Genesee Landlords Association
Membership Meeting
November 10, 2025
6:00 p.m.
How Current Michigan Legislative Efforts Might Shape
Housing and Real Estate for 2026
Like a flight of stairs, the Michigan legislature is always up to something’.
There seems to always be several initiatives proposed or pending in our state’s government that affect rental property owners and real estate inves-
Thankfully, you have organizations on your side. Your GLA dues help support the interests of rental property owners at the State level, through the Rental Property Owners Association.
This month Erika Farley, its Executive Director, will
Upcoming Meetings
December—No Meeting
Happy Holidays!
Monday, January 12, 2026
6:30 p.m.
ting Loca tion WOOD
GLA Website
As we move forward, our website will be improved and expanded in an effort to meet the needs of our members. The tenant court list is updated each month to provide the most current information to our members. Remember to tell your friends, buyers and sellers to check out our website too. You have the ability to print out rental forms. Members can advertise their rental property on our website. We also have a Facebook page. Check us Out!
WelcomE New MembeR
Gerald Wilcox
We look forward to seeing you at our meetings. Please take advantage of the networking opportunities before and after the meetings.
JOIN US!
Your membership in our Association gives you the chance to meet and learn from experienced investors whether you are starting out or are a longtime Landlord. We also have special Meetup meetings, the ability to obtain credit reports and past court evictions on prospective tenants, just to name a few services.
President’s Message
The real estate market has softened up. Showing counts are down, days on market are up, and there are finally some deals to be found. The days of listing a property and getting multiple offers over asking in the first weekend, with no inspections, are mostly behind us.
Right now, the homes that are selling quickly and for good prices are the ones that are clean, well-kept, and priced fairly compared to the competition. The properties that need a little work, however, are sitting longer and selling at noticeable discounts.
For landlords and investors, this shift could open some great opportunities. It’s been a long time since we’ve seen a market like this, probably not since before COVID. If you’ve been waiting to expand your portfolio, now might be your moment. Look for homes that need a little love, run the numbers, and don’t be afraid to make low offers.
You may have to make twenty before one sticks, but that one could be the deal that makes your year.
For the love of real estate,
Help the GLA Grow
Remember, for each new member you sign up with your name listed on their application, you will receive a $25 credit towards your renewal dues.
Opportunity to Network
Arrive at the General membership meeting at 6:30 pm and bring your business cards.
GLA Membership Benefits
• Monthly Meetings with expert guest speakers on a variety of topics
• Monthly newsletter containing valuable, up-to-date information
• Rental and Court forms
• Credit reports available on prospective tenants & access to OnlineRentApp.com
• List of Past Evictions
• The GLA website offers valuable Information & Rental Marketing.
• Discount on Sherwin Williams
• Networking with other investors, face to face
• Friendly office staff with answers and advice
• Notary public at GLA Office during business hours at no charge
To become a member of GLA mail your name, address, phone number and check payable to GLA G4428 Fenton Rd, Flint, MI 48507 OR on the web at glaoffice@geneseelandlords.org
Membership Application on Page 6
$147
$110
You
Credit Reports
The information that is requested is for the Landlord’s exclusive use, and the Landlord certifies that inquiries will be made ONLY for permissible purpose, namely in connection with a business transaction initiated by the consumer. Specifically for rental of home account to determine whether the consumer continues to meet the terms of the account such as rental of property. Landlords may not obtain reports on themselves, associates, family members, or any other person, exception the exercise of official duties. The law prohibits the Landlord from providing a copy of the report to the applicant.
CREDIT APPLICATION FORMS ARE AVAILABLE ONLINE :
Applications completed in black ink only. Please be sure member name is on application and is signed.
Check to make sure the name, SSN, current address, city and zip code are readable. Make sure application is signed by the tenant giving you permission to run the credit report. The office cannot complete the credit report unless it is signed by the applicant. And again, make sure the Landlord name is on the application and signed.
# of bedrooms
Monthly income of applicant
Security Deposit to be paid
Monthly rent to be paid
Lease term
If renting now, monthly rent
Credit reports can only be ordered by members whose account status is current.
Nationwide criminal search can also be obtain on your prospective tenants.
GLA EMAIL
Do we have your email address?
We will notify members of important happenings and dates through email; be sure to keep current on information by providing the Genesee Landlord Office at (810) 767-3080 or email us at glaoffice@geneseelandlords.org
MEMBERSHIP APPLICATION
Please type or print and enclose this application with your check. One year membership fee is $147.
