Coastlines

http://twitter.com/fcaaonline

THE OFFICIAL NEWSLETTER OF THE FIRST COAST APARTMENT ASSOCIATION

www.fcaaonline.com September/October 2017

FOOD DRIVE

http://facebook.com/FirstCoastApartmentAssociation

Pictures Pages 6-7 Pi i t P 67

Page g 10

Pictures Pi t Pages 24-25 P 24 25

Pictures Page Pi Pict ictur ures es P age ag e 28 28

PLUS‌

ONLINE PAPERLESS EVICTION PROCESS – Input and Go!

1.800.253.8428

FAX 1.800.367.9038 info@evict.com

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OFFICERS SHANNON GREGORY, President WRH Realty Services APRIL HUDSON, President Elect Milestone Management KEN FURTAW, Treasurer WRH Realty Services

CoastLINES

CONTENT

DOROTHY PALMER, Secretary Parkland at Orange Park KATIE WRENN, Immediate Past President Finlay Management

6-7

Bowl-A-Palooza Pictures

RICK BIERMANN, Assoc. Vice President Redi Carpet

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Tenant Maintenance – What’s in the Contract?

COMMUNITY DIRECTORS

10

HUNGER GAMES -Canned Food Drive

BRIAN CRON Oaks at Normandy

12

Becoming an Extraordinary Salesperson

BRIAN DAVIES WRH Realty Services

17-20 Industry Resource Guide

BETH LAKIN Terraces at Town Center

22

Legal or Not?

JODY MAYOR Fort Family Investments

23

Holiday Party Announcement

SHARON STEFFEN Mission Springs

25

22nd Annual Golf Tournament Pictures

ASSOCIATE DIRECTORS

26

Apartment Living is on the Rise

28

Reverse Tradeshow Pictures

32

Are you afraid of technology?

HOLLY FOX ET&T Distributors JASON FROTTEN HD Supply DUSTIN HAWLEY RentPath JEFF JACKSON Sherwin-Williams TERRI JEFFRIES Cutting Edge Carpet MELISSA LOHMEYER Apartments.com GRACE MCCORD J+J Flooring Group MAINTENANCE LIAISON KRIS MILLERSCHONE Lakeside

Calendar of Events!

10/10-13:

FAA Education Conference & Trade Show

10/17:

EPA

10/19:

Oktoberfest

10/25:

CAM Begins

10/27:

FCAA BOD Meeting

11/6-9

NAA Assembly of Delegates

DIRECTORS EMERITUS

11/9:

November Dinner Meeting

DARLA ERDELYI Giglio Signs

11/14:

All Day Maintenance Class

11/16:

Bingo

JOHN GRAY NCC Business Services DALE PRITCHARD A Greener Image STEVE THOMAS Maintenance Supply Headquarters

11/17:

Canned Food Drive Drop-Off

12/2:

Ronnie’s Race

12/6-7:

CPO Course

12/7:

Holiday Party

JILL WRIGHT Horizon Realty Management

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.

FCAA STAFF

CoastLINES: The Official Publication of

ERIN TRIAY ForRent.com

LINDSEY McCLAIN Executive Vice President TAYLOR TUCKER Director of Special Events CRYSTAL VERASTEGUI Director of Education & Membership

Advertisers: AllWeather Contractors Arbor Contract Carpet Avalon Heating and Air Bluewater Environmental of Florida, Inc. BG Multifamily Cutting Edge Carpet D.M. Koehn Landscaping House of Floors Industry Resource Guide Law Offices of Heist, Weisse & Wolk, P.A. Lloyd’s Construction & Consulting, LLC Maintenance Supply Headquarters Mitchell S. Ritchie Attorney at Law NAA Click & Lease Poolsure Sherwin Williams Sky Towing & Recovery SOFITCO Tobacco-Free St. Johns

11 21 15 34 27 36 34 4 17-20 2 9 3 34 14 35 3 31 13 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 SEPTEMBER / OCTOBER 2017

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SEPTEMBER / OCTOBER 2017

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Tenant Maintenance – What’s in the Contract?

By Jean Hill, CEO of Jean’s Clean Team www.jeanscleanteam.com

How often do you read the fine print on a contract? Think about the privacy policy for an app you purchased online; those for a new credit card or perhaps your car lease agreement? It’s probably not very often – so should we be surprised that the contract outlining the requirements to live in one of your rental units may only get a cursory reading at signing by the tenant and then be filed away?

