IN THIS ISSUE: 23rd Annual Conference & Expo Photo Highlight
July 2012
Garden State Awards Nomination Forms Why Should I Train My Service Team? Hoarding: A Legal Perspective
Boilers and Burners Mechanical Contracting 24 Hour Service Sales, Service, Installation and Maintenance Certified Welding Energy Management Controls Steel Fabrication Emergency Mobile Boilers
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Consulting Engineers
Table of Contents July 2012 n Issue 4 THE OFFICIAL PUBLICATION OF THE NEW JERSEY APARTMENT ASSOCIATION
F E A T U R E S
14 16 18 20 21 29 30 34 I N
6 7 8 10 11 12 33 41
Tools of the Trade
Why Should I Train My Service Team?
Road to Success
Time Isn’t On Our Side
Conference Wrap-up
1,400 NJAA Members Convene in Atlantic City for the 23rd Annual Conference & Expo
Bloustein Study Multi-family Housing Industry Contributes $5.7B to State GDP and 1.2% of All Employment
2012 Conference & Expo Photo Highlight
Charitable Fund Golf Outing
Registration Form
In the Courts
Hoarding: A Legal Perspective
Garden State Awards
Guidelines Nomination Forms
E V E R Y
I S S U E Directors & Officers President’s Message New Members Members in the News Committee Corner Fast Facts PAC Contributors Education & Event Calendar
EXECUTIVE DIRECTOR Jean Maddalon jean@njaa.com VP OF GOVERNMENT AFFAIRS Legislative Editor Conor G. Fennessy conor@njaa.com DIRECTOR OF COMMUNICATIONS Editor Christine Haber christine@njaa.com DIRECTOR OF REGULATORY AFFAIRS & RESEARCH Fast Facts Editor Nicholas Kikis nicholas@njaa.com ACCOUNTING & OFFICE MANAGER Eileen Corbett eileen@njaa.com EVENTS MANAGER Damaris Zayas damaris@njaa.com EDUCATION COORDINATOR Jaclyn Olszewski jaclyn@njaa.com New Jersey Apartment Association - HQ 104 Interchange Plaza, Suite 201 Monroe Township, NJ 08831 Tel: (732) 992-0600 Fax: (609) 860-0060 Legislative Office 172 West State Street, Suite 304 Trenton, NJ 08608 Tel: (609) 393-5200 Fax: (609) 393-5222 www.njaa.com Cover & Table of Contents photos by: Larry Falkow, The Apts Magazine Trademarks, name brands and other copyrighted items used in this publication are the property of the respective owners. AIM Advertising Contact Christine Haber at christine@njaa.com or 732-992-0603 for rates and deadlines.
Directors & Officers 2012 Board of Directors Matt Adler, Adler Residential Michael Barry, Applied Development Company Michael Beirne, The Kamson Corporation Andrew Cohen, Rock Properties Joseph Collins, CALECO Vincent Comperatore, Comperatore Associates, Inc. George Cowden, Multi-Housing Depot by ARI Sue D’Angiolillo Apartment Finder William Diggs, Renaissance Equity, LLC Ann Emerson, Equity Residential Larry Falkow, The APTS Jonathan S. Gershen, The Gershen Group Andrew Goldberg, RestoreCore Michael Goldberg, Goldberg Realty Associates Alan R. Hammer, Esq., Brach Eichler LLC George Jacobs, JK Management, LLC Joseph Kazarnovsky, Fieldstone Properties, LLC Tom Kretsch Segal & Segal Ronald S. Ladell, AvalonBay Communities, Inc. Anthony E. Lauro, Affiliated Management, Inc. David Legow, Legow Management Company Jerome J. Lombardo, C.J. Lombardo Company Scott Machlovitz, Hilton Realty Jim McGrath, PRD Management Michael O’Dea, Hekemian & Company, Inc. Diana Penn, JMG Realty, Inc. Marshall Rosen, Solomon Organization Steve Rudolph AFR Furniture Rentals David Siegel, Coinmach Corporation Jeff Smith, Kriegman & Smith, Inc. Larry Stein, Appliance Brokers, LTD Meg Viezbicke, Apartments.com John Zoetjes, American Architectural Window & Door
NJAA Board Officers
President
1st Vice President
Brent Kohere
Michael Haydinger
Home Properties
First Montgomery Group
2nd Vice President
Vice President
William Dailey
Joseph Spadaccini
CIS Management Inc.
The Kamson Corporation
Vice President
Vice President of Associate Affairs
Jack Linefsky
John Cranmer
Value Companies, Inc.
Archer & Greiner
Secretary
Treasurer
Steve Waters
Lynne Aber
Morgan Propeties
Bertram Associates
Past Presidents Jeff Smith, Kriegman & Smith, Inc. Tom Kretsch, Segal & Segal Jonathan S. Gershen, Esq., The Gershen Group David Legow, Esq., Legow Management Company Peter J. Weidhorn Michael Goldberg, Goldberg Realty Associates Paul Kaliades, Renters Legal Liability Insurance Mark S. Rosen, Esq., Solomon Organization Norman A. Feinstein, Esq., The Hampshire Companies Herbert Brien, Lismarc Management Corp. Donald M. Legow, Esq., Legow Management Company Robert Goldberg, Goldberg Realty Associates Andrew B. Abramson, The Value Group, Inc. Richard Segal, Segal & Segal Sam Herzog, S.A.M. Holding Company Alfred Sanzari, Alfred Sanzari Enterprises (1932-2005)
Executive Director Jean Maddalon NJAA
July 2012 | AIM
President’s Message
Conference Wrap-up by Brent Kohere Home Properties
T
he saying goes “what happens in Vegas stays in Vegas,” but clearly what happens in AC needs to be shared. First I would like to thank the over 1,400 attendees, the 225+ exhibitors and the numerous sponsors, with a special thanks to our Signature Sponsors: Apartment Finder, Applied Companies and Investors Bank, for making this conference a huge success. Many of you have said positive things about the conference and the feedback I’ve received from attendees and exhibitors alike has been excellent. I am pleased to have had the opportunity to take in everything the expo, education sessions and networking events our conference had to offer and hope you did as well. For those of you who were unable to attend: The President’s Reception, held at the Borgata, was the perfect kick-off to the conference. This year we had two Keynote presentations, Tuesday’s presentation was given by Garrison Wynn on “How to Win an Unfair Fight: What the Most Influential People Do Differently.” Prior to the presentation we heard from the Department of Community Affairs (DCA) Commissioner, Richard E. Constable with an update on the DCA and we presented two awards. NJAA’s Legislator of the Year award was presented to Senator Steven V. Oroho and Housing Champion of the Year award was presented to
Assemblywoman L. Grace Spencer. Wednesday’s Keynote address was given by Jon Stetson as he presented “The Stetson Experience.” The Education Sessions offered updates and insights for owners, managers, and property staff while the expo floor was the place to meet with over 225 exhibitors offering the latest in products and services to the industry. The lively After Hours Party at Mixx Nightclub had the crowd dancing, enjoying the music and catching up with friends and colleagues. While the conference offered exceptional educational opportunities remember that you can continue to refine your multi-family skills with sessions held throughout the year at NJAA headquarters. The Association is committed to helping you achieve your goals by providing the educational programs you want and need, many of which are free for members. Take a look at the events calendar on page 41 or visit njaa.com for more information. Pressed for time? You can always take advantage of our online education courses, visit njaa.com/on-line-education for more information. We are pleased to publicly release a study with the Edward J. Bloustein School of Planning and Public Policy on the economic contribution of the New Jersey apartment industry on the state economy. I would like to
thank Jeff Smith who spearheaded this effort while President, research taskforce members David Legow, Ron Ladell, George Jacobs and Jonathan Cohen, who volunteered their time in helping to guide this effort, and every firm who contributed operational data that was essential to this projects’ success, and the research team at the Bloustein School who ultimately authored a tremendous analysis. The final study can be downloaded from njaa.com, and we will be making printed copies of the study available shortly. See also the report highlights in Fast Facts on page 12 and a summary of the study on page 20. Coming up this fall is our 19th Annual Garden State Awards of Excellence event which will be held on October 18th at the Hyatt Regency New Brunswick. Each year, the Awards celebration recognizes the successes and accomplishments of our members and the professionalism of the companies they work for. New this year, we will not just be recognizing one winner per category but rather celebrating overall excellence. In some instances, more than one winner will receive an Award of Excellence in various Property Management and Associate Member categories. For more information on this new format, see page 34. Join us as we celebrate the excellence of apartment professionals in the multi-family housing industry continued on page 19
AIM | July 2012
New Members
Welcome New Members Owners Greystar Ms. Robin Flagler 8405 Greensboro Drive, Suite 950 McLean, VA 22102 Phone: (703) 714-1401 Fax: (703) 724-1419 Interstate Realty Company Mr. Fraces Gonzales 471 Pacific Avenue Jersey City, NJ 07034 Phone: (201) 395-0900 Fax: (210) 395-0911 Kasa Maintenance & Management Mr. Barry Grummer 211 East 123rd Street New York, NY 10035 Phone: (212) 348-3300 Fax: (212) 348-3642 Kingswick-Pickwick Apartments Mr. Louis Perrone 968 Kings Highway West Deptford, NJ 08086 Phone: (856) 848-2276 Fax: (856) 848-4237 The Klein Company Ms. Donna M. Colbert 164 Country Club Drive Lansdale, PA 19446 Phone: (267) 436-3137 Fax: (215) 855-2094 Milestone Management Ms. Kellie E. Jackson 5429 LBJ Freeway, Suite 800 Dallas, TX 75240 Phone: (904) 739-9107 Fax: (904) 739-9119 Shakespeare Apartment Care Ms. Linda Vondeesten 35 Osage Drive Old Bridge, NJ 08857 Phone: (732) 395-1988 Fax: (732) 360-1175
Silverman Mr. John Reichart 279 Grove Street Jersey City, NJ 07322 Phone: (201) 4358076 Wendy Homes Associates Mr. Henry Herskowitz 1200 Narraticon Parkway Deptford, NJ 08096 Phone: (856) 848-0307 Fax: (856) 848-4321
