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THE OFFICIAL NEWSLETTER OF THE FIRST COAST APARTMENT ASSOCIATION
www.fcaaonline.com • May/June 2019
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PLUS…
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APARTMENTS
The Sheriff’s Watch – Apartments program is a voluntary partnership between the Jacksonville Sheriff’s Office, property managers, owners, staff and residents. If you are a property manager or owner interested in learning more about this program please call the substation in your area to talk to a Coordinator. Zone 1 (Downtown / Springfield / Eastside): (904) 924-5361 Zone 2 (Arlington / Mayport): (904) 726-5100 Zone 3 (Southside / Mandarin / San Marco): (904) 538-9902 Zone 4 (Riverside / Avondale / Ortega / Westside): (904) 573-3165 Zone 5 (Northwest / New Town / Baldwin): (904) 470-8900 Zone 6 (Northside / San Mateo / Oceanway): (904) 696-4335 Jacksonville Sheriff’s Office 501 E. Bay Street, Jacksonville, FL 32202
CoastLINES
OFFICERS APRIL HUDSON, President Milestone Management KEN FURTAW, President Elect WRH Realty Services, Inc. JODY MAYOR, Secretary/Treasurer Fort Family Investments SHANNON GREGORY, Past President WRH Realty Services, Inc. MELISSA WENGER, Assoc. Vice President Apartments.com
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Welcome to Our Newest Members FCAA Graduates Winning the Game Tradeshow Pictures Lessons Learned: Step-by-Step Preparation for hurricane Season 17-21 Industry Resource Guide 22 Legal or NOT? 23 2019 Premier Sponsors 24-27 Circle of Excellence Winners! 32 Meet The Chair
COMMUNITY DIRECTORS BRIAN CRON Mariner’s Village Apartments JULIA FURBER ResProp Management BETH LAKIN The Loree MICHELLE MURPHY MAA SHARON STEFFEN Mission Springs BRENDA SHERRILL 5 Thousand Town KATIE WRENN WRH Realty Services, Inc.
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ASSOCIATE DIRECTORS HOLLY FOX All Pro Roofing & Consulting LLC JASON FROTTEN HD Supply DANNY FUSINATTO House of Floors DUSTIN HAWLEY RentPath KEN HILBERT Sherwin-Williams TERRI JEFFRIES Cutting Edge Carpet BEN ZEIGLER Sweetwater Restoration
Calendar of Events!
Advertisers: AllWeather Contractors
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Arbor Contract Carpet
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Avalon Heating & Air
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Bluewater Environmental of Florida, Inc. 34 Cutting Edge Carpet
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FAA Click& Lease
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MAINTENANCE LIAISON
First Place Fitness
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KRIS MILLERSCHONE Lakeside
HD Supply
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NEXTGEN LIAISON CAMY BERMUDEZ Palm Bay Club Apartments
DIRECTORS EMERITUS DARLA ERDELYI Giglio Signs DALE PRITCHARD A Greener Image JOHN GRAY Restore24 JILL WRIGHT Villages of Baymeadows STEVE THOMAS Maintenance Supply Headquarters ERIN TRIAY JEFF JACKSON Sherwin-Williams BRIAN DAVIES WRH Realty Services, Inc. KELLIE JACKSON Milestone Management
FCAA STAFF LINDSEY McCLAIN Executive Vice President TAYLOR TUCKER Director of Special Events CORY LUSTER Director of Education and Membership
House of Floors Industry Resource Guide
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Law Offices of Heist, Weisse & Wolk, P.A.
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Lloyd’s Construction & Consulting, LLC
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Maintenance Supply Headquarters
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Mitchell S. Ritchie Attorney at Law
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Poolsure
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Rotech Pest Services
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Sheriff’s Watch - Apartments
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Sherwin Williams
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SUMMER SIZZLER 2019 6/13 ALL DAY MAINTENANCE Safety and Plumbing 6/18 NEXT GEN COMMITTEE MEETING 6/18 CPO (Certified Pool/Spa Operator) 6/19 COMMUNICATIONS COMMITTEE MEETING 6/21 HOSPITALITY COMMITTEE MEETING 7/2 MEMBERSHIP COMMITTEE MEETING 7/8 MAINTENANCE COMMITTEE MEETING 7/9 MAINTENANCE BREAKFAST Preventative Maintenance 7/16 CAMT SUMMER 2019 (Certificate for Apartment Maintenance Technician) 7/17 EPA CERTIFICATION 7/18 NEXT GEN COMMITTEE MEETING 8/20 COMMUNICATIONS COMMITTEE MEETING 8/23 HOSPITALITY COMMITTEE MEETING 9/3 MEMBERSHIP COMMITTEE MEETING 9/9
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
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 M AY / J U N E 2 0 1 9
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WELCOME TO OUR NEWEST MEMBERS ASSOCIATE MEMBERS
COMMUNITY MEMBERS
Aire-Master of NE Florida Floor Coverings International Jacksonville East Surplus Warehouse Imeca Lumber & Hardware Contractors Incorporated Green Monkey Services LLC McCabe & Ronsman Golden Hammer Roofing Comcast YottaReal Christian Brothers Heating and Air, LLC New York Life - Jacksonville Office Penske Impact Enclosures
Villas at Bridgepoint Isla Antigua Lisa Dawn Apartments Shirley Apartments Kingsbury Apartments 1137 Woodruff 1131 Woodruff 1111 Woodruff Oasis at Town Center Camelot Gardens La Casa Prima Park at Avellino Cedar Ridge
Congratulations!