For a younger population raised with text messaging, Snapchat and Instagram, I’d suggest that they prefer to read short-form content rather than long-form. Even those older do. While we can assume all tenants are well-meaning, it’s smart to have documents in an easy-to-read fashion to make sure your rental unit stays clean and tidy.

Here are some ideas: Why I raise this is that requirements for landlord, property manager and tenant maintenance are included in the contract to protect the valuable rental asset. Items might include landlord and property manager duties to upkeep air conditioning, electrical, plumbing, the parking lot and common areas landscaped.

A tenant may have requirements to keep a place ‘tidy, free of trash, dirt or debris.’ But how often do you see inside of those units after renting them or make sure your tenants really understand what these requirements mean?

Tenant maintenance is obviously key – what you’re renting is the unit ultimately. But many of those who rent may be doing so for the first time – did you know that 51% of those renting in the US are under age 30? In Florida, it is estimated that 13.33% of the population rents. If we dive a bit deeper into Jacksonville as a large city, you’ll find that 21% of all housing is rental apartments.

•

Create a single-page bulleted list of the tenant maintenance section of the contract in easy to understand language and place one in each unit as it’s rented – or better yet, also talk it through at signing, where there is the required legal language on the contract.

•

Make sure tenants understand when they should call you – for example, don’t fix that electrical outlet yourself or install one with a USB socket because they need more charging outlets for their technical devices – without contacting you. Have your name and contact details texted or emailed to them rather than just providing a business card.

•

Provide the first garbage bag for the unit and tie or tape a colorful map to it of where they are supposed to dispose of trash in your property along with whatever policies are in place for recycling.

•

If there is a storage unit for each apartment, is there a one-page bulleted list that can be emailed or provided that tells renters the do’s and don’ts of what to store there?

Continued on Page 14

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SEPTEMBER / OCTOBER 2017

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FIRST COAST APARTMENT ASSOCIATION

FOOD DRIVE

“May Mayy thee CANSS foreverr bee in yourr favor favor”

Forr over 100 years, the Clara White Mission has helped Jacksonville’s homeles homeless ow income individuals gain hopeful and low hopeful, new perspectives on restoring their liv lives.

You can help Jacksonville’s homeless, by setting up a collections box at your office and encouraging your residents and employees to contribute as many non-perishable food item as they can.

DONATIONS MUST BE DROPPED OFF

BY NOVEMBER 16TH Please drop all your donations off at the FCAA Office by November 16th 9440 Philips Highway, Ste. 4, Jacksonville FL 32256 DONATIONS TO THE CLARA WHITE MISSION WILL BE DELIVERED ON NOVEMBER 17, 2017

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SEPTEMBER / OCTOBER 2017

For More Information Contact FCAA at (904) 292-1345

Becoming an Extraordinary Salesperson – Being Relevant

By Lori Snider

There is always something new to learn when shopping properties.

Sometimes, I’ll discover a new technique or have the opportunity to see an expert in action.

Recently, I learned there is a big disparity between intent and reality.

Visit 1 Leasing professional shows me a lovely property, but keeps telling me to “Go visit the website” for the daily prices. This is said repeatedly, even though I have indicated that I am looking for my mother, she has just put her home on the market, and isn’t even convinced she wants an apartment.

There is no attempt to have Mom come in, experience the place, etc. (Though when I suggest it, they say, “Sure! We’d love to show her around”.) No, “I will take care of you, and make sure your mother is happy” moment. Just, “Go visit the website for further information. Your quote will be good for 72 hours”.

Why would I rent an apartment online at this point?

Mom hasn’t even seen it.

Intent: “I am being helpful and giving you resources.”

Reality: “In this market, all anybody cares about is the price, and I know that. So make sure you see the prices and are OK with them before you waste my time again. Come on back when you’re really ready to buy.”

Visit 2 While in the golf cart, the bubbly leasing professional says, “I need to tell you about four things, because “they” will be emailing you to make sure I covered them”. She then goes on to tell me about her guarantees, and that part of Mom’s rent will be put aside for a home down payment. (Mom is selling her house, she doesn’t want to own anymore.)

When I ask, “What do you get for telling me about all this?” she replies, “I get to keep my job.”

