http://twitter.com/fcaaonline
THE OFFICIAL NEWSLETTER OF THE FIRST COAST APARTMENT ASSOCIATION
www.fcaaonline.com May / June 2018
TRADESHOW PICTURES http://facebook.com/FirstCoastApartmentAssociation
PAGES 6-9
CIRCLE OF EXCELLENCE WINNERS! PAGES 12-15
PLUS…
ONLINE PAPERLESS EVICTION PROCESS – Input and Go!
1.800.253.8428
FAX 1.800.367.9038 info@evict.com
EVICT.COM
Serving the Property Management Professional Since 1989 “The hiring of a lawyer is an important decision that should not be based solely on advertising. Before you decide, ask us to send you free written information about our qualifications and experience.” Available by Appointment: 37 N. Orange Avenue, Ste. 500, Orlando, FL 32801 • 17264 San Carlos Blvd., Ste. 308, Fort Myers Beach, FL 33931 – Principal Office
351 NEEDS NEW CARPET. 517 NEEDS A REPAINT. AND 644 NEEDS, WELL, EVERYTHING. ALL YOU NEED IS THIS. We know managing a multifamily community isn’t easy. That’s why we’ve become a trusted partner to so many property managers who demand quality and value. Only Sherwin-Williams offers innovative coatings, flooring, color services, painting equipment and supplies backed by over 3,900 North American stores and 2,200 representatives. So we can help solve your challenges just as quickly as they arise. Call 800-524-5979 to have a representative contact you or visit sherwin-williams.com ©2014 The Sherwin-Williams Company
No matter the season... @MSupplyHQ
Call 866-630-6747 • Español 888-281-0255 Fax 866-631-6747 • supplyHQ.com
we are always ready to serve you!
OFFICERS SHANNON GREGORY, President WRH Realty Services APRIL HUDSON, President Elect Milestone Management KEN FURTAW, Treasurer WRH Realty Services KATIE WRENN, Immediate Past President WRH Realty Services MELISSA LOHMEYER, Assoc. Vice President Apartments.com COMMUNITY DIRECTORS BRIAN CRON Oaks at Normandy BRIAN DAVIES WRH Realty Services BETH LAKIN Terraces at Town Center JODY MAYOR Fort Family Investments MICHELLE MURPHY MAA SHARON STEFFEN Mission Springs BRENDA SHERRILL 5 Thousand Town ASSOCIATE DIRECTORS RICK BIERMANN Redi Carpet
CoastLINES
CONTENT
6-9
“Celebrate the Magic” Tradeshow Pics
10
Nine Ways to Prepare for a Busy Leasing Season
12-15 Circle of Excellence Winners! 17-20 Industry Resource Guide 22
Legal or Not?
23
2018 Premier Sponsors
26
Insider Knowledge When Designing Senior Communities
31
FCAA Graduates
32
Is Your Smartphone Killing You?
HOLLY FOX ET&T Distributors JASON FROTTEN HD Supply DUSTIN HAWLEY RentPath JEFF JACKSON Sherwin-Williams
Calendar of Events!
TERRI JEFFRIES Cutting Edge Carpet
6/18
Hospitality Committee Meeting
6/18
Special Events Committee Meeting
MAINTENANCE LIAISON
6/26
FREE! Lunch N Learn
KRIS MILLERSCHONE Lakeside
6/27
All-Day Maintenance
6/28
Communications Committee Meeting
7/9
Membership Committee Meeting
7/11
CAMT Course Begins
7/12
July Dinner Meeting - Cruise Raffle
7/16
Education Committee Meeting
DIRECTORS EMERITUS DARLA ERDELYI Giglio Signs JOHN GRAY Restore24 DALE PRITCHARD A Greener Image
7/17
EPA Course
STEVE THOMAS Maintenance Supply Headquarters
7/26
Lunch N Learn - Budget Review
ERIN TRIAY ForRent.com
7/27
FCAA Board of Directors Meeting
JILL WRIGHT Villages of Baymeadows FCAA STAFF LINDSEY McCLAIN Executive Vice President TAYLOR TUCKER Director of Special Events CRYSTAL VERASTEGUI Director of Education & Membership
8/9 Bowl-A-Palooza CoastLINES is published by the First Coast Apartment Association (FCAA) in the interest of all segments of the apartment industry. Copies of the newsletter are included free with each membership. Dues, contributions or gifts to the First Coast Apartment Association (FCAA) are not deductible as charitable contributions. For Federal Tax purposes however, such dues, contributions or gifts may be deductible under other sections of the Internal Revenue Code. Please consult your tax advisor. Opinions expressed are those of the authors and do not reflect the opinions of the publishers.
CoastLINES: The Official Publication of
Advertisers: AllWeather Contractors 16 Arbor Contract Carpet 21 Avalon Heating and Air 25 Bluewater Environmental of Florida, Inc. 34 BG Multifamily 24 Cutting Edge Carpet 36 Sheriff’s Watch - Apartments 34 House of Floors 4 Industry Resource Guide 17-20 Law Offices of Heist, Weisse & Wolk, P.A. 2 Lloyd’s Construction & Consulting, LLC 11 Maintenance Supply Headquarters 3 Mitchell S. Ritchie Attorney at Law 34 NAA Click & Lease 24 Poolsure 35 Purple Heart Pools 27 Sherwin Williams 3 SOFITCO 28 Tobacco-Free St. Johns 29
The First Coast Apartment Association 9456 Philips Highway, Suite 4 Jacksonville, Florida 32256 Phone: (904) 292-1345 • Fax: (904) 292-1291
E-Mail: info@fcaaonline.com Website: www.fcaaonline.com Executive Vice President & Editor: Lindsey McClain
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M AM R CAY H / JAUP NR EI L 22001178
Voted Best Booth
AllWeather Contractors MM A RAY C H/ /J UA NP ER I L2 021081 8
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Trade Show Exhibitors Career Strategies Inc. Sherwin Williams Sweetwater Restoration Apartments.com Skinner Waste Solutions BG Multifamily Property TextBox PPG Paints Advantage Sport & Fitness Oak Crest Contracting Inc. SOFITCO Chadwell Supply Arbor Carpet Window Gang Active Answer Marietta Drapery & Window Coverings Precision Cleaning Services Fresh Aire of Northeast FL Landscape Professionals Inc. A Greener Image First Place Fitness OEM Laundry Parts & Equipment Affinity Waste Solutions Aaxon Laundry Systems Performance Roofing Lifestyle Flooring Inc. America’s Swimming Pool Company Apartner Maintenance Supply HQ Poolsure CSC ServiceWorks Wilmar US Lawns MM Turnkey Intellectual Design ARD Distributors Steve’s Painting and Maintenance House of Floors ALN Apartment Data FAA City Recycling Group CORT Furniture RentPath Click Notices, Inc.