FCAA GRADUATES
Alonzo Cannon Jorge Lascaille DeQuan Williams
Eastport Apartments Waterford at Mandarin Peppertree Lane Apts
Ileana Burgos Cynthia Dethlefsen Hunters Way Chelsey Sigler Ocean Blue Hunter Henderson Kyle McKenna Andrew Polk Erisha Porter
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Palm Bay Club Jaxon at Town Square Blu Water Apartments Links at Windsor Parke
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J AJNA UN AURAYR Y/ /F EFBERBUR AURAYR Y 2 021091 9
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Exhibitors 5 Points Construction A Greener Image Aaxon Activ Answer Admiral Outdoor Furniture Advanced Disposal Affinity Waste Solutions Agent Fire All Pro Roofing & Consulting All Weather Contractors ALN Apartment Data, Inc Apartments.com APARTNER Arbor Contract Carpet ARD Distributors ASAP Towing & Storage ASP-America’s Swimming Pool Co Assist2build Inc Atlantic Pipe Services Baxter Restoration Behr Paint Corperation Belfor USA BG Multifamily BrightView Career Strategies Chadwell Supply City Recycling Group Comcast Business/Xfinity Commercial Fitness Products Consolidated Utilities Contractors Incorporated CoreLogic Cort Furniture Cox Fire Protection, Inc. Creative MultiCare, Inc. CSC ServiceWorks Cutting Edge Carpet Dimension Design DM Koehn Landscaping Duval Landscape Maintenance LLC ET & T Distributors Inc Expressions Carpet & Flooring Fast Pro Cleaning First Place Fitness Equipment Florida Apartment Association Fox Appliance Parts Fresh Aire of Northeast Florida Green Monkey Service
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Exhibitors HD Supply House of Floors IntelliTurf Invent Air Conditioning Landscape Professionals Landscapes USA Law Offices of Heist, Weisse & Wolk, P.A. Lifestyle Flooring Lincoln Property Company Lloyd’s Construction & Consulting Lloyd’s Heating & Air Maintenance Supply Headquarters Marietta Drapery Massey Services, Inc. Meridian Waste Multifamily Utility Company National Carts (Mid Florida Golf Cars) New York Life Oak Crest Roofing Oxley Cabinet Warehouse Poolsure PPG Paints Precision Cleaning Services Pro Team Professional Debt Mediation Property TextBox Rapid Response Team Redi Carpet RentPath Restore 24, Inc. RezCor Roto-Rooter Sherwin Williams Skinner Waste Solutions SOFITCO Southeastern Laundry Equipment Steve’s Painting and Maintenance Sweetwater Restoration Terminix Commercial Services TLC Total Lawn Care, Inc Trimac Outdoor US Lawns Jacksonville West Valet Living Washco Laundry Equipment, Inc. Waste Management Inc. of Florida Wilmar / Home Depot Window Gang Yellowstone Landscape M AY / J U N E 2 0 1 9
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LESSONS LEARNED: By Wendy Annunziata/FAA This article originally appeared in the Florida Apartment Association’s quarterly magazine, Multifamily Florida.
Step-by-Step Preparation for
HURRICANE SEASON
At the Mission Springs Apartments, Hurricane Irma toppled trees, damaged roofs, and opened up a car-sized sinkhole about seven feet from a resident’s front door when it blew through Jacksonville last September. Months later, there were still some tarps on the roofs at Mission Springs, which has 444 apartments, but Irma was mostly a bad memory — one that left community manager Sharon Steffen with a firm goal for this year’s hurricane season: Get a generator. After the storm, the community — like many throughout the state — lost power. “From now on,” Steffen said, the community will have an office generator so that staffers can run computers and phones and perhaps provide residents with a cold bottle of water from a mini fridge or a place to charge their cell phones. “We hadn’t been hit for many years, and Irma was a wakeup call,” said Tammy Tollinchi, regional manager for the Lynd Co., which manages Mission Springs. Several managers of other Florida apartment communities said they also plan to equip their front offices with generators from now on. That was one of many tips they and others offered as Florida prepares for the start of another hurricane season — one that is expected to be busier than normal, meteorologists say. One thing that experts agree on is that hurricane planning is best done in stages — and those stages need to begin before the season begins.
Before Hurricane Season Although the season doesn’t officially begin until June 1, apartment communities should be looking now for companies that can assist them in both preparation and cleanup, experts said. “Start researching contractors that specifically specialize in restoration-type work,” said Ben Zeigler, account executive at SweetWater Restoration, based in Jacksonville. “Build relationships with them.” Jonathan Finch, director of business development at Rapid Response Team, based in Pompano Beach, agreed. “Establishing agreements with providers ahead of time is key,” he said. “Property owners and managers sometimes don’t set up these agreements,” and that can cost valuable time after a storm. “After Irma, we didn’t do any work for people that we didn’t already have relationships with,” said Zeigler. “We either turned them down or we said, ‘Look, we have to take care of these other clients first.’ ” Many restoration companies have disaster response programs that clients can join. Here’s how most programs work: Apartment managers or owners sign an agreement — “sort of like a loose contract,” Zeigler said — that says the restoration company will step in to help both before and after a storm, as needed. There are no upfront fees. In most cases, the companies are compensated for their cleanup and repair work through the amount settled with an owner’s insurance company. The programs vary, but generally, once an agreement is signed, the restoration company may inspect properties to point out any potential storm hazards, come up with
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Step-by-Step Preparation for
Continued from page 12 customized disaster plans, offer staff training and provide other services, such as supplying tarps or generators. The companies usually have warehouses filled with the types of supplies — lumber, dehumidifiers, cleaning materials — that are most needed after a storm hits, too.
HURRICANE SEASON
The agreements — which usually cover other types of disasters as well, including fires and water damage — can offer peace of mind to management companies. Tracy Williams, regional vice president at Carroll Management Group in Jacksonville, said Carroll signed on with SweetWater. She recommends that management companies who want to join a disaster response program look for “people who are involved in their local apartment associations, someone who has a history in the area.” “Ben [Zeigler] took me to their warehouse so that I could see their equipment,” Williams said. “So I had full confidence in their ability to mobilize after a disaster.”
