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www.fcaaonline.com September/October 2016 THE OFFICIAL NEWSLETTER OF THE FIRST COAST APARTMENT ASSOCIATION
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OFFICERS KATIE WRENN, President Milestone Management SHANNON GREGORY, President Elect WRH Realty Services
CoastLINES
CONTENT
APRIL HUDSON, Treasurer Milestone Management
6
7 Ways to Make Budgeting Season Less Painful
BRIAN DAVIES, Immediate Past President WRH Realty Services
10
Amenity Envy: How Much is Too Much?
RICK BIERMANN, Associate Vice President Redi Carpet
12
Creative Ways to Retain Renters
COMMUNITY DIRECTORS
14-17 “Golf Tournament” Pictures er Customer Service That Tries Harder
BRIAN CRON Atlantic Crossing at Deerwood Park
18
KEN FURTAW WRH Realty Services
19-22 Industry Resource Guide
LAURA HULSEY Promenade at Mayport
24
Legal or Not?
BRANDY MORRIS Olympus Property
26
cement! FCAA 2016 Holiday Party Announcement!
28
Peggy Queen to be Inducted into the FAA Hall of Fame
30
Four Tips to Sabotage Your Maintenance Team’s Training
HOLLY FOX ET&T Distributors
32
ure res “September Dinner Meeting” Pictures
JEFF JACKSON Sherwin-Williams
36
Personal Computing: He Who Laughs Last Backed Up
DOROTHY PALMER Crescent Ridge SHARON STEFFEN Mission Springs
ASSOCIATE DIRECTORS
BRITT GUTIERREZ RentPath TERRI JEFFRIES Cutting Edge Carpet MELISSA LOHMEYER Apartments.com STEVE THOMAS Maintenance Supply Headquarters ERIN TRIAY For Rent Media Solutions
MAINTENANCE LIAISON KRIS MILLERSCHONE Lakeside Apartments
DIRECTORS EMERITUS DARLA ERDELYI Giglio Signs JOHN GRAY NCC Business Services DALE PRITCHARD A Greener Image JILL WRIGHT Horizon Realty Management
FCAA STAFF
Calendar of Events! October 12:
October Lunch and Learn–Target your Market
October 13:
Oktoberfest
October 15:
Roni’s Race
October 21:
FCAA Board of Directors Meeting
October 26-27:
CPO- Certified Pool Operator Course
November 2:
CAM Designation Course Begins
November 9-12: NAA Assembly of Delegates November 10:
November Dinner Meeting
November 17:
WINGO- Wing Cook off and Charity Bingo
November 18:
Canned Food Drive Deadline
December 8:
FCAA Holiday Party
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.
PEGGY QUEEN Executive Vice President LINDSEY McCLAIN Associate Director MALLORY KEE Director of Education & Membership
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: Peggy Queen
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7 Ways to Make Budgeting Season Less Painful By Christine Bright | Aug 29, 2016
Yes, it’s arrived, like a distant a relative who you Provide clear objectives and targets for your budget preparers.
wish would not visit and definitely not stay. Ask what are the expectations for income growth and expense control? Also, is the property under review for renovation and how will that impact income and expenses? For novice budgeters this is critical information. Written A regional manager once quipped, “I’d rather have root guidance and checklists of what is expected and how to canal surgery once a week than create the budget.” Ouch! use your budgeting model is critical to success. Why is this such a dreadful time of year? The year is making the turn to the backstretch and the finish line will Forecasting is a comprehensive process, not folly. soon be within sight. It’s typically the busiest time of year, Projecting losses and gains and year-over-year growth and momentum is building. Yet, we are held accountable without knowing your starting point is like a crapshoot. to meet or beat the numbers, and often managers or first- Failing to forecast prior to budgeting eliminates all real line budget preparers are just not educated in the whole hope of getting a true idea of YOY performance. Being budgeting and forecasting process. able to compare end-of-year revenue at the beginning of the budget cycle is important. If starting numbers aren’t Sometimes we can be our own worst enemies, which is correct, you will be writing variance explanations each what makes it so painful. But many pain points can be month to your owners. avoided. The beginning of budget season doesn’t have to be hard to swallow. Identifying and correcting processes While expenses are usually easier to project, forecasting that can help make budgeting feel more comfortable is end-of-year market and effective rents, Loss to Lease, conthe first step. cessions, vacancy and bad debt can be a challenge. For example, forecasting economic occupancy at 90 percent Here are some ways to make the season to finish December and starting the January budget at 95 less like pulling teeth: percent or boosting Gross Potential rent more than the minimal amount could cause the remaining budgeted Make preparation time count. revenue to be off substantially for the entire year. Poor preparation often starts a rocky budgeting process. Don’t expect to just sit down and knock out a budget Avoid averaging or annualizing. without being aware of market conditions and economic Taking an average or annualized amount and budgetforecasts for your sub-market. Marketing, demographic ing it equally for each month makes expense-line items and economic changes impact leasing and retention and, messy. Seasonality, move-ins/move-outs and resident rein the end, profitability. tention impact various line items. Utilities, turn costs and other income are line items that should never be averResearch prior to committing to revenue is critical. aged. This is a common mistake made by novice budgetCorporations moving in and out of your market can have ers that asset managers often complain about. a substantial impact on the bottom line. Also, remind budget preparers that just because an exSet clear objectives and targets. pense or income event happened one year does not mean Ever try playing darts blindfolded? Just try to hit that it will repeat. Timing issues, staffing changes or shortages, bullseye (and watch people take cover). one time supplier refunds or major repairs such a boiler system may be a one-time occurrence and shouldn’t be factored into the budget.
It’s budgeting season.
