Newcomer's Handbook for Moving to and Living in Portland: Including Vancouver, Gresham, Hillsboro, Beaverton, Tigard, and Wilsonville

by Geon, Bryan

  Other Rental Publications

  Several companies publish free rental guides. Most list newer apartment complexes or apartments that are maintained by large property management companies. You can pick up rental guides at most grocery or convenience stores, or in some sidewalk vending boxes.

  Apartment Guide, www.apartmentguide.com

  For Rent, www.forrent.com

  Rental Property Management Companies

  Rental property management companies manage multiple properties. These companies often list available properties on their websites, or you can call them to find out about upcoming vacancies. Here are a few of the larger rental property management companies in the Portland area:

  Alliance Properties, 503-350-1200, www.allianceproperties.net

  American Property Management, 503-284-2147, www.apmportland.com

  Bluestone & Hockley, 503-222-3800, www.bluestonehockley.com

  Guardian Real Estate Services, 503-802-3600, www.gres.com

  Performance Properties, 503-635-0099, www.ppirentals.com

  Residential Property Management, 503-245-8022, www.rpmpdx.com

  Pet-Friendly Rentals

  Many landlords refuse to rent to tenants with pets, or at least with certain types of pets. (It’s easier to find a landlord who will accept a cat or small dog than one who is willing to deal with your trio of Great Danes.) The Oregon Humane Society maintains an online list of pet-friendly rentals (www.oregonhumane.org/services/pet_friendly_rentals.asp); Portland Pooch has an online database of dog-friendly apartments (http://www.portlandpooch.com/directory/housing.htm). If your landlord allows pets, you will probably have to pay an additional deposit and/or a non-refundable pet fee based on the kind, number, and size of your animals.

  Sublets and Sharing

  If you’re having trouble finding a long-term place to live, or if there will be a significant gap between your arrival date and the date you can move into new digs, you may want to consider taking a short-term sublet. Sublets are most often available during the summer, but with luck you can find one at any time of year. Remember, however, that most leases say that a tenant can sublet only with the permission of the landlord. The original tenant generally remains responsible for unpaid rent and damage done to the apartment by the subtenant. If you’re looking for a truly short-term situation, check out the Temporary Lodgings chapter.

  If you’re on your own, renting a room in an established group house can be a great way to get acquainted with the city without spending a whole lot on rent. Sometimes a group will get together and find a home, but more often one or two people will rent a house and then seek roommates through advertising or word-of-mouth referrals. The newspapers listed above (particularly Willamette Week) list ads for both sublet and sharing situations, as does Craigslist (www.portland.craigslist.org). (Craigslist also has a “housing wanted” category, if you’re feeling proactive and lucky.)

  While perusing ads for house sharing situations, keep in mind that “420 friendly” (a popular term in Portland listings) means that members of the household indulge in recreational marijuana use (or at least don’t mind those who do). If that’s not your scene, you should probably avoid responding to such ads.

  Micro Apartments and Tiny Houses

  If the high cost of rental housing has got you down, and you lead a reasonably ascetic existence and don’t suffer from claustrophobia, you might consider a micro apartment (200 to 300 square feet or less, usually sharing a kitchen with other units) or tiny house or accessory dwelling unit (ADU). Several micro apartment buildings, which pack up to 50 or more individual units into a lot big enough for one or two houses, have risen in Portland since 2013. While the rent on a micro apartment is below the average rent for a studio, the per-square-foot cost can be much higher. So-called “tiny houses” or ADUs, which range from 800 square feet or so down to the size of a garden shed, are typically located in the back- or side-yard of an existing home. The attributes of tiny houses (other than size) vary tremendously; some ADUs are beautiful architect-designed structures, some are converted shipping containers, and others are ramshackle firetraps. Before agreeing to move into a tiny house, at a minimum make sure it meets health and safety standards. (Avoid dwellings powered by daisy-chained extension cords, for example.) Obviously, these living situations are not for everyone, but they can work well for the right person.