When Hurricane Season Begins June is a good month to inspect your property to look for possible hurricane hazards — and perhaps throw a party. Experts suggest making a checklist for both buildings and landscaping. Check buildings for any roof damage or loose or missing shingles or tiles. Check windows for any cracks or missing panes, and make sure windows and glass sliding doors close properly, since even a small gap can lead to major damage with the driving wind and rain of a hurricane. As for landscaping, the key to minimizing hurricane damage is to trim or remove trees — and not just oak trees. “Usually, the first trees to snap in a hurricane are pine trees,” said Shane Schanstra, owner of Sunset Bay Landscaping in Lutz, north of Tampa. With their tall, lean profile, and “very hard wood, they can bend, twist and break” quickly in a storm, he said. Oak trees sometimes have a hidden danger: deadwood stuck in their canopies. These decayed or broken branches — which can weigh 75 pounds or more — can do major damage during a hurricane and even be deadly, Schanstra said. Palm trees should also be checked so that loose fronds can be removed, said Finch of Rapid Response Team. “Palm fronds can act as sails [when caught in the wind] and go flying or cause the tree to fall over,” Finch said.
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The start of the season is also the best time to stock up on supplies. Several community managers said they put together a box of supplies for the front office. The box includes: batteries, flashlights, walkie-talkies, a first-aid kit, duct tape, bottles of water, garbage bags, gloves, and rain gear. They also print out a rent roll — a list of all of the residents and their contact information — and a list of their regular vendors, such as landscapers and plumbers. If their community’s hurricane plan calls for boarding up the front office, they make sure the plywood boards and the tools to install them are on-site as well. Most community managers said they also post notices — on bulletin boards, through email or on their community’s Facebook page — alerting residents that hurricane season has begun and advising them to put together a hurricane kit of their own, including batteries, flashlights, and other supplies. Zeigler of SweetWater Restoration said a good way for community managers to raise residents’ awareness of the start of hurricane season is to throw a party to mark the occasion. “Have a food truck or other refreshments,” he said, and use the opportunity to let residents know that the community is prepared. “Let them know you have a plan and that they’re part of it,” he said. For instance, let residents know that if a storm starts heading their way, they can help by bringing their patio furniture indoors and making sure the front office has up-to-date contact information for them.
As a Hurricane Approaches Once it becomes clear that an apartment community might be in the path of a hurricane, communication is key to minimizing the impact of the storm. Because the path of a storm can shift, experts suggest keeping a close eye on weather reports. If it looks as though a community is going to be hit, experts suggest the following guidelines: Continued on page 28
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INDUSTRY ACCESS CONTROL GATES Access Control Systems ...........................(904) 570-1695 ADVERTISING AGENCY mbpr .......................................................(904) 424-6641 JOE Design, Inc.........................................(904) 501-9526 ADVERTISING 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 Lloyd’s Heating and Air............................(904) 683-4468 Maintenance Supply Headquarters..........(866) 630-6747 Marcone Supply.......................................(314) 241-1946 Rapco Supply...........................................(407) 933-4102 Wilmar Supply.........................................(800) 345-3000 AIR FRESHENER Fresh Aire.................................................(904) 204-9004 ALARM SYSTEMS Agent Fire LLC..........................................(904) 687-3876 Village Key and Alarm..............................(904) 671-4944 ANSWERING SERVICE/ON HOLD MESSAGING Audio Images...........................................(904) 247-8600 APARTMENT LOCATORS Apartments.com.....................................(904) 778-5118 ApartmentData.com................................(713) 320-6650 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 APPLIANCE PARTS Chadwell Supply, Inc................................(888) 341-2423 Fox Appliance Parts..................................(404) 363-3313 HD Supply....................................................... (800) 431-3000 Maintenance Supply Headquarters..........(866) 630-6747 Marcone Supply.......................................(314) 241-1946 Rapco Supply...........................................(407) 933-4102 AQUATIC MAINTENANCE BlueWater Environmental of FL...............(904) 880-1817 BANKING SERVICES Colliers International Northeast Florida ..(904) 861-1101
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RESOURCE
GUIDE
BATH & KITCHEN REFINISHING/REPAIRS Carter & Associates of NE FL.....................(904) 730-7440 Creative Multi Care, Inc. .........................(904) 384-1047 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Restore24.................................................(904) 737-8673 Steve’s Painting & Maintenance................. (904) 332-6805 BIOHAZARD WASTE CLEANUP Baxter Restoration.................................(904) 662-0675 Bio-One....................................................(904) 910-8588 PuroClean.................................................(904) 716-6716 BROKERAGE Colliers International Northeast Florida...(904) 861-1101 SVN Alliance.............................................(904) 834-9809 CABINETS AllWeather Contractors.......................(904) 781-7060 Chadwell Supply, Inc................................(888) 341-2423 HD Supply....................................................... (800) 431-3000 Maintenance Supply Headquarters..........(866) 630-6747 Oxley Cabinet Warehouse Inc...................(904) 981-3011 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 Precision Cleaning Services ....................(904) 440-5718 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) 781-7060 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) 781-7060 Career Strategies........................................ (904) 757-3456 Jax Busy Bee............................................(904) 510-3694 Jean’s Clean Team ....................................(904) 463-5704 Precision Cleaning Services ....................(904) 440-5718 Restore24.................................................(904) 737-8673 Steri-Clean...............................................(888) 577-7206 COLLECTIONS NCC Business Services..............................(904) 733-3033 Professional Debt Mediation....................(904) 398-0286 COMMUNICATIONS TextBox ...................................................(850) 205-1111 CONCIERGE SERVICE Career Strategies........................................ (904) 757-3456 Slingshot Life...........................................(251) 406-9257 CONCRETE REPAIRS AllWeather Contractors.......................(904) 781-7060 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Rescue Construction Solutions, Inc...........(919) 615-1759 SweetWater Restoration.....................(904) 880-1919 COUNTERTOPS AllWeather Contractors.......................(904) 781-7060 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Oxley Cabinet Warehouse Inc...................(904) 693-5554 Steve’s Painting & Maintenance................. (904) 332-6805
