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Volume 2 - Edition 4 2013

Apartment Industry Outlines Tax Reform Principles for Congress

T

ax reform must be comprehensive and take special care not to harm the thousands of businesses involved in multifamily real estate nor the 35 million Americans who call an apartment home. This was the focus of testimony by the National Multi Housing Council (NMHC) and the National Apartment Association (NAA) before the House Committee on Ways and Means recently. Representing NMHC and NAA, Thomas Moran, Chairman and Managing Partner of Moran & Company, testified on the need to meet the housing needs of what the Harvard Joint Center for Housing Studies research suggests is up to seven million new renter households this decade. “Like many other small businesses, the apartment industry has a considerable stake in tax reform. In addition, we provide homes for millions of Americans covering the entire socioeconomic spectrum,” said Moran. “An estimated 300,000 to 400,000 units a year must be built to meet expected demand; yet just 158,000 apartments were delivered in 2012 – not enough to even replace the units lost every year to demolition and obsolescence.”

• Protect the Low-Income Housing Tax Credit program, which is responsible for more than 2.4 million affordable apartment homes. • Respect the estate tax legislation enacted as part of the American Relief Act of 2012. • Modify the section 179D Energy Efficient Commercial Buildings Tax Deduction to enable more properties to qualify for the incentive.

NMHC at (202) 974-2300 or info@ nmhc.org or www.nmhc.org. NAA at (703) 797-0616 or carole@ naahq.org or www.naahq.org/governmentaffairs.

“The apartment industry builds vibrant communities by offering housing choice, supporting local small businesses, creating millions of jobs and contributing to the fabric of communities across the country. In fact, apart-

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The full NMHC/NAA testimony is available online here: www.nmhc.org/files/ ContentFiles/CongressionalTestimony/ Testimony_1366903 624632_1.pdf For more than 20 years, the National Apartment Association (NAA) and the National Multi Housing Council (NMHC) have partnered on behalf of America’s apartment industry. Drawing on the knowledge and policy expertise of staff in Washington, D.C., as well as the advocacy power of 170 NAA state and local affiliated associations, NAA and NMHC provide a single voice for developers, owners and operators of multifamily rental housing. Apartments and their 35 million residents support more than 25 million jobs and contribute $1.1 trillion to the economy. To learn more about apartments, visit www.weareapartments.org. For more information, contact:

To meet the ongoing demand for rental housing, the apartment industry asks Congress to: • Ensure that tax reform is comprehensive and does not reduce corporate taxes at the expense of small businesses. • Maintain the current treatment of carried interest to help offset the considerable financial risks in real estate. • Retain the 100 percent deduction for business interest.

ment homes and our 35 million residents contribute $1.1 trillion annually to the economy and help support nearly 26 million jobs,” Moran added.

Obama Administration Awards Almost $22.3 Million To Renew Funding To 118...

Salem Housing Authority Okayed To “Tap Into Private Capital”

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Axiometrics Reports Slow, Steady Growth for Apartment Market in 2013 After Multiple Years of Above Average Gains Boston and San Francisco, two recent highfliers, have slowed

xiometrics Inc., the leading provider of apartment data and market research, reports that effective rent growth remained steady during February, at a rate of 3.53%, but that the pace of rent growth has been slowing in recent months. February’s effective rent growth rate was the lowest since August 2010. Occupancy remained strong nationally with an average rate of 94.13% in February. This rate is up 35 basis points (bps) from February 2012 and 71 bps from February 2011. “A pattern has emerged this year, as effective rent growth for Class A properties has really slowed down, Class B rates have remained relatively steady, but Class C rates have continued to increase,” said Ron Johnsey, president for Axiometrics. “Rents had been pushed so much at the upper end of the market it was inevitable we would begin to see a slowdown in growth for Class A properties, but we may also be seeing some impact from new properties coming online in certain markets. As new deliveries increase later this year and next, the trend could become even more pronounced.” Effective Rent Growth and Occupancy Nationally, annual effective rent growth declined from 3.62% in January to 3.53% in February; the annual growth rate was 3.96% a year ago. Axiometrics reports that the growth rate has slowed in nine of the last 10 months as many Metropolitan Statistical Areas (MSAs) are moderating from very strong rent growth the previous three years. Peak annual rent growth at the national level during this cycle was 5.32% in July 2011. Breaking rent growth down by asset class, Class C properties continued to post the highest annual effec-

tive rent growth rates in February, at an average of 4.3%. Class A properties, which averaged effective rent growth of 4.9% in February 2012, declined to 3.2% in February 2013. While Class A and C properties have been on opposite growth paths in recent months, Class B properties have been very stable, with annual effective rent growth staying close to 3.6%. Occupancy at the national level remained relatively stable in February, though it did increase from 94.05% in January to 94.13% in February. Axiometrics forecasts that the national average occupancy rate will reach 94.9% in 2013. Currently, 28 of the top 88 MSAs have an average occupancy rate greater than 95.0%. Of note, three of the top 10 MSAs for occupancy (Naples, Sarasota, Miami) are in Florida, a state in which other markets are still offering significant concessions to attract tenants. Fewer Concessions Mean Higher Rents As the market has tightened over the past few years, it has become increasingly difficult for renters to find rental concessions, at least in most MSAs. At the national level in February, concessions lowered asking rents 1.90%, which is the equivalent of 6.9 days of free rent on a 12-month lease. For comparison, Axiometrics reported that concessions lowered asking rents 3.09% last February and 4.62% two years ago. The peak for concession values was in December 2009 when asking rents were lowered 7.47% by the use of concessions. In December 2009, approximately 2,360 of the properties in Axiometrics’ database were offering a concession of at least two months free rent on a 12-month lease; that number dropped to 335 properties in February 2013.

While the number of properties offering at least two months free rent has declined substantially, most major MSAs still have a handful doing so. However, 67 percent of the properties offering two months free are concentrated in the Class B- to Crange. Only 28 properties in Axiometrics’ database graded between Class A- and A++ are offering an average of two months or more free. Top and Bottom Performing MSAs Houston, Denver, Oakland, San Jose, Charlotte, and Seattle continue to rank in the top tier for revenue growth, which is calculated by multiplying the effective rent by the occupancy rate and taking the change between periods. Boston and San Francisco, two MSAs that consistently ranked in the top tier for revenue growth the past two years, recently dipped below the national average. Boston’s revenue growth softened during the first

quarter of 2012 and has settled at a rate below 3.0%. San Francisco’s slowdown is more pronounced as it has fallen from a peak of 15.9% last February to 2.9% this February. Class A properties have slowed the most in San Francisco, with the level of rent this February 2.5% lower than it was a year ago. Class B properties have remained solid at a 5.9% growth rate but as in other markets Class C properties are leading the pack this year with a growth rate in San Francisco of 12.1%. About Axiometrics Axiometrics is the only multifamily research provider to survey every property in its database at the floor plan level every month. Every property. Every month. Only Axiometrics. Learn more at www.axiometrics.com or by calling 214-953-2242.

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Top and Bottom Performing MSAs Rank*

MSA

Annual Eff Rent Growth

Occupancy Rate

Revenue Growth

Feb-12

Feb-13

Feb-12

Feb-13

Feb-12

Feb-13

1

Corpus Christi, TX

6.82%

8.45%

94.58%

95.46%

10.0%

9.5%

2

Boulder, CO

3.01%

9.72%

96.05%

95.50%

2.6%

9.1%

3

Cape Coral, FL

5.11%

6.88%

93.51%

94.67%

6.5%

8.2%

4

Houston, TX

4.81%

6.71%

92.12%

93.27%

6.8%

8.1%

5

Oakland, CA

6.98%

7.27%

95.43%

96.05%

6.6%

8.0%

11

Denver, CO

7.05%

6.09%

94.30%

94.99%

7.0%

6.9%

14

West Palm Beach, FL

1.73%

5.13%

94.01%

94.86%

2.1%

6.1%

16

Salt Lake City, UT

3.67%

6.06%

95.91%

95.64%

5.5%

5.8%

18

Birmingham, AL

3.63%

3.51%

92.03%

93.91%

3.5%

5.6%

19

Charlotte, NC

6.93%

4.97%

94.15%

94.69%

8.8%

5.6%

20

Seattle, WA

6.59%

5.26%

95.24%

95.46%

6.6%

5.5%

National

3.96%

3.53%

93.81%

94.16%

4.4%

3.9%

56

Boston, MA

7.42%

2.87%

95.55%

95.61%

7.3%

2.9%

58

San Francisco, CA

15.48%

4.35%

96.32%

95.00%

15.9%

2.9%

60

Riverside, CA

1.16%

1.75%

93.90%

94.68%

0.8%

2.6%

73

Baltimore, MD

3.05%

1.60%

94.83%

94.52%

3.4%

1.3%

77

Las Vegas, NV

-1.14%

0.79%

91.63%

91.19%

-0.8%

0.3%

84

Winston, NC

2.21%

0.32%

92.92%

92.05%

4.0%

-0.6%

85

Salinas, CA

0.67%

1.17%

94.22%

92.42%

1.8%

-0.8%

86

Albuquerque, NM

0.19%

-0.11%

93.22%

92.41%

-1.8%

-1.0%

87

Chattanooga, TN

2.22%

1.14%

95.46%

93.18%

3.4%

-1.3%

88

Tucson, AZ

2.04%

-1.52%

92.08%

91.46%

3.2%

-2.2%

*Rank is based on annual revenue growth in February 2013. Only the top 88 MSAs were used for the ranking. Axio tracks properties in more than 400 MSAs around the country. Source: Axiometrics Inc.

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DANA BROWN AND ZACH HOWELL

M O L D … … W h a t a re y o u r thoughts on Mold? It’s just MOLD, clean it up….. Maybe use bleach, that should be enough, right? Have you heard this, or heard this statement? This is defiantly one of those “What were you thinking moments” Suzy Leasing: Dana, I had a resident that phoned the office and complained that there was mold developing in their apartment. I instructed them to clean the area with bleach. I mean it is their apartment, so they are responsible. Right? D: Suzy, although the bleach and clean up is a typical suggestion, mold is very serious and must be addressed immediately. Of course, I am sure you plan to follow up with that resident to ensure that the problem has been taken care of. Swift action can eliminate future mold or health issues, and not to mention avoid damages to the property. SL: Is mold really that serious? I mean my maintenance tech’s deal with it all the time.

By Dana Brown and Zach Howell D: Suzy, I am glad that you are reaching out to help you understand how to minimize a potentially hazardous situation. It is important that everyone that works in property management understand fully the ramifications of mold. Here are a couple of tips to get you started. 1. Here is the EPA website that has valuable information regarding mold. http://www.epa.gov/ mold/index.html 2. Dana’s philosophy on forms and addendums, if there is a form or addendum for it, use it. $1.50 is a small price to pay if it could possibly save you thousands in court. a. The Mold & Moisture addendum explains how the tenant’s behavior directly influences mold & moisture. This could be important in the future if mold becomes present in an apartment. 3. Document, Document, Document! a. It is always a good idea to start a Mold log with the conversation that transpired between you and the resident. I don’t want to have to say. “What were you thinking” Be prepared, don’t have that moment!

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Zach – What is your opinion, how should mold be addressed? Z: OK folks can we put the whole “use bleach” response to bed? There are two inherent problems with telling residents to use bleach. 1. Bleach has been thrown at mold and mildew for so many years that many of the most common types of mold have actually mutated and built up immunities to bleach. 2. If we tell our residents to use bleach and they drip it all over the carpet then we are technically liable for the damages because we told them use it. In the past the EPA recommended bleach and that has stuck, but the EPA changed its recommendation nearly 5 years ago. Also take a look at you mold and mildew addendum to be sure it doesn’t state bleach as the resolution. If it does it should be updated. There are many products on the market that are better at killing and preventing mold than bleach some of my favorites are X-14 and Zinnser Perma-Wash. Now let’s go over the best way to attack existing mold and treat it to prevent future growth. Step one: Spray a clean rag with X-14 or other mold cleaning product. Never spray the wall or surface directly it will cause spores to become airborne (very bad). Wipe the surface once with your rag, fold your rag, re-spray wipe again, fold the rag, re-spray, and so on until the surface growth is gone. Take the rag place in a garbage bag and dispose. There may be some residual stain but we will tackle that next. Step two: Use warm soapy water and a soft bristle brush and clean the surface gently. You don’t want to saturate the surface with water just clean the spores down to surface level. Wipe dry with clean rag, place in garbage bag and dispose. Step three: Once the surface is dry use a spray shellac over the area. This will seal the odor from the

mold growth. Shellac is alcohol based so it will dry very fast, but have some fumes as, so ventilate the area well. Step four: Once the surface is dry, use an oil based primer like Kilz and spray the area. This will seal the stain from the growth, but may also give off odor so ventilate well. Step five: Once the surface is dry it’s ready to paint. I always recommend using paint with a mold inhibitor. This can be added while in the manufacturing phase ,or as an after market additive. In addition, I like to scent my paint, so whatever I paint smells like tropical breeze. This is the way to do it, and for your in house staff they can follow these procedures every time with a great result. Always remember to wear the correct Personal Protective Equipment such as latex gloves, N-100 particulate paper mask with filter, and eye protection. This cleaning method along with the moldicide paint will create a surface that mold does not like to stick to and cannot colonize. Industry standard states that your onsite staff can handle mold occurrences that effect 10sq/ft or less. Remember, you can measure 10sq/ft more than the standard 2’x5’ if you have 6”of mold growth on a baseboard and a few inches up the wall then your site staff could do up to 20’ of continuous wall and still stay within the 10sq/ft rule. Dana Brown and Zach Howell have been working and training Managers and Maintenance staff in the property management industry for 20 + years. They are excited to give back and share the crazy stories that can only happen in our industry. We would love it if you VALLEY, METRO, ARIZONA would share your stories and “WHAT WERE YOU THINKING” moments with us as well as questions that you need answers to. Dana can be reached at: dana@multifamilynw.org. Zach can be reached at: zach@amin stitute.net

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Screening: Don’t Become a Victim of Your Own Decisions Why are we landlords afraid to make tough decisions when it comes to screening prospective tenants? Have you noticed that some potential applicants become pushy or demand sympathy? Haven’t we all heard the same excuse from applicants, “the information you’re asking for is buried somewhere in a moving box”? At this point, do we choose not to require that they complete the corresponding field on the application? Have you found yourself approving applicants who don’t quite meet your screening criteria because you’re afraid to keep the property vacant or simply afraid to say no? I’m sure you’ve also heard horror stories of Fair Housing investigations resulting in hefty fines for our peers How about those “professional” tenants, those who lie on applications and appeal to our emotions, the scammers who know how to outstay their welcome? Being a landlord comes with all kinds of risks; however, as long as we’re just good at our jobs as landlords, then there is no need to be afraid to screen applications. Making decisions based on fear or emotion can be costly. Makings decision based on informed policy reduces the potential for costly mistakes. First, knowledge is our power. Know the laws that govern our industry. Consult with other landlords, educate yourself, take advantage of educational workshops offered by landlord organizations, and read a law book. The laws can change as often as every two years, so be prepared to continue your research. Just when you’ve attended all of the landlord workshops offered by your association, it should be time to start taking them all over again. Don’t consider repeat workshops as refreshers because they will most likely have brand new content and hopefully be taught by a different instructor, who can shed their own light on policies and procedures that may be new to you. Second, know your application and screening criteria by heart. One of the first interactions that you will have with prospective tenants will concern these two items. Wavering or uncertainty on your part will expose any lack of confidence you may have in your business. A landlord who doesn’t know how to answer questions about the application or screening criteria potentially opens the door to all sorts of risk. If a prospective tenant sees that rules

are flexible, he or she sees an opportunity. Stick to your criteria and keep your answers consistent and factual. Giving the tenant more time to provide required documentation is OK; however, lowering your standards is double trouble. Third, make sure that your applicant standards are fair, yet rigid, and charge an application fee. Don’t forget that you’re running a business. Application fees cannot be a profitmaking endeavor; they are there to simply cover your actual costs. Your time is valuable, reports are costly, and you want to ensure that the applicant is serious about renting from you. Collect an application fee per applicant, paid in cash. When you charge an application fee, of any amount, make sure that your screening criteria is in writing, give application receipts, and issue written application denials when applicable. Fourth, know your Fair Housing laws. Specifically, screen someone with a disability as you would any other potential resident. Don’t become fearful if you hear that a prospect has an aid animal. You may verify the prescription for the animal; otherwise, treat the animal as a wheelchair; it goes with the person. Having a proven standard for application criteria protects you from Fair Housing accusations. Treat everyone as an individual, no matter his or her status. Rental history should not come from friends or relatives. Chances are, those persons will tell you that their relative is the best renter ever, to get them out of their house into yours. Absolutely require at least one government-issued photo ID. The list of acceptable ID’s is lengthy, and some of those are listed at http://www. t s a . g o v / t r a v e l e r- i n f o r m a t i o n / acceptable-ids. Note the address on the photo ID and match it to the current address listed on the application. If they don’t match, ask for an explanation. Obtain all signatures required in order to verify information with employers and credit bureaus. Don’t chase down the applicants for this information, as it will hold up completion of the screening process in a timely manner. Make sure to document the date and time that the completed application was received to avoid Fair Housing allegations of picking-andchoosing based on personal biases. If the prospects comment unfavorably on the rigidity of your screening criteria, tell them that they can

thank those who came before them who tighter restrictions are now a necessary business precaution. Finally, don’t hesitate to discriminate against those facts that remain unprotected by the law. Income amount, criminal history, rental history, and the manner in which they treat you can all be grounds for denial. Note the attitude with which they approach the application, look for inconsistencies in their information, and don’t be afraid to ask for more information or further explanation if you see red flags. If prospects are vulgar or blatantly rude, ask yourself if you can do business with them. If prospects attempt to rush the process or become pushy, it’s likely because they HAVE to move to avoid an eviction from their current landlord. Don’t be afraid to change your screening criteria as your business evolves and you’re presented with different challenges. Make sure that you keep dated copies of historical criteria and be consistent with the new rules to avoid Fair Housing allegations. Tell yourself, “from this day forward, I require…”, and then all that apply must meet the amended criteria

from that point on. Again, treat everyone individually, fairly, respectfully, and consistently and you won’t have anything to worry about. My goal here is to convince you to not allow bad landlords, or “professional” tenants to scare you away from one of the most important tasks of our business: screening. Do not be afraid to deny those applicants who simply do not meet your criteria. We have standards set in place for a reason: to protect some of our most important investments. Have Application Denial forms as part of your forms inventory. Be brief with explanation when the applicant inquires, because they will, and stick to the facts. Chances are, your denial will not come as a surprise to them. It’s never too late, until you’ve handed over the keys. Katie Poole – Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM.co.

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6 Questions with Darrel Dickson The Landlord Times recently caught up with apartment owner, broker and real estate entrepreneur Darrel Dickson about multifamily industry trends, the economy and real estate investment and management best practices. The Landlord Times: What about the industry has changed most since you started your career? Darrel Dickson: When I started in the business in 1987 interest rates were substantially higher than what they are today. Right now interest rates on 30 year amortization on a Market rate deal are about four and a half percent fixed for ten years. When I got started in the business it was in the 7-8% range for a ten year fixed rate loan. Therefore, if you can find an apartment building that is well priced you have a chance to make greater cash flow. There is a large demand to receive a stable return on investment from investors. Many are starved for cash flow. Currently, investors are getting almost nothing on bank certificates of deposits. When I started in this business interest rates on bank certificates of deposits were much higher. The returns through CDs at banks are currently close to zero. Investors can receive 5 to 10% steady cash flow in through owning apartment building. Investors will seek to deploy capital aggressively in the real estate considering the sustained low treasury rates that are available. TLT: What do you perceive for the economy in the next year so? How will this affect the industry? DD: Powerful demographic and economic trends will continue to

strengthen the apartment market. The apartment market is in the fourth year of an increasing demand for rental units. The US vacancy rates was at 4.3% in 2012, which is resulting in a projected 4-5% rent growth nationally in 2013. The oldest echo boomers turn 28 years old and have created a significant number of new households. Additionally, over the next few years approximately 1.2 million to 1.6 million immigrants will arrive annually through 2017. The unique demographics of increased Echo boomers as well as new immigrants looking for new rentals will put pressure on vacancy notwithstanding the increase in supply of rental units. Between 2005 and 2010 the number of 20 to 34-year-olds living with parents increased 600%. As the job market improves these young singles living with parents will be looking to exit from living with their mom and dad and get an apartment.

because there are fewer homeowners and more renters. The market for multifamily housing construction will remain strong in 2013 according to the NAHB chief economist David Crow. He estimates that there will be 299,000 new multifamily residential units built in 2013. He said that this is still considerably less than the 350,000 units the required to keep up with the demand and supply imbalance. That said, the cost of materials and labor make it unfeasible to build in certain areas. Also, there are financing hesitations on the part of some lenders to build new construction multifamily which makes it difficult in some circumstances. The demand for multifamily units will continue to remain strong. Multifamily assets remain have the highest occupancy rates with the most aggressive rent growth and are the easiest to finance. These are all compelling reasons for investors to continue to invest in apartment buildings in 2013.

building and the tenants.

TLT: The economy is clearly one of the most important topics of conversation and concerns. How is the economy affecting the multifamily rental housing industry today?

TLT: What you feel are the most important things to consider when hiring a vendor for your business?

TLT: For small independent owners do you suggest self-managing or hiring a property manager?

DD: First look for someone that is concerned about doing the right thing for the property. Our management company looks to get three bids prior to hiring a vendor. We want to make sure that our vendors are providing work that has been competitively bid. At our management firm I also look to make sure that our vendors have good insurance and name our company and the apartment building as an additional insured. Good references from satisfied customers are important, as well as the knowledge to do what is right for the

DD: If you or your wife has the time you can do the property management and save a lot of money. However if you are busy executive and you don’t have time then really you want to find a property manager. It makes sense to have a property management that has a significant investment in the property so that your interests are aligned.

DD: The home ownership percentages since 2006 in the United States are as follows: 2006: 68.9%, 2007: 67.8%, 2008: 67.5%, 2009: 67.2%, 2010: 66.5%, 2011: 66%, 2012: 65.5% The percentage of a home ownership has consistently dropped annually since 2006, and every 1% drop in housing ownership represents approximately 1,000,000 new renters. Multifamily properties have been so doing well

TLT: Generally speaking what two or three pieces of advice would you give to a room full of investors? DD: Look to invest in markets where there is something significant going on for example major job and growth population growth and revenue growth are important to add value to a multifamily investment property. Secondly look to obtain long-term fixed-rate financing at low rates. Third look to buy well below replacement cost in well located areas. And fourth make sure you do your due diligence very well prior to purchasing a multifamily property. Some of the best deals you do are the deals you don’t do. If you don’t have the time to manage your own property you will want to consider developing opportunities with sponsors who have a proven track record operating multifamily properties.

Darrel Dickson is Principal at Preferred Capital Management, Inc. and ApartmentsForSale.com.

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April 2013 • Vol. 50 No. 4

THE OFFICIAL PUBLICATION OF THE ARIZONA MULTIHOUSING ASSOCIATION

Meeting AMA’s Tributes Finalists By AMA The staff members of an apartment community oversee so many details in the successful oversight of a property. They are charged with keeping residents happy, developing their team into a strong, cohesive unit, and protecting their owners’ assets. But it’s all of the highlights in between that make the multifamily industry great. The leaders in these organizations who keep their teams inspired. The managers who keep residents happy with unique programs. Those stories, and so many more were shared by the nominees for the AMA’s annual Tributes awards. A constant theme in these profiles is the dedication of the indivudals and how they prioritize the development of their staff at every level. Their positive attitudes and professionalism elevate all of their teams. This year, the AMA received a record number of nominations and the Tributes Judges had the opportunity to review more than 450 nominations.

From these impressive staff members, the judges met the individuals and narrowed the field to an incredible list of finalists. This month and in May, the Apartment News will profile these finalists so the membership of the AMA can get to know these professionals and share in their success. This first installment of two issues of profiles is focused on individual team members selected as best in their class. Congratulations to 2013 Tribute Finalists INDUSTRY PARTNER OF THE YEAR-TUCSON Tim Furnas Valley Protective Services, Inc. Tim Furnas, with Valley Protective Services, was very involved with AMA in Tucson during 2012. He planned the closing party for the Big Hearts for

Membership Pays with Sterling Grant By Todd Bradford, AMA It truly pays to be a member of the AMA. Networking, Government Affairs, educational programs, tradeshows, and a chance to share information with others in our industry are but to name a few. One to the ways our members can see an immediate return on their membership dues is through our insurance programs. These programs pay our members twofold: first, by directly offering discounts and dividends directly to our members; and secondly, by providing a strong revenue stream to our association to offset costs and keep our membership dues as low as possible. Earlier this year, we rolled out our newest partnership with Sterling Grant and Associates. This program provides a high level of insurance coverage for our members, while also providing direct discounts to Professional Publishing, Inc PO Box 30327 Portland, OR 97294-3327

our members, as well as additional discounts for participating in programs such as the AMA Five STAR program. Sterling Grant has also dedicated Laura Milne as the sole representative to the AMA and our members. Laura has many years experience with the Property and Casualty insurance field, and is always willing to help out our members in any way she can. Sterling Grant offers enhanced coverage benefits for AMA members: • A rated insurance carriers • No Territory Restrictions • Insurance programs with limits and coverages that exceed all lender requirements They also have a myriad of other benefits to AMA members: • General Liability and Umbrella limits up to $100 Million • Superior coverage for buildings, Continued on page 7

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Little Hands drive and was a very active member of the Tucson Trade Show Committee. He is co-chairing this event in 2013. He was also served on the Tucson Maintenance Mania Committee and participated in all the AMA networking events in Tucson. Mike Rochon Distinctive Carpets, Inc. For decades Mike Rochon and his company, Distinctive Carpets, have been amongst the most active industry partners in Tucson. Mike consistently leads committee after committee and devotes a large portion of his days and evenings to the causes of the AMA. The AMA can count on Mike to tirelessly rally both his fellow Industry Partners as well as the management companies to participate in events and make a difference in the community.

