Apartment Times Magazine July/Aug 2019

The official publication of the Greater Charlotte Apartment Association

July | Aug | 2019

Charlotte Water

An In-depth Discussion with Director Angela Lee

MOLD: An Inexact Science

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Greater Charlotte Apartment Association’s

JULY BREAKFAST GENERAL MEETING

ACTIVE SURVIVAL TRAINING GC

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Active Survival Training is designed to empower individuals with optionbased skills to survive a violent incident. It is high energy and does not use any hands-on demonstrations or surprise scenarios.

Hear Keynote Speaker, Chris Kopp, Founder of Lockdown International, a service-disabled, veteran-owned small business that provides active survival training to the Greater Charlotte area.

JULY 17, 2019

8:30 AM - 12:00 PM

Sponsored By

An active shooter situation at an apartment community would be a terrifying situation, but being prepared ahead of time can save lives.

HILTON CHARLOTTE CITY CENTER /// 222 East 3rd Street, Charlotte, NC 28202 /// GREATERCAA.ORG/EVENTS $60 GCAA MEMBERS; $80 NON-MEMBERS /// 2.5 CECS /// REGISTRATION/CANCELLATION DEADLINE: NOON ON JULY 15 apartment times

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6060 Piedmont Row Drive South, Suite 575, Charlotte, NC 28287 704/334-9511 • 704/333-4221 (fax) • www.greatercaa.org The Apartment Times is published by the GCAA ©2019. The GCAA grants permission to reprint articles from Apartment Times, provided that credit is given to both the author and the publication, with the exception of information reprinted from other media, in which case permission must be obtained from the original source.

MISSION The GCAA promotes the interests of its members through legislative advocacy, education and networking; and supports housing quality, value and choice throughout the Greater Charlotte community.

GCAA 2019 SPONSORS These member firms, recognizing the importance of the GCAA’s purposes and objectives, have provided additional, sustaining support to the Association. Please give them careful consideration, whenever possible, in your business.

EXECUTIVE

AFR Furniture Rental • Brownlee Whitlow Praet, PLLC • Charter Communications • CORT • Crescent Communities • Dasmen Residential • Grandbridge Real Estate Capital, LLC • Loebsack & Brownlee, PLLC • Night Owl Contractors, Inc. • Redi Carpet • Rent Ready • RKW Residential • Sherwin-Williams • Spangler Restoration

CORPORATE

1st Choice Construction Management • BH Management Services, Inc. • Full House Marketing, Inc. • Ginkgo Residential • Greystar • HD Supply Facilities Maintenance • Impact Trash Solutions • Middleton Meyers • REAL Floors Inc. • Turner Asphalt Inc. • Weinstein Properties • Westdale Real Estate Investment & Management

SUPPORTING

ARD Distributors • Blue Ridge Companies • BluSky Restoration Contractors, LLC • Carocon Corporation • Charter Properties • Glass Doctor • Marsh Properties • My Niche Apartments • Pineapple Group, LLC • SYNCO Properties

RESERVATION/CANCELLATION POLICIES FOR GCAA EVENTS: Dinner Meetings/Seminars: Reservations/cancellations must be made (either online or via email) by the deadline published for each event on the GCAA’s website calendar (www.greatercaa.org).

NAA Education Classes: Registration and/or cancellation in writing only at least 14 days prior to initial scheduled class. For all GCAA events: No-shows and late cancellations will be invoiced.

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2019 Board of Directors President - Holly Casper, CAM, CAPS Vice President - Darline Cobb Treasurer - John Scott Trotter Secretary - Cel Thompson Immediate Past President - Jennings Snider Gabrielle Bouknight, CAPS Brian Brand Janet Brinkley, CAS Jonathan Cheville, CAMT John DeMario Michael Gosselin Kate Irving Jarrell, CAM Nicole Kennedy Chris Loebsack Lynn Ramsey, CAPS Mike Rinaldo, CAM, CAS Wendy Sikorski Michelle Smith, CAS Russell Tindall, CAPS Michael Tubridy Deidre Wilson, CAM, CAPS Brianna Wood, CAM Maryam Zeledon, CAM

GCAA Staff Kim Graham, MPA Executive Director kim@greatercaa.org Erica Apartment TimesTimes Editor Erica EricaCarter, Andrews, Carter, Apartment Apartment TimesEditor Editor Communications&MarketingManager Communications & Marketing Manager erica@greatercaa.org erica@greatercaa.org PatDorcy,Director of Human Pat Dorcy, Events & Resources & Special Programs pat@greatercaa.org Special Programs Director pat@greatercaa.org MichelleManns,DirectorofStrategic InitiativesandLegislativeAffairs Lonnie Harris michelle@greatercaa.org Financial Accounting Manager lonnie@greatercaa.org FranPetzold, FinancialManager fran@greatercaa.org Michelle Manns, Director of Strategic StacieMan, Events ManagerAffairs Initiatives & Legislative stacie@greatercaa.org michelle@greatercaa.org DanielSircy,Career Development & Daniel Sircy, Services Career Development & Member Director Member Services Director daniel@greatercaa.org daniel@greatercaa.org DawnWhite,OfficeCoordinator Dawn White, Office Coordinator dawn@greatercaa.org dawn@greatercaa.org To advertise in the Apartment Times please contact Erica Andrews at GCAA. 704.334.9511 x106 or erica@greatercaa.org

from your president

features 5 FROM YOUR PRESIDENT 6 FROM YOUR PSC PRESIDENT 7 MEMBERSHIP 8 FEATURE Charlotte Water 10 NAAEI PROFESSIONAL CREDENTIAL PROGRAMS

12 EDUCATION CLASSES

14 NEW CONSTRUCTION BUS TOUR

16 CAREER ADVANCEMENT TRAINING

18 FEATURE Mold: An Inexact Science

21 RPM CAREERS Center Grand Opening

22 APRIL GENERAL MEETING RECAP & LEASING AND MANAGER APPRECIATION

24 GOVERNMENT AFFAIRS

26 LEASING & MANAGER APPRECIATION

32 REHAB BUS TOUR

Keeping up with

CHARLOTTE 109…That’s the number of new people who move to Charlotte every day. It’s estimated that 75% of new Charlotte Holly Casper residents will rent an apartment until they decide where to live permanently although many rent indefinitely. Charlotte is expected to grow by an additional 300,000 residents by 2040, which would translate into approximately 100,000 more apartments needed to house the newcomers at present absorption rates.