CREDIT CARD PROCESSING Three Rivers Consulting Inc. ....................(855) 677-4048 DESIGN/GRAPHICS Dimension Design....................................(904) 568-4201 JOE Design, Inc.........................................(904) 501-9526 DEODORIZING SERVICES Fresh Aire.................................................(904) 204-9004 Steri-Clean...............................................(888) 577-7206 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 5 Points Construction...............................(904) 755-7575 All Installation of Jax, Inc.........................(904) 514-8750 AllWeather Contractors.......................(904) 781-7060 Carter & Associates of NE FL.....................(904) 730-7440 Creative Multi Care, Inc. .....................(904) 384-1047 Lloyd’s Construction & Consulting, LLC ..................... (904) 683-4468 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 Restore24.................................................(904) 737-8673 Window Gang..........................................(904) 262-7300 ELECTRICAL CONTRACTORS AllWeather Contractors.......................(904) 781-7060 Lloyd’s Construction & Consulting, LLC ..................... (904) 683-4468 EMERGENCY RESPONSE Baxter Restoration...............................(904) 662-0675 PuroClean.................................................(904) 716-6716 Restore24 ................................................(904) 737-8673 Steri-Clean...............................................(888) 577-7206 EVICTION SERVICES Click Notices.............................................(443) 878-1500 Dale G. Westling, Sr., P.A...........................(904) 356-2341 Junk Shot App..........................................(813) 447-3608 Law Offices of Heist, Weisse & Wolk.........(800) 253-8428 Mitchell Ritchie........................................(904) 387-6100 EXPENSE MANAGEMENT Cass Information Systems........................(314) 506-5756 FENCING/STAIR/RAIL INSTALLATION & REPAIR AllWeather Contractors.......................(904) 781-7060 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 FINANCING Brooks Empire..........................................(904) 469-9401 Trillium Capital Resources........................(903) 329-7266 FIRE & SAFETY EQUIPMENT Agent Fire LLC..........................................(904) 687-3876 Apartment Fire Extinguisher Service........(904) 398-2030 Cintas Fire Protection...............................(904) 562-7000 Cox Fire Protection...................................(904) 781-8227 Pye-Barker Fire & Safety, Inc. ..................(904) 553-4222 Wayne Automatic Fire Sprinklers.............(904) 268-3030
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INDUSTRY FIRE RESTORATION AllWeather Contractors.......................(904) 781-7060 Belfor USA, Jacksonville...........................(904) 240-0082 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 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 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 Vector Travel.............................................(904) 426-9306 GENERAL CONTRACTORS AAPCO Florida..........................................(800) 728-2690 AllWeather Contractors.......................(904) 781-7060 Baxter Restoration................................(904) 662-0675 FSI Construction.......................................(904) 703-3762 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 PuroClean.................................................(904) 716-6716 Rescue Construction Solutions, Inc...........(919) 615-1759 Restore24.................................................(904) 737-8673 Steri-Clean...............................................(888) 577-7206 SweetWater Restoration.....................(904) 880-1919 GOLF CARTS National Carts.........................................(800) 803-8420 GUTTER INSTALLATION AND SERVICES AAPCO Florida..........................................(800) 728-2690 AllWeather Contractors.......................(904) 781-7060 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Rescue Construction Solutions, Inc...........(919) 615-1759 Window Gang..........................................(904) 262-7300 HOARDING SERVICES Bio-One....................................................(904) 910-8588 Junk Shot App..........................................(813 )447-3608 Steri-Clean...............................................(888) 577-7206 HOUSEWARES Cort Furniture Rental..............................(904) 396-9000 INSURANCE Brown & Brown Insurance.......................(904) 565-8304 Fitzpatrick Insurance Solutions LLC..........(512) 289-8662 Hunt Insurance Group, LLC.......................(850) 241-7030 Liberty National.......................................(850) 661-0494 Roderick Crabbe Insurance, Inc................(904) 215-2121 INTERNET SERVICES Apartments.com..............................................(904) 778-5118 AT&T .......................................................(904) 679-2395 ForRent.com.............................................(904) 296-7171 RentPath..................................................... (904) 262-0863
RESOURCE
IRRIGATION Trimac Outdoor........................................(904) 589-8768 IT SERVICES / TECH SUPPORT NetTech Consultants.................................(904)992-6970 JANITORIAL SUPPLIES Chadwell Supply, Inc................................(888) 341-2423 Fresh Aire.................................................(904) 204-9004 HD Supply....................................................... (800) 431-3000 Maintenance Supply Headquarters..........(866) 630-6747 Wilmar Supply.........................................(800) 345-3000 JOB LISTINGS Career Strategies......................................(904) 757-3456 LAKE MAINTENANCE BlueWater Environmental of FL...............(904) 880-1817 LANDSCAPE MAINTENANCE Ameriscapes Landscape Management.......(443) 878-1500 Bright View................................................(904) 292-0716 Core Outdoor, Inc .......................................(904) 215-6866 Davey Commercial Grounds Maintenance......(904) 768-8733 Landscape Professionals..........................(904) 880-6165 Landscapes USA.......................................(386) 209-8974 Mulch Masters, LLC ..................................(904) 727-1100 TLC Total Lawn Care..................................(904) 699-0046 Trimac Outdoor........................................(904) 589-8768 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 LEAD REMOVAL Assist2build Inc........................................(904) 826-9265 LEAK DETECTION American Leak Detection.........................(904) 519-5700 Atlantic Pipe Services...............................(407) 792-1360 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 LEGAL SERVICES Click Notices.............................................(443) 878-1500 Dale G. Westling, Sr., P.A...........................(904) 356-2341 Fraser & Moloney.....................................(904) 622-8897 Law Offices of Heist, Weisse & Wolk.........(800) 253-8428