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Trade Show Exhibitors Cox Fire Jean’s Clean Team HD Supply Zenpura Pest Solutions REDI Carpet Restore 24 Inc. Massey Services, Inc. Camp Construction Valet Living All Weather Contractors South East Floors Inc. RezCor Terminix Commercial Waste Management Doody Daddy Lloyd’s Construction & Consulting LLC Creative Multicare, Inc. Cutting Edge Carpet, Inc. Trimac Outdoor Advanced Disposal Commercial Fitness Products Rapid Response Team Professional Debt Mediation Broadstar Florida Pest Control ASAP Towing & Storage Mid Florida Golf Cars Admiral Outdoor Furniture Fastpro Cleaning Washco Laundry Equipment, Inc. Expressions Carpet ET&T Distributors TLC - Total Lawn Care Moen Inc. Conex Recycling Agent Fire Oxley Cabinet Warehouse Smart Burner Baxter Restoration CoreLogic Republic Services Kwick Lights LLC Apartment List Invent Air Conditioning Southeastern Laundry Equipment
MARCH / APRIL 2018
9
Nine Ways to Prepare for Busy Leasing Season Provided by RentPath.com
Every year, from May to September, the leads start pouring in at a rapid clip. And each year, you realize that there was more preparation you could have done. It shouldn’t surprise you when busy leasing season ramps up — but somehow it can still manage to catch you off guard. Here are nine tips to help you increase your leads during peak leasing season without overloading your staff or neglecting current residents.
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3 4
Hold a brief weekly all-hands-on-deck meeting with your team. Set a plan for the upcoming week, including any goals that you hope to achieve. Include time for your staff to not only bring you their concerns but also to share their weekly wins.
Run the numbers to ensure that you are staying competitive within your local market. Are your rents in line with other communities in the area? Are you offering appropriate deals or specials?
Work on your curb appeal. Take care of any landscaping or maintenance issues that may have come up during the winter. You want to make a positive first impression because visitors who don’t like what they see may turn around and leave before you have a chance to say a word.
5
10
Confirm that you are adequately staffed. Do you have enough leasing consultants working in the office? Is your maintenance team ready to take care of extra tasks, both large and small? Don’t let your team get overwhelmed – give them the support that they need to get through this busy time.
Set a plan to handle the increased number of tours that prospects will schedule in the next few months. Your models should be staged and ready to go, and your “WOW fridge” should be restocked daily with fresh snacks and drinks. Establish a plan for collecting information from prospects during and after tours.
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Adjust your marketing spend appropriately. Do you need to tweak your advertising budget? Are your properties being highlighted on the sites that reach your target market? Should you increase your online exposure? Update your website and claim your online listings so you can include accurate contact numbers and hours. Add high definition photos of any amenity upgrades you have made to your units so prospects can see the most current appearance of your properties. Brush up your online reputation. Check rating sites and social media for any comments or questions, whether positive or negative. Then answer each one in a polite and professional manner. For some prospects, your ratings and reviews will be the deciding factor before they submit a lead. You can’t always control negative reviews, but you can control how you respond to them. Be professional, and don’t take it personally. Keep your current residents happy. Resident retention is just as important to your bottom line as new leads are (and perhaps even more so). While your leasing consultants are managing the flood of paperwork, keeping track of new leads and booking and running tours, resident concerns could get lost in the shuffle. Offer extended hours on evenings and weekends so your staff has enough time to handle residents’ wants and needs.
When the busy season is over, take the time to hold another team meeting to discuss what went well and where your team can improve. Learn from your successes and your mistakes so that next year, you’ll be ready for action in May.
A Full Service Contractor Providing Interior & Exterior Turnkey Construction Services. New Construction o Build Outs o Renovation & Rehab o Flood, Mold & Fire Remediation o Fascia, Siding & Soffit o Amenities Rehab/Renovation o Carpentry o Drywall o Interior/Exterior Painting o Concrete o
Construction & Consulting, LLC Providing First Class Construction Services
5771 Mining Terrace, Suite 203 • Jacksonville, FL 32257
904.683.4468
WWW.LLOYDSCONSTRUCTIONANDCONSULTING.COM
CGC# 1520026
CONGRATULATIONS! TO ALL OF OUR CIRCLE OF EXCELLENCE WINNERS CONVENTIONAL LEASING ROOKIE OF THE YEAR Linda McDaniels Hunters Ridge
CONVENTIONAL ASSISTANT MANAGER OF THE YEAR Tiffany Prindle Lighthouse at Fleming Island Accepted by Stacey Pferrer
AFFORDABLE LEASING ROOKIE OF THE YEAR Jensen Haines Peyton Ridge
AFFORDABLE ASSISTANT MANAGER OF THE YEAR Carmin Munoz Leigh Meadows
CONVENTIONAL MAINTENANCE ROOKIE OF THE YEAR Chyanne Potter St. Augustine at the Lake
CONVENTIONAL PROPERTY MANAGER OF THE YEAR Shelley Farmer Addison Landing
AFFORDABLE MAINTENANCE ROOKIE OF THE YEAR Abdiel Perez Grande Court Blanding
AFFORDABLE PROPERTY MANAGER OF THE YEAR Viginia Alexander Gregory Cove
CONVENTIONAL LEASING SPECIALIST OF THE YEAR Mandy McCoy St. Augustine at the Lake
CONVENTIONAL MAINTENANCE TECH OF THE YEAR Junoz Muratagic St. Augustine at the Lake
AFFORDABLE LEASING SPECIALIST OF THE YEAR Ileana Burgos Holly Cove
AFFORDABLE MAINTENANCE TECH OF THE YEAR Shcoby Brooks Camri Green
Accepted by Shannon Gregory
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CONVENTIONAL MAINTENANCE SUPERVISOR OF THE YEAR Robert Napier St. Augustine at the Lake
AFFORDABLE MAINTENANCE SUPERVISOR OF THE YEAR James Frangella Peyton Ridge
CONVENTIONAL COMMUNITY OF THE YEAR Hunter’s Ridge at Deerwood MAA
AFFORDABLE COMMUNITY OF THE YEAR Leigh Meadows WRH Realty Services, INC
REGIONAL PROPERTY MANAGER OF THE YEAR Ken Furtaw WRH Realty Services, INC
CORPORATE EMPLOYEE OF THE YEAR Caitlin O’Neill MAA
ASSOCIATE OF THE YEAR Laura Hulsey RentPath
GREEN INITIATIVE PROPERTY OF THE YEAR Peyton Ridge WRH Realty Services, INC
BEST MODEL Thomas Chase WRH Realty Services, INC
ASSOCIATE SUPERVISOR OF THE YEAR Jennifer Kennedy Career Strategies
GROUNDSKEEPER OF THE YEAR Thomas Marsh Camri Green
ASSOCIATE COMPANY OF THE YEAR Affinity Waste Solutions
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CONGRATULATIONS! TO OUR CIRCLE OF EXCELLENCE WINNERS
PROPERTY MANAGEMENT COMPANY OF THE YEAR
BEST REHAB/RENOVATION OF THE YEAR Bell Riverside Bell Partners
CONVENTIONAL SERVICE TEAM OF THE YEAR Lighthouse at Fleming Island MAA
BEST USE OF SOCIAL MEDIA WRH Realty Services, INC
BEST MARKETING CONCEPTS Palm Bay Club Fort Family Investments VOLUNTEER SPIRIT WRH Realty Services, Inc.