Tammy Tupper Redi Carpet Tammy Tupper has been involved with numerous committees within the AMA since 2007, including Big Hearts for Little Hands, the Tucson Trade Show, Membership Committee and Tucson Networking Committee. She also attends all dinner meetings, Tucson golf tournaments, Tucson reverse trade shows and Tucson networking events. INDUSTRY PARTNER OF THE YEAR - STATEWIDE Adam Greco Burns Pest Elimination Adam’s knowledge of the apartment industry in Arizona is unsurpassed. AMA members count on him to be available and involved in many aspects involving the AMA Continued on page 2

Valley Rents Set To Increase By Pete TeKampe, Marcus & Millichap The Phoenix metro area in fourth quarter 2012 recorded its largest rental increase since second quarter 2008. This increase was made possible by improving local economic conditions, declining apartment vacancies and continued reductions in concessions. Reliable population growth numbers for the Phoenix metro area do not exist and therefore should not be used as the basis for any apartment development or investment strategy. As previously reported in Trends, evictions have historically been a reliable indicator of apartment demand and future rent changes. For the time period of YTD through February 28, 2013 compared to the same period in 2012, eviction filings indicate that rental rate increases are likely by early to mid-2013. RENTS Fourth quarter 2012 Phoenix area average asking rents stood at $750, an $8 increase over fourth quarter 2011’s asking rents. This is the largest increase since a $9 increase was recorded in second quarter 2008

compared to second quarter 2007 rents. Vacancies remained under nine percent for the second consecutive quarter and concessions remained relatively low during the period. Reductions in vacancies and concessions lead to modest asking rental rate increases. Rental rate increases will be augmented and potentially accelerated by the demand manifested in the latest eviction information. Rental rate increases will be augumented and potentially accelerated by the demand manifested in the latest eviction information. Highest Submarket Rents in Fourth Quarter 2012 North Scottsdale/Fountain Hills ..... $976 North Tempe ........................................ $927 Chandler & North Paradise Valley (tie) ....................... $887 South Scottsdale .................................. $885 North County ...................................... $838

North Scottsdale/Fountain Hills again claimed the top spot for rents in fourth quarter 2012 at $976, compared to $963 in fourth quarter 2011. This submarket also had the Phoenix metro area’s fourth lowest vacancy rate in fourth quarter 2012. The only other submarket with average rents above $900 for the period was North Continued on page 3


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All Eyes Are On Our Market By Robert Hicks, Alliance Residential The Arizona housing market continues to draw the attention of media and investors alike from around the country. Our markets have always been a bit of a bell-weather for the nation’s housing and construction markets. The downturn seemed to hit us harder and earlier than other markets. Arizona was on the forefront of working to stabilize neighborhoods and getting the market to correct back to a path of manageable growth. Over the past two years, the multihousing market has experienced some of the most interesting outcomes and we are starting to adjust to this new normal. Families who were displaced from their homes found stable housing in apartments and many others have made the choice to live in apartments in the future. Our communities offer families safe housing, in quality communities, and many of our communities feature attractive amenities for families to enjoy.

We have been enjoying steady growth in our markets and lower vacancy rates. These positive trends haven’t gone unnoticed by investors who are now looking at Arizona as a long term growth market. With population projections back in the positive numbers, our industry is poised to do well. This month, Pete TeKampe of Marcus & Millichap shares his quarterly market report. His research and trend watching should give your management teams plenty to consider as they adjust their plans for the upcoming quarters. In addition, this 30,000 foot look at the overall market, by submarket, offers us a more global view of the multifamily inventory and the pipeline of units in each of these communities. With thousands of units in the planning and approval stages of our cities, we are looking ahead to more competition. We are always appreviatitve of all of his work to educate us! In addition, this month, we are highlighting the finalists for our annual Tribute Awards. This year we

saw a record number of nominations for these prestigious awards. By taking the time and effort to nominate these professionals, we honor their contributions to our success. All of the nominees deserve our thanks and support. I want to personally extend my congratulations to all of these nominees. Enjoy the profiles of these nominees this month and next month – I hope you will be inspired by their work, as I am. And one more note of thanks – the Tributes Committee works diligently on the annual awards program all year. Special thanks to Kim Fitch for her tireless efforts as Chair for this massive event. Her vision and leadership are so appreciated! For the next two months, this committee kicks in to high gear with their interviews and their selection of this year’s winners. Thank you for all of the work you do for the AMA and for our industry! q

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OFFICERS CHAIR OF THE BOARD: Robert Hicks, Alliance Residential CHAIR ELECT: Kimberly Fitch, Nicolosi & Fitch, Inc. VICE CHAIR: Christine Shipley, Dunlap & Magee Property Management TREASURER: Chris Evans, HSL Asset Management SECRETARY: Amy Smith, Bella Investment Group IMMEDIATE PAST CHAIR: Lesley Brice, MC Residential

DIRECTORS David Adame, Tiempo, Inc. Vicki Allison, Allison-Shelton Real Estate Services Jen Ambrosius, Apartment Guide Chapin Bell, P.B. Bell Companies Reid Butler, Butler Housing Company John Carlson, Mark-Taylor Residential Mike Clow, Greystar Real Estate Partners Keri Conyers, Alliance Residential Liz Culibrk, Fairfield Residential Amy Davidson, Cox Communications Kohl Eisenhour, Riverstone Residential Ken Gould, Madeline’s Meticulous Adam Greco, Burns Pest Elimination Matt Koglmeier, Koglmeier Law Group, PLC David Kotin, Kay-Kay-Realty Lesa LaRocca, Riverstone Residential Pam McCarthy, Simply Better Management Omar Mireles, HSL Asset Management Greg Morehead, Fairfield Residential Melanie Morrison, MEB Management Services Kim Pacheco, Scotia Group Management Dale Phillips, Mark-Taylor Residential Jim Pierson, Legacy Capital Advisors Erica Reinke, Camden Property Trust John Rials, Greystar Real Estate Partners Mike Rochon, Distinctive Carpets, Inc. Mark Schilling, MEB Management Pam Shelton, Allison-Shelton Real Estate Services Pamela Sullens, Silver Mountain Real Estate Group Ike Tippetts, Rainforest Plumbing & Air Rondetta Troutman, Picerne Real Estate Group Debbie Willis, P.B. Bell Companies Lynn Zoroya, Redi Carpet

“Thank you Platinum Members” Adanac Enterprises Corp. Apartment Guide Apartments.com/Republic Media Burns Pest Elimination Cox Communication Gorman Roofing Services, Inc. Koglmeier Law Group, PLC Kowalski Construction, Inc. Law Offi ces of Scott M. Clark, P.C. Rainforest Plumbing & Air Redi-Carpet-Arizona Valley Protective Services, Inc.

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Apartment News (ISSN 0746-0686) is published monthly by Professional Publishing, Inc. for the Arizona Multihousing Consulting Corporation. Advertising rates available upon request. We are not responsible for nor guarantee any information, statements, products or services of any advertisers in the publication. The articles herein do not necessarily represent the views of the corporation or the majority of its members, unless so stated. Reproduction in part or whole is forbidden without written permission. Complete control, management and ownership along with the copyright and trade name belong to the Arizona Multihousing Consulting Corporation, 818 North 1st Street, Suite L160, Phoenix, AZ 85004. Periodical postage paid at Snohomish, Washington.

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ArizonA Multihousing AssociAtion Tributes ...continued from front page from Co-Chairman of the Reverse Trade Show, current chair of the Associate Member Council and Member of the Board of Directors. Adam has built and earned every ounce of his stellar reputation within the AMA. You cannot find a better mentor, business partner or friend. The amount of time that he donates and his dedication in everything that he does is a true inspiration to us all. Tina Greco Burns Pest Elimination Tina Greco is the only chair in recent memory of the Big Hearts for Little Hands committee that has been asked to chair the committee three years in a row. Her cando attitude and unending energy has garnered the trust, respect and support from her fellow committee members, colleagues and friends as a true leader. Tina has also engaged with the AMA through Burns Pest Elimination to support events such as the Golf Tournament, Maintenance Mania, 2012 Education Conference and Trade Show, 2012 Tribute Awards and the AMA’s Apartment Coalition Program. Michelle Howland Blue Steel Security Services Michelle has been an active member of the AMA for over a decade. She is currently the co-chair of the Networking Committee and has supported and participated in all of the AMA’s Committee’s including Membership, Tribute Awards Committee, Trade Show Committee, Golf Tournament Committee just to name a few. She has successfully mentored new members, has continuously supported all of the AMA events and programs and is a fixture at all AMA signature events. HOUSEKEEPER OF THE YEAR Leticia Briones P.B. Bell Companies Leticia Briones brings to work an upbeat positive attitude and a strong work ethic with a good sense of humor. There is no job to big or too small that Leticia is not willing to do and the quality of her work is shown in her detail and end result. Leticia believes that P.B. Bell’s Ashton Pointe is not just a place of work, but is a place that she is proud to call home. There is never a time that Leticia is not smiling and her positive outlook on life is most contagious to team members and community residents! Mayra Cancino Dunlap & Magee Property Management, Inc. Mayra is a natural leader and motivator. She encourages her 2

coworkers to do the best they can do. “Good” is not good enough, she goes a step beyond that. Mayra is always conscious of other people’s feelings and a great event planner to boot! The motto she “lives by” is: Always give a little more than you promise. Sue Figgs Allison-Shelton Real Estate Services, Inc. Sue Figgs is truly one of a kind. She has seen just about everything through her years at Morgan Park, a challenging 428-unit property located in the competitive west Phoenix sub-market. As the only housekeeper on the staff, she amazingly manages to not only clean all of the make-readys and each of the laundry rooms, but also all of the common areas. Everyone respects Sue and we rely upon her for a consistent positive attitude. Her extreme attention to detail is highly recognized throughout the community from the staff and vendors to the prospects and residents. The entire team and all of Allison-Shelton appreciate her for all of her hard work and dedication. Martha Hernandez Fairfield Properties, L.P. Martha has been working at Villetta Apartments in Mesa for two years and has been an important part of the Fairfield family for nine years. Martha has the unparalleled ability to make an apartment, laundry facility, and even the office feel like it is brand new! Beyond her amazing abilities as a housekeeper, she is one of the most important and brightest shining stars on the Fairfield team. The Villetta team is thrilled that Martha has received this recognition. Martha is the best housekeeper that any management company could wish for and they are honored and happy to celebrate this distinction with her! Ana Mendivil MEB Management Services Ana Mendivil takes to heart MEB’s core purpose to enrich the lives of her residents, her clients, and her fellow team members. She became a citizen of the United States in 2008 and has continued to improve her skills and knowledge. She takes the initiative to start projects on her own and is very helpful in organizing gatherings for resident events. Ana takes ownership and is very dedicated and dependable in everything she does. Ana’s heart goes out to others as shown by her commitment to helping with The Big Hearts for Little Hands campaign, food drives, and other charitable causes. She is a very compassionate person and treats everyone the way she wants to be treated. Ana is a very committed employee who takes pride in everything she does.

LEASING CONSULTANT OF THE YEAR Linda Anderson Allison Shelton Real Estate Services, Inc. Linda’s passion for the industry is what makes her so special. Her honesty, genuinely caring attitude and her ability to secure that sometimes elusive deposit from prospective residents makes Linda stand above the rest. Over the years she has become famous for hosting and organizing resident events where she personally prepares most of the food, does all of the cooking, most of the clean-up while wearing that trademark smile on her face. Because of her success and growing reputation, Linda has been splitting time between several communities working with other team members to help sharpen their skills. Linda’s upbeat personality and zest for life make her simply the best. Davena Cryer Nicolosi & Fitch, Inc. Davena Cryer is the spark of energy at her property that spreads to her co-workers and residents. She continually goes that “extra mile” to support her team members and to meet the needs of her residents. She also has been willing to do almost anything to draw attention to her property including dancing to music while in a frog costume (check out her video on You-Tube). Due to her strong commitment to her craft, she was awarded last year’s Leasing Consultant for her company, Nicolosi & Fitch, Inc. at their year-end awards ceremony. Ricky Fietz Alliance Residential Company, LLC Ricky has proven to be an outstanding Sales Associate over the course of 2012. Ricky has brought a great deal to Alliance with his creative mind set and his exceptional outlook on how to improve a resident/customers experience. Ricky goes above and beyond to ensure every resident feels at home and welcome. He is a great asset to the Alliance family and has a very dynamic sales style that sets him apart from his competitors. Caitlin Hailey MC Residential Caitlin has an exceptional attitude, and is willing to take the extra step to insure her community’s success. She showed almost 900 times during 2012, and was able to maintain a high closing ratio. She always comes to work with a smile and is willing to take the initiative to get things done. She stays on top of her game by finding new and creative ways to market her community.

Lindsey Tyner Alliance Residential Company, LLC Lindsey is a team player and a joy to have in the office. She always has a positive attitude and smile ready to greet any resident or prospect. The amount of work and leases she can accomplish in 30 hours exceeds that of a traditional full time associate. She can effectively handle any situation thrown her way and this attitude is what keeps the property consistently successful every day. ASSISTANT MANAGER OF THE YEAR Mayra Ibarra Riverstone Residential Mayra Ibarra joined Riverstone Residential Group in 2010, with an Associate’s degree in Business Administration from Arizona Western College which helped her transition quickly into her role as Assistant Manager. At this time, Mayra is also a full time student at NAU working on her Bachelor’s in Business Administration with an emphasis in Global Management. In the last two years that Mayra has been with Regency Square she has met her personal goals, and has exceeded expectations of every task given to her from leasing to retention, and by being consistent with marketing. Mayra on a daily basis is driven to exceed her goals by ensuring the highest level of guest/resident satisfaction. Among her impeccable consistent work ethic, Mayra is recognized and appreciated as a valuable resource for her onsite team and Riverstone Residential Group team. Linda Lockett Greystar Real Estate Partners Linda takes pride in her work and provides ultimate customer service. Linda resolves resident issues as soon as they occur; she has a good business sense and tries to resolve conflict so that everyone comes out the winner. Linda’s positive attitude, pride and sense of humor serve her and Autumn Ridge well. Linda is respected by both her peers and the residents and has helped turn Autumn Ridge into a great place to call home. Shanette Silva Alliance Residential Company, LLC Shanette is the collections queen at Stone Canyon, she is not only the assistant manager of her community. She assists in due diligence, takeovers, training new associates and mentoring her peers. Shanette managed her community while her manager was away and was able to complete both Continued on page 9 Apartment News • April 2013


ArizonA Multihousing AssociAtion Valley ...continued from front page Tempe. This submarket is the direct beneficiary of expansion programs at Arizona State University, the Phoenix Light Rail Transit system, and new apartment construction. Chandler, North Paradise Valley, South Scottsdale and North County each had average monthly rents above $800 in fourth quarter 2012. Lowest Submarket Rents in Fourth Quarter 2012 Central Black Canyon ........................ West Central Phoenix ......................... Metrocenter ......................................... West Phoenix ....................................... Glendale ...............................................

$572 $579 $604 $619 $629

Central Black Canyon rents in fourth quarter 2012 were $8 higher than those recorded in fourth quarter 2011. Area vacancies improved to 16.6 percent from 20 percent during the same time period. Affordable apartments within proximity of transportation corridors and employment centers has seen demand surge in the past year. West Central Phoenix is the only other submarket with average asking rents under $600. Central Black Canyon and West Central Phoenix were the only two submarkets in the lowest rent category to record higher rents in fourth quarter 2012 compared to fourth quarter 2011.

VACANCY Fourth quarter 2012 was the twelfth consecutive quarter in which vacancies were lower than the same period of the prior year. It was also the eighth consecutive quarter with vacancies under ten percent and the second consecutive quarter with vacancies under nine percent. Vacancies for the period stood at 8.8 percent, down from 9.8 percent from the same time last year. The dearth of new apartment units in the last three years (696 in 2010, 740 in 2011 and 1,823 in 2012), coupled with improving economic conditions, housing market stabilization and job growth have all contributed to the relatively low vacancy rates. The dearth of apartment units in the last 3 years, coupled with improving economic conditions, housing market stabilazation and job growth have all contributed to the relatively low vacancy rates. Highest Vacancy Rates in Fourth Quarter 2012 Central Black Canyon ........... 16.6 percent North Central Phoenix ......... 12.7 percent Southeast Central Phoenix ... 11.9 percent West Phoenix .......................... 11.8 percent Glendale ................................... 11.2 percent

Central Black Canyon typically has the Phoenix metro area’s highest vacancy rate. During fourth quarter

2012, area vacancies stood at 16.6 percent compared to 20 percent in fourth quarter 2011. As previously noted in Trends, this submarket, along with other Class ‘C’ markets are slowly recovering from the fallout of the economic downturn which began in 2008 and the controversial immigration legislation known as the Employer Sanctions Bill and SB 1070. Central Black Canyon is slowly gaining improvements in apartment occupancy and seeing modest rental increases due to its affordability and proximity to jobs and transportation. Lowest Vacancy Rates in Fourth Quarter 2012 Northwest/Southwest County ................................ 4.5 percent South Scottsdale ...................... 5.2 percent Southeast Valley ....................... 5.5 percent North Scottsdale/ Fountain Hills .................... 5.9 percent Central Valley & Ahwatukee (tie) ................. 6.1 percent

Northwest/Southwest County landlords successfully applied the fundamental laws of economics during the time from fourth quarter 2011 through fourth quarter 2012. During this time, area rents were lowered by $53 per month and the rent reductions caused vacancies to fall from 7.7 percent to 4.5 percent. In addition, SUSTAINABILITY concession offerings in the submarket declined by thirty-three percent from

third quarter 2012 to fourth quarter 2012. Central Valley, the only other non-predominately Class ‘A’ submarket in the low vacancy category for the period also had the Valley’s lowest concession ratio for the quarter. As previously reported most of the apartments in this submarket are within proximity of the Phoenix Light Rail Transit system access points. Area landlords have figured out that renters are seeking ways to help the environment, reduce transportation costs, and take advantage of the convenience that light rail transit provides. Largest Percentage Rent Increases from Fourth Quarter 2011 to Fourth Quarter 2012

South Phoenix ........................... 5.4 percent South Scottsdale .......................... 4 percent North Tempe ............................ 3.7 percent Southeast Central Phoenix ..... 3.5 percent Uptown Central Phoenix ....... 3.1 percent

South Phoenix has seen steady declines in vacancy over the past year and consequently, landlords have been able to increase rents by 5.4 percent from fourth quarter 2011 to fourth quarter 2012. South Scottsdale rents moved from $851 to $885 during the period while vacancies stayed relatively low at 5.2 percent. The remaining rental increases in this category ranged from 3.1 percent to 3.7 percent. As previously noted, YTD

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very summer, Valley residents learn of babies and children who are pulled from the pool just seconds too late. Drowning may be one of the most preventable accidents that can happen and it’s the responsibility of every person around water. Even those children who can swim need to be watched by an adult at all times. Apartment communities with swimming pools offer additional safety measures like gates and improved drains, but there can always be accidents. This spring, Salt River Project, the Arizona Multihousing Association and Drowning Prevention Coalition of Arizona have joined forces in Phoenix to highlight the critical need for heightened awareness around community and apartment pools. Apartment and community pools have their own unique characteristics. For example, gates may be propped open by residents for ease of their ac-

cess; but at the same time, this allows access to children who may be unattended. Additionally, many swimmers use the pool without knowing other users, which may affect communication between them. In light of water-related incidents involving both children and adults across the Valley, the three agencies have teamed up to create and distribute pool safety signs for apartment and community pool fences. The signs will encourage residents to watch children around pools, learn CPR and call 911 in case of an emergency. More than 500 signs have been distributed to apartment communities around the Valley. The goal is to have an additional 500 signs displayed at community pools by 2014. The signs will be distributed through the AMA Coalition program and through SRP’s website. For more information visit srpnet.com/safety or call 602-236-5646. q

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ArizonA Multihousing AssociAtion Valley ...continued from page 3 eviction filings through February 28, 2013 compared to the same period in 2012 suggest that rental increases will occur in the near term. Largest Percentage Rent Decreases from Fourth Quarter 2011 to Fourth Quarter 2012

Northwest/ Southwest County ........... -6.7 percent Ahwatukee ............................... -3.1 percent Metrocenter ................................. -3 percent West County ............................ -2.4 percent Moon Valley/ North Mountain ............... -2.1 percent

As noted above, Northwest/ Southwest County landlords lowered rents and saw steep declines in vacancies and concessions as a result. Ahwatukee landlords have demonstrated that they would rather lower rents instead of offering high concession offerings. Ahwatukee had the third lowest concession ratio in the Phoenix area during fourth quarter 2012 while area vacancies remained relatively low. CONCESSIONS Fourth quarter 2012 was the eleventh consecutive quarter in which concessions were lower than the same quarter of the previous year. This is partly to do the lagging effect resulting from YOY rent reductions in thirteen of the eighteen previous quarters. Declining vacancies from these rent reductions created a condition in which landlords could lower

concessions. During fourth quarter 2012, 70 percent of area properties offered concessions. In fourth quarter 2011, 73.5 percent of area properties offered concessions. Highest Percentage of Communities Offering Concessions in Fourth Quarter 2012 West Phoenix .............................. 95 percent Northwest Black Canyon ........ 88 percent Glendale ...................................... 87 percent Metrocenter ............................... 84 percent Central Black Canyon ............... 83 percent

West Phoenix was the lone submarket with more than ninety percent of its communities offering concessions in fourth quarter 2012. Every submarket in the top five concession category for the period is on the west side of the valley and each comprises mainly class ‘C’ apartment assets. While these concessions are relatively high, these submarkets have generally seen operational improvements over the last eight quarters and have been able to reduce concession offerings slightly. Lowest Percentage of Communities Offering Concessions in Fourth Quarter 2012 Central Valley ............................ 29 percent North Scottsdale/ Fountain Hills ...................... 36 percent Ahwatukee ................................. 43 percent South Scottsdale ........................ 53 percent South Tempe .............................. 57 percent

Central Valley consistently remains the submarket with the lowest percentage of communities offering concessions. As previously noted in Trends, Central Valley offers access to light rail. Renters seeking convenience, transportation cost savings, and environmental impact reductions have shown their willingness to use light rail and area landlords are a benefitting as a result. NEW CONSTRUCTION In fourth quarter 2012 there were four projects totaling 830 units added to the Phoenix area’s multifamily housing stock. As of fourth quarter 2012, there were fourteen projects totaling 3,260 units scheduled for- or under construction. In addition, the planning and zoning pipeline comprises 75 projects totaling 20,095 units. In fourth quarter 2010, the apartment planning and zoning pipeline comprised nineteen projects totaling 3,695 units. As of fourth quarter 2012, there were fourteen projects totaling 3,260 units scheduled for-or-under construction. In addition, the planning and zoning pipeline comprises 75 projects totaling 20,095 units.

TUCSON In fourth quarter 2012, area rents were $629 compared to $630 which was recorded for the area in fourth

quarter 2011. During the same time, vacancies increased from 10.2 percent to 10.5 percent. During 2012, the city added 1,004 units, 246 of which were added during fourth quarter 2012.q Pete TeKampe is a commercial real estate agent who specializes in creating value for private real estate investors. He holds the title of Vice President Investments at Marcus & Millichap, a national commercial real estate brokerage firm. He can be reached at ptekampe@marcusmillichap.com or at 602-687-6767. *Source: RealData Inc/Phoenix; Peter E. TeKampe, P.C., Maricopa County

Want to contribute an article to Apartment News? Contact the AMA at 602-296-6200 or 800-326-6403

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Apartment News • April 2013

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ArizonA Multihousing AssociAtion

New Energy Code Aimed to Increase Building Energy Efficiency By Courtney LeVinus and Jake Hinman, Capitol Consulting

C

ome July apartment builders will be facing new energy efficiency requirements in many jurisdictions around the state. These requirements are part of the new energy efficiency code that cities and towns are, in many cases, mandated by the federal government to adopt. Jurisdictions that received funding through the American Recovery and Reinvestment Act (ARRA) in 2009 are required to adopt a residential building energy code that meets or exceeds the 2009 International Energy Conservation Code per Section 410 of the Act. Failure to adopt an energy code could result in jurisdictions losing (repaying) their ARRA grant funds. The International Energy Conservation Code (IECC), published by the International Code Council (ICC) as part of the ICC family of building codes, provides design and construction criteria for the building envelope, mechanical and electrical systems, lighting and other energy uses associated with buildings. The IECC is a separate and distinct code from what would be considered a “green” code.

