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/CSRM 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.
Qualified landlords and homeowners who advertise their rental with T4T and then rent to a part time or full time MHM/CSMR employee are offered their choice of a complimentary Value Pass or ten (10) non-peak day tickets. Recipients are welcome to upgrade to peak days on either offering with a buy-up option. Landlords with multiple rentals are welcome to submit a separate application for each address. For each additional employee rented to up to five (5) through the program, the landlord will qualify for three (3) additional non-peak lift tickets.
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 2018-19 season to rent to returning tenant-employees during the 2019-20 season. See bullet point below for details.
T4T FAQ |T4T Application
Please read the following program guidelines carefully as our program qualifications have changed:
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 team members.
To qualify to list a rental with Turns For Tenants, the rental must meet one of the following criteria:
||Maximum Monthly Rent Per Person
|Utilities NOT Included in rent
||Utilities Included (minimum water, sewer, garbage, electricity)
|less than 12 months
To qualify for the Value Pass or ten (10) non-peak day tickets (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 for MHM/CSMR. Additionally, long term leases are eligible for the program as MHM and CSMR employ year-round staff and seasonal staff that wish to remain in the area in the non-operational seasons. The duration of a lease should be mutually agreed upon between the tenant and landlord/homeowner. Human Resources 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 by Human Resources, you will be notified via e-mail and the rental will be added to a list available to MHM/CSMR employees who have committed to a full or part time job. This program excludes children and relatives of landlords/homeowners and limited commitment employees.
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 Human Resources to ensure the applicant has been offered a job with Mt Hood Meadows and is a qualified tenant with the program.
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 Human Resources 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 e-mail, or can be mailed by request. The lease agreement must clearly contain the lease terms and dated signature of both the tenant and landlord. Human Resources will verify the tenant qualifies for the program. If you rent to an individual who has not been approved by Human Resources, 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 HR department to have your rental removed from our list.
The Voucher(s) will be issued if all requirements of the program have been met:
1) You have applied and have been approved as a T4T landlord / rental and,
2) Your tenant is an eligible employee and,
3) The tenant contacted you via the T4T listing and,
3) You have submitted a copy of the lease agreement with a signed release of liability.
Human Resources will wait to fulfill all vouchers until the tenant employee’s first day of work. Vouchers take 5-7 business days to process.
Voucher(s) are not refundable; not for resale; 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 new winter season, Mt Hood Meadows may decide to alter or terminate the program at the time of review.
To apply, fill out an application at our online form.
If you need, a physical application can be requested through the mail by contacting the Human Resources office at 503-337-2222 x1388
Returning Landlord/employee agreements:
If you were a successful landlord from the 2016-17, 2017-18, or 2018-19 winter season and are renting to the same tenant or tenants again for this 2019-20 winter season, you could qualify for the incentive vouchers. Rent over the cap will be grandfathered into the returning landlord/employee program for returning landlord/tenant relationships. Please apply though the online application.
Respond with "Yes" when asked if you are "a successful T4T landlord from either the 2016-17, 2017-18 or 2018-19 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 chart 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 it is very important that you collect a damage 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 4 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 list more than your max rent per month. what if a couple wants to rent from me?
This rental would also qualify to be listed on the program as long as two individuals splitting the rent would bring the monthly cost per person below the $750 cap. 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 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 that 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 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 re-locate 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 min drive from the furthest reaches of our bus service (Sandy, OR and Hood River Oregon), 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 team members face in finding housing?
The T4T program is one of many initiatives Mt Hood Meadows is taking to address the challenges our team members face when finding affordable housing in the Mt Hood area. 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, maintain and expand our 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?
Here are the dates we’ve identified as Peak Days - when the Value Pass or non-peak day passes don't provide lift access until after 3 PM:
- December 21, - December 23rd 2019
- December 26, 2019 - January 5, 2020
- Saturdays and Sundays in January and February
- Martin Luther King and President’s Monday Holidays
For more information on the Value Pass please visit: /store/season-passes/value-passes/value-pass-faq
If I successfully rent through the T4T program, can I upgrade my Value Pass to an unlimited pass?
How about the non-peak day tickets? How much does an upgrade it cost?
Yes!You will be able to upgrade at Passholder Services when you redeem your pass. Upgrading the Value Pass to add all peak days will be $200, even if you successfully rent through the program after November 4th. If you are over the age of 64, upgrading is only $150. By upgrading you will get lift access on all peak days.
The upgrade pricing for the non-peak day tickets is to be determined, and we will be posting that information as soon as we have it.
Can I Re-assign my pass?
Yes you may re-assign your value pass to another individual, Passes cannot be shared, nor can it be re-assigned mid-season. If you are a successful T4T Landlord, you will need to inform us who will receive the pass when you submit your lease and liability form.