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AFFORDABLE CURB APPEAL OF THE YEAR Peyton Ridge WRH Realty Services, INC
EVENT SPONSORS PRESEN T IN G SPON SOR
CONVENTIONAL CURB APPEAL OF THE YEAR Addison Landing WRH Realty Services, Inc.
P L AT I N U M S P O N S O R S
WRH Realty Services Inc. u MAA
u
GOLD SPONSORS
Southeastern Laundry Equipment u CORT Furniture u
AFFORDABLE SERVICE TEAM OF THE YEAR Leigh Meadows WRH Realty Services, INC
LUXURY COMMUNITY OF THE YEAR Spyglass Rental Community Fort Family Investments
SILVER SPONSORS
PPG Paints u Milestone Management u Massey Services u
BRONZE SPONSORS u First
Place Fitness u Finlay Management DRINK SPONSOR u
NEW CONSTRUCTION OF THE YEAR Palm Bay Club Fort Family Investments
PuroClean Emergency Restoration Services
D E S S E RT S P O N S O R u
Law Offices of Heist, Weisse, and Wolk
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The Official Resource Guide of the First Coast Apartment Association
www.fcaaonline.com
twitter.com/fcaaonline facebook.com/FirstCoastApartment Association M AY / J U N E 2 0 1 8
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INDUSTRY ADVERTISING AGENCY mbpr .......................................................(904) 424-6641 JOE Design, Inc.........................................(904) 501-9526 ADVERTISING Apartment Finder....................................(904) 464-0709 Apartments.com...................................(904) 778-5118 ForRent.com.........................................(904) 296-7171 JOE Design, Inc.........................................(904) 501-9526 RentJax.com...................................................(904) 701-0302 RentPath................................................................(904) 262-0863 Zillow Rental Network................................ (541) 350-3620 AD TRACKING Apartment List......................................(985) 640-7703 ForRent.com.........................................(904) 296-7171 AIR CONDITIONING CONTRACTORS AllWeather Contractors.......................(904) 781-7060 Avalon Heating and Air............................(904) 245-1818 InVent, Inc................................................(904) 228-2263 AIR CONDITIONING EQUIPMENT AllWeather Contractors.......................(904)-781-7060 Avalon Heating and Air............................(904) 245-1818 ARD Distributors, Inc................................(800) 654-7721 Chadwell Supply, Inc................................... (888) 341-2423 HD Supply....................................................... (800) 431-3000 InVent, Inc................................................(904) 228-2263 Maintenance Supply Headquarters..........(866) 630-6747 Marcone Supply.......................................(314) 241-1946 Rapco Supply...........................................(407) 933-4102 Wilmar Supply.........................................(800) 345-3000 ALARM SYSTEMS Agent Fire LLC..........................................(904) 687-3876 ANSWERING SERVICE/ON HOLD MESSAGING Audio Images...........................................(904) 247-8600 APARTMENT LOCATORS Apartment Finder....................................(904) 464-0709 Apartments.com...................................(904) 778-5118 ForRent.com.........................................(904) 296-7171 RentJax.com...................................................(904) 701-0302 RentPath................................................(904) 262-0863 APPLIANCES ARD Distributors, Inc................................(800) 654-7721 Chadwell Supply, Inc................................(888) 341-2423 HD Supply....................................................... (800) 431-3000 Maintenance Supply Headquarters..........(866) 630-6747 Wilmar Supply.........................................(800) 345-3000 APPLIANCES (LEASING) Azuma Leasing.........................................(800) 707-1188 APPLIANCE PARTS Chadwell Supply, Inc................................(888) 341-2423 HD Supply....................................................... (800) 431-3000 Maintenance Supply Headquarters..........(866) 630-6747 Marcone Supply.......................................(314) 241-1946 Rapco Supply...........................................(407) 933-4102 APPRAISAL SERVICES Complete General Contractors .................(850)-932-8720 AQUATIC MAINTENANCE BlueWater Environmental of FL...............(904) 880-1817 OneSource Water......................................(904) 638-2941 BANKING SERVICES Colliers International Northeast Florida ..(904) 861-1101
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RESOURCE
GUIDE
BATH & KITCHEN REFINISHING/REPAIRS AllWeather Contractors.......................(904) 379-4614 Carter & Associates of NE FL.....................(904) 730-7440 Creative Multi Care, Inc. .........................(904) 384-1047 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Paul Davis Restoration of North Florida ...(904) 739-6047 Restore24.................................................(904) 737-8673 Contractors, LLC......................................(904) 219-9447 Steve’s Painting & Maintenance.............. (904) 332-6805 BIOHAZARD WASTE CLEANUP Baxter Restoration...................................(904) 662-0675 Bio-One....................................................(904) 910-8558 PuroClean.................................................(904) 716-6716 BROKERAGE Colliers International Northeast Florida...(904) 861-1101 CABINET REFACING Northern Contours ..................................(904) 449-4527 CABINETS AllWeather Contractors.......................(904) 379-4614 Central Renovation Solutions ..................(469)-567-2400 Chadwell Supply, Inc................................(888) 341-2423 CRS Cabinets ...........................................(469) 567-2400 HD Supply....................................................... (800) 431-3000 Maintenance Supply Headquarters..........(866) 630-6747 Oxley Cabinet Warehouse Inc...................(904) 981-3011 Paul Davis Restoration of North Florida ...(904) 739-6047 Steve’s Painting & Maintenance.............. (904) 332-6805 CARPET CLEANING, DYEING, RESTORATION Aqua Restorations....................................(904) 683-6982 Baxter Restoration...................................(904) 662-0675 Creative Multi Care, Inc. .........................(904) 384-1047 MM Turnkey Services ...............................(904) 998-3608 Paul Davis Restoration of North Florida ...(904) 739-6047 Restore24.................................................(904) 737-8673 Steve’s Painting & Maintenance.............. (904) 332-6805 CEILING FANS Chadwell Supply, Inc................................(888) 341-2423 HD Supply....................................................... (800) 431-3000 Maintenance Supply Headquarters..........(866) 630-6747 Wilmar Supply.........................................(800) 345-3000 CERAMIC TILES AllWeather Contractors.......................(904) 379-4614 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Rolland Reash Plumbing..........................(904) 260-7059 Steve’s Painting & Maintenance.............. (904) 332-6805 CLEANING SERVICE AllWeather Contractors.......................(904) 379-4614 All Renew Services, LLC............................(904) 386-1762 Jean’s Maid Services.................................(904) 463-5704 Paul Davis Restoration of North Florida ...(904) 739-6047 Precision Cleaning Services .....................(904) 440-57 18 Restore24.................................................(904) 737-8673 You Got It Maid Cleaning Service.............(904) 290-1250 COLLECTIONS National Credit Systems...........................(407) 574-4927 NCC Business Services..............................(904) 733-3033 Professional Debt Mediation....................(904) 398-0286 COMMUNICATIONS TextBox ...................................................(850) 205-1111 CONCIERGE SERVICE Slingshot Life...........................................(251) 406-9257