Associates A to Z Pest Control Mr. Avrom Markovits P.O. Box 1515 Brick, NJ 08723 Phone: (732) 730-7140 Fax: (732) 276-9669 Exterminating/Pest Control AMCO Group, Inc. Mr. John Maletos 179 Lincoln Avenue, Unit L1 Orange, NJ 07050 Phone: (973) 678-9500 Fax: (973) 678-8564 General Construction, Design/Build & Development AppCreatorPro Mr. William DeLamater P.O. Box 275 Huntingtown, MD 20639 Phone: (877) 793-7323 Fax: (419) 828-9319 Internet Services Assured Environments Mr. John Messina 45 Broadway, 10th Floor New York, NY 10006 Phone: (212) 480-5800 Fax: (212) 480-5900 Pest Management Services
CertaPro Painters, Ltd. Ms. Meredith Martin 990 Cedar Bridge Avenue, Suite 107 Brick, NJ 08723 Phone: (800) 618-3782 Paint Supplies & Contractors Constellation Energy Mr. Brian Weatherford 100 Constellation Way, Suite 1200C Baltimore, MD 21202 Phone: (410) 470-1545 Energy Management Purchasing & Consulting CPR Restoration & Cleaning Services Mr. Micheal Fingerman 8421 Hegerman Street Philadelphia, PA 19154 Phone: (215) 333-5117 Fax: (215) 333-5118 Fire & Water Damage Dasan Building Group Mr. Dale Leader 7 Oxford Road Yardley, PA 19067 Phone: (215) 493-3121 General Construction DS Magic Tech, LLC Mr. David Schwartz 175 Huguenot Street Suite 1001 New Rochelle, NY 10801 Phone: (917) 225-5626 Water Conditioning & Conservation Eastern Union Mr. Abraham Bergman 3839 Flatlands Avenue Brooklyn, NY 11230 Phone: (718) 567-8400 Fax: (718) 942-5558 Real Estate/Commercial Mortgage Broker
July 2012 | AIM
New Members Elite Landscaping Mr. Rick Landgraber 1523 Sage Street South Plainfield, NJ 07080 Phone: (908) 753-6600 Fax: (908) 753-6614 Landscape Services Foster & Mazzie, LLC Mr. J. Ryan Martinez 10 Furler Street Totowa, NJ 07071 Phone: (973) 785-4000 Fax: (973) 785-9220 Attorneys Good Mowin’ Mr. Joe Merwin 306 Bartley Road Jackson, NJ 08527 Phone: (732) 905-4461 Fax: (732) 905-4463 Landscaping Services/Snow Removal GroundsCare Landscape, LLC Ms. Denise Schneiderwind 36 Fourth Street Somerville, NJ 08676 Phone: (908) 255-8000 Fax: (732) 626-6307 Landscape Services Kearny Federal Savings Bank Mr. Vince Micco 120 Passaic Avenue Fairfield, NJ 07004 Phone: (973) 439-3323 Fax: (973) 439-7080 Banking Services Lipinski Property Services Ms. Brianna Reinford 1235 Pottsdown Pike Glenmoore, PA 19343 Phone: (610) 321-3038 Commercial Property Building Services Omland Engineering Associates, Inc. Mr. Chuck Thomas 54 Horsehill Road Cedar Knolls, NJ 07927 Phone: (973) 359-8400 Fax: (973) 359-8455 Engineering Consultants AIM | July 2012
Oxford Group Mr. George Denman 2740 Route 10 West Suite 204 Morris Plains, NJ 07950 Phone: (973) 970-9333 ext. 7100 Fax: (973) 970-9334 Consulting Services Rentbits Mr. Mike Branam 6560 South Greenwood Plaza Blvd. Suite 425 Englewood, CO 80111 Phone: (303) 640-3160 Fax: (866) 261-9189 Internet Services Sordoni Construction Ms. Veronica Sager 409 Main Street Chester, NJ 07930 Phone: (908) 879-1130 Fax: (908) 879-1147 Construction & Renovation Stack, Coolahan & Stack, LLC Mr. Maurice Stack 90 Hudson Street Hoboken, NJ 07030 Phone: (201) 659-4700 Fax: (201) 659-0776 Accounting, Business and Tax Consulting Stone Systems of New Jersey Mr. John T. Quense 95 8th Street Passaic, NJ 07055 Phone: (973) 778-5525 Fax: (973) 778-5515 Cabinets & Countertops Sunburst Energy Systems, Inc. Mr. Walter Hackett 3A Limekiln Pike Glenside, PA 19038 (215) 886-0884 (215) 886-0861 Boiler and Burner Sales, Service and Fuel; Heating/HVAC; Utility Submetering
Sun National Bank Mr. Joseph Tkac 105 Fieldcrest Avenue Edison, NJ 08857 Phone: (732) 417-4305 Fax: (732) 346-0836 Banking Services Touch of Color Design Group Mr. Damien Massa 1591 South 19th Street Harrisburg, PA 17104 Phone: (717) 602-9707 Fax: (717) 939-4930 Flooring Tri-Tech Energy, Inc. Mr, Stephen Gruenstein 3 Mars Court Boonton Township, NJ 07005 Phone: (973) 335-2600 Fax: (973) 335-4296 Heating/AC & Mechanical Quality Asset Recovery, LLC Mr. Larry Stellar 7 Foster Avenue, Suite 101 Gibbsboro, NJ 08026 Phone: (856) 925-1010 Fax: (856) 925-1020 Collection Agency Weichert Commercial Brokerage, Inc. Mr. Steve Tenenbaum 123 Lincoln Highway, 2nd Floor Edison, NJ 08820 Phone: (732) 494-0778 Fax: (732) 494-1098 Real Estate/Commercial Mortgage Broker
The New Jersey Apartment Association is proud to welcome the following new members. If you know of anyone who might be interested in membership please contact NJAA at 732-9920600 and help strengthen your Association and the multi-family housing industry.
Member News
Member News KIPCON ANNOUNCES THE PROMOTION OF GRACEANNE WELSH TO DIRECTOR OF BUSINESS DEVELOPMENT Kipcon, Inc. is pleased to announce the promotion of Graceanne Welsh, to the position of Director Of Business Development. In this capacity, Ms. Welsh will provide overall management of Kipcon’s client retention and business development initiatives on both the residential and commercial markets with a strong focus on overall customer service. Ms. Welsh brings with her over twelve years of experience in the community association market sector. She began her career as a community manager and later as regional manager for six years. Recently, she served as the Director of Education and Development for a leading national property management firm. In that role, she was heavily involved in new business development, including the preparation of proposals and client presentations.
CITY FIRE EQUIPMENT COMPANY CELEBRATES 60 YEARS SERVING THE COMMUNITY City Fire Equipment Company of East Hanover is celebrating 60 years of providing fire safety services to the community throughout 2012. The company was founded in 1952 to fill used fire extinguishers for local building owners and today serves more than 4,000 customers throughout New Jersey and parts of Pennsylvania and New York. Today City Fire Equipment Company employs 50 workers and services more than 4,000 accounts with 5,000 properties in 10
the apartment building, health care, education, restaurant, warehouse, aviation, utility and public sectors. Annual revenue exceeds $6 million. City Fire is one of only 25 fire safety companies fully state-certified out of more than 700 in New Jersey. City Fire hosts annual free fire safety seminars for fire officials and inspectors and building facility managers and engineers. The seminars serve as an additional avenue to serve key constituencies in the fire safety community, according to McGrath. MERIDIAN CAPITAL ANNOUNCES TWO NEW EMPLOYEES Meridian Capital Group, LLC, announced the recent additions of Peter Steier as Managing Director, Head of Equity Capital Markets, and of Terry Baydala, Executive Vice President, Head of Structured Finance. Mr. Steier will be responsible for overseeing the Company’s entry into providing equity capital markets services and Mr. Baydala will focus on broadening Meridian’s national and international lender relationships. Mr. Steier and Mr. Baydala both join Meridian at a pivotal point in its history and strategic growth plan. COMMUNITY INVESTMENT STRATEGIES, INC. NAMED AMONG NATION’S TOP AFFORDABLE HOUSING DEVELOPMENT COMPANIES Community Investment Strategies, Inc., (CIS) has been named among the nation’s top affordable housing
development companies, based on the number of units under development, by Affordable Housing Finance. This marks the first ranking for CIS, which was recognized for its completion of Water’s Edge Crescent in Elizabeth, N.J., and lease-up of Cape Manor, a special needs community in West Cape May, N.J. Since its founding in 1994 as a woman-owned business enterprise, CIS has developed a broad spectrum of multi-family properties, ranging from garden apartments to mid- and hi-rise complexes, valued in excess of $350 million. CURE BREAST CANCER FOUNDATION’S ANNUAL “LEASE FOR A CURE” EMBRACED BY COMMUNITY-MINDED REAL ESTATE COMPANIES Lease For A Cure has unquestionably caught the eye of multi-family property owners looking to make a difference in the communities they serve. Sponsored by the Cure Breast Cancer Foundation (CBCF), a non-profit 501 (c) 3 organization, the annual month long event has raised significant funds in the past two years to support the research efforts of Dr. Larry Norton, Deputy Physician-in-Chief for Breast Cancer Programs and the Medical Director of the Evelyn H. Lauder Breast Center at Memorial Sloan- Kettering Cancer Center. Held during National Breast Cancer Awareness month, participants in Lease For A Cure donate $10 to the CBCF for every new lease signed and $20 for every renewal signed at their rental communities throughout October. To take part in this year’s effort, please call (973) 471-CBCF (2223) or email lease@ curebreastcancerfoundation.org for additional information. n July 2012 | AIM
Committee Corner
Committee Corner
Your fellow members at work
Board of Directors Thank you to the Board of Directors for walking the expo floor at the 23rd Annual Conference & Expo and meeting our new members. The next Board of Directors meeting will be held on July 24th at the Crowne Plaza in Monroe Township. NJAA members are welcome to attend board meetings and listen in on discussions focusing on the current state of the Association, legislative efforts and finances. The board meeting will begin at 3pm sharp (please arrive early to minimize disruptions), there is no charge to attend. Board members and guests will have the opportunity to mingle at Yogi’s Sports Bar located within the Crowne Plaza, for a no host reception following the meeting. If you plan to attend, please contact us at 732-9920600 for a registration form.