Continued on page 8
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Continued form Page 6
7 Ways to Make Budgeting Season Less Painful
Take the blinders off before budgeting Capital. Property managers who have spent any length of time on a property may be so accustomed to seeing an issue that needs fixing that it becomes invisible to them. Property walks, therefor, are critical to identify Capital issues that need to be addressed and budgeted. Walk interiors and all the way around buildings, common areas, signage, flags, models, and office areas. While it is very unlikely that everything will be addressed, it may bring things to light that were otherwise ignored. Also have someone perform a light check at night and look for potential safety risks resulting from poorly lit areas. Be aware of any city or state regulations that might impact common areas. Consider historical values when budgeting. While reviewing a preliminary budget for the first time with a property manager, I asked why an expense line that did not appear to have any historical value was budgeted. For example, a $500-a-month expense would surface out of the blue on an expense line that had previously been zero. “We always budget that just in case,” was the reply. Just because you have always done something, does not make it the right choice. Unless, the budget item can be justified, don’t just plug a number in to be on the safe side.
Speak the truth and back up the budget with solid comments Quality commentary and explanations throughout the budget process are important to selling the game plan to owners. Budget preparers should avoid statements such as “based on historical trends” when explaining a line item. Cite specific trends so the numbers hold water. For example, explain that payroll increased 15 percent because of staff shortages in the previous year. Solid comments will reduce review time substantially and speed along the budget process. Budgeting and forecasting are skills sets, and managers should invest time in their teams to ensure time spent is meaningful. Pre-budget season preparation will make it much simpler to forecast or see into the future. A solid budget is one that takes into consideration past and present trends, as well as market conditions and property knowledge. Set clear expectations and avoid some of the common pitfalls mentioned. Budgeting doesn’t have to be painful. Reprinted from Property Management Insider Christine Bright is Director OneSite Budgeting/Spectra for RealPage, Inc. She has 21 years of property management experience that includes roles as property manager, regional manager, district manager, asset manager and national education director for large multifamily companies.
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Amenity Envy: How Much is Too Much? By Guy Lyman | Sep 8, 2016
Believe it or not, Multifamily Insiders reports earlier this year that it is one of the hot differentiators popping up as multifamily properties compete to appeal to young professional renters in an increasingly competitive environment.
The math looks a bit different when it comes to apartment amenities that appeal to a smaller percentage of residents. The golf simulator room might be of great value to a few, and some value to others, but will hold no interest to many. Can you justify the cost? Now it gets complicated: to those who enjoy golf, the simulator room might be worth an extra $20 or even $30 a month. To others, it’s merely something they feel they’re paying for and don’t value.
So long to using granite countertops and hardwood flooring as compelling reasons to lease an apartment. Today, particularly at higher-end properties, unique common-area amenities are being used to help differentiate apartment communities from the competition.
That said, Multifamily Insiders lists the following top apartment amenities that will “stand the test of time and make a particular multifamily housing complex more attractive than the competition,” based on the 450 West Coast projects author Stacey McLoughlin of Cataline Design Group has been involved with:
The trick is knowing what your resident/prospect audience cares about and giving it to them. But what about the cost involved? The advantage of such amenities is that a single investment in something that your residents will love, like a golf simulator or putting green, can prove worth the money. For example, a community with 100 units spend $20,000 to expand a popular outdoor area. The advantage of having one accrues to all 100 units, bringing the cost per unit to $200. Divide this over the 10-year life of the addition, and you’ve just spent $20 per year, per unit, over 10 years. Does the addition of this amenity to your property add at least $20 to the perceived value of an apartment over the course of a year? It very well might.
1.
Outdoor Living Spaces
2.
24-Hour Fitness Center
3.
Outdoor Theater
4.
Rooftop Deck
5.
Golf Simulator Room
6.
Office Spaces
7.
Conference Rooms
8.
Sports Bar
9.
Cyber Café
10.
Pet Spa
A golf simulator room? Really?
Of note, geography and climate also can impact what renters want in an amenity. 24 hour fitness centers made Multifamily Insider’s list of top apartment amenities. Continued on page 31
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Creative
Ways to Retain Renters
By Guy Lyman
You put lots of resources into attracting people to live in your properties; but are you doing enough to retain renters you already have? There are plenty of reasons renters move out, and some of them can’t be helped. Perhaps they get a new job across town, buy a home, or (as is often the case these days!) move back in with their parents. The basics of resident retention haven’t changed. Keep the property up nicely, offer attractive amenities, provide timely maintenance, keep your pricing competitive and you’ve got the basics covered. But too many property managers don’t do enough beyond these fundamentals. And this doesn’t make sense because finding new renters to replace the ones who leave is expensive. Keeping occupancy up is often too much focused on marketing and not enough on retention. So what are some of the ways to get creative in order to reduce turnover?
Creating a Sense of Community I’d say the one most frequently overlooked is creating a sense of home and community. Most of us have lived in apartments at one time or another. Looking back, you’ll remember the properties that seemed “cold” and the ones that were “friendly;” the ones that were simply a place to live, and the ones that felt like home. There’s a lot you can do to ensure your properties feel like home, and they’re the ones more effective at holding on to residents.
