FAQ’s

How do you advertise your vacancies?

The marketing process begins at the time we receive a 30-day notice from the Tenant. The process is as follows:

• The unit is placed on our vacancy list that is offered to the numerous prospective renters that call us and for local relocation companies. This list is also delivered to Real Estate agents.
• The unit is entered on our website at www.portlandhomesinc.com. The exposure from the Internet has become a vital tool in renting our properties. We constantly are renting properties without newspaper advertising.
• We will place a "For Rent" sign at your property (if possible and/or desired by Owner). Approximatly 1 out of 4 prospects come from signage at the property (at no cost to you!)
• Once the property is vacant, we suggest placing an ad on Sunday only, in the Oregonian. We have found this is the most efficient day to advertise. Also, the vacancy will be placed on their website at www.oregonlive.com, as a result.
• If an Owner has a specific advertising approach, we are happy to accommodate this as well.

How are Tenant move-outs handled?

We will send you a letter in the mail when we receive the required written “30-day notice to vacate” from the Tenant. This letter will inform you of the move-out date. Within 3 business days of the Tenants move-out we will inspect the property. Within one business day we will contact you and review the property condition. We will suggest recommended repairs (if any), and request instructions from you regarding how to proceed. We believe this to be a critical time for many Owners. The costs to paint and update can be very expensive and many Owners prefer to complete the work themselves. We understand this and will be very accommodating. We will place a coded lockbox on the unit at the time it becomes vacant. You will be given the code and may access at any time. Oregon State Law requires us to return the outgoing Tenant’s Security Deposit within 31 days of vacating, and/or delivering an accounting of the monies. One would think this is ample time to complete the Security Deposit return but we must order any work chargeable to the Tenant, review the completed work, process the charges and complete an accounting for the Tenant. Our goal is to complete a final inspection of the property 21 days from the move-out date. We then will be able to order any additional work that may have surfaced and still charge the outgoing Tenant. We will then return any monies due the Tenant with a final accounting. You will be happy to know that more times than not, a new incoming Tenant requires us to complete all repairs and inspections prior to the 21 day inspection noted above.

When do I get my check?

Owner checks are mailed on the 20th day of each month. Tenants rents are due on the first of the month and late on the sixth. We offer to directly deposit your check into a local bank, at no additional cost. Monthly-computerized statements are also mailed out with checks on the 20th of the month.

Why does Portland Homes, Inc. hold the Security Deposit money?

The Security Deposit is not income. The money is held in a Client Trust Account. It is released after the outgoing Tenant’s move-out accounting is complete. The money will be used to pay for any unpaid rent, Tenant caused damage, cleaning, yard care or any other rental agreement violations. The balance will be returned to the Tenant.

How are prospective Tenants screened and selected?

From every adult applicant we require:

• Complete detailed application.
• Copy of picture ID.
• Copy of current pay stub. (Prospect must make 3 times the monthly rent).
• Verification of Social Security number.

We then access the applicants credit, criminal record and civil record (previous evictions). We call the previous landlords and can verify through the County Tax Records if that person is the legal Owner of the property, if necessary.
Depending on the circumstances, when we have prospective Tenants that do not fit our criteria, prior to denying their application, we will suggest offering an increase to the Security Deposit.

How are emergency and other maintenance requests handled?

Since we are here to protect your investment, you ultimately ‘call the shots’. However, we have developed certain guidelines to alleviate your stress and to aid in expedient service for your Tenant. We have a 24-hour paging service for emergencies. Most of the time the staff person is able to remedy the problem until normal working hours. Our goal is to minimize the emergency expenses. All other legitimate, non-cosmetic requests that will cost less than $300.00 (unless otherwise specified), we will contract the work without contacting the Owner. Any questionable or cosmetic items will be handled with the Owner’s consent. If we find that a repair is due to Tenant negligence, we will bill the Tenant. If we have a health, safety or any other emergency situation, the $300.00 rule will not apply. We will consider tailoring a maintenance schedule that will meet your needs.

Why should I leave the utilities on during a vacancy?

1. Contractors and Cleaners will need to complete work.
2. Prospective Tenant’s will need to operate the lighting.
3. During winter months, there is concern of frozen pipes.

What utilities am I required to pay?

The Cities of Portland and Gresham require Owner’s to pay for one 32-gallon garbage can to be picked up weekly. For all other areas, Owner’s must only provide a 32-gallon garbage can in clean condition and good repair.
When a vacancy occurs, the utilities are placed back in the Owner’s name until the unit is rented.

Why won’t my house rent?

There are many factors that contribute to an extended vacancy. Some of the reasons are:

• Overpriced.
• Location.
• Does not show well, i.e. cleanliness, outdated, deferred maintenance, curb appeal (including neighbors).
• Lack of amenities, i.e. landscaping, appliances, inefficient heat and windows.
• Seasonal factors. Less people tend to move during winter months.

What if the Tenant destroys my property or does considerable damage?

When you choose to rent a property, your first step is to contact your Homeowners Insurance Company. Let them know you are going to be renting the property. Talk to them about what and how you are covered. Investigate the vandalism endorsement that gives you coverage. Also, we require to be added as an additionally insured to this policy. This will allow us to receive a copy of the policy and act in your behalf should there be a claim. It will also cover us should there be an accident in your home. There is typically not a charge for Portland Homes, Inc. to be added to the policy.

Why should I choose Portland Homes, Inc?

We are committed to strive for perfection. From our leasing agents to our accounting department, we understand that you are our valued customer. We suggest you shop our company, as well as our competitors. Act as if you are a prospective Tenant looking for a rental. You will find that we do our best to answer every call with a live, polite person. Only during the lunch hour, an emergency, or after hours are our phones placed on our answering service.

Our goal is to give you peace of mind, after having proven our desire to treat your property like it is our own.