As we all know, it can be a challenge today to find new team members to join our teams. Many of us have started turning to different industries, such as hospitality, retail and construction. With the new supply coming into the market and the need to educate job seekers about the multifamily industry, the GCAA Board wanted to establish additional committees, programs and education to help our membership.

The GCAA Board recognized this problem last year and created a new Multifamily Career Awareness Committee for 2019. Committee members have been busy over the last six months working with members and GCAA staff on several new initiatives including the Residential Property Management (RPM) Careers Exploration Center and the Hiring Extravaganza.

The Career Center will help us introduce high school students to the apartment industry with interactive technology and a sneak peek at the fun side of apartment living. The recent Hiring Extravaganza that featured 25 management and staffing companies, gave the public a chance to apply for living-wage apartment industry jobs with significant upward mobility. There were over 100 attendees looking to join the multifamily industry.

In addition to those two activities, the GCAA is embedding the CAMT and NALP credential programs into local public high schools. In fact, this summer a cohort of 2019 high school graduates from Charlotte-Mecklenburg Schools will complete a three-week CAMT fast-track course with some of our Education Advisory Council members as instructors. The companies that have made contributions to sustain the embedded high school credential program will get first dibs at hiring the summer program graduates.

We know the pressure on our local apartment communities with the current staffing shortages. It’s part of the work of the GCAA to be responsive to you, our membership, just as we are responsive to the residents in your apartment communities. With every new person who moves to Charlotte our jobs will be that much more difficult if we can’t attract qualified candidates to this industry.

So, I encourage you to support our Multifamily Career Awareness Committee. Get involved as time permits and bring a co-worker to get them involved. I promise you this is an investment that will pay dividends to all of our bottom lines and peace of mind. apartment times

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from your products and services council president

Reflections at the Midpoint Hi PSC Fam! School is out and all the pools are open.

It’s officially summer and that means it’s officially TURN SEASON! This is when everything goes into overdrive and you have to double or triple your workload just to keep up. For a lot of us, the bulk of our business will be generated between May and September. Those demands can be brutal, Janet Brinkley which sometimes leads to putting your needs on hold to get the work done. We think we are doing the right thing, convincing ourselves that we’ll make up for it later. I’ve been on that hamster wheel for years!

As I sat in another airport waiting on another delayed flight, it occurred to me that these last 4 months of constant travel felt like a turn season. But unlike a real turn season, no one else was on the struggle bus with me! I was living out of suitcases and different time zones and struggling to juggle all of my time commitments. Keeping myself energized, motivated and engaged became challenging.

Needing a reboot, I took a week off and left it all behind—the laptop, work phone—everything. I’ve never done that before. Like a lot of us in this business, if I took any time off during turn season, work came with me or I didn’t take any time at all. NOT ANYMORE—I am a changed woman! Y’all, we have had it ALL wrong for years!

After some reflection, I realized that I was only keeping up with demands, not getting ahead of them. I was too tired to be proactive and nothing was getting the best version of me. The complete opposite was true after the break. I had a renewed sense of purpose and clear head which has led to some of my best work. You don’t have to tell me twice—LESSON LEARNED! The takeaway—when TURN SEASON begins to consume your world and the ensuing chaos begins to drain the life out of you, learn from this old gal and give yourself the gift of a real break. The best version of you says thank you in advance.

Join a GCAA PSC Subcommittee The overriding goal of each group is to enhance the relationships between owner/management and associate (supplier) members.

Specific areas of focus for each subcommittee are detailed below.

Associate Development: This group develops and executes a variety of programs designed to increase associate members’ awareness of and involvement in the PSC, the GCAA and the apartment industry.

Trade Show: These volunteers help plan an annual Trade Show to showcase our associate members’ products and services. This event has long been the largest multifamily industry trade show in the Carolinas!

Golf: This group helps plan a day of high-quality networking and charitable fundraising via an enjoyable golf outing.

Executive Event: These volunteers play an important part in developing and executing key Associate-focused events.

Interested in joining a GCAA PSC Subcommittee?

Contact pat@greatercaa.org.

Glitterally yours, Janet

2020 Trade Show Update The 2020 Trade Show will be held at the Charlotte Convention Center on March 18th. We are pleased to announce that Leah Vinansky, Camp Construction, is our 2020 Chair of the Trade Show Committee. Leah is a member of the 2019 Leadership Lyceum class and is an active GCAA & PSC Committee member. She also chaired the Golf Committee in 2018 and was the recipient of the 2018 GCAA Volunteer of the Year Award. We are excited to have such a great addition to the PSC leadership for 2020.

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membership

WELCOME NEW MEMBERS These 22 companies joined the GCAA in the months of April and May 2019.