Name
Address
City Zip
Phone
Fax
Spouse’s name
How did you hear about us?
Were you referred by a GLA member? If yes, who?
Please make check payable to : G4428 Fenton Road, Flint, MI 48507
VISA MASTERCARD Other
Number
Exp. Date Sec. Code
SIGNATURE x
Your membership in GLA affords you the possibility of becoming a more professional landlord, investor, or manager. Your continued support and participation in GLA provides the opportunity for a stronger association.
What is the value of “One Member”
One faithful member was feeling rather blue, met with a neighbor, and then there were two. Two earnest members each enrolled one more, doubling their numbers; then there were four. Four determined members just couldn’t wait till each won another, and then there were eight! Eight excited members signed up sixteen more; in another six verses, there will be a thousand twenty-four! - Author Unknown
Credit Report Requirements for Your Home/Office
TransUnion requires certain information from our members in order for us to provide credit reports or to obtain reports from your office directly through TransUnion. We are required to verify the security of stored documents by our members. This means that each member will have an on-site verification of their place of business (or their home office if they manage their rentals from home).
Our members should be aware that to continue obtaining credit reports from the Association, you will be required to complete this process. There will be no invasion of your privacy by this inspection. The inspection is performed by a person on behalf of GLA.
The verification requires each member have:
• Locked file cabinet or drawer where reports are stored;
• Secure office (a lock on the room where the reports are stored);
• Alarm system (optional)
• Paper shredder
• Picture of entire office (inside and out), picture of office sign (address must show on office, house and/or mailbox) to verify current location
• Driver’s license
• Password protected computer
**Once completed email information and pictures to Linda at geneseelandlord@comcast.net
The sole purpose of the physical verification and photographs is to protect our members and the Association from a claim that the credit reports and other information concerning potential tenants was not kept secure.
Failure to comply will require you to purchase credit reports through the old system at a cost of $17 per report. If you do comply the cost of the credit report will be $12.
Message to Members who Fax Rental Applications to Office
We are still receiving incomplete and unreadable rental applications. The addresses and social security numbers are difficult to read. We must have the current address including city and zip code to run credit reports. Also all blanks on the application must be completed. PLEASE double check the information on the application for accuracy before you fax it to our office. MAKE SURE ALL THE INFORMATION IS READABLE. If the information is un-readable or important information is missing, we cannot process the rental application. This will certainly enable our staff to process the application quickly and accurately. Your cooperation will be appreciated.
Genesee Landlord Association Store
FOR RENT SIGN
HEAVY DUTY WIRE STAND
INVESTOR PACKAGE
$10
$5
$25
PREMIUM INVESTOR PACKAGE $50
LEAD PAINT BOOKLET (EACH) $.75
LEAD PAINT BOOKLET (50) $25
7 DAY NOTICE, 30 DAY NOTICE, COMPLAINT AND SUMMONS FORMS (EACH)
7 DAY NOTICE, 30 DAY NOTICE, COMPLAINT AND SUMMONS FORMS (100)
$.50
$30
GLA MEMBERSHIP $147
For your convenience, we take orders over the phone and at our meetings for pick up or delivery (with shipping cost) of the items you need most and use everyday in your business.
It is imperative that owners request hard copies of credit reports. Credit reports can change daily, and there will never be another report exactly the same as the one the owner ran to determine acceptance of a tenant. Without a copy of the report, the owner cannot prove the financial reasons for acceptance or rejection if challenged in court.
3 STEPS FOR DEALING WITH TENANTS AND FROZEN PIPES
Here are 3 steps to help deal with tenants and frozen pipes and hopefully avoid the problem in your rentals and the maintenance calls that can result this winter from Keepe.
No. 1 – The preventative methods
for tenants and frozen pipes
There are several things that property managers should do to prevent pipes from freezing in their rentals.
Give your tenants specific notice to keep kitchen and bathroom cabinet doors open at all times during freezing weather, and be sure any garage doors are closed. Keeping these doors open allows warm air from the house to enter under cabinets and sinks.
Allow the cold water to drip from the faucets, and be sure your tenants keep the thermostat set to the right temperature.
You may want to consider adding some insulation in key areas as a long-term solution if your keep getting repeat problems with frozen pipes.
No. 2 – Thawing after it happens
If the prevention fails and you end up with tenants and frozen pipes, here are
a few tips to identify and thaw frozen pipes in your properties:
• When a faucet is turned on and only a few drops of water come out, it is highly likely that the pipes are already frozen.
