial member of the LLA and market your business to hundreds of landlords and thousands
of properties across the Inland Northwest. For info call: 509-535-1018 or visit: www.landlordassoc.org.
Rental Review – May 2012 • Page 23
PRSRT STD.
U.S. Postage
PAID
Spokane, WA
Permit #7
Solving Electrical Problems with Quality Service Since 1982 Brian Northey, Service Dept Mgr (509)535-­‐3930 bnorthey@meritelectric.net • Leases & Evictions
• Real Estate Closings/Transactions
• Litigation & Bankruptcy Claims
• Landlord-Tenant Mediation Services
Steven Schneider, Esq.
Susan Amstadter
Page 24 • Rental Review – May 2012
Brooke Stark
Service
Representative
Brooke Stark
Email: brooke@burkesdr.com
Service
Representative
Web: www.burkesdr.com
Email:
brooke@burkesdr.com
Web: www.burkesdr.com
PO Box 763
Spokane Valley, WA 99037
Office: 509-344-1354
Direct: 208-664-6433