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There’s an apartment community in the Dallas area whose name denotes not just a place, but a lifestyle. It’s a youthful, fun lifestyle that’s not to everyone’s taste, but it’s exactly what the owners have carefully cultivated – because there are more than enough renters who do want this lifestyle to keep occupancy high. HOW HAVE THE OWNERS ACCOMPLISHED THIS? THROUGH MARKETING, SURE. BUT IT’S MORE THAN AN IMAGE. The community is constantly promoting youthful events that get residents out of their apartments and bring them together – on the grounds, at the pools, and in the common areas. The beauty of these events is that they don’t have to cost a lot of money. You’re probably already sponsoring get-togethers of some kind. But how much creativity and effort are you putting behind community-building events? Front office staff usually have their hands full of leasing and solving problems, so they’re unlikely to prioritize event brainstorming. But carving out a few hours once a month, perhaps over a free lunch, can pay big dividends. It’s amazing how many PMCs don’t enable the sharing of successful community-building ideas between the properties they manage. Too often, each is left to its own devices. Some have great ideas, others do nearly nothing. The first thing to do is turn community-building into a real business initiative rather than an option or sideline, and communicate this to your properties. Create a channel for sharing ideas, and designate a coordinator to ensure each property is actively pursuing community-building activities.
Conveniences are Key
Neighborhood Amenities
Another key to creating loyal residents is making it easy for them to take care of business online.
Too many communities don’t actively foster patronage of neighboring businesses, community centers, and other assets. They leave it to residents to discover what’s around them or at the most place brochures and menus on a table or in a rack.
Why force people to drop off checks or make payments at the front office when these days many prefer to do everything on their computers and mobile devices? By now, you should be offering online payment of rent, utilities, and fees by credit card, check, money order and other means. You should also have an online maintenance request system that replaces burdensome phone calls to the front office. This can be coupled with a 24-hour call center that gives residents the security of knowing there’s always someone to answer their call, even after the office closes. You might also consider extras such as a concierge service to accept and hold deliveries when residents are away.
A Portal to Participation All of these online activities should be channeled through a friendly community portal that becomes the online analog of their apartment “home.” Here, they can take care of business, receive messages and announcements and communicate with front office staff, or even with other residents. I recently interviewed a retired lady who used her community’s portal to plan and coordinate a craft fair on the grounds of the property and get the message out to other residents. It was a huge success and a perfect example of the kind of event that costs little but has a big impact. It even brought hundreds of prospective residents to the property in a festive environment that showcased the property as a neighborly place to live.
But neighboring businesses want your residents’ patronage, and many are more than willing to offer specials, food delivery or other incentives to earn it. Be sure your managers have developed relationships with area businesses that can contribute to your residents’ satisfaction with where they live. Residents should also be made aware of events and facilities in the immediate area. Think of the neighborhood as an extension of the property itself in creating happy residents. People don’t want to leave a neighborhood they’ve come to enjoy, and you can help foster this enjoyment.
Chasing Resident Renewals The end of a lease is a time to actively encourage the signing of a new one. At the very least, you should be letting residents know how much you enjoy having them live with you instead of only sending an impersonal email or letter with a lease to sign – a cold business transaction. This is a time for a thankyou note or incentive gift, and you should have an easy online renewal solution in place that integrates pricing with options for upgrades and other changes for the resident to consider. Make it a no-brainer to renew! Review the suggestions above with your staff to see where you might be able to strengthen resident loyalty and boost your renewal rate. Again, every resident you can hold on to is one fewer you’ll have to replace!
Author and Contributor Based in New Orleans, Guy Lyman is a freelance writer with over 25 years’ experience in writing about the multifamily industry. Lyman is a frequent contributor and writer for the Property Management Insider blog.
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Customer Service That Tries Harder By Charles Marshall
After talking to the supervisor for half a minute, I could see that the order-taker apple hadn’t fallen far from the supervisor tree. I got pretty much the same attitude and perspective as I had from the first lady I had spoken with. Can I let you in on a customer service secret? You will never be able to find an answer for your customer if:
1 You don’t believe one exists. This problem-solving tip not only applies to customer service, but any other area of your life as well. Why on earth would you look for something you don’t believe exists? The answer is, you won’t. No, you can’t give your customer everything that he wants every single time, but you can always find a way to help him, providing you believe a solution is possible.
2 You don’t want to find one. I found the exact computer I wanted online, but I needed to know one thing before I hit the “purchase” button: Did the company also sell the extended-life battery for this model? If they did, then they automatically had an instant, add-on sale. I called the company and told the person answering the phone that I had a question. The girl taking my call told me she couldn’t answer my question--she could only take my order. “I understand,” I replied. “You’re not in the customer service department. You’re set up to take orders only, but this is a question about something I’d like to order to go with the computer I want to buy.” Again she replied with, “I’m sorry, sir. We don’t take questions here. You can only place orders here.”
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Sometimes people just don’t want to get out of their mental chair and move across the room to look for an answer. I get it. Sometimes we all would rather be lazy, and that’s nothing to be alarmed about. It’s just human nature. The thing you have to ask yourself, though, is whether you want your life, your work, your service to be defined by the best of what you have to offer, or the worst. Will you give in to laziness, or decide that you want to be a person who is a cut above? We judge ourselves by our intentions, but the world judges us by our actions.
Can I let you in on another secret? No one with superior customer service skills will ever be in need of a job. You know why? Because those folks are just too valuable not to have onboard. Those people attract customers and keep them coming back.
I think it’s important to point out that, at this point in the conversation, I hadn’t even told her what my question was. And it was plain she had no interest in hearing it.
If being successful holds any interest at all for you, then make a habit of finding solutions and helping people get what they want.
“Well, is there anyone else there that can answer just one question for me?” I asked. “It’s a real easy one,” I added, hoping that would help. After playing a couple more rounds of it-can’t-be-done with her, she finally transferred me to her supervisor.
© 2016 Charles Marshall. Charles Marshall is a nationally known humorous motivational speaker and author. Visit his Web site at www.CharlesMarshall.net or contact him via e-mail at charles@charlesmarshall.net.