OWNER/OPERATORS 10 Federal MGMT LLC Contact: Tammy Atkins 919-685-6763 tatkins@10federal.com Small Owner/Management Company Enclave at Oakhurst Contact: Shanna Graham 704-536-4918 manager@enclaveatoakhurst.com Apartment Community Flats @ Indian Land Contact: Lisa Alcala 803-205-0835 flatsindianland@jmgrealty.com Apartment Community KeyCityVillas Contact: Tracey Walker 704-400-7000 keycityvillas@gmail.com Small Owner Management Company Lantower Luxury Living Contact: Jamie Hise 704-900-4599 support@lantowerresidential.com Owner Management Company Lexington Property Management, LLC. Contact: Kristen Swanson 978-360-7551 kristenswanson@lexingtonct.com Owner Management Company

The Newton Apartments Contact: Alicia Anderson 704-588-5646 Manager@newtonlakeside.com Apartment Community Novel Atherton Contact: Jennifer Kubitz 704-944-4991 novelathertonmgr@greystar.com Apartment Community Park at San Remo Contact: Danielle Ealy 704-835-5900 dealy@bluestonepremier.com Apartment Community Riverside Flats at Aberfoyle Village Contact: Julie Williams 704-519-4219 Julie.w@mynicheapartments.com Apartment Community Riverwalk Apartments Contact: Valerie Cardoza 803-329-0015 manager@riverwalkapartments.com Apartment Community Sharon Lakes Contact: Wendy Escobar 704-835-5900 manager@sharoncrossing-apts.com Apartment Community

Signal Hill Prolitec, Inc. Contact: Kelly Davis Contact: Jennifer Rodkin 704-873-5000 414-323-9690 signalhillmanager@ jrodkin@prolitec.com wellingtonadvisors.com Supplier Apartment Community StewartMarr Contact: Arkon Stewart ASSOCIATES/SUPPLIERS 704-996-0471 arkon@stewartmarr.com ADG Realty Investments, LLC Supplier Contact: Alicia Thomas 704-713-8854 WellKept adgrealtyinvestments@gmail.com Contact: Brittany Bonaparte Supplier 704-737-3944 brittanybonaparte@wellkept.com American Restoration Supplier Contact: Jo Beth Rambo 704-482-7586 YottaReal jobethrambo@amrest.com Contact: Dan Smith Supplier 470-786-3186 daniel.smith@yottareal.com Delaware Elevator Carolinas Supplier Contact: Stefanie Lundmark 704-604-1868 pflanagan@delawareelevator.com RENEWALS Supplier Lowe’s Contact: Lauren Lorenti 704-335-5049 lauren.m.lorenti@store.lowes.com Supplier Modern Message Contact: Rick DeNenno 302-690-3421 rick.denenno@modernmsg.com Supplier Sponsor: Brittany Othmer

Thanks to these 17 members for renewing their GCAA membership...

Concord Ridge Continuum 115 Epproach Communications Fincor Construction, Inc Garden Villas Haven at Regent Park Maple Run Apartments New Horizons Unlimited LLC Oaks at Little Dutchman Creek Oaks, The (SYNCO) Overton Row Pesta Finnie & Associates LLP Providence Row Strategic Management Partners The Anderson VW Multifamily, Varner Commercial Wafra Investment

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T

feature

C ha rl o t t e Wa t e r An In-depth Discussion with Director Angela Lee

The City of Charlotte’s water department is the 17th largest water utility in the nation - comprised of 16 divisions, 17 locations and 958 employees serving a region that includes the towns in Mecklenburg County and connections to adjacent jurisdictions like South Carolina.

Charlotte Water is one of less than 10 utilities in the U.S. with a AAA bond-rating.

Angela Lee has led the department since 2018, when she made history as the first woman of color to serve as its Director. Lee knows all about the innerworkings of Charlotte Water having been associated with the department for more than 30 years in various roles. She got into the water business in 1988 with the City’s street maintenance division.

Soon after, the Director of CMUD (the former name for Charlotte Water) placed her under an Assistant Director working with wastewater treatment and collection. In 2015, she was promoted to Chief of Operations for wastewater collections and water distribution which was her last role before becoming Charlotte Water Director.

According to Lee, Charlotte Water pumps over 100 million gallons of water per day into our local community that’s consumed by residents, commuters and visitors. GCAA Executive Director, Kim Graham, recently discussed all things water with Director Lee. What do you think about the growth in Charlotte?

One thing the growth has us [Charlotte Water] doing is planning.

And, we don’t just plan five or ten years, we are 40-50 year planners.

We have to stay ahead of the growth curve so we don’t end up in a situation where we can’t provide. We are still in that planning mode, and it’s because we’ve done the prior planning that we’re in a good position now to handle the 100 people moving to Charlotte daily.

Even with the good planning that we’ve done, we still have areas in our system where we’re putting in projects now to make sure that we have proper capacity to support where the community needs to go. I feel like I’m fortunate to be director during this time because it could be a totally different situation where we’re in a stagnant community worried about whether we have enough residents to support the utility and what we need to do.

Director Lee stands in front of the basins that hold water collected from Mt. Island Lake.

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What happens within the water department when there’s a reduction in population like we’ve seen in other metropolitan areas like Detroit?

It’s a balancing act but you have to remember that there is a baseline that always has to be maintained. When you look at our water rates, that covers our baseline. Then what’s variable is the usage. We have to balance that and make sure that the utility has enough insulation for the low periods. On the other hand, when you just look at the baseline demands on Charlotte Water, we still have to maintain the tanks, maintain the plants, maintain and rehab the pipelines because those things continue to get older whether we gain 1 customer or 1,000.

If you could give a public service announcement to the community, what would it be?

When we look at our cause of sewer overflows, the #1 cause is cooking grease poured down drains. So, we’ve created a partnership with

property management companies to educate residents on the proper disposal of grease especially during Thanksgiving and other holidays.

I’d love to tell residents to think of a better way to dispose of cooking grease whether that’s with an old coffee container or a mason jar because sewer overflows are an environmental hazard.

How do you decide pricing for water and when increases are needed?

We have a 10-year rolling financial plan that looks at the capital program that we need to support, the fixed cost and then there’s a prediction Director Lee congratulates John McBride on 26 years of service.

on consumption. Right now, even though Charlotte’s growing, our consumption numbers - when you look at the number of people aren’t growing. That’s because of the low-flow fixtures that are going into most of the new housing, whether multifamily or single-family.

You would think our consumption would be growing at a faster rate but it’s not. We roll all of those variables in as well as look at our debt service. It’s really a comprehensive financial model that determines and predicts what our rates will be for the next 5-10 years. And, we go in and tweak that each year by comparing our assumptions related to debt service, consumption, number of customers and so on. There is a robust internal process to really examine our costs because we want to remain affordable.