Most of the larger jurisdictions in Arizona have already adopted some version of the IECC, the 2006 edition being the most common. The 2009 IECC was considered the first effort to significantly increase the energy efficiency requirements. The 2012 IECC builds upon the 2009 edition and requires even higher efficiency standards for all building types. If the 2006 IECC is considered the current energy standard, the 2009 IECC increased the energy efficiency in buildings by 15% and the 2012 IECC will increase the energy efficiency by an additional 15%, a 30% increase over the 2006 IECC. The AMA is working with local jurisdictions to offer alternative paths to compliance with the code knowing that cities have little choice in adopting the new code. Some of the new requirements contained in the 2012 IECC include: • High-rise vs. Low-rise. The 2012 IECC separates multi-family into two separate code sections depending on the project’s height. High-rise buildings (four-plus stories) fall under the commercial provisions; low-rise buildings (three stories or less) fall under

the residential provisions. The two sections have different mandatory provisions, most notably the new insulation requirements. • New Air Leakage Limits and Air Sealing Testing Requirements. The 2012 IECC establishes allowable air leakage levels for buildings and requires air leakage compliance testing. However, the IECC stipulates different test methods for low- and high-rise apartment buildings. Low-rise multifamily buildings (threestories or less in height) must conduct blower-door testing to determine air leakage levels, thereby eliminating the visual inspection option available in the 2009 IECC. High-rise buildings (four or more stories in height) have a choice of compliance methods – one option being blowerdoor testing. • Increased Insulation Requirements. The 2012 IECC provides different building thermal envelope requirements for residential and commercial buildings. The commercial provisions require R-13 + R3.8ci or R20. • First-Ever Lighting Efficiency Re-

quirements for Apartment Units. The 2012 IECC mandates that 75% of lamps be high efficiency. • Increased Fenestration Requirements. The 2012 IECC requires high-efficiency windows and insulated doors. • Enhanced Mechanical Systems. The 2012 IECC includes new duct tightness and testing requirements, new pipe insulation requirements and programmable thermostats. q Courtney LeVinus is a principal with Capitol Consulting and Jake Hinman leads legislative affairs for the firm. They can be reached at 602.712.1121.

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Apartment News • April 2013


ArizonA Multihousing AssociAtion Sterling Grant ...continued from front page business personal property and loss of rents • Fidelity/Employee dishonesty • Professional Liability (E&O, D&O and EPLI) • Industry coverage enhancements are included If they have not reached out to you yet, Sterling Grant should be contacting you soon. We urge you to give them a chance to bid on your upcoming insurance needs. Please feel free to contact them or the AMA should you have any questions. We also have an Association Safety Program (ASP) with SCF Arizona. This program is at no cost or risk to you or your clients – it simply gives you a way to get additional bonus dividend on top of any dividend you may receive. This year, the bonus dividend was approximately 91%. For every dollar you received in dividends from SCF, if you were participating in the program, you would have received an additional $.91. This program does not affect your individual premium or e-mod in any way. If you have an SCF policy, or are considering getting one, this is a program you should definitely look into. Please feel free to give either myself or the contacts at either Sterling Grant and Associates or SCF Arizona a call if you have any questions about these great programs.

Apartment News • April 2013

Laura Milne, Sterling Grant

Contacts for the AMA Insurance Programs: Arizona Multihousing Association: Todd Bradford Director of Member Benefits Direct Dial: 602-377-2553 tbradford@azama.org Sterling Grant and Associates AMA Endorsed Broker Laura Milne 602-954-7200 877-954-7200 2200 E. Camelback Road, Suite 222 Phoenix, AZ 85016 lmilne@sterling-grant.com SCF Arizona Association Safety Program Tod Dennis Association Coordinator 602-631-2212 3030 N 3rd Street Phoenix, AZ 85012 tdennis@scfaz.com

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ArizonA Multihousing AssociAtion

Tucson’s Golf Committee Is Ready to Play Special thanks to all of the AMA Tucson golf sponsors and committee members

From left to right: Laura Mros – For Rent (below); Tim Furnas – Valley Protective Services; Lauren Reece – Nicolosi & Fitch; Darryl Humbles – For Rent; Buzz Shaub – Prime Group (below); Rob Martin – Nicolosi & Fitch; Katie Macias – Nicolosi & Fitch; Todd Horton – Scotia Group (below); Stephanie Oehler – Better NOI (below); Josh Solomon – Republic Services (top); Mike Rochon – Distinctive Carpets, Inc. (below). Not pictured: Sponsors - Koglmeier Law Group, Carpeturn.com, The Screening Pros, Greenspan Adjusters International Missing Committee Members: Andrea Eaton – Carpeturn.com; Shar Hidy – Scotia Group; Jeff Kelly – Spectrum Real Estate Services; Matt Linhart – Cox Communications.

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Apartment News • April 2013


ArizonA Multihousing AssociAtion Tributes ...continued from page 2 jobs with little assistance. Shanette is positive and a cheerleader for Alliance. Peggy Snyder Mark-Taylor Residential When it comes to daily tasks, Peggy is not only efficient, but also a perfectionist. She has an uncanny ability to juggle rent collections, balance dues, 5-days, resident issues, and yet still remains a top leasing performer. Peggy has a natural calm about her that carries through to her staff and residents alike. Her overall dedication and leadership skills will undoubtedly allow her career to foster into a manager and beyond. Kristina Weisz Mark-Taylor Residential Kristina has proven to be an exemplary employee. Kristina has a natural leadership ability and is recognized for demonstrating exceptional customer service. She embraces, creates and spreads company culture in all aspects of her position. Her attitude and creativity helps her and her team generate fresh and new ideas that make San Marquis an environment

that is fun and productive. Kristina represents Mark-Taylor Residential with warmth, humor and outstanding professionalism in every situation. APARTMENT MANAGER 1-199 UNITS Patty Gallegos Allison-Shelton Real Estate Services, Inc. Patty Gallegos is both a team player and a dynamic leader, she is a professional who wins the respect of others through her integrity and unwavering desire to bring out the best in her teams. She leads by example and her enthusiasm and dedication is both inspiring and motivating. Patty has an uncanny way to resolve conflicts and handle other difficult situations with remarkable patience and admirable tact, a level that exceeds that of a Community Manager. She was been responsible for increasing monthly revenues by an amazing 18% in 2012 and maintained her recently renovated community at a consistent occupancy of 96%. She has been an invaluable to her team, her residents and her owner.

Sarah O’Daniel Baron Property Services, LLC As a new Manager, Sarah has maintained an occupancy of 95% and had 11% rental income growth in 2012. Sarah has assisted with the on-boarding process with new Managers in 2012. She has taken full responsibility for all major renovations in her common area as well as her unit renovations. She shows continuous interest in learning and educating herself about the business. Sarah shows excellent leadership skills among her staff and peers with her professionalism. Iris Perez Alliance Residential Company, LLC Iris took over Country G able s Apartments in July 2012. In a short period of time she turned the property around and increased her Economic Occupancy by 20%. Iris works by herself at this community and is responsible for all of the daily duties. She is successful in increasing resident satisfaction, retention, marketing and increasing the value of the community for the owners.

Gina Ragsdale Greystar Real Estate Partners Gina Ragsdale possesses a talent and passion for Property Management that is worthy of recognition. Her perseverance coupled with her work ethic and determination all have contributed to her success as the Manager of Town Center Apartments. Gina is professional and patient in a challenging work environment. Gina has built an atmosphere of teamwork and loyalty through her leadership skills. She is compelled to be successful and to ensure the people around her enjoy the same. She is respected by her colleagues, owners and staff, and leads her team by setting high standards and accountability. Roberta Stevens Riverstone Residential Roberta Stevens is a dedicated, team leader who excels at re-positioning troubled assets. Active in the multihousing industry since 2001, Roberta strives to create positive resident experiences through regular community activities, engagement via social media outlets, and meaningful, personalized resident interacContinued on page 10

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Apartment News • April 2013

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ArizonA Multihousing AssociAtion Tributes ...continued from page 9 tions. She excels at developing and implementing creative marketing initiatives, resident retention programs and cost saving strategies. She is well respected among her team and peers and her willingness to accept challenges and exceed expectations makes Roberta an invaluable asset to Riverstone Group. APARTMENT MANAGER OF THE YEAR, 200+ UNITS Heidi Arave IPA Management Heidi’s enthusiastic approach to leadership and willingness to take on new projects with a ”can do” attitude make her the exceptional leader she is. She is able to think creatively as it relates to marketing, conflict resolution and team building. Her professionalism and industry knowledge are what make her a dynamic individual and has earned Heidi the nomination of Property Manager of the Year. Crystal Finch Bella Investment Group, LLC Crystal is an inspiration to her own team, as well as to her sister Bella communities. Crystal has the ability to look for-

ward and be proactive in marketing, resident retention and net operating income growth. Crystal led her team to meet/exceed 2012 budget goals. Most impressive in 2012, Crystal provided the leadership and innovation to meet historically high occupancy goals, continued year-over-year income growth and owner refinance objectives. Crystal is very passionate about her community, its brand and creating the best experience for her staff and residents. Laura Rubeck Alliance Residential Company, LLC Laura was successful in a community take over in 2012 and through this success she was promoted to a Senior Manager. She is currently responsible for the renovations of two communities. Laura is a great motivator to her team. She is innovative, a team player and a leader within the industry. Maria Terrazas Weidner Apartment Homes Maria Terrazas is a dedicated Community Director who is committed to the successful operation of all aspects of her community. She is creative in her approach to expense reduction, out-

480.963.3416

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reach marketing, and is focused on enhancing the customer’s experience while living at a Weidner community. Maria’s style of leadership comes from a sincere interest in her team’s personal and professional development, inspiring them to believe that they are capable of being successful at anything they desire to achieve. Kristen Troyer Allison Shelton Real Estate Services, Inc. Kristen had a wildly successful year when measured by sustained occupancy over 95%, resident retention over 75% and year over year growth in Net Operating Income in excess of 9%. In addition, Kristen has been a true inspiration and owner dream at maintaining control of all operating and capital expenses, consistently remaining within budget. Kristen demonstrates a unique ability to achieve each of the goals established for her and always maintains an infectiously positive and optimistic attitude. Without question, Kristen is a true leader not only at her community, but within Allison-Shelton as well as the industry as a whole.

MAINTENANCE TECHNICIAN OF THE YEAR Michael Gonzales Riverstone Residential Michael is a team player, leads by example, and supports the onsite teams any way he can. Michael is very resourceful and is constantly looking for new ways to complete the tried and true tasks of daily maintenance operations. Since starting in the industry in 2007 Michael has been part of multi-million dollar interior renovations, and with his team has completed many projects that would typically require an outside contractor. Michael plays a key role in mentoring and spreading the Riverstone core values to all team members. Additionally, Michael has extensive knowledge in carpentry, drywall, appliances, and finding solutions. Keoki Enlow Alliance Residential Company, LLC Keoki Enlow is an outstanding example of what Alliance maintenance stands for. He has proven to go above and beyond and has worn many hats in 2012, from Assistant to Service Supervisor. He has been a significant asset Continued on page 11

regionalaz.com

Apartment News • April 2013


ArizonA Multihousing AssociAtion Tributes ...continued from page 10 by always being a team player, having a positive can do approach and willing to help wherever the need may be. Keoki’s enthusiastic outlook sets a presence among his fellow team members as well as with the residents and vendors. With the combination of Keoki’s remarkable attitude along with his vast amount of knowledge makes him the best in his position. Matt James Greystar Real Estate Partners Matt James is truly the best of the best that the maintenance industry has to offer. He consistently goes above and beyond, and always considers customer service as important as the details of the job. Matt is extremely knowledgeable in many areas of the industry, and has been instrumental in making sure our vacant apartments are turned around in less than 4 days on average, and under budget in most cases. Matt is also always willing to help out where he can, often helping out at sister communities when there is a need or mentoring fellow team members looking to learn more. Matt takes extreme pride in his community, and it shows in the quality of his work, with zero callbacks on his completed service requests and vacant turns. With his positive atti-

tude, constant smile and promotion of teamwork all the time, Matt truly does make working with him enjoyable, as well. Tony Nahrgang Mark-Taylor Residential Tony’s attention to detail and true team attitude sets him apart from other maintenance technicians within our industry. Tony’s positive dedication, attitude, and innovation contributed to the performance and overall appearance of San Palmilla. He is very organized and maintains excellent communication with his manager. He is a problem solver that always finds a way to save time and money. Tony is very knowledgeable in all areas of maintenance and if he doesn’t know something he is not afraid to ask or research ways to figure it out. Both residents and staff alike praise Tony for his positive, fun-loving personality and sense of ownership. Bryan Roberts Camden Property Trust Bryan Roberts joined Camden Property Trust in 2006, and has been a tremendous asset to our company since he began. Bryan consistently wows Camden leaders with his innovative

and cost effective ideas, which frequently become standard practices district wide. Bryan’s big-picture mindset allows him to effectively plan and organize cost saving solutions, which result in an increase of NOI, year over year. Bryan has the ability to surpass customers’ expectations, by providing excellent service with a personable and amiable nature. In Bryan’s spare time you will find him working on his car, snowboarding or spending time at the shooting range. MAINTENANCE SUPERVISOR OF THE YEAR, 1-199 UNITS Leonard Beltran Mark-Taylor Residential Leonard’s attention to detail and unprecedented leadership ability sets him apart from other maintenance supervisors in our industry. His exceptional integrity and work ethic have benefited Mark-Taylor Residential residents because he ensures that the job is done correctly the first time. Leonard’s friendly demeanor and rapport with residents has helped to create a sense of community within San Prado. Regardless of what challenges the day may bring, Leonard stays positive and keeps his teams positive. Leonard is an asset to our company and an outstanding representative of our industry.

Russell Dant Mark-Taylor Residential Russell is very dedicated to what he does and will stay until the job gets done. What truly sets Russell apart from his peers, however are the intangible qualities inherent in his personality, giving him the leadership skills needed to guide his team. Russell’s staff admires him and strives to achieve his level of service and quality work. Russell’s mild mannered, warm personality and sense of ownership in property performance have played a tremendous part in harmonizing the relationship between the maintenance team and the office team at Ventura Vista. Russell gives respect, and gains respect. He is a tremendous asset to Mark-Taylor. Brian Hurst P.B. Bell Companies Brian Hurst joined P.B. Bell Companies in 2010 and has been a valued member of the team over the last 3 years. Brian possesses a phenomenal skill set with over 20 years of experience in the multifamily and construction industry. There is no task too big for Brian to accomplish and the level of detail and pride in Continued on page 12

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ArizonA Multihousing AssociAtion Tributes ...continued from page 11 his work shows. Brian prides himself in his resident interactions, always keeping open communication and ensuring their satisfaction is top priority. Brian takes ownership in his community and his team; always displaying a positive attitude and a warm smile. Joe Tarin Alliance Residential Company, LLC Joe is the maintenance supervisor of Country Gables. He is constantly looking for ways to improve his community. Joe has 100% of his service requests completed daily in addition to all of the turns. Joe has received several letters from the residents commenting on his great customer service and dedication to his community. Josh Wauchek Alliance Residential Company, LLC Josh is a motivated team player that always is there for his comrades and community. He is committed to his career and it reflects in the quality of his work. Josh is polite and courteous with residents, and is an asset to Alliance Residential.

MAINTENANCE SUPERVISOR OF THE YEAR, 200+ UNITS Freddie Carrasco Alliance Residential Company, LLC Freddie is the senior service supervisor of two communities. Freddie has trained associates to be promoted to service supervisors. He assists on the due diligence team and special projects. He is currently overseeing the renovations of a community in addition to his other duties. Freddie always has a smile on his face and his associates enjoy working with him. Bill Kunce IPA Management Bill’s wide range of skills and talents and his contributions to IPA and customers make him the best candidate for Maintenance Supervisor of the Year. His vast knowledge of all aspects of on-site operations make him a walking encyclopedia of facts and physical know-how. Bill can describe in detail how any given mechanical system works in technical terms, as well as re-word it for the average person to understand. Further, he is able to perform the work he describes, saving IPA money on contractors. Bill is capable of complet-

ing tasks in a fraction of the time that they typically take, due to his years of hands on experience. Not only does Bill have the talent of knowing how virtually everything works and how to fix them when they don’t, he is incredibly articulate. He is well educated in the multifamily industry, securing all certifications applicable to his role, and even earning his real estate license while working in the Michigan market with IPA. Jonathan Matthews Greystar Real Estate Partners Jonathan has been at Residences at 4225 since the property was under construction. He has a keen working knowledge of all aspects of the property and has been instrumental in the success of the community overall. Jonathan has a positive attitude that generates enthusiasm to everyone he comes into contact with. He has been a manager and a mentor to his team and has enabled them to grow into their positions. Jonathan has a can do attitude and prides himself on the success of the community and Greystar. He truly is a leader!

Michael Ruske Prime Adminstrative Group Mike Ruske has been nominated for maintenance supervisor of the year due to his performance, attitude and financial contributions. He demonstrates honesty and integrity, leading by example and Mike is a team player, not only with his community but with Prime Group as an entity. His attitude is respectful, energetic and he always remains positive, teachable and receptive to change. Jerry Stange Mark-Taylor Residential Jerry’s attention to detail and true team attitude set him apart from other maintenance supervisors within our industry. Jerry’s exceptional integrity, positive attitude and work ethic are evidenced by the admiration and respect he has earned with residents and co-workers. Jerry’s adherence to maintaining the highest quality standards has greatly improved the physical appearance of The District. Jerry is a professional in every aspect of service management. He is an asset to Mark-Taylor and an outstanding representative to our industry.

The rest of the Tributes Finalists’ profiles will appear in the May issue of

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nEW MEMBErs daRRel e. antHony 10573 E. Cliffrose Ln. aeRie on tanque Florence, AZ 85132 veRde Phone: (520) 723-1999 Leasing Office Contact: Darrel E. Anthony 2495 N. Desert Links Dr. #67 Units: 1 Tucson, AZ 85715 IROC Phone: (520) 329-8136 Fax: (520) 329-8136 el memoRial de don Contact: Debbi Gates FRew apaRtments Units: 91 Leasing Office Management Co.: MEB 11907 W. Grier Rd. Management Services Marana, AZ 85653 (Tucson) Phone: (520) 682-2652 Fax: (520) 682-3597 caRolyn & wendell Contact: Elizabeth “Lisa” Holmes Murrieta PO Box 18883 Units: 18 Tucson, AZ 85731 Management Co.: PPEP Phone: (520) 298-4098 Micro-business & Housing Contact: Carolyn Holmes Development Corporation Units: 18 IROC FRiedman west Realty college town tempe 34975 W. Twelve Mile Rd. Leasing Office Farmington Hills, MI 48331 950 S. Terrace Rd. Phone: (248) 324-2000 Tempe, AZ 85281 Fax: (248) 246-6804 Phone: (480) 967-9367 Contact: Amy Blessard Fax: (480) 718-9621 Contact: Kelly Larson Units: 135 Management Co.: Greystar Real Estate Partners

REGULAR MEMBERS

la Ramona moRales apaRtments Leasing Office 550 West Union Street Benson, AZ 85602 Phone: (520) 586-2139 Fax: (520) 586-7170 Contact: Imelda Baldazo Units: 31 Management Co.: PPEP Micro-business & Housing Development Corporation lemon stReet noRtH Leasing Office 910 E. Lemon Street Tempe, AZ 85281 Phone: (480) 967-9367 Fax: (480) 718-9621 Contact: Kelly Larson Units: 36 Management Co.: Greystar Real Estate Partners loFts at mckinley Leasing Office 809 N. 5th Ave. Phoenix, AZ 85003 Phone: (602) 368-2916 Fax: (602) 368-3034 Contact: Nataly Martinez Units: 60 Management Co.: Dunlap & Magee Property Management Inc.

oRcHaRd estates Leasing Office 15380 W. Young St. Surprise, 85374 Phone: (623) 584-2608 Fax: (623) 584-1283 Contact: Cindy Garcia Units: 96 Management Co.: Celtic Property Management ppep micRo-Business & Housing development coRpoRation 806 E. 46th St. Tucson, AZ 85713 Phone: (520) 806-4670 Fax: (520) 806-4679 Contact: Jake Herrington tRillium noRtH Leasing Office 20435 N. 7th Street Phoenix, AZ 85024 Phone: (602) 688-5410 Fax: (602) 688-5412 Contact: Jodi Gabler Units: 274 Management Co.: Trillium Residential Communities tRinity place Leasing Office 6240 S. Campbell Ave. Tucson, AZ 85706 Phone: (520) 495-4067 Fax: (520) 495-5254 Contact: Yasmin Rascon Units: 50 Management Co.: Celtic Property Management

ASSOCIATE MEMBERS amp towing & RecoveRy 3224 S. 40th Street Phoenix, AZ 85040 Phone: (602) 437-1849 Fax: (602) 437-2477 Contact: Brenda Charleston Business Code: Towing & Parking Enforcement Bottom line utility solutions, inc. 23015 Del Lago Dr. Suite D2 Laguna Hills, CA 92653 Phone: (949) 707-1311 Fax: (949) 707-1325 Contact: David Sonke Business Code: Energy Services,Water Conservation intelligent design aiR conditioning & Heating 5203 N. Isle at View Ln. Tucson, AZ 85705 Phone: (520) 333-2665 Contact: Andrew Dobbins Business Code: Air Conditioning/HeatingGeneral Services

poo pRints sw- dsg enviRo-tecH 13340 N. 44th St. #2156 Phoenix, AZ 85032 Phone: (602) 633-4994 Contact: Allan Sabo Business Code: Doggie Waste Bags,Pet Waste Clean up & Removal,Professional Pooper Scooper & Porter Service stimco pRecast pRoducts 263 S. Extension Rd. Mesa, AZ 85210 Phone: (480) 898-8132 Fax: (480) 610-2191 Contact: Gannon Thiel Business Code: Steps united Renovations 8130 E. Cactus Road Suite 510 Scottsdale, AZ 85260 Phone: (480) 265-8835 Fax: (866) 333-5159 Contact: Justin Krueger Business Code: Const. Remodeling & RepairRestoration & Turnkey

ProVisionAl MEMBErs Editor’s note: All applicants who are applying to be Regular or Associate members of the Arizona Multihousing Association must complete the application and pay applicable dues. The applicant shall agree to abide by the provisions of the Articles of Incorporation, the Bylaws of the association, and by the Code of Conduct prescribed by the association. The applicant will then be classified as a Provisional member. During this period, the Provisional member will have the rights and responsibilities of full membership. Within 60 days of applying for membership, the names of the Provisional members will be published in Apartment News, and existing members will be encouraged to provide comments on the suitability of the application. If no negative comments are received from existing members within 90 days of membership application, the Provisional member will be deemed automatically approved into membership. If any negative comments are received, the

REGULAR MEMBERS legacy gold pRopeRties llc 3370 N. Hayden Rd. 123-585 Scottsdale, AZ 85251 Phone: (602) 635-9795 Fax: (888) 203-7178 Contact: Steve Olafson mission Rock Residential 410 N. 44th Street Suite 210 Phoenix, AZ 85008 Phone: (602) 903-7100 Fax: (602) 903-7103 Contact: Kay Hutchison poRtoFino apaRtments Leasing Office 1702 West 36th Street Tucson, AZ 85713 Phone: (520) 882-7368 Fax: (520) 882-5822 Contact: Roberta Stevens Units: 197 Management Company: Riverstone Residential sHalimaR sands Leasing Office 6824 E. 4th St. Scottsdale, AZ 85251 Phone: (602) 635-9795 Contact: Steve Olafson Units: 26 Management Company: Legacy Gold Properties LLC

Apartment News • April 2013

Ethics Review Board must review the application within 120 days from the receipt of the negative comment and recommend to the Board of Directors the acceptance or rejection of the application. If the Ethics Review Board does not recommend acceptance of a Provisional member, the Provisional member must be notified and given the opportunity to request a hearing pursuant to the Bylaws. If the directors reject an applicant, the AMA refunds all membership fees paid except for a $35 application-processing charge. The following Provisional members applied for affiliation in February 2013. Any AMA member in good standing can e-mail or send a letter commenting on the acceptability of any or all applicants seeking AMA Regular or Associate member status to the AMA Ethics Review Board. The e-mail goes to info@azama.org. The mailing address is: Arizona Multihousing Association, Ethics Review Board, 5110 N. 44th St., Ste. L160, Phoenix, AZ 85018.

ventana palms Leasing Office 7021 W. McDowell Rd. Phoenix, AZ 85035 Phone: (623) 849-8680 Fax: (623) 849-2449 Units: 160 Management Company: Mission Rock Residential

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pRo-tecH pRoducts 3003 N. 73rd Street Scottsdale, AZ 85251 Phone: (480) 945-9303 Fax: (480) 945-8873 Contact: Richard Roche Business codes: Roof Coatings

texacRaFt tRopic cRaFt 603 E. Fort King St. gm Home Ocala, FL 34471 impRovements inc. Phone: (800) 327-1541 9707 W. Spanish Moss Lane Fax: (352) 368-2471 Sun City, AZ 85373 Contact: Jerry Rega Phone: (623) 977-1748 Business codes: Pool Fax: (623) 977-1749 Furniture Manufacturer Contact: Connie Uhan Business codes: General Contractor-Licensed/Bonded two kings Hospitality for Comm/Res. P.O. Box 84231 Phoenix, AZ 85071 national tRasH valet Phone: (602) 843-2121 13954 W. Waddell Rd. Fax: (602) 298-1117 #103-500 Contact: Pat King Surprise, AZ 85379 Business codes: Pool/Patio Phone: (480) 237-9776 Furniture Fax: (623) 466-0488 Contact: RJ Watters wasHington FedeRal Business codes: Doorstep (tucson) Trash Pick Up 8001 N. Oracle Rd. Suite 101 pRecision concRete Tucson, AZ 85704 cutting Phone: (520) 219-2957 3191 North Canyon Road Fax: (520) 575-6969 Provo, UT 84604 Contact: Georgia Velarde Phone: (801) 224-0025 Business codes: Mortgage Fax: (801) 885-7150 Lender Contact: Jared Taylor Business codes: Concrete Sidewalk Grinding

ASSOCIATE MEMBERS

21st Annual Tribute Awards Location Change

21st Annual Tribute Awards Location Change

Join friends and colleagues at this glamorous evening filled with accolades and awards to those individuals and properties that Join friends andapartment colleagues at thisinglamorous filled with make the industry Arizona soevening admired.

accolades and awards to those individuals and properties that Help us celebrate the make the apartment industry in Arizona so admired. 21st Annual AMA/Cox Communications Tribute Awards on

Thursday, May 9, 2013, 5:00pm at the Downtown Sheraton. Conveniently located at

HelpAwards us celebrate the Change 21st Annual Tribute Location 340 North 3rd Street Phoenix, AZ 85004.