Director – The Polling Institute at Monmouth University. Moderator will be State House veteran reporter Michael Aron of NJTV. Many thanks to our generous PAC Host Committee members, including Michael Barry, William Dailey, Jonathan Gershen, Michael Goldberg, Michael Haydinger, Brent Kohere, Jeff Kurtz, Tom Kretsch, David Legow and Jeff Smith. Additional Host Committee members are always welcome. On September 7th, we be hosting the Government Affairs Breakfast for the second year. The breakfast will take place at the offices of Archer & Greiner in Haddonfield. This is a free event and is open to all NJAA members. If you’re interested in attending, keep an eye out for the registration form which will be included in future Friday Updates.
Garden State Awards Committee The Garden State Awards Committee will hold its next meeting on July 11th where they will discuss the new judging process for this year’s Garden State Awards. The committee will also be looking for judges and volunteers to help with the process.
Convention Committee The Convention Committee met on June 18 at NJAA HQ to discuss this year’s conference & expo. The committee reviewed surveys from the conference and discussed ways to improve it for next year including: providing education certification courses, ways to continue to increase attendance and making changes to the conference schedule. The committee will meet again towards the end of the summer. Keep an eye out for the date in the upcoming issue of AIM.
Legislative / PAC Committee The Legislative/PAC Committee is pleased to announce this year’s Ninth Annual NJAA PAC Reception will be on Wednesday, October 3, 7:00 – 9:00 PM, at Crestmont Country Club in West Orange (Essex County). NJAA PAC’s Annual Reception has become the premier policy and political event for anyone in multi-family real estate, be sure to mark the date on your calendar and plan to join us. Special guests include Senator Barbara Buono (D-Middlesex), Senator Steve Oroho (R-Sussex), and Patrick Murray, AIM | July 2012
Vendors Committee Thank you to the Vendors Committee for greeting all the 2012 new members on the expo floor. The committee will be meeting to provide conference related feedback to the convention committee. They will also discuss potential education sessions for associate members as well as
upcoming events such as the PAC Reception, Garden State Awards and the Holiday Party party Programs & Education Committee The Education Committee will hold its next meeting on July 11th where it will discuss education survey results from the conference & expo. They will also review education proposals for rest of 2012 and 2013. Charitable Fund Committee Thank you to the Charitable Fund Committee for working the Charitable Fund booth at this year’s Conference & Expo! The Charitable Fund will be hosting a Cocktails for a Cause event to benefit the Food Bank of NJ on July 19 at Miller’s Ale House in Mount Laurel from 6-9pm. A $20 donation will entitle you to drink specials all night and all money raised will go to The Food Bank of New Jersey, whose mission is to provide an immediate solution to hunger by distributing food to needy people, teaching them to eat nutritiously, and helping them to find sustainable ways to improve their lives. We hope you will come have a drink and mingle with your friends from the NJAA Charitable Fund. For information or to sign up, contact us at events@njaa.com or 732-992-0600. Please mark your calendars and plan on joining the NJAA Charitable Fund for our summer golf outing, which will be held at the beautiful Fiddler’s Elbow Country Club in Bedminster on September 10th. Lunch at 11am, shotgun start at 12pm, followed by the reception and awards presentation at 5pm. Sponsorship opportunities are still available. For more information contact us 732-992-0610. n
11
Contributing to Our Economy
Fast Facts
July 2012
The New Jersey Apartment Association commissioned the Edward J. Bloustein School of Planning and Public Policy at Rutgers, the State University of New Jersey, to determine the economic contribution of ongoing operations at multifamily apartment communities on the New Jersey economy.
According the study the apartment industry spent $4.2 billion on its annual ongoing operations and an additional $410 million on capital expenditures on renovations to existing structures (not including new construction activity). These expenditures contribute the following to the New Jersey economy:
44,444 Jobs
The New Jersey multifamily apartment industry is responsible for 44,444 permanent jobs in the Garden State. That is equal to approximately 1.2% of total state employment, and exceeds the 2011 annual employment gains of 36,400 jobs. The industry directly employs 21,909 property managers, maintenance personnel, leasing professionals, administrators, and other staff. The industry also indirectly generates employment in across various business sectors, including: services (architectural and engineering), construction (driven largely by the capital expenditures on renovations and additions), transportation and public utilities, financial activities, and retail trade.
$140 Million Annual Increase in State Tax Revenues
The operation of multifamily apartments in New Jersey is estimated to add $140.0 million to State tax revenues. This includes direct state taxes paid by the industry, the indirect income and sales taxes associated with the salaries paid to workers in the jobs created by the multifamily expenditures, and the indirect business taxes associated with the economic output generated by the initial expenditures as they ripple through the economy.
$1.0 Billion Annual Increase in Local Tax Revenues
The New Jersey multifamily apartment industry increases local tax revenues by $1.0 billion annually. The multifamily community directly pays $864.2 million annually to local governments across the state and improvements at properties and other expenditures lead to an additional increase in local tax revenues by $160.4 million.
$5.7 Billion Added to the GDP for NJ
The operation of multifamily properties adds $5.7 billion to the Gross Domestic Product (GDP) for the State of New Jersey. GDP is the standard measure of the size of an economy (national or state) and is measured consistently across the nation by the U.S. Bureau of Economic Analysis. The $5.7 billion the apartment industry adds represents fully 1.2% of New Jersey’s GDP. For a complete copy of the report, visit: njaa.com/pdf-downloads/bloustein-study/apartment-impact-analysis.pdf
SolTombstoneAIM_7.5x10 4cblu 0612:SolTombstoneAIM_7.5x10 4c 0612
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The Solomon Organization announces recent multifamily transactions totaling
$261,000,000 2,700+ units in
Pennsylvania New York Connecticut 35 Years of PRIVATE EQUITY Marc Solomon • Mark Rosen 92 River Road Summit, NJ 07901 908-988-1000 www.solomonorg.com
T o o l s of the Trade
Why Should I Train My Service Team? by Mark Cukro Service Team Training
I
f you want to hire better technicians, keep the great ones and operate more profitably, there are some great ways to do so. Having an asset-minded service team that makes sound decisions and operates efficiently is what every owner or manager wants. For the past fifteen years, I have been in the industry building, developing and maintaining teams that effectively deliver timely, impressive services while continually creating new ways to operate more efficiently. Successful companies and owners understand that training service personnel is critical and necessary to generate revenue through lease renewals and to keep maintenance, repair and operating (MRO) expenses and employee turnover at a minimum. They have made a commitment to continuous training, and the results are immediate. Companies often face a tremendous challenge filling and maintaining personnel in technical positions such as service managers and service technicians that possess the desired technical and managerial skills. Yet for many, their process of hiring talent and retaining great associates rarely changes. Often times when a service team member is hired, it is for their technical qualifications, but when they are fired, it is due to behavior and/or performance issues, such as consistently being late or unable to work well with his or her teammates. So in order to make positive changes, we need to assess hard and soft skills and offer training in both areas. Hard and soft skills Hard skills are based on a person’s technical ability to perform a task or make repairs in response to service requests, such as HVAC and appliance repairs. Soft skills are a person’s ability to work with well with other people, such as being a good communicator to internal and external customers as well as a mentor to their associates. Great employees don’t leave great companies with a great culture; they usually leave companies due to a poor environment created by the people in a company. Here are some statistics I have gathered over the past few years through surveys and interviews within our industry that reinforce the importance of training. 14
• 40% of all HVAC systems replaced were misdiagnosed and did not need to be replaced. That means for every ten units replaced, four of them could have been saved. • 80% of all new technicians, before they have received jobspecific training, replace components until a system begins to work rather than troubleshooting to determine what the actual problem is. That means many technicians replace more parts than necessary on every service call until they are trained to troubleshoot instead of relying on guesswork. • 92% of all service team members have never seen their property budget on a consistent weekly or monthly basis. About 81 percent of the interviews I have conducted have been with managers and regional managers, and the most common main concerns when hiring a new service manager are that the new hire must be able to project a professional appearance, make sound asset minded decisions, and lead a team effectively.Training service associates will help cultivate the hard and soft skills that we desire our associates to possess, such as electrical and HVAC troubleshooting, pool operation, customer service, effective leadership, effective communication, how to coach and counsel, and any other training resulting in a work force that maintains a long, productive term of employment. The cost of not training A comment I hear often is, “Well if we train them or get them certifications, they may leave or get recruited.” I remember being in a meeting where this comment was made, and before I could even reply, someone said, “Well, what if we never train them, and they stay with us for thirty years? What will that cost us?” Another common question I have been asked in interviews is, “Will you send me to training so I can get better at my job?” This is an important topic to the new and growing work force, and we must address it or we are going to lose candidates with great potential to other service industries. Keeping higher caliber personnel Historically, the training for operations has been inversely July 2012 | AIM