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naaei professional credential programs

Ins tr u c to r S p o tli g h t Chris Moffett, Greystar, shares his experience as an instructor for the GCAA. How long have you been an instructor?

I would say I have officially/professionally been an instructor since I started my role as a Regional Maintenance Manager with Greystar five years ago. I also took my oath to become an NAAEI faculty member this year.

What does teaching entail?

Teaching entails an amalgam of several diverse yet cohesive aspects within the teacher as well as their relationship with the student. I do not see how you can be the best you can be in terms of efficacy if you don’t have an honest desire to help others achieve. Other important factors include understanding how to prepare, having a basic understanding of communication (not just verbal), patience, a good ability to listen and/or observe and a strong ability to adapt to the unexpected. No two classes are the same, and no matter how much you prepare you can’t possibly foresee every curveball that can (and will) be thrown at you from any direction while you are in front of the class (personally, I find that part exciting). Lastly, teaching requires staying present for your students. You must maintain a strong level of

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humility and a steadfast understanding that the time in the classroom is about them- not you. However, every class is an opportunity for the teacher to learn as well. Stay curious and open-minded.

What do you gain out of the experience?

I learn something new in almost every class I teach whether it be about the subject or more importantly about who I am as a person. It really is a wonderful vehicle for growth. More importantly, I live for the connection. I love seeing the light bulb moments and that light followed by the learner’s success. I’m a firm believer that life is about relationships and experiences. Every class I teach is an experience where I'm forming new relationships or strengthening existing ones.

There is also something to be said for the vulnerability shared between teacher and student. The student is there stating “I do not know this thing and I am relying on you, the instructor, to help me find an understanding so that I may grow.” Even if the relationship only lasts through the class, it has the potential to be an extremely honest one.

Why is it important?

In this wonderful world where we have seemingly endless knowledge at our fingertips, there is one thing lacking from these avenues human interaction. I believe relationships and experiences are two of the most important things. Teaching provides an opportunity to bring interaction face to face or human to human directly. I truly believe this is an extremely important component to learning in this world as interacting with people is very much a part of our everyday lives - no matter what we do for a living. The possibilities really are endless.

Boost your knowledge, skills, and confidence!

Certified Apartment Manager WE RECOMMEND THIS COURSE for community managers and experienced assistant managers.

Sept 11, 18, 25; Oct 2 & 8 $965 members $1320 non-members

Earning your CAM credential allows you to demonstrate that you have the knowledge and ability to manage an apartment community and achieve the owner’s investment goals. The CAM credential positions you well for career opportunities and advancement.

YOU’LL LEARN ABOUT: • Occupancy rates

• Apartment turnover

• Comprehensive marketing plans

• Working with contractors and vendors

• Sales team management and product readiness

• Recruiting high-caliber employees

• Equitable treatment of current and potential residents • Resident retention and maintaining a positive company image • Communicating with residents • Customer service and issue resolution

Become an apartment industry insider!

• Employee orientation and training • Employee evaluation

• Employment regulations and record keeping

• Analyzing the property’s financial operations and taking corrective actions for underperformance

• Enforcing company policy and complying with laws and regulations • Property inspections • Preventive maintenance programs • Service request process

• Monitoring property performance to achieve the owner’s investment goals • Accounting principles and practices

• Maximizing net operating income Certified Apartment Supplier • Reporting property performance accurately

WE RECOMMEND this course for suppliers of apartment products For more information, visit www.naahq.org/CAM. Availableor in services. person and online To locate an affiliate offering this course near you, visit Online member price: $825 Earning your CAS credential allows you to network with peers from www.naahq.org/education-careers/find-a-course. www.GoWithVisto.org

Sept 11, 18, 25; Oct 2 & 8 $495 members

other supplier companies, as well as with community managers. CAS will help you understand the everyday challenges that apartment management customers face and help you develop unique selling propositions to meet those challenges.

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YOU’LL LEARN ABOUT:

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gcaa education

GC

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education CL ASSES 2019 Certified Pool/Spa Operator (CPO) Course

August 13 9:00 am – 4:00 pm $125 for GCAA members; $165 non-members CECs: 6 Instructor: Roy Fielding Location: GCAA Career Development Center

One-Day Course (5-Year NC Certification): Last class in 2019!

Meets all the requirements of NC’s Public Swimming Pool Statutes.

SC Evictions Refresher Lunch and Learn July 12 10:30 am – 1:30 pm $59 members; $79 non-members CECs: 2 Instructor: Ryan Huggins Location: GCAA Career Development Center

Whether you use an eviction law firm or file them yourself, it is critical to learn how evictions work in SC since most eviction cases are lost by managers before they are ever filed.

Managing Attorney Ryan Huggins, Loebsack & Brownlee, PLLC, will review best practices and their legality/enforceability in the state of SC. Learn how to reduce/avoid liability for practices that many people think are acceptable but are not!

Landlord-Tenant Law August 21 9:00 am – 4:30 pm $159 members; $199 non-members CECs: 6 Instructor: Patrick Johnson Location: GCAA Career Development Center

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Attorney Patrick Johnson, Partner, Brownlee Whitlow & Praet, PLLC, will cover the most important legal issues associated with operating multifamily rental property in NC, including a complete review of these topics: evictions & lawsuits, NC debt collection laws, landlord legal myths, referral fees and other regulatory issues, industry trends in charging fees to residents, early termination fees, minimum notice fees and concession charge-backs, 2019 legislative update and discussing national fair housing trends.

gcaa education

Leasing 101 with Mindy McCorkle September 10 9:00 am – 4:30 pm $149 members; $179 non-members CECs: 6 Instructor: Mindy McCorkle Location: GCAA Career Development Center

This seminar is for those who are new to the apartment leasing world or need a refresher. Come gain valuable information to help you get your foot in the door!