It gets better. As we leave the apartment, she says, “I know you’re not ready yet, but I have to ask, would you like to leave a deposit?” I just look at her.

Intent: I might get shopped and will get in big trouble if I don’t hit all the bases, so I am going to say things that you and I know are completely irrelevant to your buying experience and I will cushion the blow by removing myself from the equation.

This way everybody is happy.”

Reality: I just threw my company under the bus because they have made mandates that you and I both know are irrelevant to your needs. Frankly, I resent it. I will do it, but I will let the client know it’s really not me doing the talking, it’s the corporate heads. After all, I need to keep my job, but I also need to lease apartments.”

Visit 3 I dub her the “speed talker” because I only understand every 3rd word. (Remember, Mom has just put her house on the market, and isn’t with me), yet I am told about how I can’t use the double doors in the fitness center because they didn’t work, that I am to come in and out a specific door, and pretty much hear every rule and regulation as part of the sales presentation. And this is relevant, how?

Continued on Page 16

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SEPTEMBER / OCTOBER 2017

MARCH / APRIL 2017

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Continued from Page 8

Tenant Maintenance – What’s in the Contract?

By Jean Hill, CEO of Jean’s Clean Team www.jeanscleanteam.com

•

Finally, provide a list of known cleaning services in case your renter wants to have their home cleaned professionally every two weeks, month or prior to the end of a rental agreement.

I know of a business executive who moved to Jacksonville and lived short-term in a rental apartment while she sold her home in another state. While the location and her unit were fine, she found her neighbor across the hall left garbage bags outside their unit until they decided to take them to the disposal bin and beer bottles were routinely found at the bottom of the staircase along with undisposed of doggie poop bags from other tenants below her. It didn’t leave a good impression.

In today’s fast-paced world of instant impressions and shorter attention spans, whatever well laidout single-page documents or downloads you can create will help your tenants to take care of their rental unit – and provide a good impression when they come to tour your property. After 25 years in business this year, I have good insights into what property management and cleaning can be like!

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SEPTEMBER / OCTOBER 2017

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M AY / J U N E 2 0 1 7

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Continued from Page 12

Becoming an Extraordinary Salesperson – Being Relevant

By Lori Snider Intent: I am funny and witty and keep the tour going nicely.

Reality: I have been here a long time, have my shtick just right and it ensures somebody is talking.

It also ensures I do not have to think.

So, what was learned?

If you are a corporate executive, or anyone that creates policy and guideline, understand the more you force people to “follow the script”, the greater the chance an irrelevant presentation will be delivered. Seth Godin offers interesting perspective on compliance and innovation. The more we demand people comply, i.e., “You will tell every client about each of our corporate programs”, the less innovative they will become.

There is nothing wrong with mentioning company and the quality professed. Nor is there anything wrong with talking about company programs - as long as the client listening cares. Start placing more focus on the result rather than the process. Rather than mandating, focus on hiring the right talent, and teach technique in building trust, listening skills and following through.

Leasing professionals – I think highly of your talents and the profession you have chosen, and think you work very hard.

That said, it is time to step up to a higher-level game.

First, never throw your company under the bus. It makes you look bad.

Listen to what your clients are telling you and be responsible to help them get what they want. Be accountable to always, always, seeing it through.

Think about what you are saying - does it matter? Is it relevant? What meaning is being conveyed?

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SEPTEMBER / OCTOBER 2017

Commit to working hard. It’s easy, and often tempting, to fly by the seat of our pants in this business.

Shouldn’t it be enough to know your floor plans, pricing, and availability? If you’re really good, you might even be able to describe a specific apartment.

The trouble with preparing much beyond that is it takes time, and you have to do it, even if you don’t really feel like it.

Exceptional salespeople work hard to always have the answers and show an alternative perspective to objections. They understand the key to competence is in knowing the details, and being able to communicate them confidently, with conviction.

If you find yourself saying the same exact thing at the same exact crack in the sidewalk during every presentation, change it up! Take a different path, try a new technique, have more fun. Understand the pitfalls and consciously work to avoid them.

The best salespeople are in it, not just for the money, but for the people they can help. By assisting in finding the solution, they build trust and referrals, and go home every day confident they have made a difference. Zig Ziglar used to say, “Help enough people get what they want, and you’ll get everything you want.”

