The Turns for Tenants (T4T) program is a community-based housing initiative that provides incentives for local homeowners and landlords to list available rentals to Mt. Hood Meadows (MHM) and Cooper Spur Mountain Resort (CSMR) employees. This program benefits both local area landlords and homeowners and MHM/CSMR employees. It provides an incentive to local area landlords and homeowners to list their available rental to MHM and CSMR employees. In turn, it encourages the affordability and accessibility of local housing to MHM and CSMR employees.
For the 2020-2021 winter season T4T program, qualified landlords and homeowners who advertise their rental with T4T and then rent to a part-time or full-time MHM/CSMR employee will be offered a Value Pass or 10 restricted day tickets. As part of our COVID-19 operating plan, the incentives rewarded through this program are subject to restriction or change. For up-to-date information on resort operations and COVID-19 protocols for guests, please click here.
The T4T program also aims to foster stability and strengthen connections within the community for MHM and CSMR employees. This year’s program will again provide incentive to encourage successful T4T landlords from the 2019-20 season to rent to returning tenant-employees during the 2020-21 season. See below and FAQ for details.
Please read the following program guidelines carefully as our program qualifications have been updated:
Due to the popularity of the Turns for Tenants program, and feedback from MHM/CSMR team members, a maximum allowable rent per person will be used to determine if a rental unit qualifies to list with the program. This cap was determined by carefully taking into account many factors including local area cost of living, rental data from previous season's Turns for Tenants programs, MHM/CSMR wages and earnings bench-marking, and data collected from an employee survey on the topic of housing in the winter of 2019.
We understand some rentals will not qualify for the program; our focus is to identify affordable, available housing options for our team members and concentrate efforts on linking those listings to MHM and Cooper Spur Mountain Resort team members.
To qualify to list a rental with Turns For Tenants, the rental must meet one of the following criteria in table below:
||Maximum Monthly Rent Per Person
|Utilities NOT included in rent
||Utilities included in rent (water, sewer, garbage and electricity)
|less than 12 months
|12 months or more
To qualify for the incentives (hereafter referred to as “voucher(s)”) the homeowner or landlord must first apply to the T4T housing program. A landlord must apply and be accepted into the program prior to filling vacancies. Agreements made with tenants prior to signing up with the program are not eligible for the voucher(s).
The duration of the rental term, if less than 6 months, must be for a reasonable majority of a seasonal employee’s working commitment to MHM/CSMR. Additionally, long term leases are eligible for the program as MHM and CSMR employ year-round staff and seasonal staff who wish to remain in the area beyond the winter seasons. The duration of a lease should be mutually agreed upon between the tenant and landlord/homeowner. Mt. Hood Meadows reserves the right to review and revoke a landlord or homeowner’s voucher(s) if the rental agreement with an employee is terminated early without cause.
Once the application is received and approved, you will be notified via email and the rental will be added to a list available to MHM/CSMR employees who have committed to a full or part time job.
Employees who qualify as tenants include full and part time employees, sometimes referred to as "team members." This program excludes employees who are children and relatives of landlords/homeowners. Limited commitment employees are also excluded.
Employees will contact you if they are interested in your rental. The landlord/homeowner is responsible for the screening and lease signing process. You are encouraged to check with the Human Resources department to ensure the applicant has been offered a job with Mt. Hood Meadows and is a qualified tenant with the program. Human Resources can be contacted by emailing firstname.lastname@example.org.
In certain circumstances, you may not be able to meet face to face with tenants before their desired move-in date. Some employees are moving to the area from all across the nation. Skype, Facetime, or any other method to discuss the rental situation can go a long way in finding the tenant right for you.
Once the vacancy is filled the homeowner or landlord must notify T4T Program Coordinator by submitting a signed copy of the rental agreement and a signed Release of Liability form. The Release of Liability form will be provided electronically in the application confirmation email, or can be mailed by request. The lease agreement must clearly contain the lease terms and dated signature of both the tenant and landlord. The T4T Program Coordinator will verify the tenant qualifies for the program. If you rent to an individual who has not been approved by T4T Program Coordinator, you are not eligible to receive the voucher(s).
If the rental is filled with someone who is not a qualified MHM or CSMR employee please contact the Human Resources department to have your rental removed from our list.
The voucher(s) will be issued when all of the following requirements of the program have been met:
1. You have applied and have been approved as a T4T landlord/rental
2. Your tenant is an eligible employee
3. The tenant contacted you via the T4T listing
4. You have submitted a copy of the lease agreement with a signed Release of Liability
Human Resources will wait to fulfill all voucher(s) until the tenant employee’s first day of work. Voucher(s) take up to two weeks to process.
Voucher(s) are not refundable, not to be re-sold, cannot be carried over to the following season, and are not transferable for other resort offerings or services. All aspects of this program are reviewed each year before the onset of the winter season. Mt. Hood Meadows may decide to alter or terminate the program at the time of review.
To apply, please fill out the application here.
If you need a physical application to be mailed to you, it can be requested by calling 503-337-2222 x1215.
