Specialist · Portland, OR · Member since 2010 · 3k+ posts · 1k+ votes
Are you using low barrier screening criteria some recommend? Self managers and property managers? Attorney's suggest safest as far as lawsuit goes but can end up with some sketchy people IMO. Having trouble trading out of Portland.
I manage both single-family and multi-unit throughout the Portland Metro and beyond (Hillsboro, Beaverton, Lake Oswego, Oregon City, etc). Aside from a 20-plex I manage, we're using the low barrier criteria for all of our properties. For property managers it's not really scalable to use a different criteria and I haven't had issues with the quality of applicants or tenants since implementation last March. We're at 100% on-time payments for all new properties leased since May. With the low barrier screening criteria you really have to focus on how you market, position, and message a property to get the type of applicants you want. For us it's all about marketing and pricing properly. In the property management world we're required to accept the regulations as they are and keep our owners and properties in compliance. That being said, most of the new owners I'm working with are people who formerly self-managed and have decided that the amount of specialized knowledge required to navigate Portland's regulatory environment isn't worth the trouble.
Sorry, i don't have any advice but i'm in the same boat. I'm so effing tired of this town I'm literally just leaving any vacancies empty till I get the guidelines figured or get them sold.
I know @Zach Davis vacancies is what I have too since May although have been rehabbing but seeing dead ends in trading out too. Was hard getting them vacant but time is money lost but nothing like a really bad tenant.
I know @Zach Davis vacancies is what I have too since May although have been rehabbing but seeing dead ends in trading out too. Was hard getting them vacant but time is money lost but nothing like a really bad tenant.
We were lucky with the whole thing honestly. We decided to move back to flipping a few years ago started selling 2 years ago so we just have a handful of properties left. We also just decided to pay the taxes and regroup before moving into something else. It hurts to cut that check but since we don't really want to be in the rental business anymore it was really the cleanest way out anyway.
I can't imagine that this is illegal (even in Portland) and it has really improved the quality of my applicants and virtually eliminated no-shows... I require tenants to complete a free application including an upload of an id and a paycheck or benefit stub with proof of income before I'll show the unit.
I can't imagine that this is illegal (even in Portland) and it has really improved the quality of my applicants and virtually eliminated no-shows... I require tenants to complete a free application including an upload of an id and a paycheck or benefit stub with proof of income before I'll show the unit.
Sorry non-portland question, what level of screening do you do on the application at that point, before they get to see the unit? Thinking of redoing my processes.
I usually have the criteria in my ad including minimum income, no-smoking, and pet fees and requirements. I check court records for local tenants in all the cities they have listed. Then I call applicants to see what move-in date they are looking for and I'll ask them why they are moving -- sometimes they rule themselves out running their mouth. If the employer or pay looks marginal, sometimes I'll call the employer for a ref and If someone calls me with 'special circumstances'; if I want to consider them, I'll check landlord or personal references too.
I manage both single-family and multi-unit throughout the Portland Metro and beyond (Hillsboro, Beaverton, Lake Oswego, Oregon City, etc). Aside from a 20-plex I manage, we're using the low barrier criteria for all of our properties. For property managers it's not really scalable to use a different criteria and I haven't had issues with the quality of applicants or tenants since implementation last March. We're at 100% on-time payments for all new properties leased since May. With the low barrier screening criteria you really have to focus on how you market, position, and message a property to get the type of applicants you want. For us it's all about marketing and pricing properly. In the property management world we're required to accept the regulations as they are and keep our owners and properties in compliance. That being said, most of the new owners I'm working with are people who formerly self-managed and have decided that the amount of specialized knowledge required to navigate Portland's regulatory environment isn't worth the trouble.
@Jill F. you are very organized and would certainly need to be to scale the way you are. I am sure if you were here in Portland you would be on top of the rules and regs. It is different here than there in that the city is certain discrimination is widespread and they believe it is the mom and pops that are doing it through what they call disparate impact. They are looking for court cases so they can prove their theories about disparate impact so their rules can be more easily understood by attorneys. They blame landlords for homelessness when in fact it is their rules that are causing rental units to dry up and rents to skyrocket. Some investors are celebrating the future with sky high rents like the big cities.
@Jeff S. City limits of Portland are pretty big. I have a SFH off of 157th and Halsey that is Portland and in that particular neighborhood I wouldn't utilize the low barrier screening criteria. However if it was something like the Montavilla neighborhood, 82nd and Glisan I might. However for the most part I utilize a Property Management company and they take the worry out for me.
@Kirk Johansen 3 west of 60th. Might be better off in Rockwood managed units and let anyone in. We are retired enjoying SS. I highly recommend SS! I knew having a job would pay off someday.
@Ola Dantis at this point hard to know if the smart money has already left the state for Idaho. People still on their way out. Young ones smart with tech like @Kurt Lane capitalizing on the confusion the older players are experiencing and can pick up a few places from tired LL's. Not quite there yet but...
Thanks @Jeff S. I've been teaching classes for RHA about local and state ordinances. I do the same for brokerages throughout the area via title companies. Chroma is also set up as a CE provider. We manage around 70 properties currently.