Tools of the Trade proportional to the training provided to service teams, and the results are inefficiency, high turnover and a shallow talent pool. A service manager who only receives technical or managerial training may lack other skills, such as leading a team effectively, that cause him or her to struggle to make changes critical to the success of a property or portfolio. Send your associates to training. For less than a few hundred dollars and a couple of days away from the property, an associate may begin to make changes based on what they have learned simply due to the fact that before training they just didn’t know how implement or execute something. Your company doesn’t always need to have a large training department for an associate to learn. There are many resources available, such as industry associations, that will provide an educational resource that truly understands the challenges of our industry. The cost for saving one appliance per year, one HVAC system, one employee or preventing an injury is far less than the cost of several training courses. If you want to keep and develop excellent employees, you have to invest in them through training so they can invest in your organization and positively affect the bottom line by making sound business
decisions and leading a team to operate more in a way that is asset-minded and efficient. Almost every professional team sport in existence has a training camp every year to refresh knowledge and polish skill sets before the expectation to perform. Train them, and they will stay. Train them, and they will perform. Moreover, teams that perform and are part of a positive cultivating culture will automatically attract talent. Getting them and keeping them is up to you. n Mark Cukro is a National Speaker, the President of Plus One Consulting, Inc., and founder of serviceteamtraining.com. He can be reached at mark@serviceteamtraining.com or 704-363-6236
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R o a d to Success
Time Isn’t On Our Side by Andrew Botieri Total Peak Performance
T
ick…tick…tick, the minutes and hours just seem to roll off the clock and out of our day. It seems our lives are so crazy with trying to manage our time, our activities and the amount of increased hours we work every year. In fact, in most western European countries, upon getting your first job as a young adult most likely you’ll be given four to five weeks of vacation right off the bat. No waiting 20 years like we do here to get our four or five weeks of paid vacation. Do you know how much time we waste every day? The numbers will amaze you. Putting our lives into perspective, assessing what is and isn’t important is an on-going battle. What if you could find a few more minutes in a day, a few more hours in a month and more days over the years? Balance is the key! So, this got me thinking about our way of life in the United States and how we continue to work more and more hours each year compared to our counterparts in industrialized countries. Now keep in mind there is a sacrifice and reward proposition going on here. The two countries, United States and Japan, who work the most hours each year also, have the world’s strongest and largest economies. So with all of this said what can we do to find a better balance in our life? The key is our ability to place value on everything we do and then decide if it’s worth the investment of our time. Here are some thoughts: 1. We are always planning and scheduling our work and major appointments, so what about scheduling our personal life? Like family time, vacation time, exercising or children’s sporting events? Aren’t these major life appointments?
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2. Think in terms of “quality” not “quantity”. This is priceless. 3. Turn off the TV and “turn on” family conversations around the dinner table. 4. Spend five minutes a day, just five minutes, to sit and reflect. 5. When you have that first cup of coffee or tea in the morning, think about how grateful you are for what you have, instead of what didn’t get done yesterday. 6. Learn to say “no”…don’t over extend yourself; it can lead to undo stress. 7. If you live within your means, then the need to work more hours is diminished. 8. The daily choices we make in our life shape and mold our destiny. Choose wisely. 9. Take lunch breaks or afternoon breaks and see them as a reward for your hard work, not an intrusion. 10. Don’t feel guilty if one weekend day you don’t feel like doing anything. n About the author: Andrew Botieri is the founder of Total Peak Performance®, a coaching and sales training company. Andrew has over 55,000 hours of coaching and training teams around the country. Andrew is currently publishing the New England Apartment Finder for Network Communications and is the former Vice President of Sales & Operations for SpringStreet and “Turnaround Specialist” and National Sales Trainer for HPC Publications.
Post-Conference Survey Highlights “Andrew is a very engaging speaker who speaks clearly and is easy to understand. This was a valuable education session, he really resonates!”
July 2012 | AIM
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Conference Wrap-up
1,400 New Jersey Apartment Association Members Convene in Atlantic City for the 23rd Annual Conference & Expo by Marjorie Kaplan Axiom Communications
W
ere you one of the 1,400 members who attended the New Jersey Apartment Association’s 23rd Annual Conference and Expo? If not, you missed a robust program of education, networking and recognition at the Atlantic City Convention Center, nearby Ballamor Golf Course, and MIXX nightclub at the Borgata, as well as presentations from more than 225 vendors on the expo floor. Experts conducted more than 30 hours of educational seminars on topics such as how to protect your reputation when speaking to media, fair housing laws, and how to fund needed building maintenance like retrofitting older appliances.
This year’s conference featured keynote speaker, advisor, author and entertainer, Garrison Wynn on Tues., May 22nd and magician, mentalist and comedian, Jon Stetson on Wed., May 23rd. Wynn discussed the importance of listening when gaining another’s trust saying that, “The truth about trust is that there are people who don’t trust you despite knowing you for a long time and those who know you for five minutes who trust you. This is based on your demonstrating competency and compassion.” Stetson’s presentation had everyone on the edge of their seats, entertaining the audience the following day with his mentalist skills, reading several audience members’ minds, including NJAA’s executive director, Jean Maddalon, to the delight and awe of the crowd.
Additionally, NJAA president Brent Kohere opened the Conference & Expo by proclaiming Tuesday’s Keynote Speaker, Garrison Wynn - photo by Larry Falkow, The Apts Assemblywoman, L. Grace Spencer (D), chairwoman for the Assembly Environment The expo floor offered the owner members and their staffs and Waste Management Committee, the NJAA 2012 who own and manage more than 160,000 apartments Housing Champion for her work as a key voice in access to exhibitors who presented the latest technology, balancing housing policies. He also named Senator, products and services, providing a means of generating Steve Oroho (R) the Legislator of the Year for his work new revenue and reducing costs. on the Permanent Red Tape Commission as a dedicated outspoken advocate for the housing industry on topics The Conference and Expo served as a great opportunity including water sub-metering. The audience also heard for NJAA leadership to recognize the individual and from the NJ Department of Community Affairs (DCA) organizational achievements of the organization, as well Acting Commissioner, Richard E. Constable, III as he as provide multi-family industry owners, managers and presented an update from the DCA. third-party partners to learn how to grow thier influence in the industry and beyond. n
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July 2012 | AIM
President’s Message President’s Message continued from page 7 and 37. Judging will be taking place over the summer months so submit your entries today. I can’t mention Garden State Awards without mentioning the Charitable Fund Golf Outing and the NJAA PAC Reception. The Charitable Fund will host its second golf outing of the year on September 10th at Fiddler’s Elbow Country Club in Bedminster. Registration and sponsorship opportunities are still available. For more information see page 29. The 9th Annual NJAA PAC Reception be held on October 3 at Crestmont Country Club in West Orange and will feature special guests: Senator Barbara Buono (DMiddlesex), Senator Steve Oroho (R-Sussex), and Patrick Murray, Director - The Polling Institute at Monmouth University with moderator Michael Aron of NJTV. Many thanks to our generous PAC Host Committee members. See page 33 for more information. It was wonderful to see so many of you in Atlantic City. Your active participation in the NJAA speaks volumes to your colleagues, peers, business associates and our government officials. It shows that you stay on top of the latest in industry products and services, that you continue to educate and train yourself and your staff and that we are an industry of professionals. Thanks again for making this year’s conference a success! I look forward to seeing you this fall at the Charitable Fund Golf Outing, NJAA PAC Reception and Garden State Awards. n
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Bloustein Study Multi-family Housing Industry Contributes $5.7B to State GDP and 1.2% of All Employment NJAA is pleased to announce the results of a study into the economic contribution of the New Jersey apartment industry to the state economy. This study, the result of a partnership with the Edward J. Bloustein School of Planning and Public Policy at Rutgers, The State University of New Jersey, found the apartment industry to be a significant contributor to NJ’s economy. The study estimates that in 2010, the industry directly or indirectly supported over 44,000 jobs (1.2% of the state’s total employment), contributed $5.7 billion to the State Gross Domestic Product (GDP), generated over $1 billion in local tax revenues, and $140 million in tax revenue to the State of New Jersey. Additional key highlights from the Rutgers report for the industry’s impact in 2010 include: • Operating expenditures and investments made each year on multifamily properties were responsible (directly and indirectly) for 44,444 jobs in New Jersey. • The industry directly employed nearly 22,000 property managers, maintenance personnel, leasing professionals, administrators and other staff and was responsible for an additional 22,000 jobs in other business sectors as a result of its expenditures. • In 2010 the apartment industry contributed $1.0 billion in local tax revenue and $140 million in annual state tax revenue. • Overall, the apartment industry spends approximately $4.2 billion on its annual ongoing operations and an additional $410.6 million on capital expenditures on renovations to existing structures (not including new construction activity). These direct expenditures and their subsequent impacts add $5.7 billion to the gross domestic product (GDP) for the state. Visit njaa.com to download a copy of the complete report. 20