CONCRETE REPAIRS AllWeather Contractors.......................(904) 379-4614 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Paul Davis Restoration of North Florida ...(904) 739-6047 Precision Sidewalk Safety Corp................(352) 401-9090 Rescue Construction Solutions, Inc...........(919) 615-1759 SweetWater Restoration.....................(904) 880-1919 COUNTERTOPS AllWeather Contractors.......................(904) 379-4614 Central Renovation Solutions ..................(469)-567-2400 CRS Cabinets ...........................................(469) 567-2400 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Oxley Cabinet Warehouse Inc...................(904) 693-5554 Paul Davis Restoration of North Florida ...(904) 739-6047 Steve’s Painting & Maintenance.............. (904) 332-6805 CREDIT CARD PROCESSING RentPaidOnline........................................(904) 599-2794 Three Rivers Consulting Inc. ....................(855) 677-4048 CRIME-SCENE CLEANUP Bio-One....................................................(904) 910-8558 DESIGN/GRAPHICS JOE Design, Inc.........................................(904) 501-9526 DISC JOCKEY DJ Mario Entertainment...........................(904) 655-2518 DOG PARKS ET&T Distributors.....................................(888) 642-2226 Rescue Construction Solutions, Inc...........(919) 615-1759 DRY WALL REPAIR All Installation of Jax, Inc.........................(904) 514-8750 All Renew Services, LLC............................(904) 386-1762 AllWeather Contractors.......................(904) 379-4614 Carter & Associates of NE FL.....................(904) 730-7440 Creative Multi Care, Inc. .........................(904) 384-1047 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Paul Davis Restoration of North Florida ...(904) 739-6047 Restore24.................................................(904) 737-8673 Rolland Reash Plumbing........................(904) 260-7059 Steve’s Painting & Maintenance.............. (904) 332-6805 SweetWater Restoration.....................(904) 880-1919 DRYER VENT CLEANING Jax Elite Home Services ...........................(904) 484-8288 Window Gang..........................................(904) 262-7300 ELECTRICAL CONTRACTORS Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 EMERGENCY RESPONSE Baxter Restoration...................................(904) 662-0675 Paul Davis Restoration of North Florida ...(904) 445-0210 PuroClean.................................................(904) 716-6716 Restore24 ................................................(904) 737-8673 EVICTION SERVICES Click Notices.............................................(443) 878-1500 Dale G. Westling, Sr., P.A...........................(904) 356-2341 Law Offices of Heist, Weisse & Wolk...........(800) 253-8428 Mitchell Ritchie........................................(904) 387-6100 FENCING/STAIR/RAIL INSTALLATION & REPAIR AllWeather Contractors.......................(904) 379-4614 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Rescue Construction Solutions, Inc...........(919) 615-1759 FIBER CEMENT SIDING Lloyd’s Construction & Consulting, LLC ..(904) 683-4468
INDUSTRY FIRE & SAFETY EQUIPMENT Agent Fire LLC..........................................(904) 687-3876 Aegis Fire & Integrated Services...............(904) 233-7930 Apartment Fire Extinguisher Service............... (904) 398-2030 Cintas Fire Protection...............................(904) 562-7000 Cox Fire Protection...................................(904) 781-8227 First Coast Fire & Safety...........................(904) 346-0111 Pye-Barker Fire & Safety, Inc. ..................(904) 553-4222 Wayne Automatic Fire Sprinklers.............(904) 268-3030 FIRE RESTORATION AllWeather Contractors.......................(904) 379-4614 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Paul Davis Restoration of North Florida ...(904) 445-0210 Restore24 ................................................(904) 737-8673 Steve’s Painting & Maintenance.............. (904) 332-6805 SweetWater Restoration.....................(904) 880-1919 FITNESS & EXERCISE EQUIPMENT Advantage Sport & Fitness, Inc................(904) 437-6343 First Place Fitness Equipment...................(904) 998-0738 Fitness Pro ...............................................(850) 523-8882 SOFITCO....................................................(850) 259-5946 FLOORING Arbor Contract Carpet............................(904) 781-2003 Cutting Edge Carpet.................................(904) 475-9300 Expressions Carpet and Flooring.........(904) 739-2885 House of Floors.....................................(904) 262-6989 Integrity Restoration................................(904) 644-7878 Lifestyle Flooring...................................(877) 383-1062 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Mohawk Industries..................................(321) 287-3572 Redi Carpet............................................(904) 781-4300 Sherwin Williams.................................(904) 448-8109 Southeast Floors ................................(407) 888-8008 FOUNTAINS BlueWater Environmental of FL...............(904) 880-1817 FURNITURE Cort Furniture Rental...............................(904) 396-9000 Southern Furniture Leasing......................(866) 736-8481 GENERAL CONTRACTORS AAPCO Florida..........................................(800) 728-2690 AllWeather Contractors.......................(904) 379-4614 Baxter Restoration...................................(904) 662-0675 Building Innovations ...............................(904) 400-0421 Coastal Reconstruction Group, Inc. .........(407)-644-1800 Complete General Contractors .................(850) 932-8720 FSI Construction.......................................(904) 703-3762 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Paul Davis Restoration of North Florida ...(904) 739-6047 PuroClean.................................................(904) 716-6716 Rescue Construction Solutions, Inc...........(919) 615-1759 SweetWater Restoration.....................(904) 880-1919 GOLF CARTS Mid Florida Golf Cars..........................(800) 803-8420 GUTTER INSTALLATION AND SERVICES AAPCO Florida..........................................(800) 728-2690 AllWeather Contractors.......................(904) 379-4614 Jax Elite Home Services ...........................(904) 484-8288 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Rescue Construction Solutions, Inc...........(919) 615-1759 Window Gang..........................................(904) 262-7300
RESOURCE
HOUSEWARES Cort Furniture Rental...............................(904) 396-9000 Southern Furniture Leasing......................(866) 736-8481 HOARDING SERVICES Bio-One....................................................(904) 910-8558 INSURANCE Brown & Brown Insurance.......................(904) 565-8304 Roderick Crabbe Insurance, Inc................(904) 215-2121 INTERNET SERVICES Apartment Finder....................................(904) 464-0709 Apartments.com..............................................(904) 778-5118 ForRent.com.........................................(904) 296-7171 RentPath................................................................(904) 262-0863 IRRIGATION Duval Landscape Maintenance.................(904) 233-3388 Trimac Outdoor........................................(904) 589-8768 JANITORIAL SUPPLIES Chadwell Supply, Inc................................(888) 341-2423 HD Supply....................................................... (800) 431-3000 Maintenance Supply Headquarters..........(866) 630-6747 Wilmar Supply.........................................(800) 345-3000 LAKE MAINTENANCE BlueWater Environmental of FL...............(904) 880-1817 LANDSCAPE MAINTENANCE Ameriscapes Landscape Management.......(443) 878-1500 Core Outdoor, Inc .......................................(904) 215-6866 Davey Commercial Grounds Maintenance......(904) 768-8733 Duval Landscape Maintenance.................(904) 233-3388 Landscape Professionals..........................(904) 880-6165 Mulch Masters, LLC ..................................(904) 727-1100 TLC Total Lawn Care..................................(904) 699-0046 Trimac Outdoor........................................(904) 589-8768 ValleyCrest Landscape Companies...........(904) 292-0716 Yellowstone Landscape............................(904) 268.2626 LAUNDRY SERVICE & EQUIPMENT CSC Service Works....................................(321) 696-1241 Southeastern Laundry .............................(904) 524-0088 Washco Laundry Equipment....................(904) 724-2622 LEAK DETECTION American Leak Detection.........................(904) 519-5700 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 LEGAL SERVICES Click Notices.............................................(443) 878-1500 Dale G. Westling, Sr., P.A...........................(904) 356-2341