Lippes, Mathias, Wexler, Friedman LLP....(904) 374-9430 Mitchell S. Ritchie, PA..............................(904) 387-6100 LIFT STATION AllWeather Contractors.......................(904) 781-7060 Consolidated Utilities ..............................(904) 249-8080 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 Village Key and Alarm..............................(904) 671-4944 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
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GUIDE
MARKETING ApartmentData.com................................(713) 320-6650 ForRent.com.............................................(904) 296-7171 Gotcha Marketing....................................(888) 499-2212 JOE Design, Inc.........................................(904) 501-9526 mbpr .......................................................(904) 424-6641 RentPath..................................................(904) 262-0863 Vector Travel.............................................(904) 426-9306 MARKETING & TEXT SERVICES TextBox ...................................................(850) 205-1111 MOLD REMEDIATION Baxter Restoration.................................(904) 662-0675 Belfor USA, Jacksonville...........................(904) 240-0082 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 PuroClean.................................................(904) 716-6716 Restore24 ................................................(904) 737-8673 SweetWater Restoration.....................(904) 880-1919 MOSQUITO CONTROL BlueWater Environmental of FL...............(904) 880-1817 MULTI-FAMILY LOCKERS Luxer One-DSS.........................................(904) 504.3803 ODOR ELIMINATION Restore24.................................................(904) 737-8673 PAINT SUPPLIES Ace Painting ............................................(904) 714-3717 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) 781-7060 Assist2build Inc........................................(904) 826-9265 Capitol City Painting.................................(850) 210-7230 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 Performance Painting Contractors Inc......(904) 641-4821 Precision Cleaning Services ....................(904) 440-5718 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 Junk Shot App..........................................(813 )447-3608 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 Rotech Pest Services................................(904) 485-0903 Terminix...................................................(904) 945-4788 Zenpura Pest Solutions............................(904) 257-0090 PHOTOGRAPHY Art & Alex Photography...........................(904) 273-4442 M AY / J U N E 2 0 1 9
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INDUSTRY PLAYGROUNDS ET&T Distributors.....................................(888) 642-2226 PLUMBERS AllWeather Contractors.......................(904) 781-7060 Atlantic Pipe Services...............................(407) 792-1360 Consolidated Utilities ..............................(904) 249-8080 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 Pool Care Pros..........................................(904) 334-0124 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 Pool Care Pros..........................................(904) 334-0124 Poolsure...................................................(800) 858-7665 PRESSURE WASHING AAPCO Florida..........................................(800) 728-2690 AllWeather Contractors.......................(904) 781-7060 American Softwash..................................(386) 761-2987 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 PUBLIC RELATIONS mbpr .......................................................(904) 424-6641 PUMPS AllWeather Contractors.......................(904) 781-7060 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 Career Strategies......................................(904) 757-3456 Hire Alternatives-Jacksonville..................(904) 990.5151 MSB Resources.........................................(215) 661-8834 RECYCLING City Recycling Group ...............................(866) 732-5559 Conex Recycling.......................................(866) 879-2663 River City Trash Valet LLC..........................(904) 535-6016 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) 781-7060 Junk Shot App..........................................(813) 447-3608 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Rescue Construction Solutions, Inc...........(919) 615-1759 Restore24.................................................(904) 737-8673 SweetWater Restoration.....................(904) 880-1919 RENTAL RELOCATION Apartment Condo & Home Selector.........(904) 739-6683 Apartments.com.....................................(904) 778-5118 ForRent.com.............................................(904) 296-7171 RentPath..................................................(904) 262-0863 Vector Travel.............................................(904) 426-9306 RESTORATION/REHAB AllWeather Contractors.......................(904) 781-7060 Aqua Restorations....................................(904) 683-6982 AAPCO Florida..........................................(800) 728-2690 Belfor USA, Jacksonville...........................(904) 240-0082 Elite Remodeling Services, Inc.................(904) 657-8383 Junk Shot App..........................................(813) 447-3608 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Restore24.................................................(904) 737-8673 SweetWater Restoration.....................(904) 880-1919 ROOFING AAPCO Florida..........................................(800) 728-2690 All Pro Roofing & Consulting LLC ...........(904) 337-1082 AllWeather Contractors.......................(904) 781-7060 Assist2build Inc........................................(904) 826-9265 Champion Roofing...................................(904) 803-7804 Elite Remodeling Services, Inc...............(904) 657-8383 Oak Crest Roofing.....................................(913) 205-6849 Rescue Construction Solutions, Inc...........(919) 615-1759 SRG Roofing.............................................(904) 377-0866 SweetWater Restoration.....................(904) 880-1919 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) 781-7060 Assist2build Inc........................................(904) 826-9265 Lloyd’s Construction & Consulting, LLC ..(904) 683-4468 Rescue Construction Solutions, Inc...........(919) 615-1759 SIGNS, BANNERS & FLAGS Dimension Design....................................(904) 568-4201 Giglio Signs..............................................(904) 396-9046 STAFFING Apartner..................................................(904) 537-7494 BG Staffing ..............................................(904) 224-5000 Hire Alternatives......................................(904) 990-5151 MSB Resources.........................................(215) 661-8834 Career Strategies......................................(904) 757-3456 TOWING ASAP Towing & Storage Co., Inc.................(904) 771-7111 TELEPHONE SERVICES AT&T .......................................................(904) 679-2395
