In This Month’s Edition Pg. 06 - How Artificial Intelligence (AI) is Being Used in the Rental Industry
Pg. 20 - Connecticut Landlords: What Repairs Are You Responsible For?
Pg. 10 - 10 Things NOT To Do When Filing an Insurance Claim!
Pg. 22 - Assistance Animals… A Fourfold Challenge
October 2023
Published by:
Table of Contents News And Views From The Capitol Guide to Connecticut’s Business Tax Credits
Realtor Report How Artificial Intelligence (AI) is Being Used in the Rental Industry
Insurance Insights 10 Things NOT To Do When Filing an Insurance Claim!
Property Management Tips & Tricks The Importance of Being Part of a Landlord Group
Financially Speaking Fall Planning for Your Finances
Helping Property Owners Since 1994
Published by: CTPOA
CTPOA’s Mission:
Get Energy Efficient Fall and Winter Energy Saving Tips
Educate our members on the Best Practices.
Increase profitability.
The Legal Corner Connecticut Landlords: What Repairs Are You Responsible For?
Provide access to Core Services. Advocate for Property Owner Rights.
Vendor Spotlight Assistance Animals… A Fourfold Challenge
Meet Our Team: Bob DeCosmo
Tenant Screening Tips & Tricks
Carmine DeCosmo
Rental Application Fraud in the Digital Age
Melissa DeCosmo Paul Jenney
Chelsea Sayegh
PO Box 4795 Waterbury, CT 06704 800-369-6153 info@ctpoa.com
Guide to Connecticut’s Business Tax Credits Article From: cbia.com The Connecticut General Assembly’s
The first section of the report lists the
nonpartisan Office of Legislative
available credits, grouped by purpose
Research published the Guide to
(e.g., capital investment), and
Connecticut’s Business Tax Credits
summarizes eligibility criteria, amount,
Sept. 5, 2023.
and limits.
Connecticut offers numerous business The second section identifies which tax credits for various actions,
credits apply to which taxes. The last
including purchasing machinery and
two sections indicate whether each
equipment, making charitable
credit may be carried forward or
donations, conducting research, and
carried back if the taxpayer cannot use
investing in start-up businesses.
the credit, or transferred to another
Most credits apply to the corporation
taxpayer.
business tax, and some apply to other To view the document that breaks business taxes (e.g., the insurance
down the new credits, please click
premiums tax). Five credits apply to
here!
the personal income tax. 04 / News & Views From The Capitol
Register at CTPOA.com/events
How Artificial Intelligence (AI) is Being Used in the Rental Industry By: CTPOA Artificial intelligence (AI) is rapidly transforming
location, and amenities. This can help landlords
many industries, and the rental industry is no
maximize their rental income.
exception. AI-powered tools and technologies are being used to improve tenant screening,
Maintenance
pricing, maintenance, marketing, customer
AI can be used to predict when maintenance is
service, and more.
needed on rental units, which can help
Here is a comprehensive guide to the use of AI in the rental industry:
landlords avoid costly repairs and downtime. For example, AI-powered sensors can be used to monitor HVAC systems and other equipment
Tenant screening
for signs of wear and tear.
AI-powered tenant screening tools can help
Marketing
landlords automate the process of collecting and reviewing tenant data, identify potential red flags, and assess a tenant's risk of financial hardship. This can help landlords make more informed decisions about who to rent to. Pricing AI can be used to dynamically price rental units based on a variety of factors, such as demand,
06 / Realtor Report
AI can be used to target potential tenants with
personalized marketing messages. For example, AI-powered algorithms can be used to analyze a tenant's social media activity and rental history to identify potential interests. This information can then be used to create targeted marketing campaigns.
Customer Service AI can be used to provide tenants with 24/7 customer support. For example, AI-powered chatbots can be used to answer tenant questions and resolve issues. Other applications of AI in the rental industry
Benefits of using AI in the rental industry There are many benefits to using AI in the rental industry, including: •
Improved efficiency: AI can automate
many tasks that are currently performed manually by landlords, such as tenant
In addition to the applications listed above,
screening, pricing, and maintenance
AI is also being used in a variety of other
scheduling. This can free up landlords' time
ways in the rental industry, such as:
so that they can focus on other important
•
Smart locks: AI-powered smart locks
aspects of their business.
allow landlords to remotely manage access
•
to their rental units. This can be helpful for
reduce costs in a variety of ways, such as by
Reduced costs: AI can help landlords
landlords who manage multiple properties or reducing the need for manual labor, who rent to short-term tenants. preventing costly repairs, and maximizing
•
Thermostats: AI-powered thermostats
rental income.
can learn a tenant's heating and cooling
Improved tenant satisfaction: AI can help
preferences and adjust the temperature
landlords improve tenant satisfaction by
accordingly. This can help landlords save
providing them with better customer service,
energy and reduce their utility costs.
more personalized marketing messages, and
•
Leak detectors: AI-powered leak
detectors can detect water leaks early on
a more comfortable and convenient living experience.
before they cause serious damage to a
Challenges of using AI in the rental
rental unit. This can help landlords save
industry
money on repairs and avoid tenant disputes.
While there are many benefits to using AI in
Noise detectors: AI-powered noise detectors
the rental industry, there are also some
can detect excessive noise levels in rental
challenges that landlords need to be aware
units. This can help landlords prevent parties of, such as: and other disturbances.