  Checking It Out

  You’re on your way to the day’s first rental appointment, you haven’t had breakfast, the old college friends you’re staying with keep quoting Ben Franklin (“Guests, like fish, begin to smell after three days”), your back is aching from a bad night’s sleep on their decade-old futon, and 20 other people are waiting outside the prospective apartment when you drive up. You panic, take a quick glance around, like what you see, and grab an application. Three months later, you wonder how you landed in such a dump.

  To avoid this scenario, tour each apartment with a clear idea of what you want. Consider making a checklist of specific things to look for; besides your personal musts and must-nots, here are a few specific questions you might want to keep in mind (or even write down ahead of time) to avoid aggravation later:

  If you’re looking at an apartment, is it on the first floor? If so, does it have burglar bars? Can you open the bars from the inside in an emergency?

  Are the appliances clean and in working order? Do the stove’s burners work? How about the oven? Does the kitchen sink have one or two basins? Is there sufficient counter and shelf space?

  Do the windows open, close, and lock? Do the windows, particularly the bedroom windows, face a busy street or noisy area?

  Are there enough closets or other storage areas? Are the closets big enough to accommodate your belongings? In an apartment building, is there secure storage elsewhere in the building, and is it free? If you have a bike, is there a secure place to store it overnight?

  Do the faucets and shower heads have adequate water pressure?

  Are there enough outlets for all your plug-in electronics and appliances? (In older buildings it is common to have only one or two outlets per room.) Is there a working phone and/or cable jack in the room where you plan to put a modem? If you plan to sign up for cable television, are there cable jacks in the rooms where you would watch TV?

  Does the building have a washer and dryer? If not, is there a laundromat nearby?

  If you have a car, is there off-street parking? Does it cost extra? Is there enough? Where do guests park? If parking is on-street, is parking easy to find? It’s best to check out on-street parking in the evening, when people are home from work.

  Is there convenient access to public transportation and grocery shopping? How late do buses run, and do they run on weekends?

  Do you feel comfortable outside? Will you feel safe here at night?

  If you are looking at a basement apartment, check to see if there are any water stains along the walls.

  Does it smell funny? Someone may have sprayed the apartment for bugs, or there may be a mildew problem.

  If you are responsible for paying for utilities (see “Rental Agreements” below), what is the heat source? Electric space heating can be much more expensive than gas heat. How well-insulated does the house or apartment seem to be? Are the windows single-pane or double-pane?

  Finally, make sure you can afford the rent, along with the cost of any utilities you are responsible for. If everything passes muster, be prepared to stake your claim without delay!

  Staking a Claim

  When you view a unit, come prepared. Bring your checkbook. If you are coming from out of state, or even if you aren’t, you may be required to provide a cashier’s check or money order instead of a check. Have cash on hand in case you cannot get to the bank and need to purchase a money order from a convenience store or check-cashing outlet. Often, the first qualified person to show up with a deposit is the person who gets the apartment. (Make sure you get a receipt for any money you pay.) Know your social security numb
er, and have ready access to your references—both credit and personal—and your bank account information. Employment information is useful; if you have secured a job but haven’t started work, ask your new employer to write a letter on company letterhead verifying your start date and salary.

  If you find the unit or house you’ve been looking for, remember that it isn’t just the early bird that gets the worm: it can also be the polite worm, the well-dressed worm, or the worm with the highest bid. It won’t hurt to mention casually that you don’t have a dog, cat, or monkey, and that you don’t smoke or play the drums (assuming these things are true). Feel free to rave about the unit and how great it feels; after all, landlords have feelings too. If there is a garden, mention that you love gardening and have a very green thumb. If you do have a pet, get references from former landlords praising its good behavior. Keep in mind that landlords can request only non-smokers, they can prohibit pets other than service animals, and they can bar you from having overnight guests for more than a certain number of nights per year. (The number of nights should be reasonably high; the intent of the clause is to prevent unauthorized occupants from moving in. If you think you’ll have lots of visitors, watch out for rental agreements containing such a clause, as it may not bode well for your landlord-tenant relationship.)