Returning landlord/employee agreements: If you were a successful landlord from the 2016-17, 2017-18, 2018-19, or 2019-20 winter seasons and are renting to the same tenant or tenants again for the 2020-21 winter season, you could qualify for the incentive voucher(s). Rent over the cap will be grandfathered into the returning landlord/employee program for returning landlord/tenant relationships. Please apply though the online application (coming soon). Respond with, "Yes" when asked if you are, "a successful T4T landlord from either the 2016-17, 2017-18, 2018-19 or 2019-20 winter seasons with a returning employee tenant agreement."
Our program coordinators will follow up with you after your application has been received. To qualify as a returning landlord you will be asked to submit a copy of the signed lease agreement for this winter season and signed Release of Liability.
Answers to common questions - FAQ
How much should I charge for my rental?
We cap the rent allowed into the program. See the table above in the program rules.
You may want to consider the following factors in your rental price: furnished or non furnished, shared or private amenities, utilities included or not, etc.
While we understand the importance of collecting a deposit before allowing any tenant to reserve the rental, keep in mind most employees starting their winter season are without significant reserves of cash to spend on a deposit. You must balance the inherent risks of renting your property with determining an appropriate rental and deposit amount for seasonal employees.
My rental is a multi-bedroom apartment or house and I do not want to list the rooms individually. Can I still qualify for the program?
Yes, as long as the rent does not exceed the maximum per person. For example, you can list a four bedroom house for $1,800. Each room would cost the tenant $450 a month and this would qualify to be listed for the T4T program.
My rental is a studio/whole flat and I charge more than your max rent per month. What if a couple wants to rent from me?
This rental would also qualify to be listed in the program as long as two individuals splitting the rent would bring the monthly cost per person below the maximum cap (duration of lease and utilities will determine this). The rental will be listed as "best suited for a couple."
Will Mt. Hood Meadows help collect rent from employees?
No. The Turns for Tenants program is only a facilitator that connects available rentals with employees looking to rent. All rental/lease agreements are between the landlord/owner and the tenant.
What if I have rented to Mt. Hood Meadows employees in previous years, not through T4T, and plan on renting to them again?
Thank you for housing Mt. Hood Meadows and Cooper Spur employees! The spirit of this program is to make a list of rentals available to our employees currently searching for housing. A landlord must apply with the program prior to making contact with potential tenants who are employed at Cooper Spur or Mt. Hood Meadows and/or filling vacancies. Agreements made with tenants prior to applying with the program are not eligible for the voucher(s).
Does the T4T program have a deadline for the application?
We are currently accepting landlord applications and there is no set deadline. Our seasonal winter employees start their housing search as early as September. Demand for seasonal housing usually declines in January. We will, however, accept landlord applications throughout the winter season and into the spring as we also hire year-round employees who relocate to the area.
Are there geographical boundaries my rental must fall in to qualify?
Employees can access a free employee-only bus service from Sandy and Hood River. If your rental is further than a 20 minute drive from the furthest reaches of our bus service (Sandy and Hood River), you may find that employees are not interested in commuting that far. We will consider rentals outside this 20 mile radius on a case by case basis.
What else is Mt. Hood Meadows doing to address the growing challenges employees face in finding housing?
The T4T program is one of many initiatives Mt. Hood Meadows and Cooper Spur Mountain Resort are taking to address the challenges our team members face when seeking affordable, local housing. Additional initiatives include paying overtime at 40 hours, raising the base wage of MHM/CSMR team members to $12.50 (above the state required minimum wage), providing free employee transportation and working with property management companies on master leases for employee housing.
What are the Peak Days the incentive vouchers won't work on?
The Value Pass provides every day access, all season long, but on Peak Days it isn't valid until 2 PM. Peak Days are December 26th through January 3rd, Saturdays and Sundays during January through March 7th, Presidents Day and MLK Day. For more information on our efforts to spread out demand and safely accommodate as many skiers and snowboards as possible this season, please click here.
How do the day tickets work?
You will receive day tickets assigned to your customer profile with Meadows. An email confirmation will be sent once these are available and that email will outline the process for redemption. To redeem for yourself or another person, you will have to reserve at least one day in advance. The process for redeeming day tickets will be announced soon and posted here and on our website.
If I successfully rent through the T4T program, can I upgrade my Value Pass to an All Access pass?
To protect the health and safety of our employees and guests this winter, Mt. Hood Meadows created an operating plan that involves capping the number of All Access passes. For the 2020-21 season, the T4T incentives will not allow for upgrade to All Access pass.
If you wish to secure an All Access pass you are welcome to purchase it now. If successful with the T4T program, you can choose to be reimbursed for the value of a Value pass while retaining your All Access pass.
Does the Value pass come with Exchange Partner privileges?
The Value pass does not qualify for the All Access reciprocity to Mt Baker, Whitefish and other ski exchange resorts. Successful landlords who upgrade their Value pass to All Access will not get reciprocity either.
How about the non-peak day tickets? How much does an upgrade cost?
The non-peak day day tickets cannot be upgraded on Peak Days.
Can I re-assign my pass?
Yes you may request to re-assign your Value pass voucher to another individual prior to it being used. Passes cannot be shared or re-assigned after initial use. If you are accepted as a T4T landlord, you will need to inform us who you would like to use the pass when you submit your lease and liability form.
I already purchased a pass this year. If I'm successful as a landlord, can I get reimbursed?
Yes you will be entitled to a full or partial reimbursement depending on what type of pass you purchased. Please contact the program administrator for information on how to request a reimbursement.