21st Annual AMA/CoxatCommunications Tribute filled Awards on Join friends and colleagues this glamorous evening with Special pricing for AMA Education Conference & Trade Show accolades and awards those individuals and properties that or Thursday, May 9,to2013, 5:00pm at theDowntown Downtown Sheraton. Tribute Award attendees at the Sheraton is available. make the apartment industry in Arizona so admired.

Conveniently located at or 602-296-6205 for Please contact: Michelle Rill at mrill@ama.org details. the Help us celebrate 340 North 3rd Street Phoenix, AZ 85004.

21st Annual AMA/Cox Communications Tribute Awards on Check the AMA website for details.

Thursday, May 9, 2013, 5:00pm at the Downtown Sheraton.

Special pricing for AMA Education Conference & Trade Show or Conveniently located at Tribute Award attendees at thePhoenix, Sheraton is available. 340 North 3rd Street AZDowntown 85004.

Please contact: Michelle Rill at mrill@ama.org or 602-296-6205 Special pricing for AMA Education Conference & Trade Show or for Tribute Award attendees at the Sheraton details. Downtown is available.

Please contact: Michelle Rill at mrill@ama.org or 602-296-6205 for Check thedetails. AMA website for details. Check the AMA website for details.

13


ArizonA Multihousing AssociAtion

Retention will Reward The best practices to guide your property towards success By Lauren Ginder, Pacific Crest Property Management

A

fter being struck with Cupid’s arrow and Russia’s meteor madness, passion and reality reiterate the importance of business goals and operations. Questions arise such as, how do you utilize and accomplish corporate goals to their potential? Prepare yourself so that when disaster occurs you are as strong as possible and closer towards climbing the ladder once peace resides again? One way to begin answering these questions is by acknowledging that a successful property needs high and effective retention rates. To obtain the retention rates that are typically sought after in the property management world, a four step strategic process is necessary. In order to provide an effective explanation, I’m going to use soccer as an analogy. Companies first start with the recruiting process similar to drafting players onto a team. Recruiting the right employees (teammates) is vital in encouraging retention and bringing an effective group of people together who will make both a short and long term impact. You’ve got to provide a structured team with

clearly defined levels of management, instruction and guidance. The leaders are the ones directly in control but the team players, who make up the majority, provide the core efforts and execution that reinforce the team’s mission. The second step is training. Practice makes perfect in the world of sports, and in the world of property management, that is the goal, but achieving as close to perfect as possible is more realistic. In training the team that you have crafted you must both prepare and test them for the road ahead. If anyone has successfully passed the interview (drafting) process but shouldn’t have, this is where their flaws will become apparent. Training is a vital portion of the road to success; a team or a company defines their mission (a perfect season), develops a strategy (a playbook) and assigns leadership (the line-up) according to whoever is most capable of accomplishing their mission. The third step is implementing your employees or your team into “the game.” This is the part where the whistle blows and everyone’s potential is discovered. Governance is manipulated and acquiring the win is the ultimate goal. Passion is put to work and operations are utilized

to their full advantages. In the case of a property, operations can range from people’s individual capabilities all the way to technology’s capabilities and incorporating them into the property’s daily procedures to the most resourceful extents. In property management our mission is the successful execution of the owner’s goals and objectives. Think of the owner of the building as the goalie and the day-to-day operations as the ball. Ultimately the owner is in charge of the property (the net), but the team does everything they can to keep the ball away from them in order to reduce stress and provide a competitive advantage over the “other team.” You keep your eye on the ball and focus on executing plays from your playbook while the goalie surveys the entire field and provides you with direction enabling them to better protect the net. The final step is where the team or your property scores; because in the game of soccer and property management alike, when you score, you score big. Happy fans are equivalent to having happy and loyal employees and tenants. Here is where feedback is provided and goals are reestablished. Properties are continuously attempting to improve. You want to

encourage players to remain on your team not only for your own benefit but for personal incentives that they receive along with the game as well. By operating your property as if it were a soccer team, you will ultimately come out with a win. The key to success is to exercise effective methods of increasing tenant retention by utilizing employees through recruiting, training, implementing and scoring. If you focus on these core principles your property will continue to improve and your property owners will benefit from the highest possible return on investment. q Lauren can be reached at 206-812-9144 or via email at: ginderl@pacificcrestpm.com www.pacificcrestpm.com

www.azama.org Give your community the competitive edge. Include services from Cox and give your residents what they demand. Hundreds of channels with100% digital image and sound, blistering speeds for always on Internet connections and affordable, reliable phone service are all available with Cox’s 24/7 service!

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©2010 CoxCom, Inc. dbs Cox Communications Arizona. All rights reserved.

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4491 Apartment News - May 2010 issue size: 4.875 x 3.625 Release: PDF emailed to Jennifer Duven

Apartment News • April 2013


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15


EVEnts & trAinings

AMA EVENT INFORMATION & REGISTRATION COMMITTEE MEETINGS April 4 FIVE STAR Time: 10:00 a.m. Location: AMA Office

AMAPAC Time: 11:00 a.m. Location: AMA Office

GOVERNMENT AFFAIRS Time: 9:00 a.m. Location: AMA Office

VALLEY EVENTS

AMAPAC Time: 11:00 a.m. Location: AMA Office

April 10 PROJECT S.A.F.E. Time: 2:00 p.m. Location: AMA Office

April 26 TRIBUTE AWARDS COMMITTEE Time: 12:00 p.m. Location: AMA Office

April 15 BIG HEARTS FOR LITTLE HANDS COMMITTEE Time: 3:00 p.m. Location: UMOM

April 17 PHOENIX DINNER MEETING Time: 5:00 p.m. Location: El Zaribah Shriner Auditorium, 552 North 40th Street, Phoenix AZ 85008 Registration: $59 for members before April 12; After April 12, late registration is $79

May 15 MEMBERSHIP COMMITTEE Time: 9:00 a.m. Location: AMA Office

April 16 COMMUNICATIONS COMMITTEE Time: 3:00 p.m. Location: AMA Office

PROJECT S.A.F.E. Time: 2:00 p.m. Location: AMA Office May 20 BIG HEARTS FOR LITTLE HANDS Time: 3:00 p.m. Location: UMOM

April 17 MEMBERSHIP COMMITTEE Time: 9:00 a.m. Location: AMA Office

May 28 AFFORDABLE HOUSING COMMITTEE Time: 8:00 a.m. Location: AMA Office

April 18 COMMUNITY RELATIONS Time: 10:00 a.m. Location: AMA Office April 23 AFFORDABLE HOUSING COMMITTEE Time: 8:00 a.m. Location: AMA Office

April 11 ASSOCIATE MEMBERS COUNCIL (AMC) – PHOENIX Time: 3:00 p.m. Location: Chuparosas, 2222 S. Dobson Road, Chandler, AZ 85286

GOVERNMENT AFFAIRS Time: 9:00 a.m. Location: AMA Office

May 8-9 PHOENIX EDUCATION CONFERENCE & TRADE SHOW Time: 9:00 a.m. – 5:00 p.m. Location: Phoenix Convention Center, 100 N. 3rd St. Phoenix, AZ 85004

For more

For more information please contact James Tunnell at 602-296-6212 or by email jtunnell@azama.org

information on Phoenix events,

TUCSON EVENTS

please contact

April 12 AMA/FOR RENT MEDIA SOLUTIONS GOLF TOURNAMENT Time: 8:00 a.m. – 4:00 p.m. Location: The Hilton El Conquistador Golf Club, 10555N. La Canada, Oro Valley, AZ 85737

Michelle Rill at 602-296-6205 or by email at mrill@azama.org

April 19, May 17 INDEPENDENT RENTAL OWNERS COUNCIL Time: 11:00 a.m.-1:00 p.m. Location: Tucson AMA Office

For more information on

April 25 TUCSON DINNER MEETING Time: 5:00 p.m. – 8:00 p.m. Location: Desert Diamond Casino, 7350 S. Nogales Highway, Tucson, AZ 85756

Tucson events, please contact: Joanna Grassinger, 520-343-0643 or

May 9 TRIBUTE AWARDS CEREMONY Time: 5:00 p.m. Location: Downtown Sheraton Hotel, 340 N. 3rd St., Phoenix, AZ 85004

jgrassinger@azama.org.

AMA EVENT & SEMINAR LOCATIONS VALLEY

TUCSON

AMA OFFICE ** NEW ** 818 N. 1st Street Phoenix, AZ 85004

AMA OFFICE 1001 N. Alvernon Way, Suite 101 Tucson, AZ 85711

MOUNTAIN PRESERVE RECEPTION CENTER 1431 East Dunlap Ave. Phoenix, AZ 85020

DOUBLETREE HOTEL TUCSON AT REID PARK 445 N. Alvernon Way Tucson, AZ 85711

RED MOUNTAIN VILLAS 815 N. 52nd St. Phoenix, AZ 85008

FLAGSTAFF LITTLE AMERICA HOTEL 2515 E. Butler Ave. Flagstaff, AZ 86004

RANDOLF GOLF COURSE CLUBHOUSE 600 S. Alvernon Way Tucson, AZ 85711

Event Fee Update This year the AMA has instituted a new policy for late registration pricing. Our regular pricing for Dinner Meeting registration will be

$59.00 in Phoenix and $49.00 in Tucson.

If you wish to attend and cannot reserve space by

the Friday prior to the event, a late charge of $20.00

per ticket will apply. This price increase is due to the added charges the venues pass along to the AMA. Please register early for each event!

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Apartment News • April 2013


EVEnts & trAinings

Training Opportunities AMA Phoenix Training Opportunities JUMP START TRAINING This two day course will provide insight into what it takes to become a successful Apartment Leasing Consultant or Apartment Maintenance Technician. DAY ONE is geared toward both the office and maintenance staff covering Property Management 101, Fair Housing and Customer Service. DAY TWO splits the office and maintenance staff into two groups. Leasing Consultant training will cover aspects of Phone Techniques and Leasing Dynamics. A general maintenance review focused on plumbing, pools, electrical, HVAC, roofs, appliance repair and many more topics are covered on day two for those interested in the maintenance field. Turn your excellent customer service and maintenance skills into a highly rewarding career in the multihousing industry! Been in the industry for a few years? This course is a great refresher for anyone to sharpen their skills!! April 8 & 9 June 10 & 11 September 16 & 17 November 11 & 12 Time: 10 a.m.-4 p.m. Cost: $99 per attendee Location: AMA Office, 818 N. 1st St., Phoenix 85004

CERTIFIED APARTMENT MANAGER (CAM) The on-site manager is a vital link between apartment residents and the community owners and investors. This designation program, recognized by the National Apartment Association (NAA), includes: Management of Residential Issues, Legal Responsibilities, Human Resource Management, Fair Housing, Property Maintenance for Managers, Risk Management, Financial Management, and the Community Analysis project. The final exam is taken online and all graduates are listed in the NAA’s Units magazine. This program is a total of six (6) days, three in March and three in April and attendance for all classes is mandatory. Real Estate Credits pending. April 23, 24, & 25 Time: 9 a.m.-5 p.m. Cost: $825 for members, $1,075 for non-members Location: AMA Office, 818 N. 1st St., Phoenix 85004 REAL ESTATE DISCLOSURE LAWS Arizona common law requires a seller to complete a property disclosure statement detailing defects in the property. The seller is only required to disclose “known” defects and the real estate agent isn’t required to verify the information, so buyers should independently verify each piece

of information. This course will help the attendee gain a greater knowledge of disclosure issues in multifamily acquisitions. May 16 Time: 9 a.m.-12 p.m. Cost: $29 for members, $49 for non-members Location: AMA Office, 818 N. 1st St., Phoenix 85004 FAIR HOUSING For rental property owners and managers, understanding and complying with fair housing laws and the American with Disabilities Act (ADA) is more important than ever. This interactive course will provide an overview of fair housing and ADA law and investigative procedures. This course is taught by an AMA attorney. Fair Housing Real Estate CECs pending. May 22 August 8 Time: 9 a.m.-12 p.m. Cost: $29 for members, $49 for non-members Location: AMA Office, 818 N. 1st St., Phoenix 85004

AMA Tucson Education Opportunities CUSTOMER SERVICE Explore techniques for handling angry customers and unlock the secrets to discovering your own customer service magic. If you want to tap into your true potential, you must find the customer service secrets that are just the right fit for your particular business. Also, learn about the power of humor and why some of the biggest companies today also employ fun as an organizational strategy. Have fun and strengthen your customer service DNA. Real Estate Credits pending. April 9 Time: 9 a.m.-12 p.m. Cost: $49 for members, $69 for non-members Location: Tucson AMA Office 1001 N. Alvernon Way Ste. 101, Tucson MEDICAL MARIJUANA Learn the laws surrounding this important issue. You will learn how it affects your day-to-day operations and what you can do to protect yourself and your property. May 21 Time: 9:00 a.m.-12:30 p.m. Cost: $49 for members, $69 for non-members

AGENCY LAW CASE STUDY & PROBLEM SOLVING In this course, a wide variety of past and current agency practices will be examined. The seminar will create an awareness of emerging business models and help attendees gain the skills to learn how to minimize risk when working with each type of business model. Attendees will earn 3 hrs. CEC’s for all NAA Designations; Real Estate Credits pending. April 11 Time: 9 a.m. - 12:00 p.m. Cost: $29 for members, $49 for non-members Location: ? CPR & FIRST AID CERTIFICATION With pool season right around the corner, it is important for your on-site staff to know how to recognize and handle an emergency situation until paramedics arrive. Those who successfully complete this course will earn a two year CPR & First Aid completion card and Arizona state certification. A breakfast and light lunch will be provided. This class will be instructed by Horizon Safety Training. **THIS CLASS HAS AN ATTENDANCE MAXIMUM OF 20** April 16 Time: 8:30 a.m.-2 p.m. Cost: $69 for members, $99 for non-members Location: AMA Office, 818 N. 1st St., Phoenix 85004 The latest information about AMA activities, including on-line registration for events and classes, is available around-the-clock on the AMA Web site, www.azama.org. Or call the AMA office at 602-296-6200 or 800-326-6403. Apartment News • April 2013

17


nAA

Industry-Wide PR Campaign in Full Swing On May 6, NAA and NMHC will launch a direct mail campaign to news media and policy groups as part of our major outreach campaign target-

ing policymakers. With the tagline, “Apartments. We Live Here,” the ads will run in Washington, D.C., print and online political journalism pub-

lications. In addition, two 60-second ads will air on a D.C.-based all-news radio station. The ads will be available to affiliates and members to custom-

ize with your logos in your localities. Learn more at bit.ly/1382FMo or contact NAA’s Carole Roper at carole@ naahq.org. q

Research From 2013 NAA Student Housing Conference & Exposition Now Available NAA is pleased to announce that research conducted by Christian Ruzich of TRU, presenter of “The Millennial Immersion” closing keynote session at

the 2013 NAA Student Housing Conference & Exposition, is now available at www.naahq.org/SHC.

Want more great information affecting the student housing industry? Save the date for NAA’s 2014 Student Housing Conference & Exposition,

March 3-5 at the ARIA Resort in Las Vegas. q

2013 NAA Education Conference & Exposition Exciting Opportunity: Win Lunch with Life is good® Co-Founder Bert Jacobs An unbelievable opportunity awaits attendees of the 2013 NAA Education Conference & Exposition, June 19-22 in San Diego, to both help children in need and win lunch with Bert Jacobs, Chief Executive Optimist of Life is good®. Jacobs, back by popular demand following his moving thought leader presentation during the 2012 NAA Education Conference & Exposition,

18

will be a featured speaker during the NAA Awards Breakfast Celebration. The opportunity to witness Jacobs speak is enough reason to stay for this special Saturday session; but it gets even better: the chance to participate in NAA Play It Forward. NAA is holding a fundraising contest to encourage attendees to raise money for the life is good® Playmakers charity, a 501(3)(c) public charity

that helps kids overcome violence, poverty and illness. Teams and individuals can decide when, how and where to fundraise using the Life is good® fundraising site, https://lifeisgood.fundraise. com/play-it-forward-fundraiser. Not only will NAA match 20 percent of the total raised by all teams up to $5,000, but the winning team (the team raising the most funds) will be

invited to choose up to 10 people to share a private lunch with Jacobs on Saturday, June 22, following the conclusion of the conference. Hear from Jacobs about this exciting opportunity at bit.ly/ZQ3HFh. This could be a life-changing experience—but only if you’re registered for the 2013 NAA Education Conference & Exposition. Visit bit.ly/WFOo0Z. q

Apartment News • April 2013


lEgAl

Phoenix Human Realtions Ordinance Updates By Judy Drickey-Prohow, Esq., The Law Offices of Scott M. Clark, P.C.

T

he Phoenix City government last week amended the Phoenix Relations Ordinance to prohibit discrimination on the basis of a sexual orientation, gender identity or expression. The amendment also changed the language of the statute to refer to “disability” discrimination rather than “handicap” discrimination and provided new definitions for the terms “gender” and “sex” under the previously adopted ordinance. These changes are effective on March 30, 2013. The law had previously prohibited employment discrimination only on the basis of race, color, religion, sex, national origin, age, genetic information or marital status. Previously prohibited housing discrimination only involved discrimination against a person because of the person’s race, color, religion, sex, national origin, familial status or disability. The same new protections were also added involving places of public accommodation, city contracting and the rights of city employees. As previously, the new employment provisions cover all employers with one or more employees for twenty or more weeks in the current

or preceding calendar year. Covered housing providers include all housing providers that were previously covered under the federal Fair Housing Act. Definitions The new definitions are as follows: “Gender” means “the socially constructed roles, behaviors characteristics or attributes associated with masculinity or femininity.” “Gender identity or expression” refers to “an individual’s self-identification as male, female or something in between, and shall include the individual’s appearance, mannerisms, or other characteristics only insofar as they relate to gender, with or without regard to the individual’s designated sex at birth.” “Sex” means “biological or anatomical sex as males or females as designated at birth and shall be interpreted broadly to include all distinctions based on gender, pregnancy, childbirth or related conditions.” Finally, “sexual orientation” refers to “an enduring pattern of emotional, romantic, or sexual attractions to men, women or both sexes as well as the genders that accompany them and shall include discrimination based upon the identification, perception or status of an individual’s same-sex, opposite-sex, or bisexual orientation.”

Remedies While the amended ordinance provides substantial additional protections for groups that are not currently necessarily protected under state and federal laws, these amendments did not affect the procedures for reporting and investigating complaints of discrimination or the remedies available when discrimination is identified. When an individual believes that he/she has been discriminated against on any of these bases within the Phoenix city limits, that person can file a complaint with the Phoenix Equal Opportunity Department (PEOD). The PEOD has the authority to investigate those complaints, to attempt to conciliate them, and – if no conciliation is reached – to make determinations as to whether or not there is reasonable cause to believe that discrimination has occurred. If the PEOD issues a determination that there is reasonable cause to believe that an individual has been subjected to unlawful discrimination in employment, and the employer has not entered into a conciliation agreement with the PEOD and the complainant, the PEOD will refer the matter to the Phoenix City Attorney, which may bring a criminal action against the employer. An employer convicted of employment discrimination under the Phoenix Relations Ordinance is found

guilty of a class 1 misdemeanor. If the PEOD issues a determination that there is reasonable cause to believe that an individual has been subjected to unlawful discrimination in housing, and the housing provider has not entered into a conciliation agreement with the PEOD and the complainant, the Phoenix City Attorney shall file a civil action against the housing provider seeking actual and punitive damages, reasonable attorney’s fees, court costs and other “appropriate relief” on behalf of the complainant. The complainant also has a right to bring his/her own private action against the housing provider for the same relief. Any person with questions about the intent or effect of the amended ordinance should promptly contact legal counsel. q Judy Drickey-Prohow is an attorney with the Law Offices of Scott M. Clark, P.C.. She can reached at 520.241.1847. The views expressed here are generalized advice or information. Fact-specific questions should always be referred to legal counsel. Statements and opinions expressed in these legal columns are solely those of the author or authors. This advice does not necessarily represent the views or opinions of the Arizona Multihousing Association.

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19


ArizonA Multihousing AssociAtion

Anatomy of An Appeal: The Legal Steps By Andy M. Hull, Esq., Hull, Holliday and Holliday, PLC

E

very party to a lawsuit has the right to appeal the Judge’s decision. This includes landlords and tenants in a Special Detainer, commonly known as an eviction action. This article will provide a brief overview of the appeal process from the Justice Court to Superior Court. Normally in eviction cases it is the tenant who appeals a Judge’s decision. The landlord has the same right to appeal, but because of the costs and time it may take an appeal to run its course, very few landlords exercise this option. Tenants, on the other hand, file the majority of eviction appeals. The reason may be to have the higher Court determine if the Judge’s decision was legally correct, or to delay their removal from the apartment. Under A.R. S. § 12-1179, either party may appeal from Justice Court to Superior Court by filing written notice within five (5) calendar days after “rendition of the eviction Judgment”. Keep in mind that rendition of Judgment is when the Judge gives his or her verbal decision, not necessarily when he or she signs a written form of Judgment, which might take a few days.

If the tenant does not file a written Notice of Appeal with the Court within the five days, the case can not be appealed. Always check the date on the Notice of Appeal to make sure it has been filed timely. Next, the tenant must post a bond(s) with the Court. Usually, they must post a Cost Bond in order to file the Appeal. In order to stay in the rental property, they must also post a Supersedeas Bond in the amount of the rent owed through the end of the month, plus attorney’s fees and costs and pay all future rent to the Court on the rental due date. Some Courts may set a hearing to determine as to the appropriate amount of the supersedeas or cost bond. If the tenant does not post the Supersedeas Bond set by the Court, the Writ of Restitution (lockout) will not be stopped and the tenant will have to move out. If the tenant does post the bond, but fails to pay future rent to the Court, the landlord can request the Writ of Restitution and regain possession of the rental property. If the tenant files the Notice of Appeal in time, posts all of the bonds set by the Court and keeps the rent current, then the next requirement is to pay the appeal fee and file a written brief. The tenant has 60 days from the date of submitting their Notice of Appeal to file their Memorandum

(written brief). The Memorandum is the tenant’s legal argument why they should not be evicted and tells the Court why the case was not properly decided by the Justice of the Peace. The brief is based solely on the facts presented at the trial Court. If this is not timely done, a Motion to Dismiss the Appeal can be filed. If the tenant does file their Memorandum timely, the landlord will then have 30 days to file their Memorandum. The Superior Court will then allow the tenant approximately 20 days to pay a filing fee. If not paid, the Appeal will be considered abandoned and returned to the Justice Court so the Writ of Restitution can be issued to remove the tenant. If the tenant pays the filing fee, the Court will then request a slightly smaller filing fee from the landlord. Once the case is assigned to a particular Superior Court Judge, the Civil Appellate Rules of Procedure apply. When both briefs are filed and fees paid, the Court either sets a hearing date for oral arguments, or more commonly simply reviews the entire file and issues a Decision. Assuming all of the above procedures have been properly followed, the Judges decision may take anywhere from six to nine months after the original court

date in Justice Court. The one exception is if the tenant is being evicted for a material and irreparable breach (commonly called an Immediate Eviction), then the Justice Court must set an emergency hearing and can issue the Writ of Restitution and have the tenant locked out, even if the tenant has properly perfected their Appeal. Andy M. Hull is the principal of Hull, Holliday and Holliday, PLC. He can be reached at 602.230.0088. The views expressed here are generalized advice or information. Fact-specific questions should always be referred to legal counsel. Statements and opinions expressed in these legal columns are solely those of the author or authors. This advice does not necessarily represent the views or opinions of the Arizona Multihousing Association.

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20

Apartment News • April 2013


Apartment News • April 2013

21


PRODUCTS & SERVICES GUIDE

The AMA suggests that members using services listed in the Products & Services Guide request proof of workers’ compensation insurance and contractor’s license prior to contracting work.