  Almost all landlords or property managers will require a security deposit, usually equal to a month’s rent, which will be refunded to you (less any damages) when you move out. Some landlords charge application or credit check fees ranging from $10 to $40 as a way to discourage frivolous rental applications; the fee is sometimes credited toward your deposit if your application is approved. Consider that most landlords will want your net monthly earnings to be at least three times the monthly rent; if you have no earnings, you’ll probably need to show that you have sufficient liquid assets to be able to pay the rent. Landlords who charge a screening fee must provide written information about what they screen for. Look at the information and decide whether you think you’ll qualify before you pay the fee. If you’re not sure, be honest up front, explain the situation, and ask the landlord or property manager if they think you’ll qualify. If they say no, it might not be worth your money.

  Once your rental application is approved, then it’s time to sign a rental agreement.

  Tenant/Landlord Relations

  Rental Agreements

  In Oregon, a rental agreement does not have to be in writing unless it is a lease for a fixed term, but you would be foolish not to get an agreement in writing. Review the rental agreement carefully before you sign it, and make sure that you understand key terms, such as:

  How much is the rent? To whom should it be paid? When is it due? If your rent is late, what are the penalties?

  When can the landlord increase the rent, and by how much? How much notice is required?

  Who pays for utilities such as electricity, gas, and water?

  Is the tenancy for a fixed period, such as six months or a year, or is the rental term indefinite? What is the move-in date?

  What repairs or cleaning has the landlord agreed to complete before you move in?

  What is the policy on subletting?

  Is a parking spot included? How many? Do they cost extra?

  What is the policy on repairs or maintenance?

  What is the policy on pets, smoking, or overnight guests?

  Is renter’s insurance mandatory?

  If you are renting a house, who is responsible for mowing the lawn and maintaining the landscaping?

  What non-refundable fees are charged (cleaning fee, pet fee, etc.), and what is the policy for return of the security deposit?

  Don’t assume that the terms are completely nonnegotiable; many landlords are willing to make reasonable minor changes to their standard rental agreements. Make sure you get a copy of every document relating to your rental agreement, and keep them somewhere safe.

  The type of tenancy you have is particularly important. If you have a month-to-month tenancy, either party can end the tenancy with 30 days’ written notice, and a landlord can generally increase the rent at will (again, with 30 days’ notice). If you have a tenancy for a fixed term, you have a lease. Most leases also provide that the rent is fixed for the lease term. If you have a lease, a landlord generally cannot evict you except for cause (such as your unexcused failure to pay rent); at the same time, you may not breach the lease without good cause (such as the landlord’s breach of a material term of the rental agreement), even if you have what you think is a really good reason, like buying a house or moving to Tokyo.

  If you must break a lease for reasons you can’t blame on the landlord, you should expect to take a financial hit. You could try to sublet the unit for the remainder of the lease term, but keep in mind that the rental agreement may not allow sublets or your landlord may not approve the proposed subtenant. (Landlords must use the same criteria for sublessors as they do for other tenants.) Failing that, at a minimum you will lose your security deposit. Depending on the amount of rent at stake—the time remaining in the lease multiplied by the amount per month—and whether your lease specifies a fee for breaking the lease, your landlord might not bother to sue. Even if there is no specified fee for breaking a lease, you could, in theory, be sued for the full amount of rent you would pay through the remainder of the lease term (or until someone new moves in); in practice, as long as it’s a reasonably lively rental market, landlords seldom bother chasing down a leasebreaker for only one or two months’ rent. Keep in mind, though, that your next rental application will ask for contact information for your most recent landlord, so you’ll be much better off if you negotiate an amicable deal. (One way to placate a jilted landlord is to recruit a new tenant yourself, to save the landlord the expense of advertising the vacancy.) If you need to leave before your lease expires, you should consult an attorney; the Oregon State Bar’s Lawyer Referral Service (503-684-3763, 800-452-7636, www.osbar.org/public/ris/ris.html#referral) can provide referrals.

  If possible, do a walk-through inspection of the property before you move in (or immediately after you take possession) to document the condition of the place. Get a copy of the inspection for your records.