Law Offices of Heist, Weisse & Wolk...........(800) 253-8428 Mitchell S. Ritchie, PA..............................(904) 387-6100 Wilkins Law Firm......................................(904) 374-9430 LIGHTING & LIGHTING SUPPLIES Chadwell Supply, Inc................................(888) 341-2423 HD Supply....................................................... (800) 431-3000 Maintenance Supply Headquarters..........(866) 630-6747 Wilmar Supply.........................................(800) 345-3000 LOCKSMITHS The Flying Locksmiths .............................(904) 512-0699 LODGING/MEETING FACILITY Four Points by Sheraton...........................(904) 562-4920 Sherton of Jacksonville............................(904) 564-4772 MAINTENANCE SUPPLIES Chadwell Supply, Inc................................(888) 341-2423 HD Supply....................................................... (800) 431-3000 Maintenance Supply Headquarters..........(866) 630-6747 Marcone Supply.......................................(341) 241-1946 Rapco Supply...........................................(407) 933-4102 Wilmar Supply.........................................(800) 345-3000
GUIDE
MARKETING Apartment Finder....................................(904) 464-0709 ForRent.com.........................................(904) 296-7171 JOE Design, Inc.........................................(904) 501-9526 mbpr .......................................................(904) 424-6641 RentPath................................................................(904) 262-0863 MARKETING & TEXT SERVICES TextBox ...................................................(850) 205-1111 MOLD REMEDIATION Baxter Restoration...................................(904) 662-0675 Coastal Reconstruction Group, Inc. .........(407)-644-1800 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Paul Davis Restoration of North Florida ...(904) 445-0210 Property360, LLC......................................(855) 932-3784 PuroClean.................................................(904) 716-6716 Restore24 ................................................(904) 737-8673 SweetWater Restoration.....................(904) 880-1919 MOSQUITO CONTROL BlueWater Environmental of FL...............(904) 880-1817 NEWSLETTERS / RESIDENT NEWS Resident News.........................................(800) 961-1916 ODOR ELIMINATION Paul Davis Restoration of North Florida ...(904) 739-6047 PAINT SUPPLIES Ace Painting ............................................(904) 714-3717 BLP Mobile Paints....................................(904) 355-5678 Florida Paints...........................................(904) 385-9242 PPG Paints..............................................(904) 737-6474 Sherwin Williams.................................(904) 448-8109 PAINTING CONTRACTORS AAPCO Florida..........................................(800) 728-2690 Ace Painting ............................................(904) 714-3717 All Installation of Jax, Inc.........................(904) 514-8750 AllWeather Contractors.......................(904) 379-4614 Carter & Associates of NE FL.....................(904) 730-7440 Creative Multi Care, Inc. .........................(904) 384-1047 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 MM Turnkey Services ...............................(904) 998-3608 Paul Davis Restoration of North Florida ...(904) 739-6047 Precision Cleaning Services .....................(904) 440-5718 Restore24.................................................(904) 737-8673 Rescue Construction Solutions, Inc...........(919) 615-1759 Steve’s Painting & Maintenance.............. (904) 332-6805 SweetWater Restoration.....................(904) 880-1919 PARKING LOT MAINTENANCE Duval Asphalt...........................................(904) 296-2020 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Rescue Construction Solutions, Inc...........(919) 615-1759 PET WASTE STATIONS ET&T Distributors.....................................(888) 642-2226 First Coast Scoopers.................................(904) 338-4236 PEST CONTROL/TERMITES A Greener Image.....................................(904) 739-8090 A.R.T Pest Control.....................................(888) 926-6488 DM Koehn Landscaping...........................(904) 716-0683 Massey Services Inc..................................(800) 881-8861 Property360, LLC......................................(855) 932-3784 Terminix...................................................(904) 945-4788 Zenpura Pest Solutions............................(904) 257-0090 M AY / J U N E 2 0 1 8
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INDUSTRY PHOTOGRAPHY Art & Alex Photography...........................(904) 273-4442 PLAYGROUNDS ET&T Distributors.....................................(888) 642-2226 PLUMBERS AllWeather Contractors.......................(904) 379-4614 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Rolland Reash Plumbing.......................(904) 260-7059 Roto-Rooter...........................................(904) 354-7321 POOL & PATIO FURNITURE Admiral Outdoor Furniture.......................(800) 999-2589 ET&T Distributors.....................................(888) 642-2226 Horizon Casual, Inc...................................(866) 657-8731 Taylor & Associates Pool and Patio Furniture, Inc. ...............................................................(855) 734-3580 POOL SERVICE, REPAIRS & RENOVATIONS ASP of Jax America’s Swimming Pool Co. .(904) 710-4204 Henderson Pool Services, Inc. ..................(904) 241-7665 Poolsure...................................................(800) 858-7665 Rolland Reash Plumbing.......................(904) 260-7059 BAP Pools.................................................(904) 614-1879 POOL SUPPLIES Chadwell Supply, Inc................................(888) 341-2423 Henderson Pool Services, Inc. ..................(904) 241-7665 HD Supply....................................................... (800) 431-3000 Maintenance Supply Headquarters..........(866) 630-6747 Poolsure...................................................(800) 858-7665 Professional Pool Care..............................(904) 312-4828 PRESSURE WASHING AAPCO Florida..........................................(800) 728-2690 AllWeather Contractors.......................(904) 379-4614 American Softwash..................................(386) 761-2987 Jax Elite Home Services ...........................(904) 484-8288 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Rescue Construction Solutions, Inc...........(919) 615-1759 Window Gang..........................................(904) 262-7300 Window Washing & Pressure Washing.....(904) 885-7840 PRINTING JOE Design, Inc.........................................(904) 501-9526 PROPERTY MANAGEMENT SOFTWARE Property Solutions International, Inc. ............. (801) 375-5522 PUBLIC RELATIONS mbpr .......................................................(904) 424-6641 PUMPS Rolland Reash Plumbing .........................(904) 260-7059 Weeks Utility Service, Inc.........................(904) 726-5869 REALTOR SERVICES Florida Homes Realty & Mortgage ..........(904) 732-7053 RECRUITMENT, JOB LISTINGS MSB Resources.........................................(215) 661-8834 RECYCLING City Recycling Group ...............................(866) 732-5559 Conex Recycling.......................................(866) 879-2663 Residential Disposal Services, LLC ...........(904) 226-5191 Waste Management.................................(904) 370-1907