EPA Section 608 Certification: Two Day Class September 12 and 13 9:00 am – 5:00 pm $209 members; $269 non-members CECs: 8 Instructor: Donovan DaCosta, CAMT Location: GCAA Career Development Center

You Will: • Get solid HVAC training • Become fluent in R-410A • Become EPA Certified

GCAA Hands-On Appliance Troubleshooting and Repair October 15 9:00 am – 4:00 pm $129 members; $159 non-members CECs: 5 Instructor: Vann Flippen Location: GCAA Career Development Center

This seminar provides students with the skills and experience to service major appliances. The course includes both classroom and hands-on instruction.

Students learn tips and ideas to work more efficiently, trouble-shooting techniques from assembly to electrical schematics, and how to read and understand error codes.

GCAA HVAC Hands-On Troubleshooting October 16 9:00 am – 4:00 pm $129 members; $159 non-members CECs: 5 Instructor: Vann Flippen Location: GCAA Career Development Center

In this seminar, you will learn everything you need to know from A-Z about HVAC systems. You'll get hands-on troubleshooting experience and learn about: terminology, tools, charging procedures, thermostats, evaporator coils, compressors, head pressure, fan, electrical systems, charging procedures, compressor theory and operation refrigerant flow and cycle.

Please visit GCAA’s website for full details about each class and to register online for courses and seminars: GreaterCAA.org.

Sponsorships are available - contact pat@greatercaa.org apartment times

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new construction bus tour

GCAA'S NEW CONSTRUCTION

BUS TOUR 09.27.19 FEATURING Alta Warp + Weft Wood Partners

Uptown 550 on Stonewall Northwood Ravin GC

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TIME Registration will be at 9:30 am Social to follow at 3:30 pm LOCATION TBD COST $90 GCAA Members; $110 Non-Members RSVP greatercaa.org/events Registration/cancellation deadline is noon on 09.24.19 BUS TOUR SPONSORSHIP & ADVERTISING For current availability, please contact pat@greatercaa.org 14 apartment times

Draper Place RKW Residential

Novel Montford Park Greystar

www.carolinapoolrenovations.com 704-784-6626 - Office Serving Carolinas for 25 years

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years sraServing ey 52 rofCarolinas saniloraCfor gn25 ivre S ecif704-784-6626 fO - 6266-487-4Office 07 mowww.carolinapoolrenovations.com c.snoitavonerloopanilorac.www apartment times

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career advancement training

Pool Operator Certification GC

aa

GCAA offers MANY course options to suit your specific training needs and busy schedules!

This certification is REQUIRED in the state of North Carolina, so GCAA is here to provide the training!

Whether your techs need NC Certification, would prefer National CPO Certification, or are just looking for a refresher course in pool operation & maintenance, we’ve got your teams covered.

POOL SCHOOL 2019 One-Day Course (5-Year NC Certification): Meets all the requirements of NC’s Public Swimming Pool Statuses.

August 13 is the last class in 2019. $125 for GCAA members; $165 non-members. 6 CECs per session.

About the Course Instructor: Roy Fielding has been a teacher with the GCAA for over 19 years and retired as1a Senior at Page the University of North Carolina at Charlotte after 40 ATimes page edits 011419.qxp_Layout 1/14/19Lecturer 8:29 AM 13 years as a professor. He has given aquatic related presentations in Germany, Malaysia, Canada as well across the United States. Mr. Fielding has served as a Chapter volunteer for over 40 years.

REGISTER ONLINE

GREATERCAA.ORG/EVENTS

career advancement training

GC

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EPA

Section 608 Certification Two Day Class September 12 & 13 • 9 am - 5 pm Type 1 A Type I technician primarily works on small appliances such as domestic refrigerators, window air conditioners, PTACs and vending machines.

Type 2 A Type II technician primarily works on equipment using a high pressure refrigerant such as HCFC-22. The equipment includes residential air conditioners and heat pumps, supermarket refrigeration and process refrigeration.

Type 3 A Type III technician primarily works on equipment using a low pressure refrigerant such as HCFC-123 or CFC-11. The units are primarily chillers.

CECs: 8 Place: GCAA CDC RSVP greatercaa.org/events Cost: $209 members $269 non-members REGISTRATION DEADLINE 09.10.19 Meet Your Instructor: Donovan DaCosta, CAMT. Donovan “DEE” started his career in the apartment industry over 2 decades ago as a groundskeeper.

He worked his way up and is the Vice President of Maintenance Training and Operations with Occupancy Heroes Incorporated.

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career advancement training

Landlord-Tenant Law

You really can't afford to miss this seminar! Attorney Patrick Johnson will cover the most important legal issues associated with operating multifamily rental property in North Carolina, including a complete review of the topics below PLUS discussion of the most recent changes to laws affecting NC landlords.

• • • • • • • •

Evictions & Lawsuits – Issues, defenses and ways to win NC Debt collection laws Landlord legal myths – including newly explored myths Referral fees and other regulatory issues, including Real Estate licensure laws Industry trends in charging fees to residents, particularly utility fees Early termination fees, minimum notice fees and concession charge-backs Legislative Update Discussing national Fair Housing trends Instructor, Patrick Johnson, partner attorney with Brownlee Whitlow & Praet, PLLC

DETAILS Date: Time:

Place:

Cost:

CECs: RSVP:

August 21, 2019 9 am - 4:30 pm (registration at 8:30 am, 90 minute lunch break) Piedmont Natural Gas 4720 Piedmont Row Drive, 28210 (Piedmont Town Center at South Park - near Brio Tuscan Grille) $159 GCAA Members $199 Non-Members 6 greatercaa.org/events Deadline to make or cancel a reservation is 12 pm on 8/10/19.

Executive Sponsor

Leasing 101 with Mindy McCorkle

September 10, 2019

This seminar is for those who are new to the apartment leasing world or need a refresher.

Not a leasing agent yet but would like to work in this growing and fabulous industry?

Instructor, Mindy McCorkle, Enhancement Talent Development

Learn valuable information such as: • • • •

Fair Housing and other laws impacting the leasing process Social media and marketing best practices Prospect relations both live and virtual The magic of the tour and getting a "yes"

Sponsored by

Come gain valuable information to help you get your foot in the door!