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23rd Annual Conference & Expo
May 21 – 23, 2012 n Atlantic City Convention Center Thank You to Our Signature Sponsors
Exhibitors
President’s Reception
Diamond, Signature & Keynote Sponsor Wine Tasting Reception Diamond Sponsors Acadia Windows & Doors Apartments.com Archer & Greiner, P.C. Brach Eichler Coinmach Corporation Comcast Cable CoreLogic SafeRent Elias B. Cohen & Associates Gebroe Hammer Associates Goldberg Realty Associates HD Supply Hess Corporation HFF Insurent Lease Guaranty Kislak Company Inc. Marcus & Millichap Multi-Housing Depot by ARI P. Cooper Roofing RestoreCore Sax Macy Fromm & Co., PC
Signature Sponsors Apartment Finder Applied Development Co. Investors Bank
Keynote Sponsor Constellation Energy
We d n e s d a y
Tu e s d a y
Keynote & Awards Presentation
Education Sessions
Golf Outing
After Hours Party
Photos by Larry Falkow, The Apts Magazine
Thank You to our Conference Sponsors Signature Sponsors
Keynote Sponsor
President’s Reception Sponsors
Lunch Sponsors
Recharge Station Sponsor Anniversary Reception Sponsor
Breakfast Sponsor
Hotel Room Key Sponsor
Education Sponsors
Coffee Break Sponsor Badge Lanyard Sponsor
Golf Outing Sponsor
Thank You New this year, we featured an “Ask the Experts” booth on our expo floor with topics ranging from social media marketing to roof coatings & maintenance. We’d like to thank the members who participated as well as April Betau for enlisting the volunteers and putting everything together. If you’d like to reach them with a question, see their e-mail addresses below. Justin Ackerman, Conner Strong - jackerman@connerstrong.com Stuart Berger, CPA, Sax Macy Fromm & Co., PC - sberger@smf-cpa.com Jaime Borodin, National Tenant Network - jborodin@ntnonline.com Andrew Botieri, Total Peak Performance - andrew@totalpeakperformance.com Mark Botsko, NJ Department of Community Affairs - mbotsko@dca.state.nj.us Hope Bowman, Entomologist, Western Pest Control - hbowman@westernpest.com Dena B. Calo, Esq., Genova Burns Giantomasi & Webster - dcalo@genovaburns.com John Cranmer, Esq., Archer & Greiner, P.C - jcranmer@archerlaw.com Catherine Daly, Design East - cathie@designeastinc.com Sue D’Angiolillo, Apartment Finder - sdangiolillo@apartmentfinder.com Larry Davies, Core Logic - ldavies@saferent.com Dave Edwards, NAA - davide@naahq.org Mitchell Frumkin, PE, RS, CGP, Kipcon, Inc. - mfrumkin@kipcon.com Andrew Goldberg, RestoreCore - andrew.goldberg@restorecore.com Jim Guinan, Northern Waterproofing & Restoration - jimg@northernwaterproofing.net Christopher J. Hanlon, Esq., Hanlon Niemann, P.C. - chanlon@hnlawfirm.com Mike Hoch, P. Cooper Roofing Inc. - bmhoch@dcgcorplan.com Michael L.R. Housley, Legacy Energy Group - mhousley@legacyenergy.com Heather Kamasa, Acadia Windows & Doors - hkamasa@acadiawindows.com Jaime Lugiano, Roto-Rooter - Jaime.lugiano@rrsc.com Paul McGrath, City Fire Equipment Company - paul@cityfire.com Neil Owens, Elias B. Cohen & Associates - neil_owens@cohenins.com Sherri Perna Raymond, LeaseHawk - sraymond@leasehawk.com Daniel Pollak, Esq., Brach Eichler LLC - dpollak@bracheichler.com Ron Simoncini, Axiom Communications - rons@axiominc.net Gregg Singer, Apartments.com - gsinger@apartments.com Lisa Trosien, The Apartment Expert - lisa@apartmentexpert.com Lee Wasserman, LEW Corporation - lwasserman@lewcorp.com
Disclaimer: This service was designed to provide general information in regard to the subject matters covered. It was provided with the understanding that neither NJAA, nor it’s volunteer “Experts”, are engaged in rendering any legal advice, and that the answers provided did not constitute legal advice. The “Ask the Expert” booth was intended to serve as an educational resource only. For specific answers to your individual legal questions, you should consult with your attorney.
Thank you to Larry Falkow of The Apts Magazine for photographing the event!
C O N G R AT U L AT I O N S Congratulations to our Exhibitor Bingo iPad raffle winners: Kristy McDonald of Crestview Apartments, Value Companies, Inc. and Renata Kulig of Waterside Gardens, Bertram Associates
Want to see who was at the conference? Scan the QR code to see what you missed. This QR code was also available during the conference for on-the-go access to all the conference details like the education schedule, expo floor guide, exhibitor list and more!
Join Us for NJAA’s Charitable Fund Golf Outing Monday, September 10, 2012 at Fiddler’s Elbow Country Club 811 Rattlesnake Bridge Road, Bedminster
Register via njaa.com For more information contact Damaris Zayas at events@njaa.com or 732-992-0606 Golf - $380/person $1,520/foursome Cost of Golf includes Lunch & Dinner/Reception $75 may be tax deductible, please contact your tax professional
Lunch Only - $75 Dinner/Reception Only - $175 - SOLD OUT
Event Day TImeline Registration 10:30am Lunch 11am to 12pm Shotgun Start 12:00pm Dinner/Reception 5:00pm
Register via njaa.com or fill out the form below and fax to (609) 860-0060 GOLFER REGISTRATION Player 1: Name ____________________________________ Player 2: Name ____________________________________ Player 3: Name ____________________________________ Player 4: Name ____________________________________
Company ____________________________________ Company ____________________________________ Company ____________________________________ Company ____________________________________
LUNCH ONLY Name ___________________________________________ Name ___________________________________________
Company ____________________________________ Company ____________________________________
RECEPTION ONLY - SOLD OUT Name ___________________________________________ Name ___________________________________________
Company ____________________________________ Company ____________________________________
PAYMENT INFORMATION Please make checks payable to NJAA Charitable Fund or authorize Credit Card payment as: o Visa o MasterCard o AMEX
Card Number ________________________________________________ Security Code___________ Exp_________ Cardholder Name ___________________________________ Company _____________________________________ Address _______________________________________ City_____________________ State ______ Zip _________ Phone _____________________________________ E-mail ______________________________________________ Signature ______________________________________ Date ____________ TOTAL AMOUNT $________________
I n t he Courts
Hoarding - A Legal Perspective by Bruce E. Gudin, Esq. and Perri Atkinson Ehrlich, Petriello, Gudin & Plaza, P.C.
H
oarding, until recently was a relatively unknown disorder, with limited research performed on its causes and effects. However, since the increase in interest among the media and science community, information about hoarding has become much more widespread, increasing awareness among sufferers, family members and the landlords who rent to them. Compulsive Hoarding is a pattern of behavior characterized by the excessive acquisition of, and inability or unwillingness to discard large quantities of objects that would seemingly qualify as useless or without value. Hoarding often leads to health risks, impaired functioning, economic burden, and adverse effects on friends, family and neighbors. When severe enough to inhibit normal functioning, hoarding can cause many problems within an individual’s use of space, limiting activities such as cooking, cleaning, moving through a house or apartment, and sleeping. It can put the individual, and others who live in the vicinity at risk for fire, insect and rodent infestation, and other health concerns. According to the medical community, hoarding is a symptom and subsection of the disorder known as Obsessive Compulsive Disorder, or OCD. Because of this, hoarding can be considered a mental illness, allowing it to fall within the purview of the Fair Housing Act which prohibits discrimination on the basis of disability in all types of housing transactions. This makes it illegal for landowners or property managers to refuse accommodation to a potential tenant based solely on their mental or physical disability. However, The Fair Housing Act as well as the New Jersey Law Against Discrimination (L.A.D.) affords no protection to individuals with or without disabilities who present a direct threat to the persons or property of others. Determining whether someone poses such a direct threat must be made on an individualized basis, however, and cannot be based on general assumptions or speculation about the nature of a disability. This is one reason why screening is so important in the resident selection process. 30
While hoarding may be considered a mental impairment, or the result of such impairment, no special accommodations must be made to a resident who is engaging in such behavior if the landlord concludes that the behavior poses a “direct threat” to the premises or to other residents. It means that confirmation by an actual visual inspection of the rental premises must be made to determine if the resident is engaging in hazardous conduct that poses a direct threat before a landlord takes formal action. For those tenants who receive a federal housing subsidy, a landlord must consider reasonable accommodations for disabilities that these tenants are entitled to. Again, this does not mean that they are exempt from any legal action, but that their disability must be carefully examined and reasonably accommodated for. Like in cases for other tenants, should their hoarding pose a risk to the tenant, other tenants within the building, or the building itself, then action may be taken to terminate that tenancy and evict that tenant. In all cases, this does not mean that a reasonable accommodation cannot be made if one chooses to do so. There are currently no published New Jersey Court decisions that deal with landlord or tenant rights in regards to a resident engaging in hoarding type behaviors in a residential apartment. However, even though there are no current cases, legal action can still be taken to deal with these residents. In most leases, tenants are required to maintain their unit in a safe, clean and sanitary condition, and in manner that will not cause any harm to themselves, other tenants or the building itself. If a tenant were to hoard enough items that it would constitute a risk, then that tenant could be considered in breach of their lease and an action to terminate the tenancy can ensue. Likewise, written lease agreements usually obligate a tenant to comply with all laws, rules, and regulations in effect. The New Jersey Administrative Code (“N.J.A.C.”) imposes rules and regulations a tenant is required to obey. This little July 2012 | AIM