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RPaul Davis E Restoration S Oof North UFlorida R...(904) C 739-6047 E GUIDE RENOVATIONS AAPCO Florida..........................................(800) 728-2690 AllWeather Contractors.......................(904) 379-4614 Integrity Restoration................................(904) 644-7878 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Paul Davis Restoration of North Florida ...(904) 739-6047 Rescue Construction Solutions, Inc...........(919) 615-1759 SweetWater Restoration.....................(904) 880-1919 RENTAL RELOCATION Apartment Finder....................................(904) 464-0709 Apartments.com.....................................(904) 778-5118 ForRent.com.........................................(904) 296-7171 RentPath..................................................(904) 262-0863 RESEARCH/PLANNING Real Data.................................................(704) 369-2345 RESTORATION/REHAB AllWeather Contractors.......................(904) 379-4614 Aqua Restorations....................................(904) 683-6982 AAPCO Florida..........................................(800) 728-2690 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Oxbuilt Construction................................(678) 702-7308 Paul Davis Restoration of North Florida ...(904) 739-6047 SweetWater Restoration.....................(904) 880-1919 ROOFING AAPCO Florida..........................................(800) 728-2690 All Pro Roofing.........................................(904) 337-1082 AllWeather Contractors.......................(904) 379-4614 Oak Crest Roofing.....................................(913) 205-6849 Paul Davis Restoration of North Florida....(904) 739-6047 Performance Roofing..........................(904) 224-3628 Rescue Construction Solutions, Inc...........(919) 615-1759 SRG Roofing.............................................(904) 377-0866 Superior Roofing & Restoration, Inc.........(904) 250-5053 SweetWater Restoration.....................(904) 880-1919 Tillman Building Services.........................(904) 845-8280 SECURE ON-LINE RENTAL PAY RentPaidOnline........................................(904) 599-2794 SECURITY, COURTESY OFFICER Arrow Security.........................................(904) 945-2769 S3 Security ..............................................(904) 449-6104 SIDING AAPCO Florida..........................................(800) 728-2690 AllWeather Contractors.......................(904) 379-4614 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Rescue Construction Solutions, Inc...........(919) 615-1759 SIGNS, BANNERS & FLAGS Giglio Signs..............................................(904) 396-9046 STAFFING Apartner..................................................(904) 537-7494 BG Staffing ..............................................(904) 224-5000 MSB Resources.........................................(215) 661-8834 Career Strategies....................................(904) 757-3456 TOWING ASAP Towing & Storage Co., Inc.................(904) 771-7111
TRADESHOW EVENT SERVICES Cort Furniture Rental...............................(904) 396-9000 TRAINING / EDUCATION ForRent.com.........................................(904) 296-7171 TREE TRIMMING & REMOVAL Bold City Tree Service...............................(904) 285-1417 Davey Commercial Grounds Maintenance......(904) 768-8733 Duval Landscape Maintenance.................(904) 233-3388 Rescue Construction Solutions, Inc...........(919) 615-1759 Roberts Tree Service, Inc..........................(904) 777-4793 Trimac Outdoor........................................(904) 589-8768 TURNKEY OPERATIONS All Renew Services, LLC............................(904) 386-1762 AllWeather Contractors.......................(904) 379-4614 Carter & Associates of NE FL.....................(904) 730-7440 Creative Multi Care, Inc. .........................(904) 384-1047 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 MM Turnkey Services ...............................(904) 998-3608 Paul Davis Restoration of North Florida ...(904) 739-6047 Restore24 ................................................(904) 737-8673 Steve’s Painting & Maintenance.............. (904) 332-6805 UTILITY SUBMETERING Minol USA................................................(972) 386-6611 NWP Services...........................................(678) 612-8094 VALET TRASH SERVICE Affinity Waste Solutions...........................(407) 808-0550 Invisible Waste Services...........................(407) 509-1293 Skinner Waste Solutions ...................(904) 239-7222 Tide Valet Waste, LLC................................(803) 216-0063 Valet Waste..............................................(813) 248-1327 WASTE REMOVAL Advanced Disposal Services.....................(904) 783-7000 Affinity Waste Solutions...........................(404) 808-0550 Residential Disposal Services, LLC ...........(904) 226-5191 Skinner Waste Solutions ...................(904) 239-7222 Tide Valet Waste, LLC................................(803) 216-0063 Waste Management Inc. of Florida..........(904) 894-4516 WATER MITIGATION Aqua Restorations....................................(904) 683-6982 Baxter Restoration...................................(904) 662-0675 Paul Davis Restoration of North Florida ...(904) 445-0210 PuroClean.................................................(904) 716-6716 SweetWater Restoration.....................(904) 880-1919 WEB SITE DESIGN JOE Design, Inc.........................................(904) 501-9526 WINDOW CLEANING Jax Elite Home Services ...........................(904) 484-8288 Window Gang..........................................(904) 262-7300
Please contact FCAA at 904-292-1345 to make any changes to your company information that appears in this Guide and may also appear online.
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LEGAL OR NOT? by Brian Wolk, The Law Offices of Heist, Weisse & Wolk, PA
Our property managers appear to be puzzled about procedures with regard to security deposits. For example, we are confused as to what we need to do when returning the full security deposit with no claim being made. How long do we have to return the deposit in that case? Also, what if management decides to make a claim? How many days does the resident have to respond? My regional manager is also unclear as to what happens if the resident does not respond to our notice to impose the claim on the security deposit. We e-mailed our most recent notice to the resident in an effort to save money, as certified mail can be costly. FS 83.49(3) gives the property manager 30 days from the time the resident vacates the apartment to make a claim upon the resident’s security deposit. In your case you made a critical error. The statute requires you to send the notice by certified mail to the last known mailing address of the resident. You should not have e-mailed the notice. Also keep in mind that the property manager has only 15 days from the date the resident vacates to return the full security deposit if the manager is not making any claim on the security deposit; however, the refund does not have to be sent by certified mail. If a proper claim is made on the security deposit, then the resident has 15 days to respond in writing. The apartment community may disburse the security deposit if the resident fails to dispute the claims within 15 days of receipt of the security deposit claim letter. The property manager should keep in mind even in that instance that the resident still has five years to bring suit for the return of the security deposit. If you find yourself taking more than 15 days and a resident or resident’s attorney accuses you of violating FS 83.49(3), do not respond to the resident or the attorney, and call your attorney at once. Remember, if the security deposit deduction is contested and the resident obtains an attorney and wins in court, the apartment community will be liable to the resident for significant attorney’s fees. Often the risk of a lawsuit outweighs the reward of retaining the security deposit, so make sure you fully comply with the statute.