Reader notice: Under Arizona law, all residential and commercial contractors are required to be licensed by the state unless they fall under the handyman exemption for projects which require no building permit and are less than $750 for the total contract price. For more information or to verify the license status of an Arizona contractor, call 602-542-1525 or 888-271-9286 (toll-free outside Maricopa County) or visit www.rc.state.az.us. 24 HR RestoRation (FiRe, Flood etc.) Adanac Enterprises Corp. Statewide* . . . . . . . . . . . . . . . . (623) 266-2761 ATI Statewide* . . . . . . . . . . . . . . . . (623) 434-9445 ATI (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 807-9400 Belfor USA Group Statewide* . . . . . . . . . . . . . . . . (623) 434-3333 Belfor USA Group (Tucson) Statewide* . . . . . . . . . . . . . . . . (520) 408-6900 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Capstone Group LLC Metro Phoenix . . . . . . . . . . . . . (480) 970-5424 Checks Restoration Statewide* . . . . . . . . . . . . . . . . (480) 619-2868 Coit Cleaning & Restoration Services Statewide* . . . . . . . . . . . . . . . . (480) 967-1988 Concierge Contractors, Inc. Nationwide. . . . . . . . . . . . . . . . (623) 247-0000 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 Disaster Restoration, LLC Metro Phoenix . . . . . . . . . . . . . (602) 251-2300 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 First Choice Restoration, Inc Metro PHX & Metro Tucson. . . (480) 981-1131 Interstate Restoration Nationwide* . . . . . . . . . . . . . . . (602) 714-7290 Kowalski Construction, Inc. Metro PHX* & Metro Tucson* . (602) 944-2645 Pinnacle Restoration Statewide* . . . . . . . . . . . . . . . . (480) 988-5304 Pinnacle Restoration (Tucson) Metro Tucson* . . . . . . . . . . . . . (520) 293-2770 Servpro of Gilbert and Chandler South Metro Phoenix* . . . . . . . . . . . . (480) 558-7620 Titan Restoration Of Tucson, Inc Metro Tucson* . . . . . . . . . . . . . (520) 888-4826

access contRol Safeguard Statewide* . . . . . . . . . . . . . . . . (480) 609-6200 Integrated Protective Systems, Inc Metro Phoenix* . . . . . . . . . . . . (623) 587-1244 Schlage Statewide . . . . . . . . . . . . . . . . . (512) 563-1977 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

adveRtising AArrow Advertising Statewide . . . . . . . . . . . . . . . . . (602) 750-7181 Apartment Finder Tucson* . . . . . . . . . . . . . . . . . . (520) 887-8500 Apartment Guide-Phoenix Valleywide . . . . . . . . . . . . . . . . (602) 484-0894 Apartments.com/Republic Media Tucson . . . . . . . . . . . . . . . . . . . (602) 444-8916 Apartments.com/Tucson Newspapers Tucson* & Surrounding Area* . (520) 573-4581 Arizona Housing Solutions LLC Statewide . . . . . . . . . . . . . . . . . (520) 505-4462 For Rent Media Solutions (Phoenix) Metro Phoenix* . . . . . . . . . . . . (602) 277-8797 For Rent Media Solutions (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 577-9600 Move.com Nationwide* . . . . . . . . . . . . . . . (800) 978-7368 Rent.com Nationwide* . . . . . . . . . . . . . . . (310) 264-3670 Tucson Apartment Guide Tucson . . . . . . . . . . . . . . . . . . . (520) 584-0088 WebListers LLC Nationwide* . . . . . . . . . . . . . . . (800) 784-2155

adveRtising analysis & tRaining LeaseHawk AZ*, CO* & UT* . . . . . . . . . . (800) 485-84304 Occupancy Solutions LLC Nationwide* . . . . . . . . . . . . . . . (800) 865-0948

adveRtising specialties & pRemiums 2incent Concept Promotions Nationwide* . . . . . . . . . . . . . . . (623) 249-7760 Brown and Bigelow - Snyder Promo Nationwide* . . . . . . . . . . . . . . . (602) 265-8818 Tortuga Promotions Nationwide* . . . . . . . . . . . . . . . (480) 966-9076

aiR conditioning/Heating systems, paRts & supplies RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

aiR conditioning/Heating-centRal seRvices R.T. Brown Mechanical Inc. Statewide* . . . . . . . . . . . . . . . . (480) 964-3807 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Tucson Appliance Company/Tucson Heating & Cooling/Tucson Furniture Tucson* & Surrounding Area* . (520) 881-1207

aiR conditioning/Heating-centRal system AirePros Air Conditioning & Heating Inc. Metro Phoenix*,Statewide* . . . (623) 547-5992 Badger Heating/Cooling Valleywide . . . . . . . . . . . . . . . . (480) 855-1671

aiR conditioning/Heating-geneRal seRvices Alliance Plumbing Service & Repair Phoenix. . . . . . . . . . . . . . . . . . . (480) 633-3020 Archie’s HVAC & Electric Valleywide* . . . . . . . . . . . . . . . (480) 921-8350 Arizona Comfort Solutions/West Coast Plumbing & Air Metro Phoenix* . . . . . . . . . . . . (623) 780-4550 Dal Air Conditioning & Heating, Inc. Valleywide* . . . . . . . . . . . . . . . (480) 969-0259 DP Air Corporation Metro Tucson* . . . . . . . . . . . . . (520) 622-3241 F and I Heating & Air Conditioning Metro Phoenix* . . . . . . . . . . . . (602) 218-8813 Intelligent Design Air Conditioning & Heating Metro Tucson* . . . . . . . . . . . . . (520) 333-2665 R.T. Brown Mechanical Inc. Statewide* . . . . . . . . . . . . . . . . (480) 964-3807 RainForest Plumbing & Air

Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sunstate Mechanical Services Statewide* . . . . . . . . . . . . . . . . (480) 998-9620 Tucson Appliance Company/Tucson Heating & Cooling/Tucson Furniture Tucson* & Surrounding Area* . (520) 881-1207 Two Seasons Heating and Cooling Valleywide* . . . . . . . . . . . . . . . (623) 935-0640

alaRm systems Lynx Alarm Metro Phoenix . . . . . . . . . . . . . (480) 840-6030 Safeguard Statewide* . . . . . . . . . . . . . . . . (480) 609-6200 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

answeRing seRvices CallMaX Nationwide* . . . . . . . . . . . . . . . (866) 301-6420 Indatus Nationwide. . . . . . . . . . . . . . . . (800) 727-4246

appliance paRts Allstate Appliance Metro Phoenix . . . . . . . . . . . . . (602) 252-6507

appliance sales Appliance Warehouse of America, Inc. Nationwide* . . . . . . . . . . . . . . . (602) 722-4017 Coinmach Service Corp. Nationwide* . . . . . . . . . . . . . . . (602) 722-6959 Lowe’s Inc. Nationwide* . . . . . . . . . . . . . . . (623) 414-0920 Mac-Gray The Laundry Room Experts Nationwide* . . . . . . . . . . . . . . . (602) 279-3399 Mac-Gray The Laundry Room Experts (Tucson) Nationwide* . . . . . . . . . . . . . . . (800) 622-4729 The Home Depot Appliance Sales Nationwide* . . . . . . . . . . . . . . . (480) 797-7041 The Home Depot (Tucson) Appliance Sales Metro Tucson* . . . . . . . . . . . . . (520) 309-9756 Tucson Appliance Company/Tucson Heating & Cooling/Tucson Furniture Tucson* & Surrounding Area* . (520) 881-1207 Two Seasons Heating and Cooling Valleywide* . . . . . . . . . . . . . . . (623) 935-0640 Westar Kitchen and Bath Statewide . . . . . . . . . . . . . . . . . (602) 271-0100

appliance sales, Rentals, seRvice & paRts Appliance Parts Company Statewide* . . . . . . . . . . . . . . . . (480) 755-0006 Appliance Warehouse of America, Inc. Nationwide* . . . . . . . . . . . . . . . (602) 722-4017 Azuma Leasing Nationwide* . . . . . . . . . . . . . . . (800) 707-1188 Coinmach Service Corp. Nationwide* . . . . . . . . . . . . . . . (602) 722-6959 General Electric Company International* . . . . . . . . . . . . . . (480) 367-2900 Mac-Gray The Laundry Room Experts Nationwide* . . . . . . . . . . . . . . . (602) 279-3399 Mac-Gray The Laundry Room Experts (Tucson) Nationwide* . . . . . . . . . . . . . . . (800) 622-4729 R & B Wholesale Distributors Statewide* . . . . . . . . . . . . . . . . (602) 272-1200 The Home Depot Nationwide* . . . . . . . . . . . . . . . (480) 797-7041 The Home Depot (Tucson) Metro Tucson* . . . . . . . . . . . . . (520) 309-9756 Tucson Appliance Company/Tucson Heating & Cooling/Tucson Furniture Tucson* & Surrounding Area* . (520) 881-1207 Two Seasons Heating and Cooling Valleywide* . . . . . . . . . . . . . . . (623) 935-0640

apt. & leasing oFFice Remodel & design Eagle Valley Construction, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 730-0594

apt. FiRe/wateR damage RestoRation & RepaiR Adanac Enterprises Corp. Statewide* . . . . . . . . . . . . . . . . (623) 266-2761 ATI Statewide* . . . . . . . . . . . . . . . . (623) 434-9445 ATI (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 807-9400 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Pinnacle Restoration Statewide* . . . . . . . . . . . . . . . . (480) 988-5304 Spray Systems Environmental AZ*, CA* & NV*. . . . . . . . . . . . (480) 967-8300

aRcHitectuRal & constRuction Adolfson & Peterson Construction Nationwide. . . . . . . . . . . . . . . . (480) 345-8700

aspHalt & paving, paRking lot & dRiveway svs/sweep Ace Asphalt of Arizona, Inc. (Phoenix) Southwest U.S.* . . . . . . . . . . . . (602) 243-4100 Ace Asphalt of Arizona, Inc. (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 747-7700 American Asphalt Paving and Sealcoating Statewide* . . . . . . . . . . . . . . . . (602) 256-7376 Arizona Pavement Management Metro Phoenix* . . . . . . . . . . . . (877) 384-2280 Asphalt Technologies / KFM Striping and Curb Company Valleywide* . . . . . . . . . . . . . . . (602) 462-9114 Bates Paving & Sealing, Inc. Statewide* . . . . . . . . . . . . . . . . (520) 741-2100 Cactus Asphalt Statewide* . . . . . . . . . . . . . . . . (602) 370-3363 Jeeper’s & Associates, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 996-1288 M.R. Tanner Paving and Maintenance Statewide . . . . . . . . . . . . . . . . . (480) 633-8500 Performance Paving & Sealing, LLC Metro Phoenix* . . . . . . . . . . . . (480) 816-5305 Regional Pavement Maintenance Tucson* & Surrounding Area* . (480) 963-3416 Statewide Asphalt LLC Statewide* . . . . . . . . . . . . . . . . (480) 659-1828 Sunland Asphalt - Phoenix Phoenix*. . . . . . . . . . . . . . . . . . (602) 288-5000

association Arizona Multihousing Association Statewide* . . . . . . . . . . . . . . . . (602) 296-6200

attoRneys Andrew Hull, Attorney Valleywide* . . . . . . . . . . . . . . . (602) 230-0088 Burton Lippman Law Group, P.C. Statewide* . . . . . . . . . . . . . . . . (520) 762-4036 Dwight W. Connely, Attorney at Law Tucson . . . . . . . . . . . . . . . . . . . (520) 325-5777 J. Mark Heldenbrand, P.C Valleywide* & Tucson* . . . . . . (602) 254-3400 King & Frisch, P.C. Tucson* & Surrounding Area* . (520) 790-4061 Koglmeier Law Group, PLC Statewide* . . . . . . . . . . . . . . . . (480) 962-5353 Law Offices of James H. Hays, PLC Metro Phoenix* . . . . . . . . . . . . (480) 655-1600 Law Offices of Scott M. Clark, P.C. Statewide . . . . . . . . . . . . . . . . . (602) 957-7877 Lotzar Law Firm, P.C. Nationwide. . . . . . . . . . . . . . . . (480) 905-0300 Williams, Zinman and Parham P.C. Maricopa County* . . . . . . . . . . (480) 994-4732

automatic gates & access contRol Automatic Gate Systems, Inc. Statewide . . . . . . . . . . . . . . . . . (602) 267-7778 Guardian Gate Services Statewide* . . . . . . . . . . . . . . . . (480) 629-4472

BackFlow pRevention-ceRtiFied testing Affordable Fire and Safety LLC Metro Phoenix* . . . . . . . . . . . . (480) 507-2850 Metro Fire Equipment Statewide* . . . . . . . . . . . . . . . . (480) 464-0509 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

Balcony & walking deck RepaiR & ResuRFacing Arizona Foam & Spray, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8176 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Eagle Valley Construction, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 730-0594

Balcony & walkway deck wateRpRooFing & RestoRation Arizona Foam & Spray, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8176 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Central Valley Specialties Statewide* . . . . . . . . . . . . . . . . (602) 437-2046

BatH tuBs Alliance Refinishing, LLC Statewide* . . . . . . . . . . . . . . . . (623) 249-2573 Apartments Resurfacing Inc. Valleywide* . . . . . . . . . . . . . . . (602) 468-0739 Get a Grip (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 742-2228 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

BatHRoom Renovations & counteRtop RepaiR/ReFinisH Alliance Refinishing, LLC Statewide* . . . . . . . . . . . . . . . . (623) 249-2573 Apartments Resurfacing Inc. Valleywide* . . . . . . . . . . . . . . . (602) 468-0739 Arizona Royal Granite & Remodeling, LLC Statewide . . . . . . . . . . . . . . . . . (602) 405-5558 Wilkinson Floor Covering, Inc. Metro Phoenix* . . . . . . . . . . . . (602) 438-2663

Bee contRol City Wide Pest Control, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 944-0099 KY-KO Pest Prevention, Inc. Metro Phoenix* . . . . . . . . . . . . (480) 964-8900

Bicycle Racks Exterior Systems Statewide* . . . . . . . . . . . . . . . . (480) 990-3909

Bio HazaRd cleaning BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 Disaster Restoration, LLC Metro Phoenix . . . . . . . . . . . . . (602) 251-2300 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 Servpro of Gilbert and Chandler South Metro Phoenix* . . . . . . . . . . . . (480) 558-7620

Bio-HazaRdous waste decontamination ATI Statewide* . . . . . . . . . . . . . . . . (623) 434-9445 ATI (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 807-9400 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091

Bldg. inteRioR & exteRioR Renovation & design Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 In Design Interiors Valleywide* . . . . . . . . . . . . . . . (602) 330-2150

BoileR & pump seRvices Armor Plumbing & Boiler Metro PHX* & Metro Tucson* . (480) 782-9324 Benrich Service Co., Inc. Valleywide* . . . . . . . . . . . . . . . (480) 835-8220 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sunstate Mechanical Services Statewide* . . . . . . . . . . . . . . . . (480) 998-9620

Building mateRials Dogwood Building Supply Nationwide. . . . . . . . . . . . . . . . (336) 650-9724

caBinet RepaiRs, dooRs & dRaweRs Cutting Edge Foil Finishes Metro Phoenix* . . . . . . . . . . . . (602) 442-4400

Shepherd & Sons Cabinets Statewide . . . . . . . . . . . . . . . . . (602) 750-4499 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

caBinet sales & installation American Renolit, Corp Nationwide. . . . . . . . . . . . . . . . (856) 467-3800 Copperstate Cabinets LLC Metro Tucson . . . . . . . . . . . . . . (520) 777-3331 The Home Depot Nationwide* . . . . . . . . . . . . . . . (480) 797-7041 The Home Depot (Tucson) Metro Tucson* . . . . . . . . . . . . . (520) 309-9756

caBle tv Cox Communications (Phoenix) Valleywide* . . . . . . . . . . . . . . . (623) 328-3805 Cox Communications (Tucson) Tucson* & Surrounding Area* . (520) 629-8414

caRpet cleaning/RestoRation Americare Carpet Upholstery & Tile Cleaning Metro Tucson* . . . . . . . . . . . . . (520) 579-9072 Arizona Carpet Care Valleywide* . . . . . . . . . . . . . . . (602) 604-8331 Extreme Carpet Care LLC Metro Phoenix . . . . . . . . . . . . . (480) 633-7176 Fosters Carpet Care and Repair Metro PHX & Metro Tucson. . . (480) 497-8617 Gaylord Restoration Inc. Metro Phoenix* . . . . . . . . . . . . (480) 539-2696 Palm Valley Carpet Cleaning, LLC Metro Phoenix* . . . . . . . . . . . . (323) 627-2582 Pride Carpet and Upholstery Cleaning Valleywide* . . . . . . . . . . . . . . . (602) 843-3200 Rite-Way Carpet Valleywide* . . . . . . . . . . . . . . . (602) 685-0112 Signature West Carpet Cleaning Metro Phoenix . . . . . . . . . . . . . (480) 830-9617 Southern Shine Carpet Cleaning Metro Phoenix* . . . . . . . . . . . . (623) 696-7299 Venturi Restoration & Clean Valleywide* . . . . . . . . . . . . . . . (480) 820-5555

caRpet, FlooR coveRing & patio gRass Brown Sales Statewide . . . . . . . . . . . . . . . . . (602) 914-4579 Carpeturn.com Metro PHX* & Metro Tucson* . (855) 889-6200 Criterion Brock Valleywide* . . . . . . . . . . . . . . . (602) 469-9395 Criterion Brock (Tucson) Tucson* & Surrounding Area* . (520) 790-0740 Desert Floors, Inc. Tucson . . . . . . . . . . . . . . . . . . . (520) 918-1022 Distinctive Carpets, Inc. Statewide* . . . . . . . . . . . . . . . . (520) 745-2600 J.R McDade Flooring (Phoenix) Valleywide* . . . . . . . . . . . . . . . (602) 258-7219 J.R McDade Flooring (Tucson) Metro PHX & Metro Tucson. . . (520) 294-9911 One Source Interiors Valleywide* . . . . . . . . . . . . . . . (602) 903-2545 Puckett’s Flooring Statewide* . . . . . . . . . . . . . . . . (480) 990-8191 Redi Carpet - Arizona Metro PHX & Flagstaff* . . . . . . (480) 350-9615 Redi Carpet -Tucson Tucson* & Surrounding Area* . (520) 884-5556 Wilkinson Floor Covering, Inc. Metro Phoenix* . . . . . . . . . . . . (602) 438-2663

caRpoRt RepaiR seRvices Diamondback Carport Repair, Inc. PHX & Tucson Areas* . . . . . . . (602) 494-1556 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

cctv Integrated Protective Systems, Inc Metro Phoenix* . . . . . . . . . . . . (623) 587-1244 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

ceRamic tile & BatH Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

cHat seRvices Contact at Once! Statewide . . . . . . . . . . . . . . . . . (678) 909-0135

cHilleR seRvices DP Air Corporation Metro Tucson* . . . . . . . . . . . . . (520) 622-3241 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sunstate Mechanical Services Statewide* . . . . . . . . . . . . . . . . (480) 998-9620

cleaning seRvices - BioHazaRd BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Spray Systems Environmental AZ*, CA* & NV*. . . . . . . . . . . . (480) 967-8300

cleaning, JanitoRial & maintenance seRvices Gaylord Restoration Inc. Metro Phoenix* . . . . . . . . . . . . (480) 539-2696 Genie Services Valleywide* . . . . . . . . . . . . . . . (623) 582-6111 Madeline’s Meticulous, The Cleaning Specialists Valleywide* . . . . . . . . . . . . . . . (480) 659-9141

coin opeRated laundRy Excalibur Laundries, Inc Statewide* . . . . . . . . . . . . . . . . (714) 437-9000 WASH Multifamily Laundry Systems Metro PHX* & Metro Tucson* . (800) 421-6897

collection agencies Better NOI Nationwide. . . . . . . . . . . . . . . . (888) 219-9105 NCC Business Services Nationwide. . . . . . . . . . . . . . . . (888) 880-6020 National Credit Systems, Inc. Nationwide* . . . . . . . . . . . . . . . (800) 515-4375 Rent Recovery Solutions Metro PHX & Metro Tucson. . . (800) 335-0119 Residentcheck Nationwide. . . . . . . . . . . . . . . . (972) 404-0808 U.S. Collections West, Inc. Nationwide* . . . . . . . . . . . . . . . (602) 995-3494

Wakefield and Associates, Inc. Nationwide* . . . . . . . . . . . . . . . (303) 537-2900

collections J. Mark Heldenbrand, P.C. Valleywide* & Tucson* . . . . . . (602) 254-3400

commeRcial & Home Building RestoRation BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Cheuvront Construction Valleywide* . . . . . . . . . . . . . . . (602) 770-7733

commeRcial moRtgage BankeR Centennial Mortgage, Inc. Nationwide* . . . . . . . . . . . . . . . (480) 621-8132 Legacy Capital Advisors, LLC. Nationwide* . . . . . . . . . . . . . . . (602) 926-7426 Washington Federal Metro Phoenix* . . . . . . . . . . . . (602) 553-7434

commeRcial moRtgage lendeR Love Funding Nationwide. . . . . . . . . . . . . . . . (202) 887-0435

concRete & masonRy RepaiR RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

concRete coatings Central Valley Specialties Statewide* . . . . . . . . . . . . . . . . (602) 437-2046 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427 Westcoat Statewide . . . . . . . . . . . . . . . . . (800) 250-4519

concRete sidewalk gRinding Precision Concrete Cutting Nationwide. . . . . . . . . . . . . . . . (801) 224-0025 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

const. Remodeling & RepaiRRestoRation & tuRnkey Berlin Precision Construction Inc. Metro Phoenix . . . . . . . . . . . . . (480) 252-4017 Faith Restoration Metro Phoenix* . . . . . . . . . . . . (480) 813-5619 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 Genie Services Valleywide* . . . . . . . . . . . . . . . (623) 582-6111 Kowalski Construction, Inc. Metro PHX* & Metro Tucson* . (602) 944-2645 Pinnacle Restoration Statewide* . . . . . . . . . . . . . . . . (480) 988-5304 Praxis Construction Group Statewide* . . . . . . . . . . . . . . . . (800) 709-3347 S.M.D. Remodeling, LLC Metro Phoenix* . . . . . . . . . . . . (602) 348-7989 SOS Builders, LLC Statewide* . . . . . . . . . . . . . . . . (602) 266-5855 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427 Titan Restoration Of Tucson, Inc Metro Tucson* . . . . . . . . . . . . . (520) 888-4826 United Renovations Metro Phoenix . . . . . . . . . . . . . (480) 265-8835

coRpoRate Housing Oakwood Corporate Housing (Tempe) Worldwide* . . . . . . . . . . . . . . . (480) 894-9575

counteRtop & caBinets-new Arizona Royal Granite & Remodeling, LLC Statewide . . . . . . . . . . . . . . . . . (602) 405-5558

counteRtop RepaiR and ReFinisHing Alliance Refinishing, LLC Statewide* . . . . . . . . . . . . . . . . (623) 249-2573 Apartments Resurfacing Inc. Valleywide* . . . . . . . . . . . . . . . (602) 468-0739 Get A Grip Resurfacing of Arizona Valleywide* . . . . . . . . . . . . . . . (480) 784-4747 Wilkinson Floor Covering, Inc Metro Phoenix* . . . . . . . . . . . . (602) 438-2663

cRedit-Rental HistoRy data Experian Rent Bureau Nationwide* . . . . . . . . . . . . . . . (310) 347-8126

cRime scene cleaning Bio-One Statewide* . . . . . . . . . . . . . . . . (602) 770-4972 BioPro, LLC Statewide* . . . . . . . . . . . . . . . . (602) 234-6856 Capstone Group LLC Metro Phoenix . . . . . . . . . . . . . (480) 970-5424 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 Spray Systems Environmental AZ*, CA* & NV*. . . . . . . . . . . . (480) 967-8300

deck ResuRFacing Arizona Foam & Spray, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8176 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

deck ResuRFacing, Replacement & RepaiR BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Hill Brothers Chemical Co. Statewide . . . . . . . . . . . . . . . . . (623) 879-9210

developeR Kitchell Development Company Phoenix. . . . . . . . . . . . . . . . . . . (602) 631-6177

doggie waste Bags Poo Prints SW- DSG Enviro-Tech Statewide* . . . . . . . . . . . . . . . . (602) 633-4994

dooRs Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

*Indicates company also provides goods and services to investors and owners of smaller rental properties (Regular members with fewer than 100 units). 22

Apartment News • April 2013


dooRstep tRasH pick up National Trash Valet Metro PHX* & Metro Tucson*,Nationwide*,Statewide*(480) 237-9776

dRug laB Remediation & clean up Spray Systems Environmental AZ*, CA* & NV*. . . . . . . . . . . . (480) 967-8300

dRywall seRvices AW Drywall Services LLC Valleywide* . . . . . . . . . . . . . . . (602) 376-4456 Genie Services Valleywide* . . . . . . . . . . . . . . . (623) 582-6111 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

dRywell dRainage systems RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Storm Water Pros, LLC Statewide* . . . . . . . . . . . . . . . . (480) 620-2517 Torrent Resources Statewide* . . . . . . . . . . . . . . . . (602) 268-0785

electRical & ligHting contRactoRs & seRvices Archie’s HVAC & Electric Valleywide* . . . . . . . . . . . . . . . (480) 921-8350 Bert’s Electric & Plumbing Tucson* & Surrounding Area* . (520) 791-7800 Digital Logic Statewide* . . . . . . . . . . . . . . . . (602) 694-0500 Harmon Electric, Inc. Statewide* . . . . . . . . . . . . . . . . (623) 879-0010 Haskins Electric LLC Metro Phoenix . . . . . . . . . . . . . (623) 937-3999 Kowalski Electrical Statewide* . . . . . . . . . . . . . . . . (602) 944-2645 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427 TAP and Sons Electric, Inc. Metro Phoenix . . . . . . . . . . . . . (480) 507-2900 Valley Wide Electric Valleywide* . . . . . . . . . . . . . . . (623) 587-0802

electRical, plumBing, ac contRactoRs Express Statewide* . . . . . . . . . . . . . . . . (480) 834-0822 Harmon Electric, Inc. Statewide* . . . . . . . . . . . . . . . . (623) 879-0010 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 TAP and Sons Electric, Inc. Metro Phoenix . . . . . . . . . . . . . (480) 507-2900

electRic veHicle cHaRging stations VERDEK Nationwide. . . . . . . . . . . . . . . . (770) 401-2120

electRonic payment pRocessing RentPayment Nationwide. . . . . . . . . . . . . . . . (866) 289-5977

emBRoideRy & silkscReen International Corporate Apparel Nationwide* . . . . . . . . . . . . . . . (520) 293-6790 Koalaty Embroidery Inc. Nationwide* . . . . . . . . . . . . . . . (602) 926-1600 Tortuga Promotions Nationwide* . . . . . . . . . . . . . . . (480) 966-9076

emeRgency seRvices ATI Statewide* . . . . . . . . . . . . . . . . (623) 434-9445 ATI (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 807-9400 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 Rapid Response Services LLC Metro Phoenix . . . . . . . . . . . . . (480) 833-0224 Valley Protective Services, Inc. Valleywide* . . . . . . . . . . . . . . . (480) 777-0003

employment & BackgRound scReening Crimshield, Inc Nationwide. . . . . . . . . . . . . . . . (888) 422-2547

employment seRvices AAA Apartment Staffing Valleywide* . . . . . . . . . . . . . . . (602) 840-0258 ALLSTAFF Services, Inc.™ (HQ) Statewide . . . . . . . . . . . . . . . . . (602) 277-3381 ALLSTAFF Services, Inc.™ (Tucson) Statewide . . . . . . . . . . . . . . . . . (520) 296-1666 ApartmentJobs.com Nationwide* . . . . . . . . . . . . . . . (877) 682-6200 BG Staffing Metro Phoenix . . . . . . . . . . . . . (602) 385-1092 Career Strategies, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 955-5811 DORADO Personnel Tucson* & Surrounding Area* . (520) 323-3350

eneRgy seRvices Bottom Line Utility Solutions, Inc. Nationwide. . . . . . . . . . . . . . . . (949) 707-1311 Promise Energy Nationwide. . . . . . . . . . . . . . . . (800) 282-2000

exeRcise equipment Above & Beyond Fitness Repair, LLC Valleywide* . . . . . . . . . . . . . . . (480) 272-9361 Advanced Exercise Equipment Nationwide* . . . . . . . . . . . . . . . (602) 708-3764 American Fitness Services Metro Phoenix* . . . . . . . . . . . . (480) 664-7115 Commercial Fitness Superstore Statewide* . . . . . . . . . . . . . . . . (480) 838-0555 Comm-Fit Arizona Metro Phoenix* . . . . . . . . . . . . (480) 580-0252 FitLogistix Nationwide. . . . . . . . . . . . . . . . (480) 273-4353 Gym Source Statewide . . . . . . . . . . . . . . . . . (480) 775-1496 Marathon Fitness Inc. Nationwide* . . . . . . . . . . . . . . . (800) 391-9496 Promaxima Fitness Nationwide* . . . . . . . . . . . . . . . (713) 667-9606