In the end, the one who really suffers, or benefits, is the person looking for an apartment.

Take it up a notch. Choose to be extraordinary.

TH HE O OF FF FIICI IC CII AL AL RES E SOU OUR RC CE G GU U ID ID E OF OF TH HE E FIR I RST ST C OA OA ST ST A PA PART AR RT T ME MEN MEN NT T A SS SS OC OC IA ATI TIO ON N ww w ww. w.fc fcaaon aaoon aa nliine ne..ccom om

twitter.com/fcaaonline facebook.com/FirstCoastApartment Association SEPTEMBER / OCTOBER 2017

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INDUSTRY ACCESS/CONTROL GATES Access Control Systems ...........................(904) 570-1695 Frattle Stairs and Rails ............................(904) 384-3495 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 David Gray Plumbing, Heating & Air .......(904) 724-7211 Homee On Demand.................................(904) 705-4575 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

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SEPTEMBER / OCTOBER 2017

RESOURCE

GUIDE

BANKING SERVICES Colliers International Northeast Florida .(904) 861-1101 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 Ronin Contractors, LLC ...........................(904) 219-9447 Steve’s Painting & Maintenance ............. (904) 332-6805 BIOHAZARD WASTE CLEANUP Bio-One...................................................(904) 910-8558 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 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 Ronin Contractors, LLC ...........................(904) 219-9447 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 Krystal Klean ...........................................(904) 309-3877 Paul Davis Restoration of North Florida ..(904) 739-6047 Precision Cleaning Services ....................(904) 440-57 18 Restore24 ................................................(904) 737-8673 Two Girls and a Sponge ...........................(904) 502-1460 You Got It Maid Cleaning Service ............(904) 290-1250 COLLECTIONS Arial Business Services Inc.......................(877) 231-6410 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 Ronin Contractors, LLC ...........................(904) 219-9447 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 Green Built Construction .........................(904) 683-0879 Homee On Demand.................................(904) 705-4575 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 EMERGENCY RESPONSE Paul Davis Restoration of North Florida ..(904) 445-0210 Restore24 ...............................................(904) 737-8673 EQUIPMENT RENTAL Compact Power Equipment Rental .........(904) 451-7585 EVICTION SERVICES 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 Frattle Stairs and Rails ............................(904) 384-3495 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 Boyle Hydrant & Utilities .........................(904) 386-2881 Cintas Fire Protection ..............................(904) 562-7000 First Coast Fire & Safety...........................(904) 346-0111 Pye-Barker Fire & Safety, Inc. .................(904) 553-4222 Wayne Automatic Fire Sprinklers ............(904) 268-3030 FIRE HYDRANT SERVICE Boyle Hydrant & Utilities .........................(904) 386-2881 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 First Choice Luxury Vinyl Plank Flooring ..(706) 271-8023 House of Floors ....................................(904) 262-6989 Integrity Restoration ...............................(904) 644-7878 J+J Flooring Group ................................(800) 241-4586 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 Building Innovations ..............................(904) 400-0421 Coastal Reconstruction Group, Inc. ........(407)-644-1800 Complete General Contractors ................(850) 932-8720 FSI Construction ......................................(904) 703-3762 Green Built Construction .........................(904) 683-0879 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 Paul Davis Restoration of North Florida ..(904) 739-6047 Rescue Construction Solutions, Inc..........(919) 615-1759 Ronin Contractors, LLC.............................(904) 219-9447 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 Ronin Contractors, LLC ...........................(904) 219-9447 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 DM Koehn Landscaping ..........................(904) 716-0683 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 Beach River Landscapes ...........................(904) 962-8721 Core Outdoor, Inc ......................................(904) 215-6866 Davey Commercial Grounds Maintenance.....(904) 768-8733 DM Koehn Landscaping ..........................(904) 716-0683 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 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 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 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 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 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 Ronin Contractors, LLC.............................(904) 219-9447 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 SEPTEMBER / OCTOBER 2017