SEPTEMBER / OCTOBER 2016
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THE OFFICIAL RESOURCE GUIDE OF THE FIRST COAST APARTMENT ASSOCIATION
SEPTEMBER / OCTOBER 2016
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GUIDE
BANKING SERVICES Colliers International Northeast Florida .(904) 861-1101 BATH & KITCHEN REFINISHING/REPAIRS AllWeather Contractors ......................(904) 379-4614 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 PuroClean Emergency Services ...............(904) 573-3566 BROKERAGE Colliers International Northeast Florida ..(904) 861-1101 CABINET REFACING Northern Contours .................................(904) 449-4527 CABINETS AllWeather Contractors ......................(904) 379-4614 Chadwell Supply, Inc...............................(888) 341-2423 HD Supply....................................................... (800) 431-3000 Maintenance Supply Headquarters .........(866) 630-6747 MFS Supply .............................................(800)-607-0541 Oxley Cabinet Warehouse Inc ..................(904) 981-3011 Paul Davis Restoration of North Florida ..(904) 739-6047 Steve’s Painting & Maintenance ............. (904) 332-6805 Turnz .......................................................(904) 445-9573 CARPET CLEANING, DYEING, RESTORATION Aqua Restoration ....................................(904) 683-6982 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 Aqua Restoration ....................................(904) 683-6982 City Wide Maintenance ............................(904) 737-4969 Jean’s Maid Services ................................(904) 463-5704 Krystal Klean ...........................................(904) 309-3877 Paul Davis Restoration of North Florida ..(904) 739-6047 Restore24 ................................................(904) 737-8673 You Got It Maid Cleaning Service ............904-290-1250 COLLECTIONS CoreLogic SafeRent .................................(855) 491-2696 National Credit Systems ..........................(407) 574-4927 NCC Business Services .............................(904) 733-3033 Professional Debt Mediation ...................(904) 398-0286 COMMUNICATIONS TextBox ..................................................(850) 205-1111 COMMERCIAL 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
CONCRETE REPAIRS AllWeather Contractors ......................(904) 379-4614 Baxter Restoration, LLC ..........................(407) 580-0167 Greenpoint, Inc. ......................................(904) 570-8323 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 Paul Davis Restoration of North Florida ..(904) 739-6047 Precision Sidewalk Safety Corp................(352) 401-9090 SweetWater Restoration ....................(904) 880-1919 CORPORATE / TEMPORARY HOUSING Leasing Jacksonville/Corp. Suite Shoppe .(904) 363-2346 COUNTERTOPS AllWeather Contractors ......................(904) 379-4614 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 Oxley Cabinet Warehouse Inc ..................(904) 693-5554 Paul Davis Restoration of North Florida ..(904) 739-6047 Turnz .......................................................(904) 445-9573 Steve’s Painting & Maintenance ............. (904) 332-6805 CREDIT CARD PROCESSING RentPaidOnline .......................................(904) 599-2794 Three Rivers Consulting Inc. ...................(855) 677-4048 DESIGN/GRAPHICS JOE Design, Inc. .......................................(904) 501-9526 DISC JOCKEY DJ Mario Entertainment ..........................(904) 655-2518 DOG PARKS ET&T Distributors ....................................(888) 642-2226 DRY WALL REPAIR All Installation of Jax, Inc. .......................(904) 514-8750 All Renew Services, LLC ...........................(904) 386-1762 AllWeather Contractors ......................(904) 379-4614 Aqua Restoration ....................................(904) 683-6982 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 Xtreme Solutions ....................................(904) 716-6843 DRYER VENT CLEANING Window Gang .........................................(904) 262-7300 ELECTRICAL CONTRACTORS Lloyd’s Construction & Consulting, LLC .(904) 683-4468 EMERGENCY RESPONSE Baxter Restoration, LLC ..........................(407) 580-0167 Paul Davis Restoration of North Florida ..(904) 445-0210 Restore24 ...............................................(904) 737-8673 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 Greenpoint, Inc. ......................................(904) 570-8323 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 FIBER CEMENT SIDING Lloyd’s Construction & Consulting, LLC .(904) 683-4468 FIRE & SAFETY EQUIPMENT Agent Fire LLC .........................................(904) 687-3876 Aegis Fire & Integrated Services ..............(904) 233-7930 Apartment Fire Extinguisher Service.............. (904) 398-2030 Cintas Fire Protection ..............................(904) 562-7000 First Coast Fire & Safety........................... (904) 346-0111 Pye-Barker Fire & Safety, Inc. .................(904) 553-4222 Wayne Automatic Fire Sprinklers ............(904) 268-3030
INDUSTRY FIRE RESTORATION AllWeather Contractors ......................(904) 379-4614 Baxter Restoration, LLC ..........................(407) 580-0167 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 Paul Davis Restoration of North Florida ..(904) 445-0210 PuroClean Emergency Services ...............(904) 573-3566 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 Commercial Fitness Products ..................(904) 392-6977 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 Fitnessmith .............................................(561) 529-5590 House of Floors ....................................(904) 262-6989 Integrity Restoration ...............................(904) 644-7878 Lifestyle Flooring ..................................(877) 383-1062 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 Mohawk Industries .................................(321) 287-3572 Redi Carpet ...........................................(904) 781-4300 Sherwin Williams ................................(904) 448-8109 Southeast Floors ....................................(407) 888-8008 Urban Surfaces ........................................(800) 492-8722 Wilson Carpet Service .............................(904) 737-9593 Xtreme Solutions ....................................(904) 716-6843 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 Atlantic Coast Construction Group...........(904) 396-4005 Baxter Restoration, LLC ..........................(407) 580-0167 Building Innovations ..............................(904) 400-0421 Coastal Reconstruction Group, Inc. ........(407)-644-1800 Fidus Roofing ..........................................(904)-230-5548 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 Paul Davis Restoration of North Florida ..(904) 739-6047 Ronin Contractors, LLC.............................(904) 219-9447 SweetWater Restoration ....................(904) 880-1919 GOLF CARTS Mid Florida Golf Cars ...............................(904) 731-1832 GUTTER INSTALLATION AND SERVICES AAPCO Florida .........................................(800) 728-2690 AllWeather Contractors ......................(904) 379-4614 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 Ronin Contractors, LLC ...........................(904) 219-9447 Window Gang .........................................(904) 262-7300 HOUSEWARES Cort Furniture Rental...............................(904) 396-9000 Southern Furniture Leasing.....................(866) 736-8481 INSURANCE Brown & Brown Insurance ......................(904) 565-8304