•
Bias: AI algorithms are trained on data
07 / Realtor Report
that may reflect existing biases in the
•
housing market. This means that AI-
conjunction with other screening methods,
powered rental industry tools could
such as personal references and rental
Use AI-powered rental industry tools in
potentially be biased against certain groups history. of people, such as minorities or people with low incomes. •
•
Be aware of the potential for bias in AI-
powered rental industry tools and take
Lack of transparency: It can be difficult to steps to mitigate it.
understand how AI-powered rental industry tools work and why they make the decisions they do. This can make it difficult for landlords to trust the results of these tools. Legal liability: Landlords who use AIpowered rental industry tools could be held
•
Use AI-powered rental industry tools in a
fair and consistent manner. Consider using AI-powered rental industry tools that have been certified by a fair housing organization.
liable if the tools are found to be biased or
Overall, AI has the potential to revolutionize
discriminatory.
the rental industry by making it more
Best practices for using AI in the rental industry
efficient, cost-effective, and tenant-friendly. However, it is important for landlords to use AI responsibly and to be aware of the
To mitigate the challenges of using AI in the potential challenges. rental industry, landlords should follow these best practices:
08 / Realtor Report
For More Information Visit Our Website: landlordcollections.net Give Us A Call: (800)-369-6153
10 Things NOT To Do When Filing an Insurance Claim! By: Ranciato Public Adjusters Group
1. DON’T delay filing a claim. There are many factors that can affect your claim; delaying the filing of your claim is one. If you delay filing an insurance claim, the
typically know what is covered in their policy by either denying or underpaying your claims. If you have questions about what is covered ask your agent, attorney or public adjuster.
insurance company may not get a chance to
3. DON’T fail to prevent further damage to
see the real damage caused. You also risk the
your property.
damage worsening during the time you wait which can make a frustrating resolution and repair time. 2. DON’T forget to read your policy. Understanding what your policy covers is extremely important during the claims process. Read through your policy to understand your responsibility, coverage limits, perils insured against, endorsements and exclusions. If you fail to know and act on your responsibilities as the insured, this could cause your claim to be denied. Insurance company representatives do take advantage of the fact that insured’s don’t
10 / Insurance Insights
A major responsibility of yours as the insured is to prevent further damage. This includes stopping leaking water, tarping a roof, mitigating any water damage, boarding up windows and more. If you fail to comply with this part of the policy, portions of your claim
could be denied. Do not wait for your insurance representatives to come review damages or send a preferred vendor out. Do what you can to prevent further damage when the loss occurs and keep all receipts for reimbursement and parts for investigation purposes.
4. DON’T fail to document the damage. Take photos and videos. Keep all invoices and receipts. Document as much as possible to ensure you are capturing all the damage caused. Your insurance company won’t see every little thing. You are the only person there to document from the beginning to end. Even when your insurance company says they will compile a report with all damages, they may miss something that you know is there. Be sure to continuously document the damage and correspondence during the claim This includes presenting building damage reports, personal property reports, and repair process. This will also help if you must hire your own professional or end up in
remediation reports, additional living expense
court with your insurance company.
reports and more. Relying on any
5. DON’T be rushed into a settlement
professionals sent by the insurance company is a mistake. These professionals are
If your insurance company is offering you a
reviewing the damages with the insurance
check on the spot, be cautious. Take time to
companies’ financial interests in mind. Your
review all documents and damages. Don’t feel insurance company will hire any and all compelled to take the first offer, they typically
professionals they can to deny or underpay a
like to lowball and see where they can get
claim. We see engineers, construction
away with underpaying claims. If you are
consultants, electronics consultants etc.
unsure, ask a professional for consultation.
brought in on claims just to find a way to
Ranciato Public Adjuster’s provide free
underpay or deny a claim.
consultations and review of all documents.
7. DON’T start permanent repairs until
6. DON’T rely on their adjuster or any
your insurance company has agreed to all
other professionals they bring in to do the
damages.
right thing.
If you start making permanent repairs to your
Remember the adjuster sent to your home is
property, you no longer can justify the
there on behalf of the insurance company.
damage. If the insurance company doesn't
Your policy clearly states it is your duty to
agree on a portion of the damages and you
present your claim to the insurance company.
have already repaired the damage, even if
11 / Insurance Insights
you have photos, there is no guarantee they
no means to
will agree to repair or replace the damage.
guarantee you are
8. DON’T file too many claims You may think it is a good idea to file a claim,
satisfied and paying based on work performed. Our
but it is not always the best choice. If your claim suggestion is to get is under the deductible, you won’t collect a more than 1 quote payment and it will go against your “insurance score”. Yes, an insurance score is a real thing and filing too many claims will increase your premiums. Be sure what you are filing a claim for is worth the impact on your score. 9. DON’T be inclined to think you HAVE to use the insurance company’s preferred vendor.
from vendors.
10. DON’T be afraid to ask for professional help. Navigating an insurance claim is complex. Between your insurance policy, your duties as a policy holder, documenting damage, creating reports, reviewing reports and the repair process there is a lot to know and understand.
These are professionals brought in by your
Don’t be afraid to ask for help from a Public
insurance company. They are a preferred
Adjuster, we are the adjusters that handle the
vendor because they save the insurance
claim on your side. Ranciato Public Adjuster’s
company money by cutting corners and not
is 3 generations of adjusters who have been on
properly completing work. Most of the time they both sides of the insurance claim fields. Our require you to sign your claim funds over to adjusters are trained in all aspects of handling them before they even start work. This means
an insurance claim. We provide free
they will get paid whether they do the work
consultations to ensure your claim is handled in
correctly or don’t do the work at all. You have
your best interest.