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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 David Gray Plumbing, Heating & Air .......(904) 724-7211 Green Built Construction .........................(904) 683-0879 Homee On Demand.................................(904) 705-4575 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 Rolland Reash Plumbing ......................(904) 260-7059 Roto-Rooter..........................................(904) 354-7321 PLUMBING SUPPLIES Moen Inc. ................................................ (407) 340-3249 POOL & PATIO FURNITURE Admiral Outdoor Furniture ......................(800) 999-2589 ET&T Distributors ....................................(888) 642-2226 Frattle Stairs and Rails ............................(904) 384-3495 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 The B.A.P Company, Inc...........................(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 POWDER COATING Frattle Stairs and Rails ............................(904) 384-3495 PRESSURE WASHING AAPCO Florida .........................................(800) 728-2690 AllWeather Contractors ......................(904) 379-4614 Krystal Klean ...........................................(904) 309-3877 Jax Elite Home Services ..........................(904) 484-8288 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 Rescue Construction Solutions, Inc..........(919) 615-1759 Ronin Contractors, LLC ...........................(904) 219-9447 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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SEPTEMBER / OCTOBER 2017

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 Ronin Contractors, LLC ...........................(904) 219-9447 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 Ronin Contractors, LLC ...........................(904) 219-9447 RESEARCH/PLANNING Real Data.................................................(704) 369-2345 RESTORATION/REHAB AllWeather Contractors ......................(904) 379-4614 AAPCO Florida .........................................(800) 728-2690 Coastal Reconstruction Group, Inc. ........(407)-644-1800 Green Built Construction .........................(904) 683-0879 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 Oxbuilt Construction ...............................(678) 702-7308 Paul Davis Restoration of North Florida ..(904) 739-6047 Moen Inc. ................................................(407) 340-3249 Ronin Contractors, LLC ...........................(904) 219-9447 SweetWater Restoration ....................(904) 880-1919 ROOFING AAPCO Florida .........................................(800) 728-2690 All Pro Roofing ........................................(904) 337-1082 AllWeather Contractors ......................(904) 379-4614 Green Built Construction .........................(904) 683-0879 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 S3 Security .............................................(904) 449-6104 SIDING AAPCO Florida .........................................(800) 728-2690 AllWeather Contractors ......................(904) 379-4614 Green Built Construction .........................(904) 683-0879 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 Rescue Construction Solutions, Inc..........(919) 615-1759 Ronin Contractors, LLC ...........................(904) 219-9447 SIGNS, BANNERS & FLAGS Giglio Signs .............................................(904) 396-9046

STAFFING BG Staffing .............................................(904) 224-5000 MSB Resources ........................................(215) 661-8834 Career Strategies ...................................(904) 757-3456 TOWING Adkison Towing......................................(904) 260-3000 ASAP Towing & Storage Co., Inc................(904) 771-7111 Sky Towing and Recovery ......................(904) 695-0202 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 Ronin Contractors, LLC ...........................(904) 219-9447 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 Paul Davis Restoration of North Florida ..(904) 445-0210 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.

SEPTEMBER / OCTOBER 2017

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LEGAL OR NOT?

by Brian Wolk, The Law Offices of Heist, Weisse & Wolk, PA b

I moved to Florida from Montana last month. I am very unhappy with the marketing efforts of my apartment community. When I lived in Montana, we used very creative marketing tools to get prospects in the door. For example, we offered large discounts to our residents if new residents told us that an existing resident referred them to our office. This plan worked like a charm, and we were always at or close to 100% occupancy. Are we able to institute the same referral incentive program in Florida?

It is always wise to make sure that your proposed program is in compliance with Florida law. Sadly, a property manager who relocates from another state very often assumes that the way things were done elsewhere in the United States will also hold true in Florida. That could not be further from the truth! Those property managers will have residents that contest their evictions, and those residents will sometimes obtain an attorney to represent them, causing the landlord to be liable for substantial attorney’s fees and costs. It is very important to keep in mind that each state has its own unique set of laws dealing with property management operations. Never assume that Florida law mirrors the law of your former state! With respect to your question, Florida law places very strict limitations on your plan. The Florida Statutes permit a property management company or apartment community owner to pay money to or give something of value not to exceed $50.00, such as a gift certificate or rent concession to a current resident who refers another person to the apartment community. The last sentence does not contain a typo with regard to the maximum amount: $50.00 is the limit! You should also keep in mind that this limit does not apply if the fee is being paid to a licensed real estate broker. We strongly recommend if you do have a referral plan, that you have it all in a detailed written format to avoid confusion.