Fence RepaiR & installation Automatic Gate Systems, Inc. Statewide . . . . . . . . . . . . . . . . . (602) 267-7778 Diamondback Carport Repair, Inc. PHX & Tucson Areas* . . . . . . . (602) 494-1556 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

Apartment News • April 2013

FiBeRglass RepaiR & tuBs Alliance Refinishing, LLC Statewide* . . . . . . . . . . . . . . . . (623) 249-2573 Apartments Resurfacing Inc. Valleywide* . . . . . . . . . . . . . . . (602) 468-0739

Financial seRvices Adolfson & Peterson Construction Nationwide. . . . . . . . . . . . . . . . (480) 345-8700 Edward Jones Nationwide. . . . . . . . . . . . . . . . (480) 895-3254

FiRe & Flood RestoRation Adanac Enterprises Corp. Statewide* . . . . . . . . . . . . . . . . (623) 266-2761 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 Faith Restoration Metro Phoenix* . . . . . . . . . . . . (480) 813-5619 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 GXS Construction Valleywide* . . . . . . . . . . . . . . . (602) 224-1120 Har-Bro West, Inc. Metro PHX* & Metro Tucson* . (480) 449-3900 Pinnacle Restoration Statewide* . . . . . . . . . . . . . . . . (480) 988-5304 Praxis Construction Group Statewide* . . . . . . . . . . . . . . . . (800) 709-3347 Servpro of Central Glendale/West Phoenix Metro Phoenix* . . . . . . . . . . . . (602) 252-0569 Servpro of Gilbert and Chandler South Metro Phoenix* . . . . . . . . . . . . (480) 558-7620 Specialty Water Damage Restoration LLC Metro Phoenix* . . . . . . . . . . . . (602) 291-9030 Titan Restoration Of Tucson, Inc Metro Tucson* . . . . . . . . . . . . . (520) 888-4826

FiRe alaRms Affordable Fire and Safety LLC Metro Phoenix* . . . . . . . . . . . . (480) 507-2850 Metro Fire Equipment Statewide* . . . . . . . . . . . . . . . . (480) 464-0509 Safeguard Statewide* . . . . . . . . . . . . . . . . (480) 609-6200 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

FiRe extinguisHeRs Affordable Fire and Safety LLC Metro Phoenix* . . . . . . . . . . . . (480) 507-2850 Desert State Fire Statewide* . . . . . . . . . . . . . . . . (480) 264-3763 Metro Fire Equipment Statewide* . . . . . . . . . . . . . . . . (480) 464-0509 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

FiRe HydRants Metro Fire Equipment Statewide* . . . . . . . . . . . . . . . . (480) 464-0509 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

FiRe spRinkleRs Affordable Fire and Safety LLC Metro Phoenix* . . . . . . . . . . . . (480) 507-2850 Metro Fire Equipment Statewide* . . . . . . . . . . . . . . . . (480) 464-0509 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

FlooR coveRings Arizona Flooring and Interiors Statewide* . . . . . . . . . . . . . . . . (602) 327-0284 Armstrong World Industries, Inc. Statewide . . . . . . . . . . . . . . . . . (800) 356-9321 Lowe’s Inc. Nationwide* . . . . . . . . . . . . . . . (623) 414-0920 Marathon Fitness Inc. Nationwide* . . . . . . . . . . . . . . . (800) 391-9496 Mohawk Industries Statewide* . . . . . . . . . . . . . . . . (330) 620-6151 Shaw Industries Nationwide* . . . . . . . . . . . . . . . (714) 317-9999 Wilkinson Floor Covering, Inc Metro Phoenix* . . . . . . . . . . . . (602) 438-2663

FuRnituRe & upHolsteRy seRvices Cort Furniture Rentals (Tucson) Statewide* . . . . . . . . . . . . . . . . (520) 881-0070 Tucson Appliance Company/Tucson Heating & Cooling/Tucson Furniture Tucson* & Surrounding Area* . (520) 881-1207

FuRnituRe Rentals AZ Furniture and Mattress Liquidators Metro Phoenix . . . . . . . . . . . . . (623) 582-1550 Cort. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Valleywide* & Some Tucson* . (480) 831-8851

geneRal contRactoR/constRuction management Adolfson & Peterson Construction Nationwide. . . . . . . . . . . . . . . . (480) 345-8700 R & E Contracting, LLC Metro Phoenix* . . . . . . . . . . . . (623) 570-1605 Tofel Construction (Tucson) Statewide* . . . . . . . . . . . . . . . . (520) 571-0101

geneRal contRactoR-licensed BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Davis Companies Valleywide . . . . . . . . . . . . . . . . (909) 795-0077

geneRal contRactoR-licensed/Bonded FoR comm/Res. All Struct LLC Metro Tucson* . . . . . . . . . . . . . (520) 247-3793 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Eagle Valley Construction, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 730-0594 Element General Contractor of Arizona Metro Phoenix . . . . . . . . . . . . . (817) 375-8453 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 Fortress General Contracting, Inc. Maricopa County* . . . . . . . . . . (480) 736-3951 GM Home Improvements Inc. Metro Phoenix* . . . . . . . . . . . . (623) 977-1748 Gorman Roofing Services, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 262-2423 Marbecc Custom Designs Statewide* . . . . . . . . . . . . . . . . (480) 836-8261 MT Builders Statewide . . . . . . . . . . . . . . . . . (480) 443-3376

Property Rock Resources Valleywide . . . . . . . . . . . . . . . . (602) 466-0093 Seamless Services, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 964-1052 Summit Builders Construction Company Statewide . . . . . . . . . . . . . . . . . (602) 840-7700 Watermark Contracting, Inc. Statewide* & CA* . . . . . . . . . . . (480) 441-1206 ZZone Construction, LLC Metro Phoenix . . . . . . . . . . . . . (623) 594-7663

glass & scReen Cheaper Window Glass Valleywide* . . . . . . . . . . . . . . . (602) 995-2102 Glassbusters, Inc. Valleywide* . . . . . . . . . . . . . . . (480) 964-4664 Open Enclose LLC Metro Tucson* . . . . . . . . . . . . . (520) 358-4553

golF caRts/utility veHicles A-1 Golf Cart Leasing West of the Mississippi* . . . . . . (480) 855-7800 Golf Cars of Arizona Statewide* . . . . . . . . . . . . . . . . (520) 790-2400

gRoup puRcHasing Professional Apartment Services Nationwide* . . . . . . . . . . . . . . . (800) 875-0250

Hvac Brewer Commercial Services Valleywide* . . . . . . . . . . . . . . . (602) 789-8858 Jasper Air Metro Phoenix* . . . . . . . . . . . . (602) 814-0504

Helium & Balloons Arizona Air Boutique, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 867-4606 Unique Aire Helium & Balloons Statewide* . . . . . . . . . . . . . . . . (480) 830-0770

insuRance Adams Business Dimensions, Inc. Southwest U.S.* . . . . . . . . . . . . (602) 885-9500 Beecher Carlson Insurance Agency, LLC Statewide* . . . . . . . . . . . . . . . . (602) 996-7600 Bowman & Associates Insurance Agency Phoenix*. . . . . . . . . . . . . . . . . . (800) 456-0241 CBIZ Insurance Services, Inc. Statewide . . . . . . . . . . . . . . . . . (602) 643-0102 Crest Insurance Group Nationwide* . . . . . . . . . . . . . . . (480) 839-2252 LeaseTerm Solutions Western U.S . . . . . . . . . . . . . . . (678) 206-2910 Nationwide Insurance Metro Phoenix,Nationwide . . . (602) 718-1220 Networked Insurance Agents Nationwide. . . . . . . . . . . . . . . . (480) 292-9642 Nexus Partners Insurance Solutions Metro Phoenix* . . . . . . . . . . . . (480) 422-1536 San Tan Insurance Services, LLC Statewide* . . . . . . . . . . . . . . . . (480) 391-3883 SCF Arizona Phoenix. . . . . . . . . . . . . . . . . . . (602) 631-2000 The Mahoney Group (Phoenix) Mesa. . . . . . . . . . . . . . . . . . . . . (480) 214-2712 The Mahoney Group (Tucson) Tucson* & Surrounding Area* . (520) 784-6673

insuRance-claims assistance On-Site Contents Cleaning & Restoration, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 723-2534 Bennett and Porter Insurance Services Metro Phoenix . . . . . . . . . . . . . (480) 212-1150 CIBA Insurance Services Nationwide. . . . . . . . . . . . . . . . (818) 638-8525 Cox Insurance Services Statewide* . . . . . . . . . . . . . . . . (480) 907-6000 CSE Insurance Group AZ*, CA* & TX*, Nationwide* . (800) 282-6848 Pfister Insurance Agency-Farmers Insurance Statewide* . . . . . . . . . . . . . . . . (623) 581-0700 Sterling Grant & Associates, LLC Statewide* . . . . . . . . . . . . . . . . (602) 954-7200

insuRance–commeRcial Farmers Insurance - Schaffroth Agency Statewide* . . . . . . . . . . . . . . . . (480) 688-2908

insuRance-puBlic adJusteR The Greenspan Company/Adjusters International Nationwide* . . . . . . . . . . . . . . . (480) 970-7869 Shull & Associates Statewide* . . . . . . . . . . . . . . . . (623) 687-8801 Skipton & Associates, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 992-7577

inteRioR design Designs For You Nationwide* . . . . . . . . . . . . . . . (480) 517-0080 Gia Venturi Interiors Metro Phoenix* . . . . . . . . . . . . (602) 914-9223 J Bella Interiors Nationwide. . . . . . . . . . . . . . . . (480) 967-2121

inteRnet seRvices & access pRovideR Cox Communications (Phoenix) Valleywide* . . . . . . . . . . . . . . . (623) 328-3805 Cox Communications (Tucson) Tucson* & Surrounding Area* . (520) 629-8414

key contRol & asset management HandyTrac Systems Key Control Systems. . . . . . Nationwide* . . . . . . . . . . . . . . . (800) 665-9994 KeyTrak, Inc. Nationwide* . . . . . . . . . . . . . . . (888) 539-8725

kitcHen & BatH ReFinisHing Alliance Refinishing, LLC Statewide* . . . . . . . . . . . . . . . . (623) 249-2573 Apartments Resurfacing Inc. Valleywide* . . . . . . . . . . . . . . . (602) 468-0739

landscape and tRee seRvice Desert Appeal Landscape LLC Metro Phoenix* . . . . . . . . . . . . (480) 570-5754 Silver Lands, Inc. Metro Phoenix . . . . . . . . . . . . . (702) 459-3192

landscape maintenance Acacia Landscape Services, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 253-7354 The Commercial Ranger Metro Phoenix . . . . . . . . . . . . . (602) 910-4745 Empire Landscape & Maintenance, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 550-4154 Epic Landscape Construction, Inc. Metro Phoenix* . . . . . . . . . . . . (623) 516-9014 GPM Landscape Metro Phoenix . . . . . . . . . . . . . (602) 469-0652 The Groundskeeper (Gilbert) Metro Phoenix* . . . . . . . . . . . . (480) 545-0456 Landmark Land Management LLC Metro Phoenix* . . . . . . . . . . . . (602) 323-9696

ProQual Landscaping Metro Phoenix . . . . . . . . . . . . . (480) 456-0608 Quality Building Maintenance LLC Valleywide* . . . . . . . . . . . . . . . (602) 568-5944 Shamrock Landscaping, Inc. Valleywide . . . . . . . . . . . . . . . . (602) 606-7603

landscape maintenance & seRvices AME Southwest Landscape and Irrigation Metro PHX & Metro Tucson. . . (480) 558-3160 Gothic Grounds Management, Inc. (Phx) Metro Phoenix . . . . . . . . . . . . . (602) 540-6917 Greenway Landscape, Inc. Metro Tucson* . . . . . . . . . . . . . (520) 441-1297 Landscape Pros & Design LLC Metro Phoenix* . . . . . . . . . . . . (480) 228-9630 Rain Key LLC Metro Phoenix* . . . . . . . . . . . . (480) 239-4223 Safari Pools & Landscape Valleywide* . . . . . . . . . . . . . . . (480) 633-6494 Silver Lands, Inc. Metro Phoenix . . . . . . . . . . . . . (702) 459-3192 SiteWorks Metro Phoenix* . . . . . . . . . . . . (480) 820-1600 Tree Pros, LLC Valleywide* . . . . . . . . . . . . . . . (602) 216-0400 Waddell Landscape Metro Phoenix* . . . . . . . . . . . . (623) 536-2200

landscape mateRial All Rock Supply Metro Phoenix . . . . . . . . . . . . . (480) 760-5951

landscape spRinkleR seRvices Sexton Pest Control Valleywide* . . . . . . . . . . . . . . . (602) 942-3653

landscaping seRvices Carescape Valleywide . . . . . . . . . . . . . . . . (623) 583-8700 Catalina Landscape Maintenance Tucson . . . . . . . . . . . . . . . . . . . (520) 887-1204 Details Landscaping Valleywide . . . . . . . . . . . . . . . . (623) 435-7207 Fortis Landcare Metro Phoenix* . . . . . . . . . . . . (602) 254-4447 Horticulture Unlimited, Inc. Metro Tucson . . . . . . . . . . . . . . (520) 321-4678 IDT Landscaping LLC Valleywide* . . . . . . . . . . . . . . . (480) 829-8530 Integrated Landscape Management, LLC Metro Phoenix . . . . . . . . . . . . . (480) 675-7709 ProQual Landscaping Metro Phoenix . . . . . . . . . . . . . (480) 456-0608 Sexton Pest Control Valleywide* . . . . . . . . . . . . . . . (602) 942-3653 The Groundskeeper (Tucson) Statewide* . . . . . . . . . . . . . . . . (520) 571-1575 Wild Briar Landscape Valleywide . . . . . . . . . . . . . . . . (480) 899-5192 Xeriscapes Unlimited, Inc. Phoenix*. . . . . . . . . . . . . . . . . . (602) 252-6434

leak locating RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

leasing incentives AIM Cruise Incentives Nationwide* . . . . . . . . . . . . . . . (818) 706-9822

legal seRvices Dodge & Vega PLC Statewide* . . . . . . . . . . . . . . . . (480) 656-8333 Fennemore Craig Metro Phoenix . . . . . . . . . . . . . (602) 916-5000 Gallagher & Kennedy Phoenix. . . . . . . . . . . . . . . . . . . (602) 530-8540 Snell & Wilmer L.L.P. Metro Phoenix* . . . . . . . . . . . . (602) 382-6000

low income Housing pRogRam administRation HOM, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 265-4640

mail Boxes Exterior Systems Statewide* . . . . . . . . . . . . . . . . (480) 990-3909

maintenance supplies AZ PARTSMASTER (Phoenix) Statewide* . . . . . . . . . . . . . . . . (602) 233-3580 AZ PARTSMASTER (Tucson) Tucson* & Surrounding Area* . (520) 573-5828 HD Supply Facilities Maintenance Valleywide* . . . . . . . . . . . . . . . (800) 431-3000 Maintenance Supply Headquarters Phoenix. . . . . . . . . . . . . . . . . . . (480) 760-4100 The Home Depot Nationwide* . . . . . . . . . . . . . . . (480) 797-7041 The Home Depot (Tucson) Metro Tucson* . . . . . . . . . . . . . (520) 309-9756

management consulting & tRaining Occupancy Solutions LLC Nationwide* . . . . . . . . . . . . . . . (800) 865-0948

maRketing, ReseaRcH & statistics ALN Apartment Data, Inc. Nationwide. . . . . . . . . . . . . . . . (800) 643-6416 Pierce-Eislen AZ, CO & Southern CA . . . . . . (480) 663-1149 RealData, Inc. Southwest U.S. . . . . . . . . . . . . . (602) 789-1223

maRketing/lead geneRation Rentlogic Metro Phoenix* . . . . . . . . . . . . (602) 441-5294

masonRy Fence & wall RepaiR Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

mattResses AZ Furniture and Mattress Liquidators Metro Phoenix . . . . . . . . . . . . . (623) 582-1550

mold & asBestos Remediation ATI Statewide* . . . . . . . . . . . . . . . . (623) 434-9445 ATI (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 807-9400 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 Pinnacle Restoration Statewide* . . . . . . . . . . . . . . . . (480) 988-5304 Spray Systems Environmental AZ*, CA* & NV*. . . . . . . . . . . . (480) 967-8300

mold Removal & clean up BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 Kowalski Construction, Inc. Metro PHX* & Metro Tucson* . (602) 944-2645

moRtgage lendeR Johnson Capital Nationwide. . . . . . . . . . . . . . . . (602) 957-1112 Washington Federal (Tucson) Metro Tucson* . . . . . . . . . . . . . (520) 219-2957

moRtgage, Real estate & insuRance seRvices Amerifirst Financial, Inc. Metro Phoenix* . . . . . . . . . . . . (602) 743-4509 Keystone Commercial Capital Nationwide* . . . . . . . . . . . . . . . (602) 997-3810

moving & stoRage On The Move, Inc. Nationwide* . . . . . . . . . . . . . . . (800) 645-9949

neigHBoRHood Revitalization Phoenix Revitalization Corporation (non-profit) Phoenix*. . . . . . . . . . . . . . . . . . (602) 259-6895

odoR elimination Biosweep of Phoenix Statewide* . . . . . . . . . . . . . . . . (602) 639-1902 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091

online leasing VaultWare Nationwide* . . . . . . . . . . . . . . . (480) 905-3668

online Rent payments Property Solutions Nationwide* . . . . . . . . . . . . . . . (602) 324-9223 RentPayment Nationwide. . . . . . . . . . . . . . . . (866) 289-5977

paging systems Corporate Answer/Arizona Action Paging Nationwide* . . . . . . . . . . . . . . . (602) 244-1833

painting seRvices A&H Painting, Inc. Metro Phoenix* . . . . . . . . . . . . (602) 439-1484 A Real Deal Painting Statewide* . . . . . . . . . . . . . . . . (623) 362-9561 Accent Painting & Construction Inc. Statewide . . . . . . . . . . . . . . . . . (480) 614-5839 C & M Homes & Commercial Services Metro Phoenix* . . . . . . . . . . . . (480) 836-7222 CertaPro Painters Statewide* . . . . . . . . . . . . . . . . (480) 962-8180 Empire Community Painting Statewide* . . . . . . . . . . . . . . . . (480) 560-8525 Gaylord Restoration Inc. Metro Phoenix* . . . . . . . . . . . . (480) 539-2696 Genie Services Valleywide* . . . . . . . . . . . . . . . (623) 582-6111 Giant Painting and Construction, Inc. Metro Phoenix . . . . . . . . . . . . . (602) 993-4681 Imperial Contracting Valleywide* . . . . . . . . . . . . . . . (480) 892-9157 Indigo Painting Valleywide* . . . . . . . . . . . . . . . (602) 304-0800 Investment Painting Services, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 242-5737 JLS Companies Metro Phoenix* . . . . . . . . . . . . (480) 703-1967 LeBreck Painting, Inc. Metro Tucson* . . . . . . . . . . . . . (520) 628-3582 Metzger’s Painting Professionals, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 672-5069 One 80 Painting Metro Phoenix* . . . . . . . . . . . . (602) 997-1434 Papago Painting, Ent. Statewide* . . . . . . . . . . . . . . . . (602) 340-0886 Paramount Painting, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 369-5717 Synergy Painting, Inc. AZ*, CO* & UT* . . . . . . . . . . . (602) 469-8449 Watermark Contracting, Inc. Statewide* & CA* . . . . . . . . . . . (480) 441-1206

painting supplies Dunn-Edwards Paint Corporation (Phoenix) Statewide* . . . . . . . . . . . . . . . . (602) 689-5136 Glidden Professional Metro Phoenix* . . . . . . . . . . . . (480) 948-0757 Frazee Paint Industries Phoenix*. . . . . . . . . . . . . . . . . . (303) 371-5600 Sherwin-Williams Statewide* . . . . . . . . . . . . . . . . (602) 861-3171

paRking lot & dRiveway seRvices Performance Paving & Sealing, LLC Metro Phoenix* . . . . . . . . . . . . (480) 816-5305

pavement maintenance Asphalt Technologies / KFM Striping and Curb Company Valleywide* . . . . . . . . . . . . . . . (602) 462-9114 Bates Paving & Sealing, Inc. Statewide* . . . . . . . . . . . . . . . . (520) 741-2100 Cactus Asphalt Statewide* . . . . . . . . . . . . . . . . (602) 370-3363 Dunn-Edwards Paint Corporation (Tucson) Metro Tucson* . . . . . . . . . . . . . (520) 444-7240 Dynamite Paving and Sealcoat, Inc. Phoenix. . . . . . . . . . . . . . . . . . . (602) 258-9588 M.R. Tanner Paving and Maintenance Statewide . . . . . . . . . . . . . . . . . (480) 633-8500 Morgan Pavement AZ*, NM* & NV* . . . . . . . . . . . (480) 646-4781 Performance Paving & Sealing, LLC Metro Phoenix* . . . . . . . . . . . . (480) 816-5305 Quality Emulsions, LLC Statewide . . . . . . . . . . . . . . . . . (480) 619-4100 SealMaster AZ Statewide* . . . . . . . . . . . . . . . . (602) 253-4660

payRoll, aso,peo Oasis Outsourcing Statewide* . . . . . . . . . . . . . . . . (602) 405-7033

pest contRol seRvices All Bed Bugs Begone, LLC Statewide* . . . . . . . . . . . . . . . . (480) 659-9011 Alpha Pest Control Metro PHX* & Metro Tucson* . (800) 256-8612 Amera Sun City Pest Control Metro Phoenix* . . . . . . . . . . . . (623) 979-6467 Arizona Pest Squad, LLC Metro Phoenix . . . . . . . . . . . . . (480) 544-1115 Atomic Pest Control Statewide* . . . . . . . . . . . . . . . . (480) 495-2337