Time: 9 am - 12 pm Place: GCAA Career Development Center CECs: 3 Cost: $109 GCAA members; $139 non-members

RSVP: greatercaa.org/events Deadline to make/cancel a reservation is 12 pm on 9/8/19. apartment times

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feature

MOLD AN INEXACT SCIENCE

M

old is a natural part of our environment and serves a useful purpose outdoors. But indoors, if mold spores land on wet or damp surfaces and start to grow, there is great potential for building damage and health problems.

Poorly ventilated bathrooms, basements, and damp crawlspaces are some of the most common areas where mold can appear. Wherever it happens, it’s important to not only treat the symptom (clean up the mold) but to also - dry any water-damaged areas, identify and correct the moisture problem and prevent it from returning.

Shopping centers and strip malls have flat roofs, which are prone to leak, especially during a rainy season. The water often penetrates the ceilings of retail stores, but also travels behind and between the walls. If water leak onto the floor, it will wick up the walls as it travels around and between spaces.

Often a retail tenant calls the property manager who dispatches a remediation company to clean up the water and dry out the structure.

The clean-up can be assessed visibly, but when the space behind the walls is not properly and completely dried out, the secondary damage can be significant. Specifically, mold spores that are always in the air

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"Every building has the potential for mold growth." looking for a place to grow will find their way into the damp areas, and within 24 to 48 hours mold growth will begin. If the mold is not visible, it may take months before the problem is recognized.

Detection and Remediation Six months later, the retail tenant calls the property manager and says they smell mold. When a certified mold expert comes to inspect, he/she finds that the mold growing behind the baseboard, in the walls and ceiling is significant, and the air quality samples in the space measure an unhealthy level of mold spores. The tenant cannot stay in the space and continue to service its customers.

Aside from the health issues of the air quality, the property manager may now hold the original remediation company liable for negligence in cleaning and drying the space properly. The tenant is losing money every day and will likely hold the property owner responsible for the lost revenue and customers.

While the lawyers are at work, the property manager could be held liable for the extensive remediation of the mold growth.

Cases like this can have far reaching ramifications on insurance costs, lease terms, company and personal reputations, and in some cases legal fees alone could threaten a company’s very survival. Every building has the potential for mold growth. It is not a matter of if, but when. Moisture and an organic food source are all that mold needs to flourish. Wood, paper, fabric and leather are some good examples.

In the case of water infiltration, the situation can be very serious.

Remediation or restoration companies are well-equipped to clean up the mess and restore the structure. When interviewing a detection or remediation company, ask if they have a certified mold inspector on staff or a third-party with whom they work. This will transfer the liability to the mold inspection company. This is crucial.

The additional upfront cost will pay for itself ten times over when you find yourself in a situation as described above.

Actions that will help to reduce humidity: Prevention The Environmental Protection Agency (EPA) is the foremost authority on mold prevention. Their experts say that Moisture Control is the key to Mold Control: •

• • • •

•

When water leaks or spills occur indoors - ACT QUICKLY. If wet or damp materials or areas are dried 24-48 hours after a leak or spill happens, in most cases mold will not grow.

Clean and repair roof gutters regularly.

Make sure the ground slopes away from the building foundation, so that water does not enter or collect around the foundation.

Keep air conditioning drip pans clean and the drain lines unobstructed and flowing properly.

Keep indoor humidity low. If possible, keep indoor humidity below 60 percent (ideally between 30 and 50 percent) relative humidity. Relative humidity can be measured with a moisture or humidity meter, a small, inexpensive ($10-$50) instrument available at many hardware stores.

If you see condensation or moisture collecting on windows, walls or pipes - ACT QUICKLY to dry the wet surface and reduce the moisture/water source. Condensation can be a sign of high humidity.

1. Vent appliances that produce moisture, such as clothes dryers, stoves and kerosene heaters to the outside where possible.

(Combustion appliances such as stoves and kerosene heaters produce water vapor and will increase the humidity unless vented to the outside).

2. Use air conditioners and/or de-humidifiers, when needed.

3. Run the bathroom fan or open the window when showering. Use exhaust fans or open windows whenever cooking, running the dishwasher or dishwashing, etc.

Actions that will help prevent condensation: 1. Reduce the humidity (see steps above).

2. Increase ventilation or air movement by opening doors and/or windows, when practical. Use fans, as needed.

3. Cover cold surfaces, such as cold-water pipes, with insulation.

4. Increase air temperature.

Source material for this article was provided by the Environmental Protection Agency (EPA), the National Apartment Association and Smith Environmental Services.

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rpm careers

GCAA's RPM Careers Exploration Center GRAND OPENING on June 13, 2019

THANK YOU to all that participated! apartment times

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GCAA Careers Event 040819-2.qxp_Layout 1 4/8/19 12:22 PM Page 1

april general meeting & leasing and manager appreciation

GC

APRIL GENERAL MEMBERSHIP MEETING

April 25, 2019

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Thank You to CORT for sponsoring this event!

From Tiny Homes to High-Rises Two stories of Inspiration, Hope and Success!

2018 CNN Hero & Keynote Speaker, Chris Stout, Cofounder & CEO of Veterans Community Project, speaks to the crowd.

Chris's service dog, Thomas, takes a break

Marcie Williams, RKW Residential, shares her experience in the multifamily industry.

Jessica Funck, Greystar, receives both her CAM and NALP credential.

Leasing and Manager Appreciation Night at Piedmont Social House on May 8, 2019

Thank You to AFR Furniture Rental for sponsoring this event!

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NATURAL DOG PARK PRODUCTS

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Goverment affairs highlights

Opportunity Zones: Are They a Viable Answer to the Housing Affordability Crisis?

There’s a lot of buzz locally and on the national level concerning Opportunity Zones as an option to alleviating the housing affordability crisis. Opportunity Zones are not new, but the concept certainly has caught on.

Daryl J. Carter, who spoke on behalf of the National Apartment Association and National multifamily Housing Council in his testimony before the House Committee on Financial Services on April 30, 2019, mentioned Opportunity Zones as one of the key strategies for meeting housing demand and addressing affordability.