RESOURCE
INTERNET SERVICES Apartment Finder ...................................(904) 464-0709 Apartments.com..............................................(904) 778-5118 Finally – Fiber .........................................(904) 238-0123 For Rent Media Solutions .......................... (904) 296-7171 RentPath ...............................................................(904) 262-0863 IRRIGATION DM Koehn Landscaping ..........................(904) 716-0683 Duval Landscape Maintenance................(904) 233-3388 Greenpoint, Inc. ......................................(904) 570-8323 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 City Wide Maintenance ............................(904) 737-4969 Davey Commercial Grounds Maintenance.....(904) 768-8733 DM Koehn Landscaping ..........................(904) 716-0683 Duval Landscape Maintenance................(904) 233-3388 Greenpoint, Inc. ......................................(904) 570-8323 Landscape Professionals .........................(904) 880-6165 Mulch Masters, LLC .................................(904) 727-1100 Southern Cross Total Lawn Care ..............(904) 477-1230 TLC Total Lawn Care.................................(904) 699-0046 ValleyCrest Landscape Companies...........(904) 292-0716 LAUNDRY SERVICE & EQUIPMENT CoinMach Corporation.............................(407) 937-9345 CSC Service Works ...................................(321) 696-1241 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 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 MARKETING Apartment Finder ...................................(904) 464-0709 For Rent Media Solutions .......................... (904) 296-7171 JOE Design, Inc. .......................................(904) 501-9526 Leasing Jacksonville/Corp. Suite Shoppe .(904) 363-2346 mbpr ......................................................(904) 424-6641 RentPath ...............................................................(904) 262-0863
GUIDE
MARKETING & TEXT SERVICES TextBox ..................................................(850) 205-1111 MOLD REMEDIATION Baxter Restoration, LLC ..........................(407) 580-0167 Coastal Reconstruction Group, Inc. ........(407)-644-1800 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 Paul Davis Restoration of North Florida ..(904) 445-0210 Property360, LLC .....................................(855) 932-3784 PuroClean Emergency Services ...............(904) 573-3566 Restore24 ...............................................(904) 737-8673 SweetWater Restoration ....................(904) 880-1919 MOSQUITO CONTROL BlueWater Environmental of FL...............(904) 880-1817 MOVING COMPANY Two Men and a Truck...............................(904) 580-2963 ODOR ELIMINATION Paul Davis Restoration of North Florida ..(904) 739-6047 PAINT SUPPLIES Behr Corp ..............................................(352) 219-4434 Florida Paints ..........................................(904) 385-9242 PPG Paints...............................................(904) 737-6474 Sherwin Williams ................................(904) 448-8109 Valspar Pro Solutions. ............................(904) 328-5492 PAINTING CONTRACTORS AAPCO Florida .........................................(800) 728-2690 All Installation of Jax, Inc.........................(904) 514-8750 AllWeather Contractors ......................(904) 379-4614 Aqua Restoration ....................................(904) 683-6982 Baxter Restoration, LLC ..........................(407) 580-0167 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 SweetWater Restoration ....................(904) 880-1919 Xtreme Solutions ....................................(904) 716-6843 PARKING LOT MAINTENANCE All County Paving ...................................(407)-610-8069 Duval Asphalt..........................................(904) 296-2020 Fidus Roofing ..........................................(904)-230-5548 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 PET WASTE STATIONS First Coast Scoopers ................................(904) 338-4236 PEST CONTROL/TERMITES A Greener Image ....................................(904) 739-8090 A.R.T Pest Control....................................(888) 926-6488 Crown Pest Control ..................................(904) 743-1132 DM Koehn Landscaping ..........................(904) 716-0683 Massey Services Inc.................................(800) 881-8861 Property360, LLC .....................................(855) 932-3784 PHOTOGRAPHY Art & Alex Photography ..........................(904) 273-4442 PLAYGROUNDS Advanced Recreational Concepts.............(866) 957-2355 ET&T Distributors ....................................(888) 642-2226
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INDUSTRY PLUMBERS AllWeather Contractors ......................(904) 379-4614 David Gray Plumbing, Heating & Air .......(904) 724-7211 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 SERVICE, REPAIRS & RENOVATIONS Certified Pool Consultants .......................(904) 997-6679 Crown Pools Inc. ......................................(904) 858-4300 Crystal Clean Pool Service .......................(904) 855-8884 Henderson Pool Services, Inc. .................(904) 241-7665 Poolsure ..................................................(800) 858-7665 Rolland Reash Plumbing ......................(904) 260-7059 POOL SUPPLIES Certified Pool Consultants .......................(904) 997-6679 Chadwell Supply, Inc...............................(888) 341-2423 Crystal Clean Pool Service .......................(904) 855-8884 Henderson Pool Services, Inc. .................(904) 241-7665 HD Supply....................................................... (800) 431-3000 Maintenance Supply Headquarters .........(866) 630-6747 Poolsure ..................................................(800) 858-7665 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 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 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 ResMan ...................................................(972) 349-1406 PUBLIC RELATIONS mbpr ......................................................(904) 424-6641 PUMPS Rolland Reash Plumbing ........................(904) 260-7059 Weeks Utility Service, Inc. .......................(904) 726-5869 RECYCLING Conex Recycling ......................................(866) 879-2663 Residential Disposal Services, LLC ..........(904) 226-5191 Waste Management................................(904) 370-1907 RENOVATIONS AAPCO Florida .........................................(800) 728-2690 AllWeather Contractors ......................(904) 379-4614 Baxter Restoration, LLC ..........................(407) 580-0167 Fidus Roofing ..........................................(904)-230-5548 Integrity Restoration ...............................(904) 644-7878 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 Paul Davis Restoration of North Florida ..(904) 739-6047 Ronin Contractors, LLC ...........................(904) 219-9447 SweetWater Restoration ....................(904) 880-1919 Turnz .......................................................(904) 445-9573