TRADESHOW EVENT SERVICES Cort Furniture Rental...............................(904) 396-9000 Dimension Design....................................(904) 568-4201 TRAINING / EDUCATION ForRent.com.............................................(904) 296-7171 TREE TRIMMING & REMOVAL Bold City Tree Service...............................(904) 285-1417 Bright View................................................(904) 292-0716 Davey Commercial Grounds Maintenance......(904) 768-8733 Rescue Construction Solutions, Inc...........(919) 615-1759 Roberts Tree Service, Inc..........................(904) 777-4793 Trimac Outdoor........................................(904) 589-8768 TURNKEY OPERATIONS AllWeather Contractors.......................(904) 781-7060 Career Strategies......................................(904) 757-3456 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 Steve’s Painting & Maintenance...............(904) 332-6805 UTILITY SUBMETERING Minol USA................................................(972) 386-6611 Multifamily Utility Company....................(404) 201-3975 NWP Services...........................................(678) 612-8094 VALET TRASH SERVICE Affinity Waste Solutions...........................(407) 808-0550 Junk Shot App..........................................(813 )447-3608 River City Trash Valet LLC..........................(904) 535-6016 Skinner Waste Solutions ..........................(904) 239-7222 Tide Valet Waste, LLC................................(803) 216-0063 Valet Living.................................................(813) 248-1327 WASTE REMOVAL Advanced Disposal Services.....................(904) 783-7000 Affinity Waste Solutions.........................(404) 808-0550 Junk Shot App..........................................(813) 447-3608 Meridian Waste........................................(904) 994-7390 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 Belfor USA, Jacksonville...........................(904) 240-0082 PuroClean.................................................(904) 716-6716 Restore24.................................................(904) 737-8673 SweetWater Restoration.....................(904) 880-1919 WEB SITE DESIGN JOE Design, Inc.........................................(904) 501-9526 WINDOW CLEANING Window Gang..........................................(904) 262-7300
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LEGAL OR NOT? by Brian Wolk, The Law Offices of Heist, Weisse & Wolk, PA
About three months ago, one of our residents contacted our office late in the afternoon after she discovered a large water intrusion in her bathroom. She said that she came home from work and found a massive puddle of water in her kitchen along with damaged ceiling tiles. We drafted a repair order and immediately dispatched our maintenance tech to the apartment home. He said the source of the problem was a leak from one of the pipes. In less than one day the apartment home was fully repaired. The apartment home looked perfect. The resident never communicated us again concerning this repair until today. However, today we received a nasty email from a law firm, including a demand for insurance coverage information. The email stated that the resident injured her neck because ceiling tiles fell on her. This is ridiculous! We believe that the resident is lying about her alleged injuries. What procedures do we need to follow?
What you have described is sadly not uncommon. Every day frivolous and fraudulent insurance claims and lawsuits are filed. Therefore, written policies and procedures must be in place to minimize the landlord’s liability exposure. Management’s initial response was proper by writing up the work order. However, a critical mistake was then made. You should have invited the resident into your office and had her write up a report describing the events that took place. You should have an incident report form for the resident to fill out. At the time of the incident, the resident did not have time to conjure up the fraudulent claim or bogus lawsuit. This report should be utilized each and every time there is damage, theft or loss to a resident’s property, or any injury that a resident reports to management. Unfortunately, when some residents find out that the landlord will not compensate them for a loss, there is a strong likelihood they will inflate the amount of their loss or extent of their injury and then make a fraudulent claim. We recommend that the resident write everything down before you indicate your position on the matter. If your company has a risk management department, then it should be contacted at the outset, so that the landlord’s insurance coverage is preserved, as often the insurance policy will require that the insurance company be alerted at once of any unusual events which take place on the grounds of the apartment community. With respect to any formal insurance coverage information request, Florida law requires this disclosure. Yesterday I had a meeting in my office with Tom, a former resident who recently vacated. This resident believes that he is entitled to the return of his full security deposit, even though there is also another adult on the lease. I would like to accommodate this resident, as I know that the resident on the lease Marsha never contributed to the rent payments and did not contribute one cent towards the security deposit. Marsha has even locked Tom out of the apartment on occasion, as she has huge mood swings. May I send the entire security deposit back to Tom? I have also talked on the phone with Tom’s attorney’s attorney about this. Continued on Page 30
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MultiCare, Inc.
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2019 PREMIER SPONSORS
LE NT PR
A Creative Commitment
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CIRCLE OF EXCELLENCE
CONGRATULATIONS! TO ALL OF OUR CIRCLE OF EXCELLENCE WINNERS
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M AY / J U N E 2 0 1 9
AFFORDABLE ASSISTANT MANAGER OF THE YEAR
CONVENTIONAL ASSISTANT MANAGER OF THE YEAR
Desiray Walton Cassie Gardens
Kristen Wheat Hunters Ridge at Deerwood
ASSOCIATE VENDOR EMPLOYEE OF THE YEAR
CORPORATE EMPLOYEE OF THE YEAR
Danielle Stacy Arbor Contract Carpet
Michelle Lawrence WRH Realty Services, Inc.