He encouraged that the program be “enhanced” to incentivize rehabilitation of existing multi-family housing units. He also urged Congress to “support statutory modifications to reduce the basis increase necessary to qualify a multi-family rehabilitation project for Opportunity Zone purposes".

Locally, the City of Charlotte’s Economic Development Committee in May entertained an in-depth presentation and discussion on Opportunity Zones, launching a “City of Charlotte Opportunity Zone” website and identifying the City’s role, determining next steps and discussions regarding a potential “West End” Opportunity Zone.

Before we move any further, it is important to understand what an Opportunity Zone is. The IRS defines it as, “an economicallydistressed community where new investments, under certain conditions, may be eligible for preferential tax treatment". Under the Tax Cuts and Jobs Act in 2017 Opportunity Zones were created to identify areas that lacked jobs and are economically distressed and offers tax benefits to investors that bring job and housing opportunities to that area. To sum it up, there are three major categories of opportunity: 1) Deferral, 2) Capital Gain Reduction and 3) Appreciation Exclusion. So, who can benefit from this program?

Literally any US Taxpayer with capital gains (net 1231 capital gains) can potentially benefit from this tax incentive.

Opportunity Zones are identified based on census track numbers, which translate into corresponding zip codes. Opportunity 360 is a helpful tool that aides in identifying eligible Opportunity Zones, understanding the risks and the rewards associated with an identified area as well as the neighborhoods conditions. Also the irs.gov website provides various resources for understanding and locating Opportunity Zones.

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Within the area that GCAA serves, each of the ten counties has at least one region that qualifies as an Opportunity Zone. These regions were located using Opportunity 360 which produces a GEOID that converts to a zip code. For example, in Iredell County, Opportunity Zones can be found around the Statesville area in zip codes 28677 and 27013.

When looking at the prospects that could come from development within Opportunity Zones, it stretches well beyond just housing.

Opportunity Zones have the potential to add economic growth to an area and create jobs. Business owners looking to move to qualified Opportunity Zones have the potential to attract new capital or self-invest within their own company. The incentives provided for developers allow for the possibility of suburban sprawl as well as keeping lower-income individuals in their long-time homes as opposed to displacement. Furthermore, these projects also allow for the inclusion of community members when deciding on what is coming to their neighborhood. This has the potential to spark neighborhood involvement and enhance benefits brought on by investments in their community, but also NIMBY (Not In My Back Yard) opposition.

Developers can further benefit the communities they are building by cycling their differed capital gains back into that neighborhood’s economy. Continued development, jobs, or even the investment in neighborhoods programs can show success within the Opportunity Zones. Overall, Opportunity Zones can help to revitalize economically distressed areas by bringing commercial development, community goods, and services and aiding in the creation of affordable housing.

Within the Opportunity Zone program, there have been amendments that allow for the collaboration between the Low-Income Housing Tax Credits (LIHTC) program and Opportunity Zone funding. The collaboration between these two programs may have the potential to increase affordable housing supply and is a valuable option for investors. A major drawback to this collaboration however would be the lack of capital gains held by LIHTC partnerships.

There is also the fear of increased gentrification within the areas instead of creating affordable housing and jobs. Due to the infancy of the Opportunity Zone Program, investors have begun giving pushback at the regulations. It is vital for municipalities to monitor the creation of these properties to ensure investors aren’t cashing in on tax breaks within new properties and leaving little to no economic impact on the

area it’s meant to be serving. Along with this, there is fear that not all regions that were selected are in the greatest need due to the broad definition of “low-income community.” Lastly, questions around tax avoidance are also unsettling due to vague language within the legislation.

We believe Opportunity Zones can be the “opportunity” it presents.

However, skepticism looms. Seeing for many is believing and often with many government-based programs, there is concern for overregulation and bureaucracy, particularly in a strong economic market.

Real Estate is thought to be the most common type of investment, but there is the hope that business investments will also follow. Although Opportunity Zones could prove beneficial in some parts of our communities, they also have the potential of creating mixed-income neighborhoods and driving out lower-income individuals, which would be counterproductive.

AANC Update Lobby day was a huge success! The AANC met its goal for 100% legislative contact which was only 60% last year.

GCAA staff and members made contact with all 41 of its legislative representatives and met directly with 26 or 63% of them. A huge thank you to all who participated!

With regards to the AANC’s Legislative Agenda and the issues discussed with legislators, we had overwhelming support for HB769 Emotional Support Animals and HB880 - Landlord Tenant Changes!

Many of the legislators, however, opposed or were uncertain about their position concerning HB881/SB507 - Private Process Servers.

Due to the concerns of the Judiciary Chairmen (and the Sheriffs in their districts, along with the Sheriff ’s Association) the Senate did not take the bill up before crossover, however it has strong support within the caucus and from influential staffers. We continue to strategize on how to move the provisions forward in a different manner.

See GCAA members in action!

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upcoming events

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WHEN: THURSDAY, AUGUST 22, 2019 12 PM - 4 PM WHERE: SPORTSLINK SANDBOX VBGB (320 HAMILTON STREET, CHARLOTTE, NC 28206)

REGISTER GREATERCAA.ORG SAVE THE DATE Service Team APPRECIATION NIGHT AT TOPGOLF OCT 17, 2019

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RAM PAVEMENT Providing GCAA's Apartment Communities with the Best Price, Quality, and Service

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feature

Support Local Initiatives by Listing Your Properties on

NCHousingSearch.org

Support Local Initiatives by Listing Your Properties on NCHousingSearch.org NCHousingSearch.org is a free place to list and locate housing that is supported by a Charlotte-based nonprofit called Socialserve, a bilingual, Charlotte-based call center that connects people to housing and provides supportive, second chance employment. Socialserve offers professional housing location and listing services, assists displaced households in finding new housing, supports waiting list openings, and gathers housing data in 31 states across the country.