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Davis Restoration RPaul E S Oof North U Florida R ..(904) C 739-6047 E GUIDE RENTAL RELOCATION Apartment Finder ...................................(904) 464-0709 Apartments.com ....................................(904) 778-5118 For Rent Media Solutions......................(904) 296-7171 Leasing Jacksonville/Corp. Suite Shoppe .(904) 363-2346 RentPath .................................................(904) 262-0863 Ronin Contractors, LLC ...........................(904) 219-9447 Two Men and a Truck...............................(904) 580-2963 RESEARCH/PLANNING Real Data.................................................(704) 369-2345 RESIDENT SCREENING CoreLogic SafeRent .................................(855) 491-2696 RESTORATION/REHAB AllWeather Contractors ......................(904) 379-4614 AAPCO Florida .........................................(800) 728-2690 Aqua Restoration ....................................(904) 683-6982 Baxter Restoration, LLC ..........................(407) 580-0167 Coastal Reconstruction Group, Inc. ........(407)-644-1800 Fidus Roofing ..........................................(904)-230-5548 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 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 Excel Roofing Contractors........................(904) 631-7663 Fidus Roofing ..........................................(904)-230-5548 Paul Davis Restoration of North Florida...(904) 739-6047 Performance Roofing .........................(904) 224-3628 SRG Roofing ............................................(904) 377-0866 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 Lloyd’s Construction & Consulting, LLC .(904) 683-4468 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 For Rent Media Solutions .....................(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 Roberts Tree Service, Inc. ........................(904) 777-4793 TURNKEY OPERATIONS All Renew Services, LLC ...........................(904) 386-1762 Aqua Restoration ....................................(904) 683-6982 AllWeather Contractors ......................(904) 379-4614 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 Turnz .......................................................(904) 445-9573 Xtreme Solutions ....................................(904) 716-6843 UTILITY SUBMETERING Minol USA ...............................................(972) 386-6611 NWP Services ..........................................(678) 612-8094 VALET TRASH SERVICE 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 Residential Disposal Services, LLC ..........(904) 226-5191 Skinner Waste Solutions .........................(904) 239-7222 Sunshine Recycling Inc............................(904) 838-2852 Tide Valet Waste, LLC...............................(803) 216-0063 Waste Management Inc. of Florida .........(904) 894-4516 WATER MITIGATION Baxter Restoration, LLC ..........................(407) 580-0167 Paul Davis Restoration of North Florida ..(904) 445-0210 PuroClean Emergency Services ...............(904) 573-3566 SweetWater Restoration ....................(904) 880-1919 WEB SITE DESIGN JOE Design, Inc ........................................(904) 501-9526 WINDOW CLEANING 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 2016
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by Brian Wolk, The Law Offices of Heist, Weisse & Wolk, PA b
LEGAL OR NOT? Our company owns three small apartment communities, and the owners have now instructed our residents to pay their rent by mail, as we eliminated our on-site management offices. The address is our main office in a nearby city. This week I submitted an eviction to my attorney. He later called my assistant manager and informed him that my notice was defective and had to be served again. I am waiting to hear back from the attorney, as I think maybe someone in his office is mistaken. I had posted the standard 3-day notice we have used for the last seven years. Did the law change? Is the attorney correct?
Your attorney is correct. The law has not changed. Requiring residents to mail their rent is never a good idea for a host of reasons. One reason is that the resident can claim the rent was mailed when it was not. You cannot easily disprove this type of allegation. Another reason is that under Florida law, if you require rent to be paid by mail, you must add five business days for the resident to be able to mail the rent to you. While we know that most mail arrives in less than five business days, adding the full five days is still required under Florida law. When calculating an expiration date, do not count Saturdays, Sundays or legal holidays. A much better option to avoid this problem would be to require the resident to drop the rent off at a physical location, possibly at your office if it is nearby, but caution must be taken, as your current residents may not have officially agreed to this arrangement, as it reflects a significant change from your current lease. Make sure the lease clearly articulates when late charges begin and whether the rent must be received by a particular date or mailed by a particular date. Unnecessary drama can be guaranteed to take place if you require residents to pay by mail!
The Notice of Intention to Impose Claim on Security Deposit (our company calls it the SODA or Statement of Deposit Accounts) was mailed out by my assistant manager to the resident’s former apartment about three months ago, as we thought we were not provided with a new address. The envelope was returned to us by the USPS as “unclaimed�. Last week, we received a nasty email from an attorney demanding that we send the full deposit back to the former resident, or she is going to file a lawsuit. We have two big problems. First, the resident owes us $480 for the electric bill that was never paid and not cited on the original claim letter, and second, we actually did have a new address for the resident in the file. It appears an assistant manager just put the letter from the resident with the new address in the file and forgot to notate it in our computer system. Must we return the money? Can we add the additional $480.00 deduction or seek this additional amount when placing the account in collections? Continued on Page 34
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Peggy Queen for being inducted into the FAA Hall of Fame!