AFFORDABLE COMMUNITY MANAGER OF THE YEAR
CONVENTIONAL COMMUNITY MANAGER OF THE YEAR
Pamela Floyd Leigh Meadows Apartments
Jackie Gill St. John’s Pointe
AFFORDABLE LEASING SPECIALIST OF THE YEAR
CONVENTIONAL LEASING SPECIALIST OF THE YEAR
Nicole Brown Lofts at Monroe
Roger Lloyd Sola South Lux
AFFORDABLE MAINTENANCE SUPERVISOR OF THE YEAR
CONVENTIONAL MAINTENANCE SUPERVISOR OF THE YEAR
Vadim Shegelski Lofts at Monroe/LaVilla
Christopher Lloyd Hunters Ridge at Deerwood
AFFORDABLE MAINTENANCE TECHNICIAN OF THE YEAR
CONVENTIONAL MAINTENANCE TECHNICIAN OF THE YEAR
Nelson Hernandez Lofts at Monroe/LaVilla
Mohammed Allban Courtney Meadows
ROOKIE SUPPLIER OF THE YEAR Cole Dew Affinity Waste Solutions
ROOKIE LEASING OF THE YEAR Jamie Rodriguez Lighthouse at Fleming Island
REGIONAL PROPERTY MANAGER OF THE YEAR Carey Dougherty ZRS Management
GROUNDSKEEPER/ HOUSEKEEPER OF THE YEAR
AFFORDABLE COMMUNITY OF THE YEAR Lofts at LaVilla WRH Realty Services, Inc.
CONVENTIONAL COMMUNITY OF THE YEAR Lighthouse at Fleming Island MAA
ASSOCIATE VENDOR COMPANY OF THE YEAR Affinity Waste Solutions
Ernesto Pardo Leigh Meadows Apartments
BEST MODEL OF THE YEAR The Carling WRH Realty Services, Inc.
BEST REHAB/ RENOVATIONS OF THE YEAR VOLUNTEER SPIRIT
Fort Family Investments
The Cove at Atlantic Beach ZRS Management
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CONGRATULATIONS! TO OUR CIRCLE OF EXCELLENCE WINNERS
PROPERTY MANAGEMENT COMPANY OF THE YEAR
SERVICE TEAM OF THE YEAR
AFFORDABLE CURB APPEAL OF THE YEAR
NEW CONSTRUCTION COMMUNITY OF THE YEAR
CONVENTIONAL CURB APPEAL OF THE YEAR
Brookwood Club/Highmark Residential
Cassie Gardens/ WRH Realty Services, Inc.
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Lofts at Monroe/ WRH Realty Services, Inc.
Reserve at Nocatee/ ZRS Management
EVENT SPONSORS P L AT I N U M S P O N S O R S
WRH REALTY SERVICES, INC. u FORT FAMILY INVESTMENTS u MAA u AVALON HEATING & AIR u RAPID RESPONSE TEAM u PPG PAINTS u
LUXURY COMMUNITY OF THE YEAR SOLA /SOM Living
S I LV E R S P O N S O R S u MASSEY
ECO-FRIENDLY COMMUNITY OF THE YEAR
Cassie Gardens/ WRH Realty Services, Inc.
SERVICES u HIGHMARK RESIDENTIAL u TRIBRIDGE RESIDENTIAL BRONZE SPONSOR u FIRST
PLACE FITNESS EQUIPMENT
DRINK SPONSOR u
PRECISION CLEANING SERVICES
DESSERT SPONSOR u
PUROCLEAN EMERGENCY SERVICES
BEST USE OF SOCIAL MEDIA WRH Realty Services, INC
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LESSONS LEARNED:
Step-by-Step Preparation for
Continued from page 14
HURRICANE SEASON
Within 72 hours Communicate with residents. Post notices around the property and send emails or texts to let them know how the community will respond to the storm. If an evacuation order has been issued for the area, include information about nearby shelters, and encourage residents to heed the order. Also let residents know whether the staff may evacuate. “Ultimately, it’s their [residents’] decision whether to evacuate,” said Kristen Johnson, a district manager for Carroll Management Group and the property manager at Arium Gulfshore in Naples. Naples is about 20 miles north of Marco Island, where Irma made landfall as a Category 3 storm with maximum sustained winds of 115 mph, according to the National Hurricane Center. Arium Gulfshore, which has 368 apartments, sustained about $2 million in landscaping, roofing, and other damage, Johnson said. The staff evacuated before the storm, and so did about 70 percent of the residents, she said. But some residents insisted on staying. “We asked that they please let the office know [if they were staying] so that we knew which units to check first, upon our return,” to make sure everyone was all right, Johnson said. Double-check the community’s stock of supplies. Are there enough batteries and flashlights? If heavy rain is expected, are there sandbags? Does someone on staff know how to work the generator? Is there fresh fuel for it?
If the forecast calls for heavy rain, drain some water out of the pool and pump some water out of any retention ponds or decorative ponds on the property. “If they’re expecting a foot or more [of rain], drain it [the pool] a foot or so,” said William Arbogast, owner of Greater Quality Pool Service in Tampa. As for ponds, “if you can lower the water by just five feet or three feet, that helps a lot to prevent flooding into the units,” said Zeigler. Touch base with contractors and others. Communities should contact the landscapers, plumbers, building contractors, and others who regularly work on the property to let them know their help may be needed after the storm. Apartment communities that have disaster response agreements with restoration companies should check in with them for any last-minute advice or supplies.
Within 24 hours
Start moving items indoors. Ask residents to remove all furniture and other items from their patios.
Notify residents if the community has decided to evacuate the staff and board up the front office. If it looks as if there is a good chance of flooding, move all computers and other equipment off the floor before boarding up.
Find a storage spot for pool furniture. Since many communities have lots of bulky pool furniture — lounge chairs, tables, and umbrellas — moving it can take awhile, so find a storage area, usually a clubhouse or an empty apartment, and be ready to move it if needed.
Usually, the front office and perhaps the clubhouse are the only buildings boarded up during a hurricane, community managers said. Boarding up the apartments themselves would take too much time and be too costly, they said.
“People used to just throw it into the pool,” said Zeigler of SweetWater Restoration, “but it can damage the pool’s surface.”
“But if it’s going to be a direct hit, we would board up the office because there’s so much information in that office,” said Tollinchi of the Lynd Co. To account for any last-minute changes, print out a copy of the community’s most up-to-date list of residents and their contact information.
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By Wendy Annunziata/FAA
This article originally appeared in the Florida Apartment Association’s quarterly magazine, Multifamily Florida.