  Landlord-Tenant Rights and Responsibilities

  In the landlord-tenant relationship, both sides have rights and responsibilities. Some are obvious—the tenant is generally obliged to pay rent and not trash the place, and the landlord has to keep the building up to code. Some are less universally known: for example, contrary to what some renters (and landlords) believe, a landlord may not enter your apartment whenever he or she wishes, but usually has to give you 24 hours’ notice (except in case of emergency). The following organizations provide a wealth of useful information about landlord-tenant issues:

  The Community Alliance of Tenants, 2710 NE 14th Ave, 503-460-9702, www.oregoncat.org, maintains a comprehensive database of information for tenants, and renter’s rights information and handouts are available online. If you have a problem with your landlord, visit the website. If you can’t find the information you’re looking for, call the renter’s rights hotline at 503-288-0130.

  Legal Aid Services of Oregon provides a legal information website (www.oregonlawhelp.org) with a useful section on housing law.

  The Oregon State Bar runs the Tel-Law service (503-620-3000, 800-452-4776), which offers basic recorded messages about legal subjects (including landlord-tenant law); this information is also available online at www.osbar.org/public/legalinfo/tenant.html.

  Renter’s Insurance

  Get it. The landlord’s insurance generally covers damage to the building, not to your personal possessions. Renter’s insurance provides relatively inexpensive protection against theft, water damage, fire, and in many cases, personal liability. Not only is renter’s insurance a good idea (unless perhaps the total value of your possessions is less than the deductible), but some landlords require it. Most insurance companies that sell homeowner’s insurance also sell renter’s insur
ance. The Oregon Insurance Division provides useful consumer information about renter’s insurance on its website (www.insurance.oregon.gov/DCBS/insurance/gethelp/homeowner/Pages/home-rent.aspx), or you can call 503-947-7984 or 888-877-4894 and ask for a free copy of the Division’s Consumer Guide to Homeowner and Tenant Insurance (also available online at www.oregon.gov/DCBS/insurance/gethelp/Documents/).

  Buying

  For most people, a home purchase is the biggest and most daunting transaction they will ever be involved in. Not only does it involve a pile of money and paperwork, but finding and buying a house, condo, or townhome is a complex and time-consuming process. Fortunately, the resources listed here—and a host of professionals in the area—can help you at every step: calculating your budget, choosing the right home in the right neighborhood, getting a mortgage, protecting your investment with adequate insurance, moving in, and making repairs and improvements. The U.S. Department of Housing and Urban Development has a useful online guide to buying a home at www.hud.gov/buying/index.cfm.

  Many people move to Portland intending to buy a home, but find that the cost of real estate is just too high. Newcomers can avoid sticker shock by thoroughly researching home prices and neighborhoods before they arrive, and by keeping an open mind about the types of housing and the locations they are willing to consider. For instance, maybe you have your heart set on a big Craftsman-style house in the Irvington neighborhood, but you could live with a mid-century ranch in Milwaukie that’s in your price range. Or perhaps that condo in the Pearl is way too expensive, but there’s a townhome in Hillsboro that you can afford (and hey, you’ll be working out in Washington County anyway). It’s important to determine your priorities ahead of time, but be flexible (and realistic) when possible.

  Homes in Portland come in many forms, from traditional single-family detached houses, usually with a yard of some kind, to various multiple ownership situations, primarily condos and townhomes. To a surprising extent, Portland has traditionally been a city of single-family houses, at least outside of downtown and its immediate environs. While infill development and duplex-ization over the years has made the generalization less true than it was, it is still easy to find houses in close-in neighborhoods (although they are no longer cheap by any measure). Condominiums are relatively new to Portland, and first became popular in Washington County and other outlying areas. More recently, a boom in high-end condo tower and “loft” construction in places like the Pearl District, the South Waterfront, and some of the main Eastside arterials, combined with the scramble to convert apartments to condos when real estate prices skyrocketed in the early and mid-2000s, means that condos are much more common than they used to be. When you buy a condominium, you are buying a unit within a larger complex; the complex is jointly owned and maintained, but the unit is yours to use, sell, or (usually) rent. (Keep in mind that monthly condo fees can be substantial.) In a townhome, another widespread form of multiple ownership, you own your unit and the land under it but you share one or more walls with adjacent attached units. Many townhomes have small back yards, while condos at most tend to offer decks or small patios.