W
e are so proud to announce that Peggy Queen, Executive Vice President of the First Coast Apartment Association, is being honored during the FAA Education Conference and Trade Show with the induction into the Hall of Fame. The FAA Hall of Fame was established in 2005 in order to recognize individuals for their long-term service and accomplishments to the Florida Apartment Association and the apartment industry. The recipient can be a former or current owner or manager, an associate member, or an association executive. The presentation of the award is made at the FAA Education Conference and Trade Show. Peggy Queen has been the Executive Vice President of the First Coast Apartment Association for 15 years. During that time she has doubled the membership and increased the educational offerings for members. She also was integral in developing the FAA Leadership Lyceum program. She has supported our local Jacksonville community by involving FCAA with multiple charity organizations.
Please Attend the Opening Session
at FAA to Support Peggy as She Accepts this Wonderful Honor! SEPTEMBER / OCTOBER 2016
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
Smoke-free
GOOD FOR BUSINESS
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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
Four Tips To Sabotage Your Maintenance Team’s Training 1.
Posted by Brent Williams on Monday, July 18, 2016 in Apartment Maintenance
All too often, maintenance team training is sacrificed as the community can’t bear to have them leave for training for a few hours. But having a well trained maintenance team is critical to a well functioning property, both in handling maintenance issues currently and understanding preventative measures to reduce issues in the future to improve profitability. During the NAA Education Conference and Exposition, I attended the Maintenance Training Roundtable, and they shared great tips on how to improve maintenance training, which when not done, also highlight how we are sabotaging their learning path!
Brent Williams is Chief Insider of Multifamily Insiders, the largest social network in the world for multifamily professionals. His background includes both property management and supplier, and he writes on all facets of the multifamily industry, although his focus lies in resident retention.
2.
3.
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Don’t provide the time. Yes, maintenance emergencies occur, and our maintenance teams are also busy, as is, but it is critical to simply budget time in for your maintenance teams to make that training. Yes, this issue affects our entire on-site team, but maintenance teams tend to bear the brunt of this scheduling problem. Don’t provide hands-on training. Many maintenance techs prefer to get their hands dirty and learn by getting the tools and equipment in their hands. Finding ways to expand hands-on training will make a big difference in application of their knowledge. Don’t provide computer use training. More and more maintenance functions are being run through a desktop, tablet, or phone, so maintenance techs need basic training on these devices to effectively utilize new maintenance planning and tracking tools. Don’t provide a computer dedicated to maintenance training. While the community office often has multiple computers to support training courses, maintenance often doesn’t have this luxury. Considering how inexpensive computers are these days, there is no reason not to have a computer dedicated to training, so that there are no bottlenecks for someone wanting to take a course.
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SEPTEMBER / OCTOBER 2016
On-line
Enhance Directory Listing
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Continued from page 10
Amenity Envy: How Much is Too Much? By Guy Lyman | Sep 8, 2016
Earlier this year, Multifamily Executive profiled The Current, a 17-story tower property in Long Beach, CA., boasting some extra amenities. “The amenity spaces boast an indoor–outdoor rooftop dining area; pool and sun deck with USB charging ports and Wi-Fi; a fully equipped gourmet kitchen with an audio and screen system residents can control; a fitness center with individually tailored connectivity and Bluetooth options on each machine; a yoga studio with screen space for on-demand video instruction; automated package and dry-cleaning lockers; an in-lobby, e-resident interface synced to residents’ mobile devices; keyless electronic access control throughout the property; and, of course, a fully automated dogwashing station.” Trying to quantify which apartment amenities will pay for themselves in desirability (that is, measured by higher occupancy and rent over the lifetimes of the assets) would frighten even the average M.I.T. math major. The decisions might be a bit easier for a property such as The Current seeking an over-the-top package of amenities. But what about properties with a more conservative budget and perhaps less affluent resident base?
ongoing costs. Hot tubs, pools and saunas require a lot of maintenance; a game room, not so much. There are also factors like insurance to consider. Add a dog park or spa and you might need extra protection. And, is it in your interest to have a lot of pet owners as residents? Not all amenities come with a cost that must be absorbed by the property. For example, fees can be charged for package locker systems, battery charging stations and pet washing stations (yes, they’re becoming popular at apartments). So decisions must be made as to whether it’s preferable to offer these services “free,” with residents incurring costs in the form of higher rents, or require those who use them pay a separate fee… or perhaps generate ancillary income for the property. As residents and prospects continue to look for the next best thing to enhance their living experience, one thing’s for sure: property management companies will continue to face difficult decisions about which amenities will keep them ahead of the competition while satisfying what renters and prospects want most. Reprinted from Property Management Insider, September 8, 2016.
AUTHOR AND CONTRIBUTOR
Making the number crunching even harder is that fact that amenities require widely varying levels of
Based in New Orleans, Guy Lyman is a freelance writer with over 25 years’ experience in writing about the multifamily industry. Lyman is a frequent contributor and writer for the Property Management Insider blog.