We are trying to non-renew the residents in one of our apartments because of problems we continually have with one of their minor children. During the last seven months, both our office and our corporate office have received numerous complaints from residents throughout the apartment community who have witnessed the child spray painting graffiti on the common area walls and breaking chairs in the pool area. Our courtesy officer one night found this child unsupervised in the parking lot trying to start a fire. Our lease requires 60 days’ notice to non-renew, and that deadline is fast approaching. We are concerned that the resident will claim discrimination, because they accused us of being hostile towards families. Should we non-renew? Are we required to give a reason to non-renew? We need to take action, as a number of residents are very upset about the conduct of this child.
Continued on Page 30
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Insider Knowledge When Designing Senior Communities Provided by Paul Saks Maybe I am slowly becoming the grumpy old man. As I have gotten older, I have become more vocal about everything, like stores that offer poor customer service, restaurants that serve cold food and even drivers who are texting while the light is green. Moreover, when it comes to work, there are things that I encounter on a daily basis that are causing me to speak up too. I am constantly seeing the design of senior living communities not meet the needs of the community staff or residents. These design ISSUES not only affect the functionality of the community, but also the satisfaction level of the residents.Like a puzzle, these issues arise because there is a key piece missing in the design process, an operational component. There is intrinsic knowledge of the senior living industry only obtained by working directly in a community; viewing on a daily basis staff and resident challenges with mobility, logistics and legal rights. I personally know many senior living architects, designers, developers and investors who have never been in, worked in, or spent significant time in an actual operating community. Yes, it can be chaotic, unpleasant and heartbreaking, but also enlightening and rewarding. Insider knowledge is key to developing a great design. So why is insider knowledge lacking? If the architects, designers, developers and investors do not have this knowledge or experience, the only party left is the operations company, or operator. In many cases, however, the operator is not involved in the design process. Contractual obligations for community operations are commonly not in place until after design completion and ground has been broken. Even when an operator is involved early in the design, they usually have minimal input. There can be a disconnect between their interpretation of the blueprints and the final constructed product, as the operator is not a design or real estate professional skilled at reviewing plans and building specifications. So, before I touch on some design issues, let me bring up one key point to remember. You are designing a community for residents who are seniors, many of whom have senior issues, like bunions, arthritis, heart disease, diabetes, and the need to play bingo. This seems like common sense, but you would be surprised how many new communities do not reflect the needs of the end–user. I recently talked with a development company out of Virginia who builds senior living communities in the Southeast. They told me the average age of their assisted living residents was 84 years old. Their memory care residents were older. Even their independent living residents were in their late 70s and early 80s. Age produces a completely new level of design complexity.
So let me touch on just a few of the design issues that I am encountering: Mobility – Senior living facilities are getting larger. Many projects are combining assisted living with memory care. Some also have an independent living component, and a few of the newest ones are adding respite care, hospice and elderly daycare in their mix. This means that new buildings will often exceed 200,000 square feet. In design plans that I have reviewed, it is common to see long hallways that a resident has to traverse to get to a dining room or an amenity area. I know instances where residents have skipped breakfast and lunch because they could not walk the long distance to the community dining facility. Asking for help or a wheelchair means loss of independence. To remedy this design issue, add some ‘pit stops’ along the way. A pit stop can be a mini living room in the hallway with a sofa and chairs, or just a little bump out in the wall with a bench. Give residents a place to stop and rest. Another option would be to revise the placement of the elevators. Challenge the norm. Instead of bringing residents to the amenity, bring the amenity closer to the residents and their living quarters. Service Logistics – Larger buildings also mean you may have two or three (or even four) dining areas served by one kitchen. In a restaurant, an employee typically moves food from the line area out a service door into the dining room and directly to the customer. In a senior community with multiple dining areas, you may have one dining room with direct access to the kitchen, but others more remote in the building. Food may now have to be placed on a cart and trucked down a hallway, or even outside to an adjoining building. This is a huge liability. According to Charles Hooper, chef and real estate investor. From personal experience and discussions with Charles, I cannot stress enough that the main dining areas need to be located within close proximity to the kitchen. If this not feasible due to building constraints, then one option is to put a small prep area off each dining room. Instead of staff pushing multiple carts full of plated food down a crowded hallway, a few sealed trays of pre–made food now go directly to the prep area for plating. If the food has to be kept warm, ditch the old steam table and install a warming drawer, or reheat quickly with a small ventless convection oven. Another more creative option is to stack dining areas. The assisted living dining room may be on the first floor while the independent living dining room is on the second floor, with staff access via a service elevator or dumbwaiter. Storage – In my past life as an administrator, I had hundreds of residents pass through my community. Downsizing for
Continured on Page 31
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LEGAL OR NOT? by Brian Wolk, The Law Offices of Heist, Weisse & Wolk, PA
Continued from Page 22
There is surprisingly no requirement under Florida law to have a reason when you elect to non-renew a resident of a conventional apartment community. In the same way the resident can non-renew the lease, you can as well, as long as proper legal notice is given according to the terms of your lease, and provided that your lease complies with the Florida Statutes. However, major problems may result if an apartment community manager decides to non-renew a resident in a retaliatory or discriminatory manner. Non-renewing residents who complain about habitability issues or non-renewing a particular type of individual in a discriminatory manner is a violation of both Florida law and federal law. In your particular case, the residents may claim that you are discriminating against them because of the child, which would fall under familial status discrimination. If a fair housing complaint were filed against you, you would have to prove that you had independent reasons justifying the non-renewal, and that your reasons were not discriminatory in nature. This is when documentation of the child causing significant problems will help your case. Situations like this highlight the need for detailed record keeping, legal warning notices to the resident during the tenancy, and complete incident and phone logs. You should have your attorney review all your proof to evaluate whether you have enough independent reasons for non-renewal before issuing such a notice.
I received a letter today written by a former resident named Arnold. He and his brother Jack signed a lease and lived together in one of our apartment homes. A week after moving in, Arnold severely injured Jack during a fight by hitting Jack with a golf club. Arnold was arrested, and Jack subsequently obtained a restraining order against Arnold. Management did not see Arnold residing on the premises and assumed he had permanently vacated. Jack and I have been friends for years. Jack vacated the unit after the lease expired, and with no damage to the unit found, I returned the full security deposit to him. I did not believe that Arnold should receive anything based upon his disgusting conduct. Now four weeks later, Arnold is demanding that the deposit be returned to him. Did we do anything wrong? Can this demand be made so long after he apparently vacated? To begin with, properly trained property managers never choose sides when there is an ongoing dispute between residents. You friendship with the former resident Jack probably impaired your judgment. Since Arnold never authorized in writing that Jack should receive all of the deposit, you should have included him when you returned the security deposit. We recommend that the security deposit refund be made payable under one check to all residents on the lease. Keep in mind, it is not too late for Arnold to sue your apartment community. Arnold has five years from the date the lease was terminated to file a lawsuit over the security deposit disbursement. That is the statute of limitations in Florida that applies to written contracts. Many property managers mistakenly believe that if a resident does not respond within 15 days of receipt to the Notice to Impose a Claim on the Security Deposit, the resident will waive his or her right to formally object to the claims made against the security deposit. Those managers are misinformed; the resident has five years to bring suit.