In the Courts known section of the N.J.A.C. clearly defines general duties of occupants relative to residential tenancies. The code states in relevant part: 5:10-5.3 Prohibited acts (a) No occupant or other person shall: 1. Create or maintain any condition constituting a violation of the Uniform Fire Code, N.J.A.C. 5:70; 5:10-5.4 Unsafe and unsanitary conditions (a) Occupants shall place all garbage within the receptacles provided for garbage disposal. Where janitorial service is not required, they shall place all containers with sufficient frequency to avoid an insanitary accumulation in the exterior area or areas set aside for the same. Garbage, rubbish and other refuse shall not be thrown out of windows or down dumbwaiters, nor shall garbage and refuse be set out on stairways or fire escapes or in common hallways. (b) Occupants of each unit of dwelling space shall be responsible to the extent of their own use and activities for keeping the interior thereof safe and sanitary. Occupants shall prevent any accumulation of garbage or waste matter which may become a source of infestation. (c) Every occupant shall maintain all plumbing fixtures used by him in a clean and sanitary condition, shall not deposit any material in any fixture or sewer system which would cause stoppage of or damage to properly maintained fixture or sewer systems and shall be responsible for the exercise of reasonable care in the proper use and operation of such fixtures. (d) Occupants shall not damage, remove or destroy screens needed for the building. (e) Every occupant of any unit of dwelling space shall be responsible for removing conditions resulting from the occupants own activities or which may result in infestation conditions which are subject to and under his exclusive control. (f) No occupant shall cause excessive grease, soot or other foreign matter to accumulate on side walls, ceilings or other exposed room surfaces by improper use of heating or cooking equipment. Cooking equipment shall be kept clean, free of garbage, food particles and grease. In addition to these regulations, (the violations of which does not automatically give rise to a right of eviction absent an enabling provision in the lease) it is important that property managers and owners include specific provisions in their leases such as: Hazardous Use. The Tenant will not keep anything in the Apartment that is considered dangerous, flammable, and explosive or might increase the danger of fire or any AIM | July 2012
other hazard. The Tenant will clean-up any such materials and indemnify and hold harmless Landlord, its officers, shareholders, employees and affiliates from same, including, but not limited to the payment of any and all attorney fees which shall be considered as additional rent. Housing Code Violations. In the event Landlord is assessed fines or penalties for a violation of any housing code ordinance or law which is directly attributable to the acts or omissions of Tenant, Tenant shall be liable to Landlord for the actual costs and expenses incurred by Landlord and same shall be considered as additional rent. Care of the Apartment. a. The Tenant has examined the Apartment, including the living quarters, all facilities and appliances, and is satisfied with its present physical condition and accepts the Apartment “as is”. The Landlord has not made any promises with respect to modifying the premises that is the subject of this agreement. b. The Tenant agrees to maintain the property in a neat, clean, safe and sanitary condition. The Tenant will take care of the apartment and all fixtures, floor coverings and appliances. The Tenant agrees to pay, as additional rent, for all repairs, replacements and damages caused by the act or neglect of the Tenant, the Tenant’s family, domestic employees, guests or visitors, which includes but is not limited to sewer and plumbing drainage problems caused by the Tenant, including frozen/broken pipes and damage caused by same. The Tenant must give the Landlord prompt notice of any defects in the plumbing, fixtures, windows, heating and cooling equipment or any other part of the unit or related facilities. Compliance with Laws. The Tenant must comply with laws, orders, rules and requirements of governmental authorities and insurance companies that have issued or are about to issue policies covering this Apartment and/or its contents. One final item to consider is access to the premises during the term of the tenancy. In most instances of hoarding a tenant will refuse access to the inside of their home. If lease does not contain a clear and reasonable access provision, a tenant may stand on their “right to privacy” in denying a landlord access to the inside of the premises. A suggested provision is as follows: Entry by Landlord. Upon reasonable notice, the Tenant must allow the Landlord to enter the Apartment to provide services, inspect, repair, improve or show it. In case of emergency or the Tenant’s absence, the Landlord may enter the Apartment without the Tenant’s consent. 31
I n t he Courts When a tenant has violated a lease obligation, they are subject to eviction in summary dispossession action. Such action in a multi family dwelling is governed by the New Jersey AntiEviction Act (N.J.S.A. 2A:18-61.1).
regulations governing said premises, provided such rules and regulations are reasonable and have been accepted in writing by the tenant or made a part of the lease at the beginning of the lease term.
A tenant falling within the purview of the Anti-Eviction Act is said to have a “protected” tenancy. This means a landlord cannot terminate this type of tenancy without cause, i.e. one of the grounds provided for by the statute. Theoretically, a tenant can remain in the premises for as long as they want, so long as there is no violation of any provision in the Act. Hence, they are “protected” from the whims of a landlord. When dealing with a tenant who is displaying hoarding behavior, the sections of the Act that must be looked at are: 2A:18-61.1. Removal of residential tenants; grounds b. The person has continued to be, after written notice to cease, so disorderly as to destroy the peace and quiet of the occupants or other tenants living in said house or neighborhood. c. The person has willfully or by reason of gross negligence caused or allowed destruction, damage or injury to the premises. d. The person has continued, after written notice to cease, to substantially violate or breach any of the landlord’s rules and
Therefore, regardless of what a written lease may or may not provide, a landlord can still seek to terminate a tenancy where a tenant “willfully or by reason of gross negligence caused or allowed destruction, damage or injury to the premises.” Aside from an interest in protecting and preserving the premises, Landlords have a duty to all residents to provide safe and habitable premises, free and clear of hazards. When faced with a resident who is hoarding, landlords must act diligently and swiftly in addressing the situation. Maintaining clearly documented reports and notes on all actions taken is vitally important. Consultation with outside professionals including insurance advisors and attorneys is also strongly suggested. n The information you obtain in this article is not legal advice. You should consult with a qualified attorney to discuss your own particular situation. Bruce E. Gudin, Esq. is a partner with the law firm of Ehrlich, Petriello, Gudin & Plaza, P.C. headquartered in Newark, NJ. Perri Atkinson is a legal intern at the firm. They can be reached at (973)643-0040 or on the web at www.EPGP-law.com.
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www.mitchellsupreme.com July 2012 | AIM
N J A A PA C THANK YOU TO OUR 2012 PAC CONTRIBUTORS
Save the Date 9th Annual NJAA PAC Reception Wednesday, October 3, 2012 7:00 to 9:00 PM Crestmont Country Club West Orange
Special Guests: SENATOR BARBARA BUONO Vice Chair – Legislative Oversight Committee (D – Middlesex)
SENATOR STEVEN V. OROHO Member – Permanent Red Tape Review Commission (R- Sussex, Warren & Morris)
PATRICK MURRAY
Deposited as of June 28, 2012
Lynne Aber Bertram Associates $1,000
Brent Kohere Home Properties $1,000
Matthew Adler Adler Residential $1,000
Thomas Kretsch Segal & Segal $1,000
The Barry Family Applied Development Co. $10,000
Richard Kurtz, & Jeff Kurtz The Kamson Corporation $9,000
Michael J. Beirne The Kamson Corporation $1,000
The Legow Family Legow Management Co. $27,000 Largest Family Contribution in 2012
Vincent C. Comperatore Comperatore Associates, Inc. $1,000 George D. Cowden Multi-Housing Depot By ARI $1,000 John D. Cranmer, Esq. Archer & Greiner, P.C. $1,000 William Dailey CIS Management, Inc. $1,000 William Diggs Renaissance Equity, LLC $1,000
Jack R. Linefsky Value Companies $1,000 Jerome J. Lombardo C.J. Lombardo Company $2,000 Scott Machlovitz Hilton Realty $1,000 Michael O’Dea Hekemian & Company, Inc. $1,000 Marshall A. Rosen Solomon Organization $1,000
Director – The Polling Institute Monmouth University
Larry Falkow The Apts $1,000 First PAC Contributor in 2012
Moderator
Jonathan S. Gershen, Esq. The Gershen Group, LLC $1,000
Jeffrey Sands Hilton Realty $4,000
Andrew Goldberg RestoreCore $1,500
David A. Siegel Coinmach Corporation $1,000
Michael W. Goldberg Goldberg Realty Associates $1,000
Jeffrey Smith Kriegman & Smith, Inc. $1,000
Michael C. Haydinger First Montgomery Group $1,000
Joseph Spadaccini The Kamson Corporation $1,000
George Jacobs JK Management, LLC $1,000
Larry Stein Appliance Brokers, LTD $1,000
Paul Kaliades Renters Legal Liability $1,000
John Zoetjes American Architectural Window & Door $500
MICHAEL ARON Chief Political Correspondent NJTV
Host Committee Michael Barry, Applied Property Company William Dailey, CIS Management Inc. Jonathan Gershen, The Gershen Group Michael Goldberg, Goldberg Realty Associates Michael Haydinger, First Montgomery Brent Kohere, Home Properties Tom Kretsch, Segal & Segal Jeff Kurtz, The Kamson Corporation David Legow, Legow Management Jeff Smith, Kriegman & Smith Host Committee in formation Paid for by NJAA PAC
AIM | July 2012
Steve Rudolph AFR Furniture Rental $1,000
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A LL N EW
2012 New Jersey Apartment Association Garden State Awards of Excellence
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Thursday, October 18, 2012 Hyatt Regency New Brunswick Nominate Your Properties & Staff Today!