If an evacuation order is in effect for your area, tell residents — through emails, texts or the community’s Facebook page — that you will notify them when it is safe to return. Move all pool furniture indoors. If heavy rain is expected, turn off your pool’s pump and motor. “If that equipment goes under water [while it’s on] or there’s a lightning strike, it can short out or go bad,” resulting in thousands of dollars in repair and replacement costs, said Arbogast of Greater Quality Pool Service. And last but not least, tell residents that if they are going to evacuate, they must empty out their refrigerators first. Several community managers said that on top of all of the other problems brought by Irma, they were confronted with one that was easily preventable — the stench of rotting food when they re-entered apartments that had been evacuated and without power for days.
“We gave residents a checklist [of hurricane procedures], and removing stuff from the fridge was on it,” said Paula Cook, vice president of operations for Balfour Beatty Communities, which manages NAS Key West Homes in Key West. The rental community of apartments and homes sits on Naval Air Station Key West and was evacuated before Irma made landfall about 20 miles east. After the hurricane, community managers and recovery workers found downed trees, damaged roofs, rippedoff siding — and spoiled food inside mildewy refrigerators. “We need to make that [emptying the fridge before evacuating] a top priority,” said Cook. “We definitely need to emphasize that more.”
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LEGAL OR NOT? by Brian Wolk, The Law Offices of Heist, Weisse & Wolk, PA
Continued from Page 22
First, we strongly recommend that you never speak with an attorney over a contested matter unless it is your attorney! Also, a successful property manager will not feel sorry for a resident or get in the middle of a dispute between two residents and will otherwise not become emotionally involved. The law applies to all residents, regardless of whether they are likeable or not. As to your question, both residents are entitled to the security deposit refund, unless one resident has relinquished all claims to the security deposit in writing. That does not appear to be the case here. It is crucial that you do the following: if there is any agreement made with regard to the disbursement of the security deposit, the agreement must be signed by each and every resident and the landlord. Otherwise, you should let the two residents battle it out without any involvement from management.
Recently, we were served with a small claims lawsuit. A former resident who moved out three years ago believes our former manager wrongfully retained his security deposit. He is disputing our charges for physical damages to the apartment home. However, because he moved out many years ago, we have no idea where the office file is, and it may have been destroyed. The prior manager would ordinarily take pictures to document damages in an apartment, but she has since moved to Hawaii. As far as we know, this former resident never even responded to the security deposit claim letter prior to this lawsuit being filed. The resident is asking for the $1300.00 security deposit plus court costs. Should we give in to his demands and pay him? Will the judge dismiss the case, if we can somehow prove the former resident never provided a written response to the original deposit claim letter before filing the lawsuit?
It is imperative that all lease records are kept for a minimum of five years after a resident moves out in order to defend yourself against a lawsuit by a former tenant. The reason for this is simple. The statute of limitations for any lawsuit which is based upon a written contract is five years. In this case, the lease is the applicable contract. Throughout Florida, many property managers are under the mistaken belief that the resident has no ability to sue the landlord for the return of the security deposit if the resident fails to dispute the claim in writing within 15 days after receiving the statutory notice imposing claims against the security deposit. That is just not true. The former resident has five years from the date of move-out to file the lawsuit. Since you have no records, the former resident will most likely win, and you will need to reimburse the full amount of the security deposit along with court costs. Before “giving up� and returning the monies, you can try and settle the case for a lesser amount. When you attend the pretrial conference, you will be given a chance to meet with the former resident and a mediator in a room. You are under no obligation at that time to disclose what records you have retained. If an attorney represents the former resident, the potential stakes can increase dramatically, as the landlord will be responsible to pay the attorney’s fees of the former resident if the landlord loses the case; the attorney fee award can be significantly higher than the deposit amount you are fighting over. If an attorney is representing the former resident, then we recommend that you attend the pretrial conference with an attorney that is representing your company.
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MEET
THE CHAIR COMMUNICATIONS COMMITTEE MEETINGS J UN E 21 9 : 00AM
A UG 23 9 : 00PM
O CT 18 1 2: 30PM
T ERR I J E F F R IE S
COMMUNICATIONS COMMITTEE CHAIR What makes you passionate about volunteering for FCAA? I love working for an organization that bridges the gap between the suppliers and the communities we serve. I first joined FCAA 15 years ago when my family moved here from North Carolina. The association helped us plug in and provided an environment that enabled us meet other vendors and property friends.
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What does your committee do? The Communications Committee is responsible for informing our members of any news that affects or is related to the Multi-Family community. We also maintain and provide an Industry Resource Guide as a source for members to find vendors that are members and support our association. We communicate via CoastLINES, e-newsletter and website content in an effort to provide useful, timely information and relevant links to industry information. Why should someone join your committee? The Communications Committee is relevant to all facets of our association and is looking for members who have a knack for knowing what our community needs and wants to know. Why is your committee important for FCAA? It is important to have tools like our bi-monthly magazine, our website and e-newsletter as resources for our members to stay informed on current issues, know what our upcoming education opportunities are, what events are coming up and to highlight and celebrate our accomplishments. What are you looking forward to your committee accomplishing in 2019? Our goals this year include improving the overall value of Coastlines, increasing advertising opportunities and improving our online magazine experience. We have made a conscious effort to bring a more local focus to our magazine and are always looking for ideas and committee members to implement those ideas. How can people get involved with your committee? Please contact Terri Jeffries from Cutting Edge Carpet at (904) 838-7430, terri@cuttingedgecarpet.com or contacting the FCAA office. If you are looking for other ways to get involved with FCAA, you can also visit the website at www.fcaaonline.com/ volunteer for a list of other committees opportunities. I encourage you to look for ways to dive in and find your passion – you won’t regret it!
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