Our management company just took over an apartment community through an ownership change. When we went to file our first eviction, our attorney informed us that the “fictitious name” was no longer valid and in fact had been expired for 15 years. The attorney warned us that the case could get dismissed or delayed. If the fictitious name has been expired for so long, how did the prior owner file evictions before? Is my attorney making a big deal out of nothing? Is there much risk here?

Under Florida law, a company that operates under a name different than the actual name of the ownership entity must file this name with the Florida Secretary of State.

For instance, “John Doe Apartments” may be owned by the “YTZ12 Apartment Partners, an Oregon Limited Partnership”. The ownership entity is operating and holding itself out to the public as “John Doe Apartments”, which is considered a fictitious name. The reason for this law is to prevent an ownership entity from deceiving the public while hiding itself behind another name. A fictitious name expires after five years, and often renewing the name is forgotten, or the Secretary of State has an old address for the entity on file, so the renewal notice never makes it to the right person.

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SEPTEMBER / OCTOBER 2017

Continued on Page 30

H

Celebrate the Season at

FCAA’s

Party

LIDAY DECEMBER R 7, 2017 M – 11 PM 6:30 PM

Jacksonville Golf & Country Club 3985 Hunt Club Road, Jacksonville, FL 32224

DJ, Dancing Heavy Hors D’oeuvres and An Evening of Enchantment Early Bird Registration Before December 2nd Members Pay at the Door- Cash/Check/Credit $55.00 Member Ticket- Invoice $60.00 Non-Member Ticket- Pay at the DoorCash/Check/Credit $80.00 Registration After December 1st Member Pay at Door Cash/Check/Charge $60.00 Member Invoice $65.00 Non-Member Pay at Door Cash/Check/Charge $90.00

Register online at www.fcaaonline.com

SEPTEMBER / OCTOBER 2017

23

Hole Sponsors 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18

HD Supply Affinity Waste Solutions Sweetwater Restoration ForRent.com Milestone Management First Place Fitness Equipment Cintas Fire Protection BG Staffing ET&T REDI Carpet Arbor Contract Carpet Professional Debt Mediation WRH Realty Services Waste Management Audio Images LifeStyle Flooring AllWeather Contractors RentPath

Golf Cart Sponsor Career Strategies, Inc.

Ball Sponsor Redi Carpet

Breakfast Sponsor Davey Landscaping

Program Sponsor Advanced Disposal

Bloody Mary Bar ASAP Towing & Storage

“Turn” Sponsor Weeks Utility Service Continued on Page 30

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SEPTEMBER / OCTOBER 2017

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Apartment Living is on the Rise!

Time to Batten Down the Hatches!

By Petra Marquart Across America, apartment living is resurging to a point not seen in 50 years. According to Anthony Cilluffo, Abigail Geiger and Richard Fry in their article written for the Pew Research Center, “More U.S. households are headed by renters than at any point since at least 1965 …”

What a boon for investors and what an opportunity for properties to hone their skills in preparation for the eventual fall. Yes, put down the pompoms and re-cork the champagne because what goes up – as history shows - always comes down.

Now this doesn’t mean that property management professionals can’t enjoy the respite from the tension of those years when the only way to fill an apartment was to give away the store. Rent reductions, signing bonuses – if you sign a 12-month lease you’ll get one month free! – finders’ fees, gift certificates, theater tickets, new carpet... and on it went! But what it does mean is that there is no better time to get really good at providing a quality living experience than when apartments are full, rents are at the top of the fair market window and leasing agents actually have names on waiting lists. Honing extraordinary service skills now - when the pressure is off - will sustain you during those coming years when the market softens once again.

So, what should you do during these good years to prepare for the coming drought? This is a perfect time to design your property’s resident-retention/serviceexcellence standards’ guide. It’s hard to create this when the pressures of vacancies, showings and income loss are constantly in your face. The time to do this is when you can breathe more easily and have time to consider your plan.

Basically, your retention/service-excellence standards’ guide will spell out what residents can expect from you during their tenure in your community. It’s something like the signs you may have seen hanging by the checkout counters at some of the big box retail stores: “If there are ever more than 5 people in line, we’ll open a new line!” This lets their customers know how far they’re willing to go to make them happy. This is great until when?

You are the 6th person in a checkout line and you see no one racing to open up another line.