Each year, the New Jersey Apartment Association’s (NJAA) Garden State Awards celebration recognizes the successes and accomplishments of our members and the professionalism of the companies they work for. In its 19th year, the NJAA Garden State Awards celebration continues to gather over 550 of the best and the brightest in the industry making it truly a memorable event! New this year, we will not just be recognizing one winner per category but rather celebrating overall excellence. In some instances, more than one winner will receive an Award of Excellence in various Property Management and Associate Member categories. Nominate your shining stars today! Enclosed and also available on-line, via: www.njaa.com/gardenstateawards, are the Official Call for Entries, Rules & Information and Nomination Forms. Remember you can nominate more than one person from each property and more than one person in each category (photocopies of the form are accepted). All nominations must be received with the required materials by Monday, July 16th for consideration. Once nominations are received, they will be screened based on the information provided and finalists will be named in each category. A panel of judges will then conduct interviews, beginning July 30 to August 27, 2012, and site inspections will be conducted on all of the finalists (where applicable). Based on the final scores, the Winners of Excellence will be chosen and announced prior to the event. Along with our Individual Property Staff, Property and Management Company of the Year awards, we will also be recognizing Associate members in three additional Awards of Excellence categories: Business Partner of the Year, Best Sales Representative and Best Website. Excitement is in the air the night of the event, and this year we expect it to be even more palpable. All of our winners will receive a “Winner” ribbon to attach to their badge as well as their moment on stage to shine. Be sure to congratulate all of the winners during our cocktail reception. A Dinner and Awards ceremony will immediately follow the cocktail reception where the Winners of Excellence will be announced and asked to come join us on stage to accept their Garden State Award. Join us in celebrating Excellence this year! We can’t wait for this event and look forward to seeing you there! For more information and nomination forms, please visit the NJAA Garden State Awards event page at www.njaa.com/gardenstateawards or contact us at events@njaa.com.
2012 NJAA Garden State Awards – Call for Entries – Official Rules & Instructions For all Nominations: North/Central & South are defined as the following New Jersey counties: North: Essex, Hudson, Hunterdon, Morris, Passaic, Somerset, Sussex, Union and Warren. Central: Burlington, Mercer, Middlesex, Monmouth and Ocean. South: Atlantic, Camden, Cape May, Cumberland, Gloucester and Salem.
PROPERTY/COMPANY NOMINATIONS Rules: 1. Nominees must be NJAA members in good standing 2. Nominations must be completed and submitted with all materials requested by July 16 3. Any nomination not completed/received by July 16 will not be included in the screening process 4. Website nominees will be judged by a panel on the look and feel of site, functionality, ease of use and navigation 5. Managed Property Nominees will be screened based on their consideration letters, photos, marketing materials and references; finalists will be chosen from each category and Winners of Excellence announced prior to the event 6. Site visits will be conducted with Managed Property and Curb Appeal contenders anytime from July 30 to August 27. Management Company of the Year finalists will be judged based on scores of your other entries Excellence in Property Management Nominations Must Include: 1. Current Marketing Material (brochures, floor plans, etc.) 2. Five current photos: must include common area, entrance sign and building exterior (e-mail acceptable) 3. Two (2) letters from residents: 1st letter from a resident that leased within the year stating why they chose to rent at your property and 2nd letter from a resident that has been renting for 5+ years (when applicable) stating why they chose to stay at your property; Letters should include resident’s phone numbers (photo copies permitted) 4. A paragraph or two stating why your property deserves an Excellence in Property Management award Curb Appeal Nominations Must Include: 1. Five current photos of landscape (within 30 days) including entrance area, signage and facade (e-mail acceptable) 2. All Curb Appeal Nominations will be judged without previously scheduled appointments, from July 30 to August 27, and therefore should be ready for final judging at any time Management Company of the Year: 1. Is chosen based on entries submitted and scores achieved 2. In order to be included in the Management Company of the contest, your company must not have won this category for two years and must have the following number of entries: Over 2,001 Units (4 or more Excellence in Property Management Nominations, 2 people) or Under 2,000 Units (2 or more Excellence in Property Management Nominations, 1 person)
INDIVIDUAL/ASSOCIATE NOMINATIONS Rules: 1. Nominee’s company must be an NJAA member in good standing 2. Nominations must be completed and submitted with all materials requested by July 16 3. Any nomination not completed/ received by July 16 will not be included in the screening process 4. Property Staff Nominees will be screened based on their consideration letters; Winners of Excellence will be chosen from each category 5. Interviews will be conducted with Property Staff finalists only beginning in September 2012 6. The best daytime phone and mobile number must be included for each staff member on each nomination Property Staff Nominations Must Include: 1. Job description, two (2) letters stating why nominee should be considered for the award from Direct Supervisor/Manager and current resident 2. A mobile phone number for each nominee must be included so that we can easily contact them if they are selected as a finalist Associate Vendor Staff: 1. Send two (2) customer letters, job description and Direct Supervisor/Manager letter; All finalists will be interviewed by Judges at the NJAA Office from July 30 to August 27 Business Partner of the Year: 1. Is an Associate member company that stands out for providing superior value to your firm and consistently demonstrates the highest level of performance in integrity, quality and long term value 2. Send two (2) customer letters and submit a current marketing brochure; All finalists will be interviewed by Judges at the NJAA Office from July 30 to August 27
Property / Company Awards of Excellence Categories
NJAA 2012 Garden State Awards of Excellence Property / Company Nomination Form
Entry Type (choose one) o Excellence in Property Management o Curb Appeal o Website Is this an Affordable Property? (includes subsidized, deed restricted) o Yes
o No
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Please select the nomination category from the two options below, let us know if this is an affordable property and then choose only one subcategory (either Garden/Low Rise or Mid/High Rise). If this is a website nomination please check one option from the last box.
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(The NJAA reserves the right to combine categories)
NOMINATION CONTACT Name: ___________________________________________ Phone: ___________________________________________ Email: ___________________________________________ PROPERTY OR CORPORATE WEBSITE Website Address: ___________________________________
Entry Category (choose one)
NOMINEE INFORMATION
Garden or Low Rise
Property Name: ___________________________________
o Built Before 1960
Company: _______________________________________
o Built 1961-1980, North, Under 200 Units
Address: ________________________________________
o Built 1961-1980, North, Over 200 Units
City/State/Zip: ___________________________________
o Built 1961-1980, Central/South, Under 200 Units
Nominee Daytime Phone: _________________________
o Built 1961-1980, Central/South, Over 200 Units
Email: __________________________________________
o Built 1981-1999, North, Under 200 Units o Built 1981-1999, North, Over 200 Units o Built 1981-1999, Central/South, Under 200 Units o Built 1981-1999, Central/South, Over 200 Units o Built After 2000, North, Under 200 Units o Built After 2000, North, Over 200 Units o Built After 2000, Central/South, Under 200 Units o Built After 2000, Central/South, Over 200 Units
PRICING (per nomination) Excellence in Property Management: $150 Curb Appeal: $150 Property or Corporate Website: $75 PAYMENT INFORMATION o Visa
o MasterCard
o AMEX
o Check Enclosed
Mid/High Rise (4+ Stories)
Total Enclosed: $ ___________________________________
o Built Before 1960
Name on Card: ____________________________________
o Built 1961-1980, North
Card #: __________________________________________
o Built 1961-1980, Central/South
Exp. Date: ________________ Security Code: _________
o Built 1981-1999, North
Signature: _________________________________________
o Built 1981-1999, Central/South o Built After 2000, North o Built After 2000, South Website Excellence o Property Website o Corporate Website
Send Completed Forms to: New Jersey Apartment Association Attn: Damaris Zayas 104 Interchange Plaza, Suite 201 Monroe Township, NJ 08831 Or Fax to: (609) 860-0060
Questions? Contact: Damaris Zayas at events@njaa.com or (732) 992-0606
Individual / Associate Awards of Excellence Categories
NJAA 2012 Garden State Awards of Excellence Individual / Associate Nomination Form
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Please choose only ONE category under either the Individual Awards section or the Associate Awards section. (See the rules page for more information about each category).
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(The NJAA reserves the right to combine categories)
INDIVIDUAL AWARDS
NOMINATION CONTACT
o Regional Manager
Name: ___________________________________________
o Property Manager North
Phone: ___________________________________________
o Property Manager Central o Property Manager South o Property Manager Affordable (includes subsidized, deed restricted) o Leasing Agent, North, Over 200 Units o Leasing Agent, Central, Over 200 Units o Leasing Agent, South, Over 200 Units o Leasing Agent, North, 200 Units & Under o Leasing Agent, Central, 200 Units & Under o Leasing Agent, South, 200 Units & Under o Resident Maintenance Manager, North
Email: ___________________________________________ NOMINEE INFORMATION Name: __________________________________________ Title: ____________________________________________ Company: _______________________________________ Address: ________________________________________ City/State/Zip: ___________________________________ Website Address: _________________________________ Daytime Phone: __________________________________ Mobile Phone: _____________________________________ Email: __________________________________________
o Resident Maintenance Manager, Central/South o Maintenance Supervisor
PRICING (per nomination)
o Activities Coordinator
Property Staff: $100
o Customer Service Manager
Associate/Vendor Staff: $75
/Resident Relations o Maintenance Technician, North
PAYMENT INFORMATION
o Maintenance Technician, Central
o Visa
o Maintenance Technician, South
Total Enclosed: $ ___________________________________
o Groundskeeper/Porter o Corporate Office Staff o Property Office Staff, North o Property Office Staff, Central/South ASSOCIATE/VENDOR AWARDS o Business Partner of the Year o Best Sales Representative o Best Associate Website
o MasterCard
o AMEX
o Check Enclosed
Name on Card: ____________________________________ Card #: __________________________________________ Exp. Date: ________________ Security Code: _________ Signature: _________________________________________ Send Completed Forms to: New Jersey Apartment Association Attn: Damaris Zayas 104 Interchange Plaza, Suite 201 Monroe Township, NJ 08831 Or Fax to: (609) 860-0060
Questions? Contact: Damaris Zayas at events@njaa.com or (732) 992-0606
Highlight Your Properties
Experience is the Difference
Highlight Your Properties in AIM
Professional Services Include:
NJAA is looking for stories and photos on Renovations of member properties.
s s s s s s s s s
Let us help you showcase your most successful projects in the September issue of AIM magazine (materials deadline: August 8).