• Do not rush into warming the pipes because if the water thaws, there might be risks of the water flooding your property.
• The right approach to take in this situation is to turn off the water source at the meter, and heat the sections of the pipes where the freezing has started in order to thaw them.
No. 3 – Time to call the professionals
If you suspect that there is a bigger problem than the frozen pipes that can be fixed with a little heating, it is definitely advised for property
managers to call in professional plumbers. They will have the right tools to assess the frozen pipes and determine whether they should be thawed or repaired.
If your tenants failed to take the preventative steps outlined above, you may want to add something into your leases (if it is not already there) about responsibility for frozen pipes and who pays the bill if preventative steps are not taken.
10 STEPS TO WINTERIZE YOUR RENTAL PROPERTY
Record freezing temperatures recently can be a challenge for property managers and tenants so here are 10 steps to winterize your rental property. Dealing with ice, snow and frost will be a common occurrence for many Americans this winter, which is why it is important to make properties safe for tenants, aiming to minimize slipping hazards and annoyances resultingfrom weather-damaged or malfunctioning amenities. Winter-proofing for the safety of tenants is just as important as Winterizing vacant rental properties.
Why winterize vacant rentals?
Whether tenants are on vacation or a property is simply waiting to be rented out, planning to prepare it for vacancy should be made a priority for safety reasons – and even more so when freezing temperatures and harsh weather also become a concern.
Snowstorms can become a frequent occurrence and bring along the burdens of snow buildup, drops
in temperature can cause entire systems to freeze and become compromised, while the cold season itself makes it that much worse for both property managers and tenants to experience the discomforts of failing systems and amenities.
10 Steps To Winterize Your Rental Property
1. Shutting off the water supply system is ideal because it is most vulnerable to breakage and damages caused by freezing temperatures. To avoid pipe bursting and leaks that could happen while the property is vacant, consult a professional and have a full water supply shutoff procedure, which is designed to “seal” the water supply system to prevent cracking, bursting and other issues caused by water freezing. After this procedure is complete, it is a good idea to leave all faucets open to both drain leftover water and prevent pressure buildup, as well as adding antifreeze fluid to toilets after they are flushed of remaining water.
2. Servicing and setting up the heating system is important to save energy, prevent malfunctions and also supplement measures taken to protect the water supply system. Some older water supply systems are connected to the heating system, and particular circumstances might make completely shutting off the water supply system unsuitable: in this case, if a property is vacant indoor spaces do not need to remain warm and livable, but leaving the heating system on and setting temperatures to 55°F or slightly higher will make it warm enough to help prevent frozen pipes. Before the property is vacated, have a professional check both heating and water supply systems to ensure there are no pre existing damages or weaknesses that could be worsened by the harsh season.
3. Having the electrical and HVAC systems checked, especially when planning to keep heating running. An electrician should check wiring, outlets and the main panel to make sure no system failures happen while
the property is vacant – especially if the heating system and water systems also depend on it. An HVAC specialist can ensure that it is performing efficiently during the cold months and check for potential issues that could worsen while the property is vacant.
4. Shutting off gas lines to prevent incidents related to gas leaks while the property is vacant. Having a professional check the state of gas lines is also a good way to ensure the continued safety of the system.
5. Unplugging all appliances so they do not use unnecessary “phantom energy” while also keeping them from being the cause of a short out that could cause a fire.
6. Having the gutters cleaned and the roof inspected to avoid ice and snow buildups that could add strain to the roof and flood the space.
7. Repairing cracks, openings and drafts both prevents pests and wildlife from accessing the property as well as making sure that the indoor temperature does not drop, potentially leading the heating system to function inefficiently.
8. Inspecting trees and surrounding vegetation allows a professional landscaper to check whether any dead trees or branches could become hazardous in extreme weather conditions.
9. Installing a security system allows remote monitoring of the property, which helps prevent breakins. Video, Bluetooth and sensor systems are able to send out realtime alerts that facilitate immediate responses following the detection of unexpected activity but also leaks and electrical faults. Even opting for a simpler system – such as automatic, pre-set outdoor lighting for the night time – can be helpful with making the property look occupied to potential burglars.
10. Directing mail and packages to a new address makes the property look occupied by avoiding overflowing mailboxes and busy porches to become a clear sign of vacancy to passerby’s, which again can be an invitation for break-ins.