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So, when you’re creating your retention/service-excellence standards’ guide, you have to make sure your promises pass the snicker test. In other words, when residents read them, they don’t roll their eyes and mumble sarcastically, “Oh, sure! You’re going to do that for me!

Ha!” You have to make certain before you make your service intentions public, you are confident you can live up to them all of the time and that everyone on the team is on board.

When designing your plan, include items such as these: Our site team promises that we will: •

Get to know residents as individuals and work to live up to their expectations of us.

•

Regard each resident’s apartment as their home and sanctuary and treat it as such.

•

Be conscientious regarding expenses as they can adversely affect residents in the future.

•

Listen to residents openly and without judgement when they communicate with us.

•

Do our best to create a community consisting of people who share similar values.

•

Be honest with residents – even when it’s hard to do.

•

Treat coworkers with respect and regard no matter how we personally feel about them because we know that great service is an inside-out job.

•

Agree to not disparage the organization to others.

If there are issues, we will deal with them appropriately inside and privately.

These are only suggestions to begin your work to create a resident-retention/service-excellence guide that everyone on staff can adhere to. Once it is created, practice each of the promises daily so when things get more difficult – and sad to say they will - they are second nature and easily blended into every-day operations. You’ll be glad then that you took the time to prepare for it now!

Petra Marquart, CAM, is an international keynote speaker and author of the best seller, The Power of Service: Keeping Customers for Life. She managed over 1,100 apartment units within 21 properties and now owns rental property in Santa Fe, New Mexico. She wrote the ‘Management’ section for Minnesota Multi Housing’s Certified Resident Manager (CRM) program and ‘Introduction to Property Management’ for Hennepin Technical College’s Associates Degree. She has a BA in Communication. You can contact Petra at info@petramarquart.com or visit her website at www.petramarquart.com

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SEPTEMBER / OCTOBER 2017

SMOKE-FREE HOUSING IS

76% of renters prefer

88.1% of adults in St. Johns County do NOT smoke

Only 11.9% of adults in St. Johns County smoke

Smoke-free housing reduces the risk of fires, and reduces insurance premiums

Smokers cost more money Source: Smoke-Free Environments Law w Project

Average cost to clean a smoker’s apartment: $3,509 A

Most residents do NOT smoke

Average cost fo clean a non-smoker’s apartment: $558

smoke-free housing

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For more information on smoke-free housing, visit www.tobaccofreestjohns.com J U LY / A U G U S T 2 0 1 6

LEGAL OR NOT?

by Brian Wolk, The Law Offices of Heist, Weisse & Wolk, PA b

Continued from Page 22 Co C

Ad Additionally, in the event of an ownership change, the new owner is required to file for a fictitious name, as the one on file with the Secretary of State will be wrong, if it had even fic been filed in the first place. It is important for the apartment community manager to verify be compliance, as this registration requirement is often forgotten by the largest of law firms co handling huge transactions. There is a simple explanation why the expired fictitious name ha did not apparently cause any problems with the prior company. Most likely, no tenants that di were under eviction looked into this issue or were aware of this law. However, many attorw neys representing residents will check the apartment community’s fictitious name filing ne right away. If it is incorrect, expired or not filed, they assert this defense and delay or cause rig the eviction action to be denied. Keep in mind that the prior company was very lucky. Make sure that your regional manager files the fictitious name immediately. It is inexpensive, quick and easy, and can be filed without an attorney.

We just received a nasty email from an attorney stating that our company violated federal bankruptcy laws. According to the attorney, her client is a former resident who left our apartment community four years ago, and she is claiming that our collection agency called her client up demanding payment after the bankruptcy had been filed. I emailed the former resident’s attorney and informed her that we had no idea the resident was in bankruptcy, and she stated that we were sent notice of the bankruptcy from the Bankruptcy Court. What is going on here? Did we do anything wrong?