12 / Insurance Insights
The Importance of Being Part of a Landlord Group By: CTPOA Being a landlord can be a rewarding
agreements, eviction forms, and other
experience, but it can also be challenging.
resources. The Connecticut Property
There are many things to learn and
Owner’s Alliance, or CTPOA, offers all of
manage, from finding and screening tenants
these features and puts a particular
to making repairs and dealing with legal
emphasis on monthly webinars. Each
issues. A landlord group can be a valuable
month they host informative webinars
resource for landlords of all experience
with speakers on all different topics,
levels.
ranging from service animals to making sure your lease is legal to providing
Here are some of the benefits of being part
relevant legislative updates.
of a landlord group: •
Education and resources: Landlord groups typically offer a variety of educational resources to their members, such as seminars, workshops, and newsletters on topics such as landlordtenant law, property management, and maintenance. They may also provide members with access to sample lease
•
Networking and support: Landlord groups provide a forum for landlords to network with each other and share ideas and experiences. This can be a great way to learn from other landlords and get support when you need it. With Covid, many in-person events were canceled, but some are slowly returning! Keep an eye out on Facebook and the
14 / Property Management Tools & Tips
internet to see what groups are happening their partnership with The Landlord where. •
Collection Agency)
Advocacy: Landlord groups often advocate for the interests of landlords at the local, state, and federal levels. They may work to ensure that landlord-
•
A landlord group can advocate for
your interests as a landlord at the local, state, and federal levels.
tenant laws are fair and balanced, and
If you are a landlord, we encourage you to
they may also provide members with
consider joining a landlord group. It can
information on legislative changes that
be an invaluable resource for you and
may impact them. If you’re interested in your business. advocacy, CTPOA is the landlord group Here are some tips for choosing a landlord for you. Their team fiercely defends group: landlords at the Capitol and they’re always working to keep members informed on legislative updates. Here are some specific examples of how a landlord group can be helpful: •
Look for a group that is active and has
a good reputation. •
Make sure the group offers the
resources and services that are important to you.
A landlord group can help you find and
screen tenants by providing you with access to tenant screening services and databases. •
•
A landlord group can help you stay up-
to-date on the latest landlord-tenant laws
and regulations.
•
Attend a meeting or two (virtual or in-
person) before you join to see if the group is a good fit for you. If CTPOA checks off all the boxes for you, we encourage you to join for only $99 a year. You can learn more about benefits and features HERE. Once you have joined
•
A landlord group can provide you with a landlord group, be sure to get involved resources and support to help you deal and participate in the group's activities. with difficult tenants or maintenance
This is the best way to get the most out of
issues. (You get one no filing fee
your membership.
Collection account through CTPOA and
15 / Property Management Tools & Tips
Fall Planning for Your Finances Article From: morganstanley.com As fall arrives, the changing of the season
your target allocations, it may be time to
can be an ideal time to revisit your financial
consider rebalancing them. Your Morgan
plans with fresh perspective. Ask yourself:
Stanley Financial Advisor can help you make
What goals do you still need to tackle this
the necessary adjustments to bring your
year? And which ones do you want to pursue portfolio back in line with your overall in 2024? For your finances, here are four moves you can make in the final months of 2023 to help set yourself up for success in 2024 and beyond. 1. Revisit Your Asset Allocation The end of the year is a good time to revisit your investment strategy and asset allocation to help ensure your portfolio is still apportioned among stocks, fixed income, cash and other asset classes in a way that fits your goals and risk tolerance. If recent gains or losses in financial markets have caused your investments to drift away from 16 / Financially Speaking
investing strategy and prepare for any changes in economic and market conditions that may be ahead. 2. Plan for Your Tax Return Whether or not you live in a state with high taxes, consider how mitigating the impact of taxation on your portfolio can help you build
and sustain your wealth over time. For example, a tax-aware asset location strategy, which accounts for differences in the tax treatment of various accounts, may help increase after-tax returns. And, for taxable accounts, a strategy known as tax-loss harvesting can help mitigate taxes on capital gains.
If you’re not doing so already, consider fully
setting up trusts gifting to reduce your overall
funding your employer-sponsored retirement
estate tax liability and providing for education
plan, such as a 401(k), since your
expenses for family members through a 529
contributions can be made on a pretax basis. plan or directly paying their tuition to an In 2023, you can save up to $22,500 through institution. your 401(k) plan, with up to $7,500 in additional contributions for those age 50 or older. Separately, for the 2023 tax year, you
4. Plan Your Charitable and Holiday Giving
can save up to $6,500 in an individual
During the holidays, many feel the call to give
retirement account (IRA), plus an additional
back through charity. When making your
$1,000 if you are age 50 or older.1
gifting plans, you need to also decide
3. Update Your Estate Plan You may want to consider periodically updating your wills and other estate planning documents. Year-end can be a good time to review the changes the past year brought to your family, as well as your overall estate plan to ensure it still reflects your situation and goals.
whether you want to give cash, appreciated securities, or through a gift of your volunteer time. Another option for giving back is a donoradvised fund, which provides potential tax
advantages while helping you support your favorite causes. If you’re serious about creating a more substantial structure and commitment, you might consider a family
Those planning to give financial gifts to family foundation in which you engage your family members should keep in mind the annual gift members in the philanthropy as well. tax exclusion limit of $17,000 for 2023 ($34,000 for couples) and look to make those
gifts before year-end. Though the federal estate tax deduction rose to $12.92 million per person in 2023, individual states often have lower exemptions. Given that, you may want to share some of your estate with your family today to help them with their own finances. Strategies for this may include
Especially given recent inflation, holiday shopping may cost more this year. Before buying gifts for everyone on your list, consider first setting a budget for planned year-end spending, also keeping in mind any service providers and special people in your life to whom you’d like to give holiday bonuses.