WHY REGULAR FURNACE FILTER REPLACEMENT IS CRUCIAL
FOR PROPERTY OWNERS AND LANDLORDS
Regular furnace filter replacement is crucial for rental property owners and landlords because of all the preventative maintenance services it has the most impact.
By Greg Wells
Landlords and property managers are tasked with continually ensuring the homes and units they rent out are safe, comfortable and suitable for tenants.
Of course, this includes taking care of everything that can go wrong with plumbing, heating and air conditioning, but it also includes preventative maintenance on these systems that can halt a problem before it even starts. In most cases, it is that preemptive work that costs less than a major issue down the line.
Of all the preventative maintenance services required for HVAC and plumbing equipment, furnace-filter replacement arguably has the most impact.
If a furnace filter is not replaced regularly, air quality can diminish, damage can be done to heating-system components or the entire system, and in the worst-case scenario, a system breakdown can occur. With that in mind, here are all the reasons to replace the furnace air filter in your properties, and advice on how and when to do it.
Dirty air filters can also cause severe problems, the worst of which is likely an overheated motor.
How Often Should a Furnace Filter be Replaced?
A furnace air filter should be replaced every three months, especially in summer and winter when the furnace or air conditioner is running most frequently. Replacing every three months is a good standard to keep up with, though circumstances may change that recommendation.
For example, if construction is happening within the property, or you allow pets in the property, more frequent replacement is advisable. Keep in mind that heating, ventilation, and air conditioning (HVAC) professionals will often change out the furnace air filter for you if the property is under an HVAC maintenance plan.
Why Should a Furnace Filter Be Replaced?
There are three primary reasons to replace a furnace filter: for the health of your tenants, for the health of the property’s systems, and to save money.
Regular furnace-filter replacement prolongs the life of an HVAC system. This
is because the system has to work harder to produce heat if the air filter is dirty, causing a litany of potential problems. Dirty air filters can also cause severe problems, the worst of which is likely an overheated motor. If the motor overheats, and there are wiring issues in the system present, serious damage to the furnace or property can happen. This is both costly and obviously dangerous for tenants.
From the tenant standpoint, furnace-filter replacement can improve their quality of living. Regular replacement keeps the air in the property cleaner and helps eliminate foul odors. Additionally, regular filter replacement can reduce hazards, such as mold spores, soot, bacteria, and allergen buildup, both in the HVAC system and in the ductwork of the home.
Finally, regular furnace-filter replacement can provide cost savings. The filters are relatively inexpensive, and they can improve furnace efficiency, often resulting in a lower energy bill. Whether it’s the landlord or the tenant paying the utility bills, it is a meaningful benefit.
What is the Best Furnace Filter?
There are three things to focus on when
purchasing furnace filters. These include:
• MERV rating: In addition to having the right size, property managers and landlords will want to take note of the minimum efficiency reporting value (MERV) rating. According to the Environmental Protection Agency, you should select a filter with as high a MERV rating as your system fan and filter slot can accommodate (you may need to consult with a professional technician to determine this number).
• Size: Believe Believe it or not, size does matter when shopping for furnaces. The best furnace filter is the one that best fits your system. Trying to jam in a filter that is too big or too small will negatively affect the effectiveness, and can cause additional problems. A good tip is to write down your filter size on the furnace door so you’ll always remember what size you need to purchase.
• Price: The price of your property’s furnace filters will go along with your maintenance budgets, and thankfully many models are affordable. With high-quality filters, you’ll see the value for your money. Low-cost filters typically won’t hold up as long and will need to be replaced more frequently. Buy wisely.
When considering rental costs for 2023 and beyond, add furnace-filter replacements every three months for each property to the list. While it may seem like an added expense, it’s actually cost-saving over time and vital for the safety and quality of life for your tenants.
FORM OF THE MONTH
THE LIAISON
Presented by Bobbie Kirby, Gla Executive director
Flint Water Service:
The City of Flint’s Water Service Center will be conducting fall fire hydrant flushing throughout the city as part of its winterization program. During this process, Water Department crews’ flush hydrants to:
• Clear out natural mineral settlement that accumulates in the water lines.
• Pump down hydrants to help prevent freezing during the winter months.
Hydrant flushing is a part of regular maintenance designed to enhance the circulation of water in the system. This activity is expected to continue throughout the fall in various parts of the city and will have no effect on water usage by residents and businesses.
Should residents see WSC crews releasing brown or discolored water from hydrants, they should know this is a normal part of the process and is being done to clean and maintain the system. Crews begin flushing near the Water Plant and then continue outward to other areas of the city.