Most likely your office did receive a notice from the Bankruptcy Court; this scenario M occurs frequently. Apartment managers receive this notice, do not recognize the person’s oc name, and it ends up in the trash can. Whenever you receive any correspondence from the na Federal Bankruptcy Court, you need to take it seriously. Your first check will be to see if it Fe pertains to a current resident. If so, you will cease any type of collection on your end. For pe example, a 3-day notice may not be served. There must be no more collection notices! ex Iff the resident is under eviction, the eviction is halted. If you discover that the notification concerns a former resident, as is the case here, notify your collection agency immetio di diately by phone and in writing, and make sure you can prove you notified them. There ar are harsh penalties which can be imposed if you or your collection agency continues to t attempt to collect a current or old debt if the resident is in bankruptcy. Going forward, if you receive anything from the Bankruptcy Court directed to your apartment community, take it very seriously, as the notification will almost always pertain to a current or former resident. When someone files bankruptcy, that person will include everyone to whom money is owed. The fact you received the letter from the Bankruptcy Court shows that the individual believes money is owed to you, and someone, perhaps the collection agency, may be attempting to collect from that person.

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PERSONAL COMPUTING:

Are You Afraid of Technology?

By Reid Goldsborough You can’t walk down the street anymore without seeing people absorbed by their smartphones. In a world increasing dominated by digital technology, there are still people out there who fear or hate it.

Fear or dislike of technology, called technophobia, can prevent you from using it to its fullest, and sometimes this can prevent you from using it at all. This happens more with older folks than with kids who have grown up with gadgets, but it can happen to anyone.

Experts say that for anyone who’s uncomfortable around digital technology, the first step in overcoming this is to understand that you’re not alone. There are lots of technophobes out there.

One reality is that technology can indeed be frustrating. Whether it’s a desktop computer, laptop, tablet, smartphone, smart speaker, smart TV, TV remote, router, printer, digital camera, website, or can opener, it’s inevitable that it’s not always going to work the way you want, and sometimes it’s not going to work at all.

Here are some tips on taming the technology monster: Take your time. Just because digital technology can be superfast doesn’t mean you have to try to keep up.

Working too quickly can add pressure to an already pressure-filled situation. Deadlines, whether self-imposed or otherwise, can greatly increase the stress surrounding technology, both in the short and long terms.

Simplify. Do one thing at a time. Just because technology can do many things at the same time, this doesn’t mean you have to. By doing too many tasks at once, sometimes called “multitasking madness,” you may not pay enough attention to any one task in order to carry out the sequence of steps you should.

Get help when you need it. Whether it’s from a family member, coworker, or friend, sometimes all you need is a quick tip from someone who has experienced the same situation or problem before.

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Call in an expert. Sometimes it’s more cost-effective to delegate to a pro. Hiring a professional trainer or taking your device to a local repair shop can sometimes prevent a lot of hair pulling.

can unmangle them. Just about anything that can be done can be undone. Short of dropping the device hard on the ground or into a toilet, in all likelihood you won’t break it.

Get formal training. This could be on the job, from an evening class at a local high school or community college, or through a retail store selling the technology. It only makes sense that learning more about it reduces the stress surrounding it.

With PCs, smartphones, and other digital devices, the bottom line is, learning helps. As Ralph Waldo Emerson wrote, “Fear always springs from ignorance.” Knowledge is a great antidote to fear. Once you know, you’re no longer uncomfortable, or as uncomfortable.

Start over. Sometimes the fastest and easiest solution to a problem with devices ranging from PCs to phones is simply to turn the device off and turn it back on. If this doesn’t work, you may need to do a reset (sometimes called a soft reset) to shut it down completely, with the procedure depending on the device.

The object though is to get beyond uncomfortable.

At their best digital devices empower us. They don’t give us gewgaws that distract us from living our lives.

Rather, they give us tools for living our lives better.

To do a soft reset with an iPhone, for instance, press and hold the Home button (at the bottom of the screen) and Power button (Sleep/Wake button) simultaneously until the Apple logo appears. You should resort to a “hard” reset, which erases all data on the phone, only in the most dire situations or if you’re selling the device. With an iPhone press Settings, General, Reset, and Erase All Content and Settings.

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.

To do a reset with devices such as a cable modem or router, unplug, wait about a minute, plug back in, and wait a couple of minutes for the settings to refresh.

Think like your device. Though digital technology sometimes seems incomprehensible, lots of thought goes into how devices operate, including their user interfaces. If you can put yourself into the shoes of the persons who designed the device, you can often figure what specific steps to take to problem solve.

Experiment. If something doesn’t work, try something else. Many technophobes avoid trial and error because they’re afraid that if they press the wrong button they’ll break the device. You can in fact sometimes mangle the settings, but you or someone else

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