About NCHousingSearch.org Socialserve first provided online housing location tools and services for the Charlotte region only. In early 2007, Socialserve expanded to cover the entire state of North Carolina with the launch of NCHousingSearch.org, a free place to both list and search for housing. Socialserve also supports SCHousingSearch.com and dozens of other locally-branded online housing locators around the country.

Property providers are set up with free accounts and utilize the support of Socialserve’s toll-free, bilingual call center to list or update property information. Tenants can filter their housing searches using many search criteria and view property eligibility information, allowing them to target and contact only properties that meet their needs and for which they are more likely to qualify. Socialserve staff are trained to listen and take as much time as needed to help callers find list or find housing.

Socialserve also assists case managers through specialized access to information about property providers that have indicated a willingness to work with individuals who are experiencing homelessness or domestic violence, as well as veterans and any others who may face barriers to obtaining housing.

Who Uses NCHousingSearch.org?

Currently, over 6,200 property providers use NCHousingSearch.org to list over 42,500 units in the Greater Charlotte Area. Tenants use it too: 865,000 searches for housing in the Greater Charlotte Area were conducted on NCHousingSearch in the last year. During that same period, Socialserve’s local call center handled over 13,200 Charlotte area calls.

Why List Your Properties on NCHousingSearch.org?

NCHousingSearch.org Promotes Accurate and Owner-Verified Data Socialserve does not “scrape” property information from other 28 apartment times

stagnant online apartment listing sites. Instead, Socialserve invites property providers to create and “own” their free NCHousingSearch. org accounts to ensure that all property information is accurate.

Socialserve also follows up with property owners to keep their information current. As a result, renters are able to find and target available housing that meets their specific needs, and review the eligibility and screening criteria before contacting the property provider. Property providers using NCHousingSearch.org are also given a choice to market their properties to agencies serving special populations, if they wish.

A Housing Inventory Helps with Planning, Funding and Recovery Efforts Despite containing more rental inventory information than any other apartment finder site with almost 30,000 units listed in Mecklenburg County alone, NCHousingSearch.org has information on less than one-fifth of all rental units in the area. A comprehensive rental housing inventory would help highlight housing gaps, set goals, and provide a “go-to” database of housing opportunities in times of crisis, such as displacement due small or large events like apartment fires or natural disasters.

Socialserve Fosters Economic Mobility Many individuals in Mecklenburg County have experienced barriers to employment such as incarceration, addiction, and housing crises.

Socialserve hires locally and intentionally, recruiting from agencies like the Center for Community Transitions, Charlotte Family Housing, and more. As a certified Section 3 agency, Socialserve exceeds its commitments to hire people with low incomes in the Charlotte area.

Socialserve’s intensive training and support for employees provides them with customer service, sales, and data management skills and experience, building their capacity for greater earning potential, whether at Socialserve or elsewhere.

What Can You Do? Use NCHousingSearch.org as a free, local service to list your properties. Visit either Socialserve.com or NCHousingSearch.org and click “Login,” or call 877-428-8844 for assistance setting up your free account.

You are also welcome to share information about NCHousingSearch. org with anyone who is in need of housing search assistance. Those who prefer live help or have barriers to internet access and contact Socialserve’s toll-free, bilingual call center (877-428-8844), which is available Monday through Friday from 9 am to 8 pm.

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GCAA's Charity Golf Classic was a fundraising success.

The PSC presented a check for $2,000 to Crisis Assistance Ministry. apartment times

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rehab bus tour

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Brownlee Whitlow & Praet, PLLC is a property solutions law firm! We assist managers and owners of rental property and communities in North and South Carolina with their transactional federal, state and local law regulations compliance, collections, and, when necessary, litigation needs. With offices in Charlotte, Raleigh and Charleston, we represent the interests of property owners and managers in all aspects of landlord tenant law including: PURCHASE AND SALE OF PROPERTY INCLUDING CONTRACT NEGOTIATION AND SEC COMPLIANCE LEASE AND LEASE ADDENDUM PREPARATION AND NEGOTIATION POLICY REVIEW & COMPLIANCE ASSISTANCE DEFENSE OF PROPERTY RELATED CLAIMS COLLECTIONS EVICTION APPEALS FAIR HOUSING COMPLIANCE & DEFENSE MUNICIPAL CODE VIOLATION REPRESENTATION ___________________________________________________________________________________ Please contact us at:

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GCAA

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Remember a Member

MEMBERSHIP DRIVE January - November

Here's who to beat: Ashley Binga, Sycamore @ Tyvola

The drive is halfway over!

Holly Casper, RKW Residential Matt Gladden, Community Concierge Brittany Barclay Othmer, Tribridge Residential Jonathan Tee, Paragon Services Group

Why Participate? •

Receive a $50 Target Gift Card for every new member you refer that joins the GCAA!

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1st & 2nd place winners for most new members will be presented at the 2019 Bravo Awards.

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Visit our Website greatercaa.org & Follow us on Social Media

@greatercaa.org 34 apartment times

M E M B E R S H I P

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Greater Charlotte Apartment Association 6060 Piedmont Row Drive South, Suite 575 Charlotte, NC 28287

Address Service Requested

Apartments Communities - Pools and Clubhouses Common Areas

“Designed to increase value” Contract Sales and Design Division “ Helping create the perfect outdoor space for your properties and services.”

Incredible selection of outdoor dining, seating and more.

Why Choose Us • Complimentary Design Service • Design to Align & Enhance Property’s Brand • Annual Maintenance Contracts (Touch up, Repair, Re-strap, Re-sling, Glide Replacements) • Rental Agreements Available • White Glove Delivery • Showrooms in the Carolinas • Access to 50+ famous brands, collections & manufacturers for a turn-key process.

Famous Brands • Brown Jordan • Barlow Tyrie • Castelle Luxury • Gloster Sunbrella • Telescope Casual • Tommy Bahama • Tuuci Contact: Andrew Gave - Contract Manager Direct Line 980.202.6605 Email A.Glave@fhcasual.com North Charlotte, NC 6620 West W.T. Harris Blvd.

Charlotte, NC 28269 Phone 704.598.8787

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