23


Burns Pest Elimination (Phoenix) Statewide* . . . . . . . . . . . . . . . . (602) 971-4782 Burns Pest Elimination (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 882-4776 City Wide Pest Control, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 944-0099 Eliminex Termite & Pest Control Metro Phoenix* . . . . . . . . . . . . (602) 942-2847 HomeTeam Pest Defense Metro Phoenix . . . . . . . . . . . . . (480) 929-7620 KY-KO Pest Prevention, Inc. Metro Phoenix* . . . . . . . . . . . . (480) 964-8900 Mike’s Swat Team Pest and Termite Control Valleywide* . . . . . . . . . . . . . . . (602) 944-7700 Northwest Exterminating-Tucson Tucson . . . . . . . . . . . . . . . . . . . (520) 888-5779 Nose Knows LLC Metro Phoenix* . . . . . . . . . . . . (480) 370-4767 Sexton Pest Control Valleywide* . . . . . . . . . . . . . . . (602) 942-3653 Smart Pest Solutions Valleywide* . . . . . . . . . . . . . . . (480) 621-8438 Terminix Metro Phoenix . . . . . . . . . . . . . (602) 431-4980 Terminix Int. (Tucson) Metro Tucson . . . . . . . . . . . . . . (520) 838-2634 Western Exterminator Company Metro PHX* & Metro Tucson* . (602) 273-1681

pet waste clean up & Removal Poo Prints SW- DSG Enviro-Tech Statewide* . . . . . . . . . . . . . . . . (602) 633-4994

pigeon contRol KY-KO Pest Prevention, Inc. Metro Phoenix* . . . . . . . . . . . . (480) 964-8900 Terminix Metro Phoenix . . . . . . . . . . . . . (602) 431-4980

pipe Renewal & RestoRation RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

playgRound maintenance & contRactoR Safe and Sound Playgrounds Statewide* . . . . . . . . . . . . . . . . (480) 888-8784

plumBeRs Alliance Plumbing Service & Repair Phoenix. . . . . . . . . . . . . . . . . . . (480) 633-3020 Marlin Services Maricopa County* . . . . . . . . . . (602) 470-1040

plumBing contRactoRs & seRvices Alliance Plumbing Service & Repair Phoenix. . . . . . . . . . . . . . . . . . . (480) 633-3020 Arizona Plumbing Services, Inc. Maricopa County* . . . . . . . . . . (602) 442-8757 Armor Plumbing & Boiler MetroPHX* & Metro Tucson*. . (480) 782-9324 Belsito Plumbing LLC Statewide* . . . . . . . . . . . . . . . . (480) 425-9900 Benrich Service Co., Inc. Valleywide* . . . . . . . . . . . . . . . (480) 835-8220 Brewer Commercial Services Valleywide* . . . . . . . . . . . . . . . (602) 789-8858 D.W. Plumbing and Maintenance Inc. Metro Phoenix* . . . . . . . . . . . . (602) 789-1920 Delta Mechanical, Inc. Metro Phoenix* . . . . . . . . . . . . (480) 898-0007 Grace Plumbing Services, Inc. Valleywide* . . . . . . . . . . . . . . . (480) 704-3785 Plumb Plumbing LLC Pima County* . . . . . . . . . . . . . . (520) 629-0504 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Rooter 2000 Plumbing and Drain Valleywide . . . . . . . . . . . . . . . . (480) 967-5943 Roto-Rooter Service & Plumbing Co. Maricopa County* . . . . . . . . . . (800) 381-4161 West Coast Plumbing & Air Metro Phoenix* . . . . . . . . . . . . (623) 582-1117

plumBing FixtuRes & supplies Ferguson Enterprises, Inc. Tucson* & Surrounding Area* . (520) 792-1700 Plumbing Suppliers Inc. Metro Tucson* . . . . . . . . . . . . . (520) 326-6433

plumBing pRoducts manuFactuReR Moen Incorporated Nationwide* . . . . . . . . . . . . . . . (440) 962-2000

political consulting Capitol Consulting, LLC Phoenix. . . . . . . . . . . . . . . . . . . (602) 712-1121

pool FuRnituRe manuFactuReR Leisure Creations Nationwide. . . . . . . . . . . . . . . . (866) 765-6726 Texacraft Tropic Craft Nationwide. . . . . . . . . . . . . . . . (800) 327-1541

pool seRvice & RepaiR Silver Lining Pool Service, LLC Metro Phoenix* . . . . . . . . . . . . (480) 359-6380

pool/patio FuRnituRe-ReFuRBisHing Sun Patio Furniture Nationwide* . . . . . . . . . . . . . . . (480) 227-2776 Two Kings Hospitality Metro Phoenix* . . . . . . . . . . . . (602) 843-2121

pRinting & maRketing Allegra-Integrated Marketing & Print Solutions Metro Phoenix*,Nationwide*. . (480) 941-4842 DP Solutions, Inc. Metro Tucson . . . . . . . . . . . . . . (520) 393-3551 SIGNWORX Nationwide* . . . . . . . . . . . . . . . (602) 268-1875

pRocess seRvice & evictions AAA Landlord Services, Inc./Investigative Screening Nationwide* . . . . . . . . . . . . . . . (480) 668-5953 Acquisition Process Serving Statewide* . . . . . . . . . . . . . . . . (602) 486-5894

pRoFessional poopeR scoopeR & poRteR seRvice Poo Prints SW- DSG Enviro-Tech Statewide* . . . . . . . . . . . . . . . . (602) 633-4994

pRopeRty management soFtwaRe AppFolio, Inc. Nationwide* . . . . . . . . . . . . . . . (805) 617-2163 NQUEUE BillBack, LLC Nationwide* . . . . . . . . . . . . . . . (602) 426-1550 Yardi Systems, Inc. Nationwide* . . . . . . . . . . . . . . . (805) 699-2040

pRopeRty tax consulting R.L. Cohen & Associates, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 640-9777

Thomson Reuters Nationwide. . . . . . . . . . . . . . . . (480) 270-6011

puBlic HealtH Public Health . . .American Lung Association in Arizona Metro Phoenix* . . . . . . . . . . . . (602) 258-7505 Maricopa County Tobacco Use Prevention Program Maricopa County . . . . . . . . . . . (602) 372-7272

puRcHasing Buyers Access Statewide* . . . . . . . . . . . . . . . . (303) 991-5559

Real estate BRokeRs/commeRcial CB Richard Ellis Worldwide . . . . . . . . . . . . . . . . (602) 735-5555 Marcus & Millichap (Cliff David) Valleywide* . . . . . . . . . . . . . . . (602) 952-9669 Marcus & Millichap (Pete TeKampe) Metro Phoenix* . . . . . . . . . . . . (602) 952-9669 Marcus & Millichap (Richard Butler) Metro PHX & Metro Tucson. . . (602) 952-9669 Transwestern Commercial Services Valleywide* . . . . . . . . . . . . . . . (602) 956-5000

Real estate BRokeRs/multi-Family Apartment Realty Advisors Statewide* . . . . . . . . . . . . . . . . (602) 252-4232 Elan Residential Metro Phoenix* . . . . . . . . . . . . (480) 656-2565 PTE Real Estate Group Metro Phoenix* . . . . . . . . . . . . (480) 344-1732

Real estate seRvices/consulting Adolfson & Peterson Construction Nationwide. . . . . . . . . . . . . . . . (480) 345-8700 Michael A. Lieb, Ltd. Metro Phoenix . . . . . . . . . . . . . (602) 870-9741

ReFinisHing/ResuRFacing Alliance Refinishing, LLC Statewide* . . . . . . . . . . . . . . . . (623) 249-2573 Apartments Resurfacing Inc. Valleywide* . . . . . . . . . . . . . . . (602) 468-0739 NuSurface Phoenix Metro, LP Statewide* . . . . . . . . . . . . . . . . (602) 395-2007

ReFuse Removal & Recycling seRvices Republic Services Valleywide* . . . . . . . . . . . . . . . (602) 442-5997 Saguaro Environmental Services Pima County* . . . . . . . . . . . . . . (520) 745-8820

Renovation supplies Renovations Plus Nationwide. . . . . . . . . . . . . . . . (303) 465-9009

RenteRs insuRance Assurant Specialty Property Nationwide. . . . . . . . . . . . . . . . (702) 824-1384 Bader Company Nationwide. . . . . . . . . . . . . . . . (888) 223-3726 Better NOI Nationwide. . . . . . . . . . . . . . . . (888) 219-9105 Renters Legal Liability, LLC Nationwide* . . . . . . . . . . . . . . . (801) 994-0237

Resident ReFeRRal seRvices Apartment Hunters . . . . . . . . . . . . . Valleywide* (602) 863-1500

Retention/Resident seRvices AIM Cruise Incentives Nationwide* . . . . . . . . . . . . . . . (818) 706-9822 Apartment Life Statewide . . . . . . . . . . . . . . . . . (623) 243-0120 Rainbow Housing Assistance Corporation Metro Phoenix . . . . . . . . . . . . . (623) 889-3391

Revenue management soFtwaRe Rainmaker Nationwide. . . . . . . . . . . . . . . . (678) 578-5700

RooF coatings Arizona Foam & Spray, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8176 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Pro-Tech Products Statewide* . . . . . . . . . . . . . . . . (480) 945-9303 Red Mountain Roofing, LLC. Metro PHX* & Metro Tucson* . (480) 268-7379 RenCo, LLC Statewide* . . . . . . . . . . . . . . . . (602) 867-9386 Roofing Southwest AZ*, NV* & South CA*. . . . . . . (480) 752-8550

RooFing seRvices Arizona Foam & Spray, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8176 ATI Statewide* . . . . . . . . . . . . . . . . (623) 434-9445 ATI (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 807-9400 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Broken Arrow Construction Company Statewide* . . . . . . . . . . . . . . . . (480) 890-2322 Diversified Roofing Corporation Metro Phoenix,Metro Tucson. . (602) 850-8265 Diversified Roofing Corporation of Tucson Metro Tucson . . . . . . . . . . . . . . (520) 670-1004 Gryphon Companies, Inc. . . . . . . . . Statewide* (480) 994-5500 Inca Roofing, Inc. . . . . . . . . . . . . . . . Statewide* (602) 544-0998 Jim Brown & Sons Roofing Co. Inc Statewide* . . . . . . . . . . . . . . . . (623) 247-9252 KY-KO Roofing Systems . . . . . . . Metro Phoenix (602) 944-4600 Legacy Roofing LLC Statewide* . . . . . . . . . . . . . . . . (623) 581-0274 Paramount Roofing Metro Phoenix* . . . . . . . . . . . . (480) 292-7929 Rain Man Roofing & Waterproofing Services, Inc. Statewide* . . . . . . . . . . . . . . . . (623) 670-2835 Red Mountain Roofing, LLC. Metro PHX* & Metro Tucson* . (480) 268-7379 RenCo, LLC Statewide* . . . . . . . . . . . . . . . . (602) 867-9386 Roofing Southwest AZ*, NV* & South CA*. . . . . . . (480) 752-8550 Seamless Services, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 964-1052 Starkweather Roofing, Inc Statewide* . . . . . . . . . . . . . . . . (602) 997-0529 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427 Sunvek Metro Phoenix* . . . . . . . . . . . . (623) 349-7663 Titan Restoration Of Tucson, Inc

Metro Tucson* . . . . . . . . . . . . . (520) 888-4826 United Asset Services Nationwide* . . . . . . . . . . . . . . . (602) 340-8274 Western Roofing Systems, Inc. AZ*, NV* & South CA*. . . . . . . (480) 967-8073

RooFing and wateR pRooFing consultants Arizona’s Roof Consultant, LLC Statewide* . . . . . . . . . . . . . . . . (480) 557-6255

RuB systems Conservice Utility Management & Billing Nationwide* . . . . . . . . . . . . . . . (866) 866-0333 Multifamily Utility Company Nationwide* . . . . . . . . . . . . . . . (800) 266-0968

scReening seRvices AmRent Nationwide* . . . . . . . . . . . . . . . (855) 214-4743 Residentcheck Nationwide. . . . . . . . . . . . . . . . (972) 404-0808

scReening seRvices/cRedit RepoRts AAA Landlord Services, Inc./Investigative Screening Nationwide* . . . . . . . . . . . . . . . (480) 668-5953 Airfactz Nationwide* . . . . . . . . . . . . . . . (800) 729-7776 Better NOI Nationwide. . . . . . . . . . . . . . . . (888) 219-9105 Contemporary Information Corporation Nationwide* . . . . . . . . . . . . . . . (800) 754-0009 CoreLogic SafeRent Nationwide* . . . . . . . . . . . . . . . (623) 670-3273 Credit Plus, Inc. Nationwide. . . . . . . . . . . . . . . . (800) 258-3488 Investigative Screening Valleywide* . . . . . . . . . . . . . . . (480) 305-1350 LexisNexis Resident Screening Nationwide* . . . . . . . . . . . . . . . (480) 272-7862 National Tenant Network - Arizona (NTN-AZ) Statewide* . . . . . . . . . . . . . . . . (480) 607-5288 On-Site.com Nationwide* . . . . . . . . . . . . . . . (602) 616-3279 RealPage, Inc. Worldwide* . . . . . . . . . . . . . . . (877) 325-7243 Reliable Background Screening Nationwide* . . . . . . . . . . . . . . . (602) 870-7711 The Screening Pros Nationwide* . . . . . . . . . . . . . . . (602) 540-8786

secuRity deposit alteRnatives Better NOI Nationwide. . . . . . . . . . . . . . . . (888) 219-9105 SureDeposit Nationwide. . . . . . . . . . . . . . . . (800) 531-7873

secuRity guaRd seRvices A Urban Tactical Security Metro Phoenix* . . . . . . . . . . . . (602) 328-0005 Blue Steel Security Services Statewide* . . . . . . . . . . . . . . . . (602) 283-4827 Eagle Eye Security Services, LLC Metro PHX* & Metro Tucson* . (623) 826-2067 Elite Protective Services Phoenix. . . . . . . . . . . . . . . . . . . (480) 792-1515 Emerald Security Group Metro PHX* & Metro Tucson* . (623) 251-6056 Hite Security, LLC. Metro Tucson . . . . . . . . . . . . . . (520) 298-8834 Layne Security LLC Metro Phoenix*,PHX* & Surrounding Area* . . . . . . . . . . . . . . . . . . . . . . . . . (623) 377-6847

secuRity seRvices A Urban Tactical Security Metro Phoenix* . . . . . . . . . . . . (602) 328-0005 Core Security Services Statewide* . . . . . . . . . . . . . . . . (602) 518-6597 Multicom, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 244-1100 Securitas Security Services USA Nationwide* . . . . . . . . . . . . . . . (602) 414-3659 Securitas Security Services USA (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 296-3833 Signal 88 Security Valleywide* . . . . . . . . . . . . . . . (623) 580-9416 Tatalovich & Associates, Inc. Phoenix. . . . . . . . . . . . . . . . . . . (602) 264-0007 Valley Protective Services, Inc. Valleywide* . . . . . . . . . . . . . . . (480) 777-0003

seweR & dRain cleaning Brewer Commercial Services Valleywide* . . . . . . . . . . . . . . . (602) 789-8858 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

seweR line cameRaing RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

sHopping evaluations Ellis, Partners in Mystery Shopping (EPMS) Nationwide* . . . . . . . . . . . . . . . (972) 256-3767

signs Fusion Sign and Design Nationwide* . . . . . . . . . . . . . . . (602) 288-8903 SIGNWORX Nationwide* . . . . . . . . . . . . . . . (602) 268-1875 Tile Signs & Graphics Statewide . . . . . . . . . . . . . . . . . (480) 967-6029

social netwoRking The I Too Corp Nationwide* . . . . . . . . . . . . . . . (920) 254-9400

soFtwaRe FoR apaRtment/Residential pRopeRty mgmt AmSI Nationwide. . . . . . . . . . . . . . . . (404) 644-3203 eSupply Systems, LLC Nationwide. . . . . . . . . . . . . . . . (210) 979-6670

solaR eneRgy Harmon Solar Statewide* . . . . . . . . . . . . . . . . (623) 879-0010

steps Diamondback Carport Repair, Inc. PHX & Tucson Areas* . . . . . . . (602) 494-1556 Neece Precast & Supply Phoenix. . . . . . . . . . . . . . . . . . . (602) 242-1869 STIMCO Precast Products Nationwide* . . . . . . . . . . . . . . . (480) 898-8132 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

stReet sweeping All City/Tri City Power Sweep Valleywide* . . . . . . . . . . . . . . . (602) 678-0059 Epic Sweeping Service

Valleywide* . . . . . . . . . . . . . . . (623) 516-9014 Sunstate Sweeping, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 415-1506 Sunstate Sweeping, LLC. (Tucson) Tucson* & Surrounding Area* . (520) 293-0400

suB-FlooRing Genie Services Valleywide* . . . . . . . . . . . . . . . (623) 582-6111 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

suB-meteRing Comptrol Technologies Valleywide* & Tucson* . . . . . . (602) 392-2292 Conservice Utility Management & Billing . . . . . Nationwide* . . . . . . . . . . . . . . . (866) 866-0333 Minol USA Statewide . . . . . . . . . . . . . . . . . (888) 766-1253 National Exemption Service, Inc. Nationwide. . . . . . . . . . . . . . . . (800) 241-8651 NWP Services Corporation Nationwide* . . . . . . . . . . . . . . . (949) 735-2625 Spectrum Phoenix, LLC dba Edison Micro Utilities Statewide* . . . . . . . . . . . . . . . . (602) 274-1030 Utilities Management Concepts, Inc. Nationwide. . . . . . . . . . . . . . . . (626) 303-5553

supplies - electRical, HaRdwaRe & plumBing Wilmar Industries, Inc. Valleywide . . . . . . . . . . . . . . . . (800) 345-3002

swimming pool deck ResuRFacing Coral Pools, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 831-7932 Imagine Architectural Concrete, LLC. Statewide . . . . . . . . . . . . . . . . . (480) 557-5533 Superior Pool Construction Statewide . . . . . . . . . . . . . . . . . (602) 395-0700

swimming pool design, const. & Remodel Coral Pools, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 831-7932 Desert Tropics Custom Pools, Inc. Metro Phoenix* . . . . . . . . . . . . (602) 787-1603

swimming pool Renovation commeRcial Coral Pools, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 831-7932 Desert Tropics Custom Pools, Inc Metro Phoenix* . . . . . . . . . . . . (602) 787-1603

swimming pool RepaiR & Remodel Coral Pools, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 831-7932 Safari Pools & Landscape Valleywide* . . . . . . . . . . . . . . . (480) 633-6494

swimming pool ResuRFacing Coral Pools, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 831-7932 Desert Tropics Custom Pools, Inc. Metro Phoenix* . . . . . . . . . . . . (602) 787-1603

swimming pool supplies & cHemicals Coral Pools, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 831-7932 Leslie’s Poolmart Inc. Valleywide* . . . . . . . . . . . . . . . (602) 366-3926 Specialty Cleaning Valleywide* & Metro Tucson* . (480) 241-7525

tecHnology consulting LeeShanok Network Solutions Statewide* . . . . . . . . . . . . . . . . (520) 888-9122 LeeShanok Network Solutions (Phoenix) Statewide* . . . . . . . . . . . . . . . . (602) 277-5757 Virtual Office Global, LLC Metro Phoenix,Nationwide . . . (602) 297-5255

tecHnology: mass messaging seRvice OneCallNow.com AZ*, CA* & NV*. . . . . . . . . . . . (818) 815-8620

telepHone answeRing & messaging systems Answer Phoenix Metro PHX* & Metro Tucson* . (602) 248-8080 Corporate Answer/Arizona Action Paging Nationwide* . . . . . . . . . . . . . . . (602) 244-1833

telepHone systems Century Link Statewide* . . . . . . . . . . . . . . . . (800) 366-8201 Cox Communications (Phoenix) Valleywide* . . . . . . . . . . . . . . . (623) 328-3805 Cox Communications (Tucson) Tucson* & Surrounding Area* . (520) 629-8414

teRmite elimination City Wide Pest Control, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 944-0099 Dynamic Pest Solutions, LLC Metro Phoenix . . . . . . . . . . . . . (602) 721-9851 KY-KO Pest Prevention, Inc. Metro Phoenix* . . . . . . . . . . . . (480) 964-8900 Terminix Int. (Tucson) Metro Tucson . . . . . . . . . . . . . . (520) 838-2634

towing & paRking enFoRcement AMP Towing & Recovery Statewide* . . . . . . . . . . . . . . . . (602) 437-1849 Arizona Parking Enforcement Metro Phoenix* . . . . . . . . . . . . (480) 232-6556 Arizona Parking Management by Bronco Metro Tucson* . . . . . . . . . . . . . (520) 885-1925 Charity Towing Metro Phoenix . . . . . . . . . . . . . (602) 249-2169 Go Green Environmental Metro Phoenix* . . . . . . . . . . . . (480) 274-0043

towing seRvice All City Towing Valleywide* . . . . . . . . . . . . . . . (480) 255-2489 All Valley Impound/United Road Towing Valleywide* . . . . . . . . . . . . . . . (602) 523-3322 Kwik Tow Valleywide* . . . . . . . . . . . . . . . (623) 444-1020 R & M Towing LLC Valleywide . . . . . . . . . . . . . . . . (602) 415-1565 SWAT Towing & Parking Enforcement Towing Service Valleywide* . . . . . . . . . . . . . . . (480) 644-8181

tRee seRvice All Year Round Expert Tree Care Metro PHX* & Metro Tucson* . (602) 647-4747 Arizona Treeworks Valleywide* . . . . . . . . . . . . . . . (602) 841-2900 Phoenix Tree Service, Inc.

Valleywide* . . . . . . . . . . . . . . . (602) 866-2013 Premier Tree Service Inc Valleywide* . . . . . . . . . . . . . . . (602) 550-4154 ProQual Landscaping Metro Phoenix . . . . . . . . . . . . . (480) 456-0608 Silver Lands, Inc. Metro Phoenix . . . . . . . . . . . . . (702) 459-3192 Top Leaf Tree Service Metro Phoenix* . . . . . . . . . . . . (480) 833-6465 Tree Doctors, Inc. East Valley*. . . . . . . . . . . . . . . . (480) 844-4037 Tree Pros, LLC Valleywide* . . . . . . . . . . . . . . . (602) 216-0400 Treetek Statewide . . . . . . . . . . . . . . . . . (602) 705-1110

uniFoRms, appaRel & accessoRies Tortuga Promotions Nationwide* . . . . . . . . . . . . . . . (480) 966-9076

utilities APS Statewide* . . . . . . . . . . . . . . . . (602) 250-2966 Conservice Utility Management & Billing Nationwide* . . . . . . . . . . . . . . . (866) 866-0333 Salt River Project (SRP) Valleywide* . . . . . . . . . . . . . . . (602) 236-4480 Southwest Gas Corporation Metro Phoenix*,Metro Tucson* (602) 395-4070

utility allocation Billing Comptrol Technologies Valleywide* & Tucson* . . . . . . (602) 392-2292 Multifamily Utility Company Nationwide* . . . . . . . . . . . . . . . (800) 266-0968

utility Bill auditing National Exemption Service, Inc. Nationwide. . . . . . . . . . . . . . . . (800) 241-8651

vending seRvices Larsen Vending Metro Phoenix* . . . . . . . . . . . . (602) 257-8727 Vilar Vending, Inc. Metro Phoenix . . . . . . . . . . . . . (480) 502-0905

video liBRaRy DVD in Demand Statewide* . . . . . . . . . . . . . . . . (480) 234-9684 Resident Entertainment Services Nationwide* . . . . . . . . . . . . . . . (623) 399-8859

video mysteRy sHopping Business Observations West of the Mississippi* . . . . . . (623) 594-2113 The Buyer’s View, LLC Statewide . . . . . . . . . . . . . . . . . (623) 594-0544

wasHeRs & dRyeRs - coin meteRed Coin & Professional Equip. Company Phoenix*. . . . . . . . . . . . . . . . . . (602) 248-0808 Coin & Professional Equip. Company (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 790-7377 Coinmach Service Corp. Nationwide* . . . . . . . . . . . . . . . (602) 722-6959 Excalibur Laundries, Inc Statewide* . . . . . . . . . . . . . . . . (714) 437-9000 Mac-Gray The Laundry Room Experts Nationwide* . . . . . . . . . . . . . . . (602) 279-3399 Mac-Gray The Laundry Room Experts (Tucson) Nationwide* . . . . . . . . . . . . . . . (800) 622-4729

waste management Valet Waste Nationwide. . . . . . . . . . . . . . . . (813) 247-7524 Waste Consolidators, Inc. Valleywide* . . . . . . . . . . . . . . . (480) 897-3601 Waste Management Statewide* . . . . . . . . . . . . . . . . (888) 964-9760

wateR conditioning & puRiFication Benrich Service Co., Inc. Valleywide* . . . . . . . . . . . . . . . (480) 835-8220 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

wateR conseRvation Bottom Line Utility Solutions, Inc. Nationwide. . . . . . . . . . . . . . . . (949) 707-1311

wateR damage/stRuctuRal dRying & mold Remediation Ace Construction Services, LLC Valleywide* . . . . . . . . . . . . . . . (602) 840-4500 Adanac Enterprises Corp. Statewide* . . . . . . . . . . . . . . . . (623) 266-2761 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 First Choice Restoration, Inc Metro PHX & Metro Tucson. . . (480) 981-1131 Har-Bro West, Inc. Metro PHX* & Metro Tucson* . (480) 449-3900 Pinnacle Restoration Statewide* . . . . . . . . . . . . . . . . (480) 988-5304

wateR HeateRs Benrich Service Co., Inc. Valleywide* . . . . . . . . . . . . . . . (480) 835-8220 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

wateR vending Arjencia Water Metro Tucson . . . . . . . . . . . . . . (520) 882-0200 RainMaker Technologies Tucson* . . . . . . . . . . . . . . . . . . (520) 745-9117

weBsite development G5 Nationwide. . . . . . . . . . . . . . . . (541) 633-7271

welding Diamondback Carport Repair, Inc. PHX & Tucson Areas* . . . . . . . (602) 494-1556 Genie Services Valleywide* . . . . . . . . . . . . . . . (623) 582-6111 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

window cleaning Madeline’s Meticulous, The Cleaning Specialists Valleywide* . . . . . . . . . . . . . . . (480) 659-9141

window coveRing Apartment Interior Supply Valleywide . . . . . . . . . . . . . . . . (480) 964-7600 B&B Window Coverings, LLC Phoenix. . . . . . . . . . . . . . . . . . . (480) 991-1500 Blind Co. Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8098

*Indicates company also provides goods and services to investors and owners of smaller rental properties (Regular members with fewer than 100 units). 24

Apartment News • April 2013


GE Appliances is the #1 choice of property managers and owners!*

• Local delivery from local inventory • Next-day delivery available • GE expert installation service available • GE owned and operated service organization For additional information on GE Appliances, contact the GE office at 461 W. Apache Trail #135, Apache Junction, AZ 85120. Phone: 800-782-8045. *Based on an independent survey of property management personnel comparing 14 to 18 cu. ft. refrigerators.

Apartment News • April 2013 68815_2_ca_ prop_mgnt_10_1p.indd 1

25 12/22/11 2:45 PM


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Vol. 22 Issue 4

April 2013

Published 22 Years

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PUGET SOUND APARTMENT OWNERS, PROPERTY MANAGERS & MAINTENANCE PERSONNEL

Published in association with: Washington Apartment Association, IREM & Washington Multifamily Housing Association

Seattle Rental Market Strengthens Seattle - Apartment Insights survey shows the rental market strengthening despite competition from new units, reports Tom Cain of Apartment Insights. The data are from his Seattle firm’s 1st quarter statistics and trends on 50+ unit properties in the King/ Snohomish market.