17 / Financially Speaking
Fall and Winter Energy Savings Tips By: Energy Saver, from energy.gov The following tips will save money and energy while staying comfortable during the cool fall and cold winter months. Many of these tips can be used on a daily basis to increase your savings; others are simple and inexpensive actions you can take to ensure maximum savings through the
winter. If you haven't already, conduct an energy assessment to determine where to save the most, and consider making a larger investment for longterm energy savings.
Cover Drafty Windows Use a heavy-duty, clear plastic sheet on a frame or tape clear plastic film to the inside of window frames during the cold winter months. Make sure the plastic is sealed tightly to the frame to help
reduce infiltration. Install tight-fitting, insulating drapes or shades on windows that feel drafty after weatherizing. Adjust the Temperature When you are home and awake, set the thermostat
Take Advantage of Heat from the Sun
as low as is comfortable.
Open curtains on the south-facing windows during
When you are asleep or out of the house, turn the
the day to allow sunlight to naturally heat the
thermostat back to save as much as 10% a year
home, and close them at night to reduce the chill
on your heating and cooling bills. A smart or
from cold windows.
programmable thermostat can make it easy to set
Be certain to plant deciduous trees on the south facing side of the home, especially in proximity to
back your temperature. But make sure the temperature is comfortable for pets!
windows. They will let the light and warmth in the
If you have a heat pump, maintain a moderate
windows during the winter and will shade the
setting or use a programmable thermostat specially
windows in the summer.
designed for use with heat pumps.
18 / Get Energy Efficient
If you have a heat pump, maintain a moderate
setting or use a programmable thermostat specially designed for use with heat pumps. Find and Seal Leaks
between 50° and 55°F. If the fireplace is never used, plug and seal the chimney flue. Install tempered glass doors and a heat-air
Seal air leaks around utility cut-throughs for pipes exchange system that blows warmed air back ("plumbing penetrations"), gaps around chimneys into the room. and recessed lights in insulated ceilings, and unfinished spaces behind cupboards and closets. Add caulk or weatherstripping to seal air leaks
around leaky doors and windows.
Check the seal on the fireplace flue damper and make it as snug as possible. Purchase grates made of C-shaped metal tubes to draw cool room air into the fireplace and
Maintain Your Heating Systems
circulate warm air back into the room.
Schedule routine service for home heating
Add caulking around the fireplace hearth. Find
systems.
out more techniques to improve your fireplace or
Replace furnace and heat pump filters once a month or as needed. Find out more about maintaining furnaces or boilers and heat pumps. Regularly clean the flue vent of wood and pellet burning heaters and clean the inside of the
wood-burning appliance's efficiency. Learn tips for safe and efficient fireplace installation and wood burning. Lower Water Heating Costs Keep the temperature of the water heater to the
appliance with a wire brush periodically to ensure warm setting (120°F). This will not only save that it is heating efficiently. Find other maintenance recommendations for wood- and pellet-burning appliances. Reduce Heat Loss from the Fireplace Keep the fireplace damper closed unless a fire is
energy, it will also help avoid scalding. Lower Holiday Lighting Costs Use lightemitting diode -- or "LED" --
burning. Keeping the damper open is like keeping holiday light
a window wide open during the winter; it allows
strings to
warm air to go right up the chimney.
reduce the
When using the fireplace, reduce heat loss by opening dampers in the bottom of the firebox (if provided) or open the nearest window slightly-approximately 1 inch--and close doors leading into the room. Lower the thermostat setting to
cost of decorating the home for the winter holidays.
19 / Get Energy Efficient
Connecticut Landlords: What Repairs Are You Responsible For? By: CTPOA As a Connecticut landlord, you are
•
responsible for making all necessary
including outlets, switches, and wiring.
repairs to your rental property, except for repairs that are the tenant's responsibility, such as repairs caused by the tenant's negligence which can be
•
Repairs to the electrical system,
Repairs to the heating and cooling
system. •
Repairs to appliances that are
deducted from the tenant’s security
provided by the landlord, such as the
deposit.
refrigerator, stove, and dishwasher.
Here are some specific examples of
•
Repairs to common areas, locks and
repairs that landlords in Connecticut are
other security features.
responsible for:
Landlords are also responsible for
•
Repairs to the structure of the
keeping the rental property in a safe and
building, such as the roof, walls, and
sanitary condition. This includes
foundation.
removing trash, maintaining the
•
Repairs to the plumbing system,
including pipes, faucets, and toilets.
20 / The Legal Corner
landscaping, and providing adequate lighting.