!RCHITECTURE "ALCONY 2ESTORATION $ESIGN 3PECIlCATIONS "UILDING %NVELOPE #ONSULTING 3PECIlCATIONS "UILDING &AÂ¥ADE )NSPECTIONS 3PECIlCATIONS #APITAL 2ESERVE !NALYSIS $UE $ILIGENCE %VALUATIONS %)&3 3TUCCO )NVESTIGATIONS 3PECIlCATIONS %NERGY #ONSULTING %XPERT 2EPORTS
(OME 7ARRANTY )NSURANCE #LAIM %XPERTS -ECHANICAL %LECTRICAL 0LUMBING %NGINEERING -OISTURE )NVESTIGATIONS -OLD 4ESTING 0ARKING 'ARAGE )NVESTIGATION $ESIGN 2ETAINING 7ALL $ESIGN 2OOF 2EPLACEMENT 3PECS 2EGISTERED 2OOF #ONSULTANT 3ITE $RAINAGE !NALYSIS $ESIGN 7INDOW 2EPLACEMENT 3PECIlCATIONS
Experience our commitment.
September 2011 - Renovations
4(% &!,#/. '2/50
UPCOMING EVENTS 8th Annual PAC Reception - October 4 Garden State Awards - October 20
September 2011
s s s s s s s s
Children’s Holiday Party - December 12
&ALCON %NGINEERING &ALCON !RCHITECTURE &ALCON %NERGY #ONSULTANTS WWW FALCONENGINEERING COM s INFO FALCONENGINEERING COM Professional Engineers, Licensed Architects, Inspectors and Reserve Specialists
682 Highway 202/206 North, Bridgewater, NJ 08807 0HONE s &AX
TRANSFORMING OUR COMMUNITIES Renovation Highlight
Proud Members of the NJAA NJ Clean Energy Program Partner ‘Pay for Performance’
NJAA Sub-metering Measure Approved Energy Efficiency Measures for Multifamily Compliance - Renovation, Repair & Painting NJ Multifamily Market Continues to Perform Well
®
Contact Christine Haber by e-mail to christine@njaa.com or 732-992-0603 for details. NJAA 2008 Color Ad-AIM.qxp:Layout 1
&IVE .ESHAMINY )NTERPLEX 3UITE 4REVOSE 0! 0HONE &AX
3/11/09
1:52 PM
"ROADWAY TH &LOOR .EW 9ORK .9 0HONE &AX
Page 1
Call Fowler Route Company today to find out how we can make your laundry room more profitable. 800-334-1824 X127
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Serving apartment communities since 1952 * Commissions - Sales - Service
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July 2012 | AIM
2012
NJAA DIAMOND SPONSORS
ELIAS B. COHEN & ASSOCIATES INSURANCE AGENTS n BROKERS n CONSULTANTS
Thank You
Ad Directory
Advertisers Please take a look at the following members who support NJAA with their advertisement in this issue of AIM. 20 5
Bargold Storage Systems CoreLogic SafeRent
42
Cure Breast Cancer Foundation
17
Direct Supplies Warehouse
15
Energy Squared
38
Falcon Engineering
19
Feinstein, Raiss, Kelin & Booker
38
Fowler Companies
17
Griffin Alexander, P.C.
20
Jacobson, Goldfarb & Scott
3
Kipcon
2
Manhattan Welding Company, Inc.
32
Mitchell Supreme
43
NJ Smart Start Buildings
Back Cover
P.C. Richard & Son
19
The Provident Bank
13
The Solomon Organization, LLC
40
2012 Apartment Vendor Marketing & Sales Conference Register Today! NAA and Joshua Tree Conference Group will present the 2012 Apartment Vendor Marketing & Sales Conference, to be held Aug. 15-17 at the Hard Rock Hotel San Diego. This unique conference is the only education event dedicated to helping multifamily suppliers refine their online business strategies and tactics to successfully reach target customers. The conference is two days of outstanding education sessions, exceptional networking opportunities and discussions about successful, leading-edge trends in online marketing and sales. This year’s event brings apartment vendors, suppliers and partners—everyone from service and software providers to financial partners—together in one venue. Please visit apartmentsupplierconf.com for information.
July 2012 | AIM
NJAA Education and Event Calendar 2012 - 2013 NOVEMBER
JULY Cocktails for a Cause to benefit the Food Bank of NJ hosted by the NJAA Charitable Fund $20 donation Miller’s NJ Ale House, Mount Laurel, 6-9pm
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24 FREE
Board of Directors Meeting Crowne Plaza, Monroe Township
SEPT E M B E R 5-6 $800/series CAMT HVAC
7-8 $375/member
15 CAMT Interior/Exterior $800/series by Todd Sajewicz, The Home Depot $100/module
DECEMBER TBD
$100/module
7 FREE
South Jersey Government Affairs Breakfast Archer & Greiner Offices, Haddonfield
10 $380
NJAA Charitable Fund Golf Outing Fiddler’s Elbow Country Club, Bedminster
12 FREE
Socializing Your Community by Apartments.com
19-21 $995 (2 parts)
CAM Slam (Certified Apartment Manager) Part 1
OCT O B E R Board of Directors Meeting Crestmont Country Club, West Orange
3 $500
9th Annual NJAA PAC Reception Crestmont Country Club, West Orange
18 $160
Garden State Awards Hyatt Regency, New Brunswick early bird rate $135 before 9/14/12
23-25 $995 (2 parts)
CAM Slam (Certified Apartment Manager) Part 2
Unless otherwise noted, all sessions are held at NJAA Headquarters. For more information and non-member rates contact us at 732-992-0600 or visit the Events Calendar at njaa.com.
NJAA Charitable Fund Annual Children’s Holiday Party Meadowlands Expo Center, Secaucus
2013 J A N U A RY 23 $145
Annual Meeting & New Member Reception Imperia on Easton, Somerset early bird rate $120 before 12/31/12
MARCH 6 FREE 12 competitor $80
3 FREE
NALP (National Apartment Leasing Professional) by Brenda Richards, Kriegman & Smith
spectator $50
Online Marketing by Apartments.com 5th Annual Maintenance Mania NJ Convention & Expo Center, Edison
M AY 20 $175 20-22 Multi
NJAA Charitable Fund Golf Outing Ballamor Golf Club, Egg Harbor Township 24th Annual Conference & Expo AC Convention Center, Atlantic City
JUNE 25 FREE
Online Marketing by Apartments.com
SEPTEMBER 19 FREE
Online Marketing by Apartments.com
With Your Help We Can Reach Over 1 Million Participating Residences! Join today! and help us find the Cure.
Join owners representing over 100,000 residences nationwide that are Leasing for a Cure for Breast Cancer. For every new lease and renewal signed in October, simply donate to the Cure Breast Cancer Foundation to help find a cure. Now that’s an investment you can feel good about! *Not limited to just apartment owners. Lease For a Cure welcomes all those willing to lend a hand. To learn more please visit:
CureBreastCancerFoundation.org, email lease@curebreastcancerfoundation.org
Call Today! 973-471-2223 CureBreastCancerFoundation.org * Donations may vary. Suggested donations starting at $20 for new leases and $10 for lease renewals
Financial Incentives for Energy Efficiency
For Our Multifamily Building Management wanted to cut energy costs, but our tenants wanted to be sure comfort levels stayed the same. With Pay for Performance incentives, we were able to upgrade the heating, cooling and water heating systems throughout the building. Now, we’re saving money every month on utilities and our tenants are happy too.
Finding Common Ground Can Be A Good Investment. To learn more about how Pay for Performance can save you money, visit NJCleanEnergy.com/P4P or call 866-NJSMART to speak with a program representative. NJ SmartStart BuildingsÂŽ is a registered trademark. Use of the trademark without permission of the NJ Board of Public Utilities is prohibited.
7 1-%L] [ LQGG
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104 Interchange Plaza, Suite 201 Monroe Township, NJ 08831
the MAJOR APPLIANCE ‘GIANT’
AMERICA’S LARGEST WHOLESALE APPLIANCE DISTRIBUTOR For OVER 100 years P.C. Richard & Son has been providing the building industry with unbeatable service, integrity and reliability.
SAVINGS
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P.C. RICHARD & SON ... HERE FOR YOU ... ALWAYS
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THE COMPANY YOU CAN TRUST SINCE 1909 DISTRIBUTING TO: NEW YORK, NEW JERSEY, CONNECTICUT, PENNSYLVANIA, DELAWARE, MARYLAND, WASHINGTON DC, MASSACHUSETTS, RHODE ISLAND
1.800.368.6869 Builders@PCRichard.com Fax# 1.800.479.0336 150 PRICE PARKWAY FARMINGDALE, NY 11735