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SEPTEMBER / OCTOBER 2016
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by Brian Wolk, The Law Offices of Heist, Weisse & Wolk, PA b
LEGAL OR NOT? Continued from Page 24 Co
Yo made a very common but serious error. If a resident fails to give you a new address, You you must send the claim letter to the last known mailing address, which will usually be the yo apartment where the resident was living. Since this resident did in fact give you a new ap address, his last “known” mailing address is that new address he gave you, as this was made ad known to you. It is crucial to train staff to take new address notifications very seriously. It is kn easy to accept a piece of paper with a new address and file it away or fail to take it seriously. ea The notification may be in the form of an email, which should be printed out. Noting a new Th address directly on the file or stapling an alert to the file could have prevented this from ad happening. If it is determined that you did not follow FS 83.49 by failing to send the Notice of ha Intention to Impose Claim on Security Deposit to the last known address, you will be required to return 100% of the deposit, even though the resident may owe you money. Worse, your company will be liable for the former resident’s attorney’s fees if litigation is instituted, an amount which could be significant. While you must initially return the deposit money, you can refer the underlying amount owed to collections, including the additional $480.00 utility charge, but we would recommend notating the account as disputed.
We renewed a lease five months ago with an existing resident and a new resident. A former resident on the original lease had essentially disappeared, and the existing resident stated that he had no clue as to her whereabouts. Well, now she has reemerged, and she emailed us demanding that we return the security deposit to her, claiming that “she paid the deposit”, and she was enraged when we told him that her former boyfriend still lived in the unit and had another resident move in with him. The major problem we have is that we can’t return the deposit to her, as we carried it over to the renewed lease, so it is applied to the account of our current residents. According to Florida law, you are required to process a security deposit within 30 days of a Ac resident vacating the premises for termination of the lease. In the event of a renewal when re one resident is renewing and another resident is not renewing for whatever reason and has on vacated, you have a situation that is not specifically addressed under Florida law. Since this va issue is not clearly addressed under the law, you must attempt to safely deal with the deposit is to prevent a dispute like this one from occurring, even if the method you must use does not sa satisfy the remaining resident. If one resident is vacating or has vacated, you would have th that vacating resident sign a form under which any and all claims to the security deposit are re relinquished by that person. The remaining resident and management would also need to si sign the form. In your case, the best approach would have been to non-renew both residents or keep the lease in a month to month status after expiration of the lease if all residents are not reachable, or account to the original residents concerning the security deposit and collect a new deposit from the remaining and new resident. By failing to do so, your company will now possibly have to pay out double the amount of the deposit you hold, as each resident now will possibly have a claim to the full amount of the security deposit. Things could also get tricky if the original resident claims she still has personal property on the premises.
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SEPTEMBER / OCTOBER 2016
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JANUARY / FEBRUARY 2016
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PERSONAL COMPUTING:
He Who Laughs Last Backed Up By Reid Goldsborough
Three of Murphy’s Laws of Information Technology:
We laugh, but there’s always some truth lurking behind
1. When computing, whatever happens, behave as though you meant it to happen.
humor, insights that can be illuminating. That’s why the
2.
When you get to the point where you really understand your computer, then it’s probably obsolete.
3.
To err is human. To really screw things up royally requires a computer.
best humor is self-deprecating. By poking fun at ourselves we reveal our humanity. Other jokes poke fun at those we collectively deem deserve it. If they don’t, it’s just not funny. Computer users have long made fun of themselves, and they’ve generously shared these jokes with others. Telling a joke around the water cooler, or on the Internet around the virtual water cooler, is a tradition. If you share jokes via email or text, though, it’s always best to make sure recipients are receptive. Too many jokes can look like spam – unwelcome intrusions. The jokes below circulate widely. You may have seen some of them, or not. Do you see yourself?
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SEPTEMBER / OCTOBER 2016
2
chnology e t l a it ig fe: s t h at d Two sign taken over your li has ds of hundre n o ti c e ll o ve a c body 1. You ha jis, most of which no of emo g of. e meanin knows th ay. ta ever y d a d r u o y ck up 2. You ba
Q: A:
There are two shift keys. Which should I use? Avoid unnecessary wear on either shift key by alternating between the two. Keep track of your usage of each key so that you press them in equal amounts. Your keyboard may be equipped with a small notepad. You should use this to make little tally marks in two columns for each time you shift. Remember, it’s better to go to a little trouble than wind up with a broken shift key.
A doctor, an engi neer, and a compu ter scientist are discussing the oldest profession . The doctor says, “G od created Eve from Adam’s rib, which obviously requ ired surger y, so surg er y must be the oldest professio n.” The engineer, referri ng to an even earli er passage in the Bible, says, “G od created order fro m chaos, a tremendous engine ering feat, so engine ering must be the oldest professio n.” The computer scie ntist shoots back, “Y es, but who do you think created th e chaos?”
Signs that you’re an Internet addict: You kiss your girlfriend’s Facebook page. You step out of your room and realize that your parents have moved and you don’t have a clue when it happened. All of your friends have an @ in their names. Your dog has its own Twitter account. Your husband tells you he’s had the beard for two months.
Sign that your son is a hacker: He tells you that his private interview with the FBI agent was for an essay he’s writing for his social studies class.
Two signs that you’ve been on the computer too long: You’re reading a book and swipe to get to the next page. You get in an elevator and doublepress the button for the floor you want.
One of Microsoft’s finest technicians is drafted and sent to boot camp. At the rifle range, he’s given some instructions, a rifle, and bullets. He fires several shots at the target. The report comes from the target area that all attempts have completely missed the target. The technician looks at his rifle and then at the target. He looks at the rifle again and then at the target again. He puts his finger over the end of the rifle barrel and squeezes the trigger with his other hand. The end of his finger is blown off, whereupon he yells toward the target area, “It’s leaving here just fine. The trouble must be at your end!”
A computer lets you make more mistakes faster than any other invention in human history, with the possible exceptions of handguns and tequila.
Reid Goldsborough is a syndicated columnist and author of the book Straight Talk About the Information Superhighway. He can be reached at reidgoldsborough@gmail.com or reidgold.com.
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