If a tenant reports a repair to you, you
•
must make the repair within a
tear, such as fading paint on the exterior
reasonable amount of time. The amount
of the building.
of time that is considered reasonable will vary depending on the severity of the repair. Some situations like “No Heat” you have 24 hours to fix the broken heating system
•
Repairs caused by normal wear and
Repairs to personal property
belonging to the tenant, such as the tenant's refrigerator or TV. Tips for landlords
If you fail to make a necessary repair, the Here are some tips for landlords on how to comply with their repair responsibilities tenant may have the right to withhold rent or to make the repair themselves
and avoid disputes with tenants:
and deduct the cost from the rent. The
•
tenant may also be able to sue you for
repairs you are responsible for in the
Be clear and specific about which
damages. In addition to tenant remedies, lease agreement. the city can also cite you for failure to • Respond promptly to tenant repair maintain a property and levy a fine as requests. mooch as $2,000 now. • Hire qualified and licensed Repairs landlords are not responsible contractors to make repairs. for • Keep records of all repairs that are Connecticut landlords are not made. responsible for the following repairs: • If you are not sure whether a • Repairs caused by the tenant's particular repair is your responsibility, negligence, such as damage to the walls consult with a lawyer or landlord-tenant caused by the tenant hanging a heavy association. picture without using proper hardware. By following these tips, you can help to • Repairs caused by the tenant's ensure that your rental properties are in guests, such as damage to the carpet good condition and that your tenants are caused by the tenant's guest spilling red happy. wine. 21 / The Legal Corner
Assistance Animals… A Fourfold Challenge By: Victoria Cowart, CPM, NAAEI Faculty In operations, we all feel pressured to have a certain depth of knowledge on critical topics. This pressure rises to another level with the work of our on-site, centralized, supervisory,
and corporate team members. That pressure increases to a whole new level when it touches the lives of our applicants, residents, and
But let's stop there for just a moment. What is a reasonable accommodation? An accommodation is defined as a change, exception, or adjustment to a rule, policy, or practice in housing — but "reasonable"? Now that's a more subjective point.
possibly even our guests with disabilities. And if HUD’s Assistance Animals Notice that wasn't enough, this particular topic makes
So, what is our obligation when managing
up approximately 60 percent of HUD
rental housing, for instance, while considering
complaints. With that, the pressure for
the FHAA?
operational knowledge and excellence rises fourfold.
We are legally required to consider all requests
for an accommodation, and the requests don't
The right to reasonable accommodations
have to come in a particular format or contain
applies to all applicants and residents who
specific language.
have disabilities, and yes, those guests with disabilities associated with our residents. These rights are afforded by the Fair Housing Amendments Act (FHAA).
22 / Vendor Spotlight
How do we begin to understand what to do with these requests? In 2020, HUD released its first notice on the topic in seven years. The HUD 2020–01 Assistance Animals Notice offers the
industry excellent guidance, language, and
interactive process. HUD defines an
opportunities to improve our work in this
interactive process as a good-faith dialogue
subject area.
between you and the requester. This dialogue
The notice offers clarity, including on the overarching language to use on the topic of assistance animals.
may reveal a possible support animal. This could be the case when a requester says yes to the disability question. Still, their answer to the task question makes it evident that the
What Are Assistance Animals?
animal has not had any training to ameliorate
There are two types of assistance animals.
one or more of the symptoms associated with
There are service animals, and there are
a disability.
support animals. Each of these requires a
Remember, though, it is impermissible to
different approach when we process requests. require any documentation supporting a You can think of them as different paths we service animal request. You should not ask will travel based on the type of assistance
for a training certificate or other
animal being considered.
documentation from healthcare providers.
Let's travel along the first path, that of the
That said, if the first answer is "yes" and the
service animal.
second answer is "…yes my service animal
Service Animals
has been trained to wake me during night
terrors," you likely have a service animal.
The definition of a service animal is an animal Conversely, if the second answer is, "…yes trained to do work or perform tasks for the
my service animal sits in my lap and comforts
benefit of a person with a disability.
me during intermittent explosive outbursts,"
Throughout the country, a service animal is
you likely have a support animal rather than a
typically but not always a dog. In California,
service animal.
other animals can be service animals, as well. In processing a request for a service animal,
we are generally permitted to ask whether the animal necessary for a person with a disability, and what work or task has the animal been trained to perform. If the person’s disability is not evident, we can then evaluate those answers to see if they indicate an actual service animal. Occasionally, the answer will lead you to engage further in the
Support Animals That leads us to our second type of
assistance animal, the support animal. Support animals may be animals that perform a task, but are typically animals that provide therapeutic emotional support, hence the emotional support animal, or “ESA”, we hear about most frequently. On this path, we are permitted to seek documentation from the
23 / Vendor Spotlight
requester – unlike in the service animal
It means your frontline team members should
process.
let you know if they were able to visually
We are permitted to look for five things in that documentation if the person’s disability and disability related need (the nexus) is not evident. Under the FHAA, and the most recent HUD guidance in the FHEO 2020-01 Assistance Animals Notice, we have a right to reliable documentation from a health-care provider, or other professional or person in the know, confirmation of that provider’s knowledge of requestor, and confirmation of their disability
confirm that the requester has a disability. If team member confidently determines the presence of a disability, there is no need nor a legal avenue to pursue further documentation. Likewise, if the individual is receiving disability benefits or disability income, as noted in their
application, they are considered to be on record or regarded as having a disability. Again, if that is the case, you are not looking for further documentation.
and disability-related need for the requested
With a request for a support animal, you can
support animal.
look for the items noted above. If you find
Let's stop for a moment and visit the confirmation of disability. You have a right to require this documentation to include confirmation of the disability only when the disability cannot be visually confirmed or when the individual is not on record or regarded as disabled. So, what does that mean in practice?