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Audio Images
Insider Knowledge When Designing Senior Communities Continured from Page 26 them was difficult, and every one of them came with chachkies, bric–a–bracs and knickknacks. Some rooms became trip and fire hazards. Residents come with STUFF, so plan for it. Give residents a large walk–in closet. If there are porches or patios, provide a locked storage area at one end similar to those found in many traditional apartment units. You can even provide some storage lockers. There is always dead space in the community (like under stairs) that can be utilized. A small rental fee can also add a little miscellaneous income to the bottom line or the resident bingo fund. Outdoor Space – There was an administrator for a community in North Carolina that always got into trouble. When his regional vice president would show up for inspection, the number of residents sitting in front of the building would infuriate the vice president. He believed that “old people” sitting or sleeping at the entry hurt the marketing program and he wanted them relegated to the back of the building to an unkempt greenspace area (with the view of a wall). Do not hide your residents from society; put them where the action is happening. Many of the new projects today promote walking trails, Jacuzzis and putting greens. Give them a purposeful place to go and sit, socialize and watch the world around them. There is a project in Columbia, S.C. that has a beautiful outdoor patio, but most of the time it is vacant. The designer, who was not from South Carolina, did not know that Columbia was a hot, humid, and sweaty town. The positioning of the patio caused it to get beat by the sun all day with limited shade. Moreover, the view from the patio included the back of buildings and air–conditioning units.
Know your customer, know your site and know your market. One of the most successful communities I saw recently was an infill project that backed up to railroad tracks. The developer, instead of downplaying or trying to hide the railroad tracks, made them an amenity. He built a handicapped accessible train–viewing platform. The residents loved it. Give residents a purposeful place to sit outside (it does not have to be at the front entry) with a view of planes, trains, automobiles and people – not walls and air conditioners. In summary, you must have some insider knowledge to understand how a senior living building will truly operate when opened, and you must have some insider knowledge to understand the needs of your ultimate clients, the residents of the community. The residents need to be able to navigate the community easily, they expect hot food and great service (and safety), they demand to keep personal stuff and will need storage, and they do not want to be isolated. Paul Saks is Director of Development for LandSouth Construction – Senior Living Division in Jacksonville, Fla.. He has been in the real estate industry for 30 years, and has entitled, developed and constructed senior living, multifamily and master–planned mixed–use communities throughout the U.S. He is also a licensed assisted living and skilled nursing administrator and previously ran a 180–bed community.
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PERSONAL COMPUTING:
Is Your Smartphone Killing You? By Reid Goldsborough
The CDPH recommends the following steps:
• Keep your phone away from your body.
This is impossible if you put it up to your mouth and ear when talking or keep it in your pocket when not talking.
• Reduce cell phone use when the signal
The state of California recently created international news by issuing an official warning against the hazards of cellphone radiation.
• Reduce the use of cell phones to stream
The California Department of Public Health (CDPH) in December said, “Although the science is still evolving, there are concerns among some public health professionals and members of the public regarding long-term, high use exposure to the energy emitted by cell phones.” The CDPH warns that the radiation from smartphones and other cell phones “may” harm your body.
• Keep your phone away from the bed at
This has many people alarmed, including the billions of people on Earth who use cell phones. The CDPH admits that “the scientific community has not reached a consensus on the risks of cell phone use. ” This is an understatement. There have been no studies proving that the energy emitted by cell phones damages health, and the science currently underlying cell phone radiation argues against this.
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is weak. This means trying not to use it when there are the equivalent of two bars or less or if you’re in a fast-moving car, bus, or train because phones emit more radiofrequency energy to maintain the connection in these situations.
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audio and video or to download or upload large files. This also prompts phones to emit more radiofrequency energy, but streaming is what smartphones do.
night. It makes sense not to sleep with your phone up against your head.
• Remove headsets when not on a call.
Headphones release small amounts of radiofrequency energy.
• Avoid products that claim to block
radiofrequency energy. These products may actually increase your exposure because they make cell phones work harder to get a signal and thus emit more radiofrequency energy.
It’s radiofrequency energy (RF) that’s thought to be the risk. Some research indicates that there may be an association between cell phones and the risk for brain, acoustic nerve, and salivary gland tumors; low sperm count; and headaches; and impaired memory; hearing; and sleep. But association is not cause and effect, and other causes may be involved.
What’s more, just because cell phones have become so integral to our lives and are used by billions of people doesn’t necessarily mean that they’re safe.
The California Department of Public Health in part is responding to a lawsuit brought against it. But it’s also using the word “radiation” and possibly conceptualizing it as well in an alarmist way.
What we do know is that cell phones cause distracted car driving and pedestrian walking, leading to thousands of accidents, injuries, and deaths each year. That as of now is the biggest physical danger.
Cell phones including smartphones do emit radiation. So do computers, televisions, lightbulbs, microwave ovens, the Sun, in fact, everything above the temperature of absolute zero, which means everything in the universe. Radiation includes everything in the electromagnetic spectrum -- radio waves, microwaves, visible light, x-rays, and gamma rays.
Personally, I keep my smartphone in my shirt pocket with a pocket notepad between it and my chest, and I sleep with my phone charging at arm’s length. But I talk with it next to my ear and mouth, I stream with it, and I’ll continue doing so as long as the science doesn’t indicate that I shouldn’t.
Should we be careful? Of course. Should scientists be gathering and analyzing new data? Of course. Should we panic? No.
It’s only when radiation is ionizing that it definitively causes tissue damage in humans. This means the higher energy range of ultraviolet light, x-rays, and gamma rays. It doesn’t mean the nonionizing radiation that’s visible light or the microwaves and radio waves coming from microwave ovens and cell phones. Ionizing radiation causes atoms and molecules to gain or lose electrons and to break chemical bonds between atoms, leading to DNA damage. Nonionizing radiation coming from microwave ovens and cell phones is actually lower in energy than visible light. Still, the jury is out. What we don’t know is greater than what we do know. We initially didn’t know that x-rays were as damaging as they are, and we routinely x-rayed our feet when buying new shoes. We routinely used asbestos insulation. And we didn’t know that smoking tobacco causes cancer.
Reid Goldsborough is a syndicated columnist and author of the book Straight Talk About the Information Superhighway. He can be reached at reidgoldsborough@gmail.com or reidgold.com.
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