Federal
Government
Shutdown:
With the federal government shutdown now in effect, the City of Flint is taking steps to address local impacts, share resources, and provide guidance for residents, families, and organizations affected by the disruption.
“The shutdown may be a federal issue, but its effects are deeply felt in local communities like Flint,” said Mayor Neeley. “We want our residents to know they are not alone. We are working closely with state and federal partners to ensure families have the information, resources, and support they need during this period of disruption.”
Federal employees, contractors, and
residents who rely on federal services may experience delays, furloughs, or reduced access to programs. The City of Flint is encouraging anyone impacted by the shutdown to connect with Senator Gary Peters’ Flint Regional Office for casework support and assistance navigating federal agencies.
For additional support, residents can also contact the City of Flint Communications Office at (810) 766-7346.
• Rental home improvement program: Flint was awarded a grant to help residents with disabilities upgrade their rental homes.
• Evictions: Evictions are on the rise in Genesee County, likely due to escalating housing costs and other housing issues.
• Short-term rentals: Michigan House bills were introduced in late October 2025 that would allow local governments to tax short-term rentals, such as those found on platforms like Airbnb.
City of Flint Police Department:
The City of Flint Police Department is offering free active shooter training to community organizations, schools, and churches to help strengthen safety and protect residents.
These trainings are designed to help protect lives and give individuals the tools they need to respond in an emergency. Considering the recent tragedy in Grand Blanc, the City of Flint wants everyone in our community to be equipped with the skills and knowledge to deal with the worst situations
The training covers:
• Notification procedures
• Safe evacuation
• Survival Techniques
• Barricading in place
Organizations looking for more information or who want to schedule training can call (810) 237-6868.
ADVERTISE YOUR SERVICE OR BUSINESS WITH GLA CONSIDER RUNNING AN AD IN OUR NEWSLETTER AND ONLINE
Advertising not only offsets the cost of newsletter printing and member outreach, it also provides services to our association from sources who are excited to work with us at reason- able and reliable rates. Our newsletter reaches an extensive network of real estate investors. Please refer to our local businesses when possible and let them know you saw their ad. If you are interested in placing an ad or know someone who is, the rates are as follows:
GLA SUGGESTION FORM
What do you like most about the GLA?
What changes would you like to see?
Meeting topic suggestions
Member benefits you’d be interested in
Vendors you’d like to see at meetings
Comments
The following is optional:
Name
Phone Email
Would you like to be on committe? Yes / No
VIDEO RECORDING AND PICTURES CAN REDUCE DISPUTES
Reduce disputes with tenants by videotaping or taking pictures with your cell phone or camera of the unit’s condition before move-in and after move-out. If you do this when the unit is vacant, the tenant cannot claim his or her privacy was invaded. When move-out is completed, repeat the process again and have evidence of any damage that occurred during the occupancy of the affected tenant.
GLA BOARD OF DIRECTORS
2025-2026
Ed Constable - President (810) 938-3339
edconstable1@yahoo.net
Aaron Dionne - Vice President (248) 705-1399 rangerbronco@charter.net
Bryan Udell - Treasurer (810) 287-4486 cbu@homeventures.com
Bobbie Kirby - Exec. Director 810-919-5130 ledesta1@att.net
Michael Kennedy - Secretary (810) 210-7347 Kennedyhousing1@gmail.com
BOARD MEMBERS
Bernard Drew
(810) 422-3655 mrbdrew@gmail.com
Craig Fiederlein (810) 232-1112
cfiederlein@cflegal.net
Ryan Scully (810) 577-3146 scullyrealestateteam@gmail.com
Terry Hanson (810) 767-2500 terrylhanson@yahoo.com
Political Action Chairman
Henry Tannenbaum (810) 238-2600 hrt@USOL.com
Ohunwa Carthan 810-259-2724 caribo1387@att.org
Office Secretary
Amanda Lynch (810) 767-3080
Contributor Linda MacKay
DISTRICT COURTS
STATE LEGISLATORS
SENATORS
Ruth A. Johnson (R) Senate District 24
Contact: Senator Johnson Phone: 517-373-1636
Kevin Daley (R) Senate District 26
Contact: Senator Daley Phone: 517-373-1777
John Cherry (D) Senate District 27
Contact: Senator Cherry Phone: 517-373-0142
REPRESENTATIVES
Graphic Designer
Melanie Fiederlein (810) 288-9334 melfiederlein@gmail.com