24 / Vendor Spotlight
documentation is missing, you should consider continuing the interactive process and requesting the information in accordance with HUD's notice. Attempt to the best of your ability to be prompt in your receipt, analysis, and response to these requests. Requesters have a right to a prompt response. That generally is 10 days, although the courts make clear that each request is to be
treated on a case by case basis. In the end, as in most things in life, our response options are nothing, something, or everything. Nothing, in this matter, is a denial of the request. The most apparent reason for a denial is that you've been unable to confirm disability in any of the three ways provided. We are talking about civil rights at the root of this conversation.
When you do that
and you move the assistance animal in, please exercise great caution not to have the requester sign any documentation with the word pet in it because assistance
If the requester does not have a disability, or
animals are not pets. Please do not charge a
there is a lack of documentation for the
pet fee, a pet deposit, pet rent or refer to pet
approval, the team member should pivot the
rules. In fact, do not think of these animals as
discussion or exchange to one regarding pet
pets at all because they are not. You and your
policies. The something option is to share with teams would do well to think of them as if they the requester that you have analyzed the are a walker for a person with mobility answers (service animal) or the
challenges. Would you charge a resident to
documentation (support animal), and that you
bring her walker onto a property or in her
need to continue the interactive process. You
home? Of course not.
would do this when you believe you have person with a disability making the request. When the request is unclear or incomplete or possibly one that you consider unreasonable
This line of questioning of standard operating procedures should provide clarity and empathy for applicants, residents, and guests.
it is an advisable approach to continue to seek In the end, this is a complex web of legislation clarity by explaining that you are not denying
and regulation. Our teams face a true
the request but are seeking more information
challenge in navigating these requests and
— and possibly even want to explore if other
often much friction with applicants and
options would meet their needs in the case of
residents.
a request that must be denied.
The complexity of this responsibility makes
Finally, the everything option is to approve the asking the question, “Are we the best people request for reasonable accommodation for the to perform this task” a reasonable one. At service or support animal. Assistance Animals Are Not Pets
PetScreening, we process the assistance animal accommodation requests for teams that want or need the expertise.
25 / Vendor Spotlight
Victoria Cowart, CPM, NAAEI Faculty Director of Education and Outreach Education Sessions for Companies & Associations 704.951.7360
www.petscreening.com
Victoria Cowart, CPM, NAAEI Faculty, is the Director of Education and Outreach for PetScreening. Previously, she was a direct multi-family industry member with extensive experience providing management and oversight for multifamily housing communities, mobile home communities, and HOAs. She is a property management instructor and a proud graduate of the NAAEI Advanced Facilitator Training. Victoria obtained her degree in the management of human resources and then her industry CPM designation. She has served the industry as President of both the local and state affiliates in SC as well as having served as a Regional VP for Region IV for NAA. Victoria has chaired four Committees for NAA, most recently serving as the 2021 Legislative Chair. She is passionate about legislation and education, and creating ease and understanding for industry members. Victoria is a wife, mother, and proud PetScreening pack member.
Rental Application Fraud in the Digital Age By: Paul Jenney, Compliance Officer with TenantTracks The process to apply for a rental unit
The digital pool of applicants adds more
looks much different than in years past.
people to the pile of applications we are
Rather than meeting with a landlord in
getting for every unit, but quite frankly,
person, applicants can send an
many of them are looking for a ‘mark’ that
application online without ever meeting
they can get one over on via one trick or
face-to-face.
another. Small landlords are easier to
Zoom calls are common, as are virtual showings.
deceive than major management companies due to the belief they have a less robust set of tools.
Reducing fraud should be a top-tier
One of the leading credit bureaus Trans
concern as it becomes more and more
Union (which is TenantTracks’ primary
commonplace. Every day we are hearing vendor) conducted a study in 2020 about
of more scams, from people queuing up
application fraud. They found in addition
people to be their ‘landlord’ for
to the switch from in-person applications
references, to sophisticated operations
to digital applications, the COVID-19
generating paystubs, and even tax
pandemic was another contributing factor
returns.
to the rise of fraud in the rental housing industry.
28 / Tenant Screening Tips & Tricks
They found that: •
•
The best way to catch fraud is to have
41% of respondents discovered fraud
systems in place to prevent it.
after move-in
Through the process of identity verification,
67% are concerned about the future of
you can make sure that you are speaking to
fraud growth
the person you believe that you are speaking to. Cross referencing the
Over the course of the coronavirus
pandemic, fraud has steadily increased, and 22% of applicants failed authentication or were identified as high risk. During the pandemic, fraud reached a high of 15% compared to 10.3% over the same period in 2019. It’s important for landlords to understand
the risk factors of fraud, as it can result in several negative consequences. Some lasting impacts of fraud, as identified by Forrester (who conducted Trans Union’s study), include:
information you see can show you what lines match up and what doesn’t. Does their government-issued ID match with their other records? That can include credit information, eviction history, criminal history, and employment records. Start with a completed rental application. Everything should be filled out, and of course, a full release to conduct an extensive background check. If you are doing this online, have them upload a copy of their government issued ID for a first line defense. If the information on the ID and
•
Increased repetitional damage: 59%I
the application do not much, that should be
•
Increased evictions: 51%
your first red flag.
•
Internal time spent comparing
From there, you can verify everything your
applications to find discrepancies: 46%
applicant provided, and whatever is
•
Increased financial loss: 35%
•
Lighter vacancies: 32%
•
Increased bad debt: 22%
required within your rental criteria (you do have a WRITTEN criteria checklist, right?),
29 / Tenant Screening Tips & Tricks
is accurate and meets with your
With fraudsters becoming smarter,
expectations. That would include
companies are having difficulties staying
checking for omitted information,
ahead of their advanced tactics. Some
noticeable gaps in their rental or
types of fraud landlords should be aware
employment history (cue criminal
of include:
records possibility here), or references that just don’t seem to be as accurate. Types of Fraud With increased digitization comes more types of fraud. We have all heard of data breaches. Fairly every week we are being notified that our own data has been
compromised and offer us credit monitoring free. You should take advantage of these offers. Forrester estimates that one recent breach alone
•
Rental application fraud: This the
practice of lying on a rental application, whether it be providing false income or uploading an altered photo. •
Synthetic fraud: This is one of the
fastest-growing types of fraud. It’s where an applicant creates a fake identity using real and false information. For example, a fraudster may create a fake Social Security number and pair it with a real address to create a fake identity to gain access to a rental property.
caused an increase 5% to 10% in identity theft-related fraud in the U.S.
30 / Tenant Screening Tips & Tricks
•
First-party fraud: This type of fraud extremely good at returning complete
is performed by the individual, which is
and accurate information even when
typically the tenant, where they use
identities are manipulated. It’s central
fake or altered information, such as pay to their business and there are stubs and previous addresses, to
extraordinary business and regulatory
qualify for a rental property.
pressures on them to do this well.
•
Third-party fraud: This is when an
individual uses another person’s identity or information to qualify for a rental property, such as misrepresenting who they are with someone else’s Social Security
They must have sophisticated tools for finding addresses, social security number fraud, address matches and mismatches, soundex and nickname logic, and a host of other tools to correlate the data supplied vs the
number, name, and date of birth.
output data that paints a complete
Much of this can be mitigated with
adequate screening both on the due-
picture of the applicant and that it is actually the individual applying.
diligence phase of calling landlords and employers, verifying documentation, and during the tenant screening report. You must learn how to QUALIFY the
The more homework you do at the outset to prevent fraud, the better the outcome for your bottom line.
reference as a reliable historian (this skill is a must have) to weed out those
feeding you false information. You also need to be able to identify if a government issued ID is falsified. Bartenders been doing this for years, so it’s a skill that can be acquired. Consumer reporting agencies are
31 / Tenant Screening Tips & Tricks
What’s Happening Near You? The Statewide Events and Meetings calendar is a resource for local landlords and property owners to meet up, network and grow your real estate opportunities.
Get Involved, Stay Informed.
October 2023 Sun
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Events & Meetings & Networking
Connecticut Real Estate Investors Association (CTREIA)
Connecticut Real Estate Investors Association (CTREIA)
Connecticu Property Own Alliance (CTPOA)
Next Meeting: Oct. 16th
Next Meeting: Oct. 17th
Next Meeting: Oct 19
Time: 5:45 PM - 9:00 PM
Time: 6:00 PM - 8:00 PM
Time: 6:00 PM
Where: Sheraton Rocky Hill Where: CTREIA 100 Capital Blvd 415 Silas Dean Hwy, 304A Rocky Hill, CT 06067 Wethersfield, CT 06109
Where: Hub and Spok 3001 Fairfield Ave Bridgeport, CT 06605
Contact: (860) 265-4414
Contact: (860) 265-4414
Contact: (800) 369-61
About: Dive into the inspiring journey of Stephanie Cabral, who successfully made the jump from W2 to full-time landlord by scaling a rental portfolio to 19 units and and achieving financial, time, and geographic freedom while self-managing her portfolio.
About: Whether you're About: Post Pandemi interested in real estate as a World side hustle or you are wanting to finally leave • The New Eviction Prevention Program the corporate rat race, CTREIA’s proven Coaching • Impact of the Right Program will Counsel Program give you the knowledge and tools to become a real • Covid requirements estate investor. in force regarding s
Register here!
Register here!
papers & more! Register here!
ut ners
Connecticut Property Owners Alliance (CTPOA)
Greater Hartford Association of Realtors (GHAR)
Next Meeting: Oct. 19th
Next Meeting: Oct. 24th
Next Meeting: Oct. 25th
Time: 4:00 PM - 7:00 PM
Time: 6:00 PM - 8:00 PM
Time: 12:00 - 2:30 PM
ke
Where: BLDG 4 642 Hilliard Street Manchester, CT 06040
Where: Taino Smokehouse Where: Mill on the River 1388 E Main Street 989 Ellington Road Meriden, CT 06450 South Windsor, CT 06074
153
Contact: (860) 646-2450
Contact: (800) 369-6153
9th
Tri-County Alliance of Realtors (NA)
ic
About: Grow your Real Estate About: We’ll reconnect, Business with our network of network, discuss current experienced Affiiate Members. events and enjoy a great Lenders, inspection companies, meal. m junk removal, legal, CPA – and Please be prepared to so many more. There will be t To games, prizes, a BINGO game order and pay for your own food and drinks. to win FREE local dues for s still 2024, and great food! This event is FREE to serving attend but we encourage Register here! you to RSVP here so we can get an accurate headcount.
Register here!
Contact: (860) 561-1800 About: Enjoy lunch at The Mill on the River as Michelle Dumas Keuler Managing Director of Housing/Training for the Commission on Human Rights and Opportunities, discusses Victims of Domestic Violence as a Protected Class in CT as it relates to Fair Housing. Register here!
Name
Contact
Service
BestWay Mortgage, Brandon Parenti
Phone: (203) 441-4059
Mortgages & Loans
Website: Click here!
(Professional Services)
Pro Property Management
Phone: (203) 909-6333
Property Management Services
Website: Click here!
(Professional Services) The Law Office of Yona Gregory
Phone: (860) 443-9662
Attorney / Evictions
Website: Click here!
(Professional Services)
The Brodrick Law Firm
Phone: (203) 758-8822
Attorney / R.E. Closings
Website: Click here!
(Professional Services)
Phone: (888) 610-4710
Tenant Screening
Website: Click here!
(Professional Services)
Tammy Enquist Canfield: Comparion Insurance Agency
Phone: (203) 695-3893
Insurance
Website: Click here!
(Professional Services)
ServiceMaster Restore by Recovery Solution
Phone: (860) 735-4704
Restoration
Website: Click here!
(Maintenance & Tradesmen)
Eversource Energy
Phone: (800) 592-2000 Website: Click here!
Energy Efficiency Provider (Suppliers & Wholesalers)
Phone: (720) 706-8902
Rental Insurance
Website: Click here!
(Professional Services)
TenantTracks
The Guarantors
Premier Real Estate Investment Group
Phone: (860) 335-0681
Cesar L. Sousa, Real Estate Attorney
Phone: (203) 583-8299
Real Estate Multi-Family
(Professional Services)
Website: Click here!
Attorney / Personal Injury (Professional Services)
PosiGen
Phone: (866) 767-4436 Website: Click here!
Solar Panels/Green Energy (Maintenance & Tradesmen)
Pet Screening
Website: Click here!
Tenant Screening (Professional Services)
Nick Minicucci: New England Residential Finance, LLC
Phone: (203) 509-2717
Mortgages & Loans
Website: Click here!
(Professional Services)
Landlord Collection Agency
Phone: (800) 369-6153
Collection Agency
Website: Click here!
(Professional Services)
Junk Bear
Phone: (860) 378-2801
Rubbish & Hauling
Website: Click here!
(Maintenance & Tradesmen)
First World Mortgage: Jesus A. Carrero
Phone: (203) 715-0961
Mortgages & Loans
Website: Click here!
(Professional Services)
The Miranda Team Home Inspections
Phone: (203) 490-7855
Home Inspections
Website: Click here!
(Professional Services)
Name
Contact
Service
Marion Szarzynski, HomeBridge Mortgage Loan Originator
Phone: (203) 768-5098
Mortgages & Loans
Website: Click here!
(Professional Services)
Brenda Tate, Photographer
Phone: (860) 631-7622
Real Estate Photography
Website: Click here!
(Professional Services)
Jeff Zappone, Loan Officer at CrossCountry Mortgage
Phone: (203) 592-3602
Mortgages & Loans
Website: Click here!
(Professional Services)
Dawn Cabral, Broker/ Owner, GRI, SRES at West View Properties LLC
Phone: (203) 228-7564
Real Estate Residential
Website: Click here!
(Professional Services)
Dana M Guiliano
Phone: (203) 419-5857
Attorney / Evictions
(Professional Services)
Venoal M. Fountain, Jr., Partner at Hirsch, Levy & Fountain, LLC
Phone: (203) 336-3144
Attorney / Evictions
Website: Click here!
(Professional Services)
Attorney Emanuele A. Mangiafico
Phone: (860) 827-8064
Attorney / R.E. Closings
Website: Click here!
(Professional Services)
Reckmeyer & Reckmeyer, Law
Phone: (860) 333-5677
Attorney / Evictions
Website: Click here!
(Professional Services)
Ranciato Public Adjusters Group, LLC
Phone: (888) 298-9014
Public Adjuster
Website: Click here!
(Professional Services)
About the CTPOA Vendor Program Let the Connecticut Property Owners Alliance help promote your business to the Real Estate and Property Owner community through our Vendor Affiliate Member Program! Your company will be listed in our priority vendor database for all CTPOA members. Our events will allow you to display your promotional materials on our vendor tables, interaction with prospective customers and grow your presence on social media. CTPOA makes it easy for you to gain more customers without spending valuable time searching for them.
Providing a Wide Range of Benefits
To sign up to be a CTPOA Vendor, click here!
P. (800)369-6153
F. (888)900-9773
E. info@ctpoa.com
www.ctpoa.com
CT Real Estate Today allows you to hit your target audience for all things real estate. Contact us at info@ctpoa.com
ADVERTISE WITH US!
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V
The Conne composed o REALTORS improve the bu
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me a CTPOA Member!
Visit: https://ctpoa.com/
ecticut Property Owners Alliance is of experienced property managers, S and landlords working together to usiness conditions for rental property owners.
ow CTPOA: https://www.facebook.com/CTPOA/
About Us Advocates For Property Owners The Connecticut Property Owners Alliance is composed of experienced property managers, realtors and landlords working together to improve the business conditions for rental property owners. The Alliance saves its members money on essential real estate services, reviews and testifies on pending legislation & law changes and offers its members workshops and meetings on topics that impact landlords.
Why The Property Owners Alliance Was Formed The Alliance strives to ensure your success in real estate by: •
Saving you money on essential real estate services
•
Informing you of law changes impacting your business
•
Providing workshops and meetings to help you become a better educated and prosperous rental property owner.