CCIM Institute Releases First-Quarter National Market Trends Report for Commercial Real Estate Industry

VACANCY: 4.58% The vacancy rate for conventional, stabilized 50u+ properties in the King/Snohomish market is 4.58%, down from 4.75% last quarter, and 5.21% a year ago. Of the two counties, King showed the biggest improvement with its rate dropping from 4.76% to 4.53%. Snohomish edged up slightly from 4.70% to 4.78%. The overall vacancy rate which includes properties in lease-up and out-of-service increased from 5.87% last quarter to 5.99% due to new units entering the market. Continued on page 3

6 Questions with Darrel Dickson The Landlord Times recently caught up with apartment owner, broker and real estate entrepreneur Darrel Dickson about multifamily industry trends, the economy and real estate investment and management best practices. The Landlord Times: What about the industry has changed most since you started your career? Darrel Dickson: When I started in the business in 1987 interest rates were substantially higher than what they are today. Right now interest rates on 30 year amortization on a Market rate deal are about four and a half percent fixed for ten years. When I got started in the business it was in the 7-8% range for a ten year Professional Publishing, Inc PO Box 30327 Portland, OR 97294-3327

Commercial Real Estate Market Shows Signs of Stability for Investors

fixed rate loan. Therefore, if you can find an apartment building that is well priced you have a chance to make greater cash flow. There is a large demand to receive a stable return on investment from investors. Many are starved for cash flow. Currently, investors are getting almost nothing on bank certificates of deposits. When I started in this business interest rates on bank certificates of deposits were much higher. The returns through CDs at banks are currently close to zero. Investors can receive 5 to 10% steady cash flow in through owning apartment building. Investors will seek to deploy capital aggressively in the real estate considering the sustained low treasury rates that are available. TLT: What do you perceive for the economy in the next year so? How will this affect the industry?

Current Resident or

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DD: Powerful demographic and economic trends will continue to strengthen the apartment market. The apartment market is in the fourth year of an increasing demand for rental units. The US vacancy rates was at 4.3% in 2012, which is resulting in a projected 4-5% rent growth nationally in 2013. The oldest echo boomers turn 28 years old and have created a significant number of new households. Additionally, over the next few years approximately 1.2 million to 1.6 million immigrants will arrive annually through 2017. The unique demographics of increased Echo boomers as well as new immigrants looking for new rentals will put pressure on vacancy notwithstanding the increase in supply of rental units. Continued on page 7

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The commercial real estate industry continues to show robust and consistent growth, despite a sluggish economy and the indecision of governmental sequestration, according to the latest CCIM Quarterly Market Trends report. CCIM Institute (www.ccim.com), one of the largest commercial real estate networks in the world, released the results today in partnership with the National Association of REALTORS®. The report features the findings of CCIM's 13,000 influential, industryleading members. Continued on page 18 Page 16 Washington Apartment Association

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ON-SITE Seattle ...continued from front page The submarket with the lowest vacancy rate this quarter is Tukwila at 2.80%. The vacancy rate has shown marked improvement in Tukwila, dropping about 100 basis points in each of the past two quarters. This is the first time a south King County submarket has had the distinction of having the lowest vacancy rate since we began surveying in 2005. Seattle's two north end submarkets are both just under 3.0% The highest vacancy rate at 6.69% is in the Eastside North submarket, which is the only submarket above 6.0%. The Seattle Southwest submarket registered the largest increase, going from 3.64% to 4.38% vacancy. RENTAL INCENTIVES: $21 (1.91%) Rental incentives dropped a dollar from last quarter to $21 per unit. Incentives are higher in King at $22 (1.92%) than in Snohomish where they are $19 (1.8%). In both counties 30.4% of the properties are offering incentives, down from 31.6% in the fourth quarter. ABSORPTION: +1,007 There were 1,007 units absorbed this quarter, down from 1,228 last quarter.

RENTS: $1,155 per Unit $1.37 per Square Foot Rents increased from $1,140 to $1,155 per unit, a quarterly gain of 1.3%. Rents have increased 5.6% over the past year. The Bellevue East and Redmond submarkets each had rent increases of about 3%., recovering the 3% loss that they each had in the fourth quarter. Burien experienced the highest upward percentage, increasing 4% to $893. Rents in downtown Seattle rose $29 to $1,655 or $2.22 per square foot. In downtown Bellevue they dropped $14 to $1,743 or $1.96 per square foot. However, rent increases in downtown Bellevue have outperformed those in downtown Seattle over the last year, 14.7% to 9.5%.

ment services for Stream Uptown, the 118 unit building featured in the photo, which opened recently. It is located in the Queen Anne submarket within walking distance to the South Lake Union neighborhood. For 2014 our projection based on the 3,993 units under construction and the 1,393 units planned for completion is 5,386 units. At this point, there are 2,238 units either under construction or planned for 2015. In addition there are 7,282 units that are in design review and later stages. Lastly, rezoning has been granted to developers on sites totaling 14,216 units. The grand total for all the units under construction and planned for 2013 and beyond is 34,796 units. This is 3,000 units more than last quarter.

NEW CONSTRUCTION There are currently 12,006 units under construction, up from 11,678 units last quarter and 8,155 units a year ago. Of the units under construction, 73% are in the city of Seattle. There are 7,067 units currently under construction that are scheduled for completion in 2013. Adding those units that have opened this year, the projected total is 8,318 units for 2013. This will be the highest annual total in more than 20 years. Greystar is providing manage-

OBSERVATIONS The market resumed its upward trend after a flat fourth quarter. Rents increased 1.3%, the vacancy rate fell 17 basis points to 4.58%, and rental incentives declined slightly. Since joblessness bottomed out in February 2010, metro Seattle has added more than 100,000 jobs. This represents 82.3% of the payroll jobs it lost during the recession. Over the past year the area has added 5,900 manufacturing jobs, including 4,800 in aerospace. Other strong local sectors include retail, construction,

social services, bars and restaurants and computer-systems design. We have seen an employment forecast of 2.7% for 2013. This quarter's strong performance will certainly continue to encourage developers and lenders to keep moving ahead on their proposed projects. We'll just have to wait and see what sort of impact the estimated 8,313 new units opening this year will have on the rental market. Certainly, the ever-increasing volume of units in the pipeline, up nearly 10% this quarter to about 35,000, is cause for concern. Tom Cain of Apartment Insights Washington is a member of the nonprofit Central Puget Sound Real Estate Research Committee in charge of providing apartment rent and vacancy data. Tom has been a member of the Committee for over 25 years, and has been researching apartment market trends in the Seattle area since 1978. His company surveys the five counties in Central and South Puget Sound. This article highlights survey results that subscribers can access from an online database of all 50u+ properties. Apartment Insights also provides customized rent reports and market reports. www.apartmentinsightswa.com 206632-2220

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DZ & ON-SITE

What Were You Thinking Moments!

DANA BROWN AND ZACH HOWELL

M O L D … … W h a t a re y o u r thoughts on Mold? It’s just MOLD, clean it up….. Maybe use bleach, that should be enough, right? Have you heard this, or heard this statement? This is defiantly one of those “What were you thinking moments” Suzy Leasing: Dana, I had a resident that phoned the office and complained that there was mold developing in their apartment. I instructed them to clean the area with bleach. I mean it is their apartment, so they are responsible. Right? D: Suzy, although the bleach and clean up is a typical suggestion, mold is very serious and must be addressed immediately. Of course, I am sure you plan to follow up with that resident to ensure that the problem has been taken care of. Swift action can eliminate future mold or health issues, and not to mention avoid damages to the property. SL: Is mold really that serious? I mean my maintenance tech’s deal with it all the time. D: Suzy, I am glad that you are reaching out to help you understand

By Dana Brown and Zach Howell how to minimize a potentially hazardous situation. It is important that everyone that works in property management understand fully the ramifications of mold. Here are a couple of tips to get you started. 1. Here is the EPA website that has valuable information regarding mold. http://www.epa.gov/ mold/index.html 2. Dana’s philosophy on forms and addendums, if there is a form or addendum for it, use it. $1.50 is a small price to pay if it could possibly save you thousands in court. a. The Mold & Moisture addendum explains how the tenant’s behavior directly influences mold & moisture. This could be important in the future if mold becomes present in an apartment. 3. Document, Document, Document! a. It is always a good idea to start a Mold log with the conversation that transpired between you and the resident. I don’t want to have to say. “What were you thinking” Be prepared, don’t have that moment! Zach – What is your opinion, how should mold be addressed?

Z: OK folks can we put the whole “use bleach” response to bed? There are two inherent problems with telling residents to use bleach. 1. Bleach has been thrown at mold and mildew for so many years that many of the most common types of mold have actually mutated and built up immunities to bleach. 2. If we tell our residents to use bleach and they drip it all over the carpet then we are technically liable for the damages because we told them use it. In the past the EPA recommended bleach and that has stuck, but the EPA changed its recommendation nearly 5 years ago. Also take a look at you mold and mildew addendum to be sure it doesn’t state bleach as the resolution. If it does it should be updated. There are many products on the market that are better at killing and preventing mold than bleach some of my favorites are X-14 and Zinnser Perma-Wash. Now let’s go over the best way to attack existing mold and treat it to prevent future growth. Step one: Spray a clean rag with X-14 or other mold cleaning product. Never spray the wall or surface directly it will cause spores to become airborne (very bad). Wipe

the surface once with your rag, fold your rag, re-spray wipe again, fold the rag, re-spray, and so on until the surface growth is gone. Take the rag place in a garbage bag and dispose. There may be some residual stain but we will tackle that next. Step two: Use warm soapy water and a soft bristle brush and clean the surface gently. You don’t want to saturate the surface with water just clean the spores down to surface level. Wipe dry with clean rag, place in garbage bag and dispose. Step three: Once the surface is dry use a spray shellac over the area. This will seal the odor from the mold growth. Shellac is alcohol based so it will dry very fast, but have some fumes as, so ventilate the area well. Step four: Once the surface is dry, use an oil based primer like Kilz and spray the area. This will seal the stain from the growth, but may also give off odor so ventilate well. Step five: Once the surface is dry it’s ready to paint. I always recommend using paint with a mold inhibitor. This can be added while in the manufacturing phase ,or as an after market additive. In addition, I like to scent my paint, so whatever I paint smells like tropical breeze. Continued on page 5

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ON-SITE

Manufactured Fireplaces: Repair or Replace?

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Article submitted by Portland Chimney & Masonry, Inc. Many of your units, especially apartments and condominiums, are equipped with Manufactured Fireplaces. Over time, various parts of these Manufactured Fireplaces will wear out. Most commonly the interior fireplace area called the firebox. The firebox consists of the back wall panel, two side wall panels and the floor panel. When the Manufactured Fireplace is cleaned and inspected by a Certified Chimney Sweep and if cracks or holes

are noted in the panels, these panels should be replaced soon after by the Chimney Sweep as a follow up service. The Manufactured Fireplaces are basically appliances and it is vital to their longevity to provide routine maintenance and part replacement as needed. If they are left to deteriorate or are not repaired, replacement of the Manufactured Fireplace is then needed which is much more costly. Not to mention being a fire hazard for the

property itself.

cleaning. Let’s keep them safe, clean, properly maintained and ready for use.

*The National Fire Protection Association recommends annual inspections and cleanings of fireplaces. “13.2 Annual Inspection. Chimney, fireplaces and vents shall be inspected at least once a year in accordance with the requirements of Section 14.2.” In the Great Northwest fireplaces abound. With the burning season coming to a close this is a good time to perform routine maintenance and

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Feb, Apr, Jun, Aug, Oct, Dec

What ...continued from page 4 This is the way to do it, and for your in house staff they can follow these procedures every time with a great result. Always remember to wear the correct Personal Protective Equipment such as latex gloves, N-100 particulate paper mask with filter, and eye protection. This cleaning method along with the moldicide paint will create a surface that mold does not like to stick to and cannot colonize. Industry standard states that your onsite staff can handle mold occurrences that effect 10sq/ft or less. Remember, you can measure 10sq/ft more than the standard 2’x5’ if you have 6”of mold growth on a baseboard and a few

inches up the wall then your site staff could do up to 20’ of continuous wall and still stay within the 10sq/ft rule. Dana Brown and Zach Howell have been working and training Managers and Maintenance staff in the property management industry for 20 + years. They are excited to give back and share the crazy stories that can only happen in our industry. We would love it if you would share your stories and “WHAT WERE YOU THINKING” moments with us as well as questions that you need answers to. Dana can be reached at: dana@multifamilynw. org. Zach can be reached at: zach@amin stitute.net

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INSTITUTE OF REAL ESTATE MANAGEMENT President • Barry Blanton VP Finance • Mark Grey

Past President • Faye Crow

VP Membership • Glen Bachman

VP Communications • Christy Mays

The Role of Water in Economic Growth and Successful Property Management to be Examined by an International Panel at Upcoming IREM® Summit in Washington, DC Water is a key component in economic growth and maintaining a successful property. As the global population grows, the scarcity, delivery, and cost of water will become a priority for property management professionals worldwide. To address this increasingly critical topic, an international panel of property managers representing a diverse host of countries will anchor a special Global Business Practices Forum titled “The Value of Water: Economics and Ecosystems,” during the 13th annual Leadership and Legislative Summit of the Institute of Real Estate

Management (IREM®), was held April 6 through 10 at the Omni Shoreham Hotel in Washington, DC. Leonardo Schneider, ARM® from Rio de Janeiro, Brazil, will speak about how his country is preparing for a predicted shortage and what it means to his properties. He’ll discuss the need to educate tenants, not only because they need to understand that water is a commodity, but because prices are steadily rising. He’ll also note that it is in everyone’s best interest to conserve. Juan Carlos Blanco, CPM® Candidate, will speak from the

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European point-of-view. The European Commission has highly developed policies in place to protect water through the Water Framework Directive (WFD). In cooperation with this directive, Spain, as well as other countries, has developed conservation programs, regularly reviewed by the commission. The commission has made it a goal for all European waters to be in good standing by 2015- clean, harvested properly, and reusable, if possible. There also are sanctions regulating the cost of water, linking the price to the amount consumed or the pollution produced by its consumption. Lastly, Tage Flint, general manager of the Weber Basin Water Conservancy District in Northern Utah, will stress that for American property managers, paying attention to aging water infrastructure is key. He’ll point to the fact that our sys-

tems were set-up for a population that had very different demands than today; also, that property managers should be proactive in making sure their properties and communities can handle the current demands on water and develop sustainable mechanisms to meet demands without further depleting this finite resource. Rounding out his presentation, Flint will review how the U.S.’s climate, climate change, and practices will have an impact on future water usage at all levels. Eric Storey, CPM®, chair of the Global Business Practices’ Forum, will conclude by reminding the audience that understanding water and giving it proper attention is critical to being a successful manager. www.irem.org

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ON-SITE

6 Questions ...continued from front page Between 2005 and 2010 the number of 20 to 34-year-olds living with parents increased 600%. As the job market improves these young singles living with parents will be looking to exit from living with their mom and dad and get an apartment. TLT: The economy is clearly one of the most important topics of conversation and concerns. How is the economy affecting the multifamily rental housing industry today? DD: The home ownership percentages since 2006 in the United States are as follows: 2006: 68.9%, 2007: 67.8%, 2008: 67.5%, 2009: 67.2%, 2010: 66.5%, 2011: 66%, 2012: 65.5% The percentage of a home ownership has consistently dropped annually since 2006, and every 1% drop in housing ownership represents approximately 1,000,000 new renters. Multifamily properties have been so doing well because there are fewer homeowners and more renters. The market for multifamily housing construction will remain strong in 2013 according to the NAHB chief economist David Crow. He estimates that there will be 299,000 new multifamily residential units built in 2013. He said that this is still considerably less than the 350,000 units the required to keep up with the demand

and supply imbalance. That said, the cost of materials and labor make it unfeasible to build in certain areas. Also, there are financing hesitations on the part of some lenders to build new construction multifamily which makes it difficult in some circumstances. The demand for multifamily units will continue to remain strong. Multifamily assets remain have the highest occupancy rates with the most aggressive rent growth and are the easiest to finance. These are all compelling reasons for investors to continue to invest in apartment buildings in 2013. TLT: What you feel are the most important things to consider when hiring a vendor for your business? DD: First look for someone that is concerned about doing the right thing for the property. Our management company looks to get three bids prior to hiring a vendor. We want to make sure that our vendors are providing work that has been competitively bid. At our management firm I also look to make sure that our vendors have good insurance and name our company and the apartment building as an additional insured. Good references from satisfied customers are important, as well as the knowledge to do what is right for the building and the tenants. TLT: Generally speaking what

two or three pieces of advice would you give to a room full of investors? DD: Look to invest in markets where there is something significant going on for example major job and growth population growth and revenue growth are important to add value to a multifamily investment property. Secondly look to obtain long-term fixed-rate financing at low rates. Third look to buy well below replacement cost in well located areas. And fourth make sure you do your due diligence very well prior to purchasing a multifamily property. Some of the best deals you do are the deals you don’t do. If you don’t have the time to manage your own property you will want to consider developing opportunities with sponsors who have a proven track record operating multi-

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ON-SITE

Dear Maintenance Men: By Jerry L'Ecuyer & Frank Alvarez

Dear Maintenance Men: I am a new income property owner and will be acting as my own general for organizing the work on my vacant unit’s rehab. Can you give me a timeline of sorts when rehabbing a unit? In other words; does carpet or paint come first? Bob

Dear Maintenance Men: I am planning on replacing the aging garage doors on my apartment building. Which type of door will hold up better? A modern metal roll-up style door or a more traditional one piece swing up wood garage door? Allen

Dear Bob: It might seem obvious at first glance; however we have often seen people install carpet before they paint. Not only do they run the risk of damaging the new carpet, they spend more time and money trying to protect the carpet. The work order should always be as follows: 1: Rough Work: Demolition, plumbing, sub-floors, drywall & texture/painting, 2: Assembly: Cabinet & countertop install, shower enclosures, doors, flooring, carpet, fixtures, handles, knobs, blinds, drapes, etc. 3: Detail work: Minor trimming, touchup paint, smoke & CO alarms, cleaning Minor caulking, etc.

Dear Allen: Both choices have positive and negative traits. Wood doors are more resilient to being bumper bashed and are easier for a DIY person to repair. The down side is the yearly maintenance that is required to keep them in top shape. The metal roll-up doors are relatively maintenance free over their economic life. They are less resist to the occasional bumper bash and may need a professional installer to do the repairs. Knowing the brand and style of the door will be important for repairs. The initial cost of installing a wood or metal door is about the same. If you are doing all the doors at the same time, choosing the metal doors might be more economical as they are easier to assemble as opposed to building a wood door. We recommend installing the metal roll-up doors. The yearly cost of maintaining a wood door will easily pay for the occasional bumper bashed metal door.

Eliminate the possibility of damage to new work by doing the dirty or destructive work first.

Dear Maintenance Men: I am revamping my property’s landscape irrigation system. I have one decision that has me scratching my head. Do I install plastic or brass sprinkler valves? The cost difference for brass valves is substantially more than the plastic valves. However, price aside, I only want to buy them once. Would you recommend using the plastic or the brass valves? Brian Dear Brian: The most common sprinkler valves used today are made of plastic. In most cases, these will work just fine. If using plastic valves, be sure to purchase high quality brand name valves. The best plastic valves are manufactured using glassreinforced nylon. Lower quality valves are made from PVC. Try to avoid using solvent weld connections. This means the valve is glued directly to the pipe. A glued connection makes valve replacement difficult. It is best to use a threaded union connector that will allow a damaged valve to be replaced easily without disturbing the pipes. In a rough environment, including full sun exposure or heavy foot traffic, a brass valve will be best. You did not mention whether the valves would be

automated or manual. If you are installing manual valves, we recommend you use a brass sprinkler valve to handle the abuse. Overall, the choice depends on your environment. A well-protected high quality nylon valve will last almost as long as a brass sprinkler valve. If the valves are at risk, use brass. Trivia: If you can lock your doors at night; thank the Ancient Egyptians as they invented door locks. The earliest such device, created around 4000 B.C., basically was a pin-tumbler lock, in which a hollowed-out bolt in the door was connected to pins that could be manipulated by insertion of a key. When the key pushed upward on the pins, they slipped away from the bolt shaft, allowing it to be withdrawn. QUESTIONS? QUESTIONS? QUESTIONS? We need more Maintenance Questions!!! To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@BuffaloMaintenance.com Please “Like” us on Facebook.com/ BuffaloMaintenance Continued on page 9

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ON-SITE Dear ...continued from page 8 Please call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation. Frankie Alvarez at 714 956-8371. Jerry L’Ecuyer at 714 778-0480. CA contractor lic: #797645, EPA. Real Estate lic. #: 01216720. Certified Renovation Company. Websites: www.BuffaloMaintenance.com & www.ContactJLE.com. www.Facebook.com/ BuffaloMaintenance.

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T

he telephone is your single most important leasing tool and it’s probably the easiest “tool” to operate at your community, but is everyone answering it when it rings? Many apartment communities are spending time and money on designing creative, effective ads and signage to make their phones ring. Yet, believe it or not, many leasing people are still choosing not to answer their telephones. Worse yet, those who are relying on answering machines and voice mail to take messages, are not always returning calls in a timely manner or even at all. I cannot tell you how many shopping reports I received last month with remarks like this: “If I had really been looking for a new home, I would have given up trying to reach someone here. The phone went unanswered as I attempted to make contact numerous times, and no one returned my call when I left a message.” For those property management companies who regularly evaluate their employees with a shopping program in order to “perfect their

10

performance,” they are also testing to make sure someone is simply answering the phone and returning calls! Of course having difficulty making contact with the leasing office is merely an inconvenience for the Secret Shopper, as I am only PRETENDING to need an apartment. What about REAL renters out there? What do you suppose happens to them? My guess is they are living in your neighborhood, perhaps in an apartment at the community next door because someone answered the phone on the day they were looking for a new home. The question that keeps coming up over and over again from property managers and owners is this: Q: How can I get my leasing people to convert more of their telephone traffic into actual visits and then rentals? Then there’s the question from the leasing consultants and managers who primarily work alone due to budget constraints and the size of their communities: Q: I know my supervisor is concerned about the office coverage and

my ability to always answer the phone, but since I work by myself I have to take care of everything out on the property and also run all the errands. I just can’t be in the office all day, every day. What can I do?

A: It sounds like the people behind these questions/concerns all have the same goal in mind, but have yet to devise a plan in order to achieve their objective. While the day to day operations of caring for each community and its residents must be carried out, there will be no new residents to take care of without active leasing. The most obvious solution is as simple as forwarding your office calls to a cell phone. By having calls forwarded and being prepared to quote information about your available apartments, you can easily set appointments while you are out walking a vacant apartment or running a bank deposit. Of course you will have to always be prepared with something to write on and possibly take a message if a call comes through when you are unable to talk. However, in receiving a “live voice,”

rather than a message, your callers are more likely to give you their name and number for a call back rather than leave you a voice mail. Of course if you aren’t in a position to answer your phone, how about regularly checking for messages AND returning calls?? While you’re at it, how about also checking for e-mails from prospective renters. – Most of you can do that with your phone too!

A: To those property managers and owners who already have their managers forwarding calls to a cell phone, but are not seeing a high percentage of callers being converted into visitors, maybe your employees need an “incentive” as extra motivation to work harder on setting appointments, rather than just answering questions and giving out information when the phone rings. It could be something as simple as a Starbucks gift card in the dollar amount of the number of callers turned into visitors and something more for every visitor who becomes Continued on page 11

On-Site Northwest • April 2013


ON-SITE Shoptalk ...continued from page 10 a resident. (Of course a guest card system and/or telephone log would have to be in place for verification purposes. . . .) If the day-to-day responsibilities of managing your community make you repeatedly absent from your leasing office, consider forwarding your calls to a cell phone. This will minimize the inconvenience to your prospective renters and anyone else that might be trying to get a hold of you, as well as make you readily available in the event of an emergency. By the way: It’s just as impor-

ON-SITE

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tant to answer the calls marked “private” as it is to pick up when the calls are routed through an ad source or you see your supervisor’s phone number come up on your caller ID! – It just may be the Secret Shopper calling . . Are you dealing with a unique challenge or unusual situation at your community that you would like to see addressed next month? The Secret Shopper would like to invite you to send in your questions, as other people may be dealing with the same or similar issues. - You will Serving the Portland/Vancouver Multifamily Housing Industry More than 21,000 Distributed Monthly www. TheLandlordTimes.com The statements and representations made in advertising and news articles contained in this publication are those of the advertiser and authors and as such do not necessarily reflect the views or opinions of Professional Publishing, Inc. The inclusion of advertising in this publications does not, in any way, comport an endorsement of or support for the products or services offered. Metro Apartment Manager is produced monthly and is published by Professional Publishing Inc. An Oregon Corporation.

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remain as anonymous as the Secret Shopper! Please ASK THE SECRET SHOPPER by making contact via e-mail. Your questions, comments and suggestions are ALWAYS welcome! ASK THE SECRET SHOPPER Provided by: Joyce Kirby SHOPTALK SERVICE EVALUATIONS Phone: 425-424-8870 E-mail: joyce@shoptalkservice.com Web site: www.shoptalkservice.com Copyright © Shoptalk Service Evaluations

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ON-SITE

Screening: Don’t Become a Victim of Your Own Decisions

Why are we landlords afraid to make tough decisions when it comes to screening prospective tenants? Have you noticed that some potential applicants become pushy or demand sympathy? Haven’t we all heard the same excuse from applicants, “the information you’re asking for is buried somewhere in a moving box”? At this point, do we choose not to require that they complete the corresponding field on the application? Have you found yourself approving applicants who don’t quite meet your screening criteria because you’re afraid to keep the property vacant or simply afraid to say no? I’m sure you’ve also heard horror stories of Fair Housing investigations resulting in hefty fines for our peers How about those “professional” tenants, those who lie on applications and appeal to our emotions, the scammers who know how to outstay their welcome? Being a landlord comes with all kinds of risks; however, as long as we’re just good at our jobs as landlords, then there is no need to be afraid to screen applications. Making decisions based on fear or emotion can be costly. Makings decision based on

informed policy reduces the potential for costly mistakes. First, knowledge is our power. Know the laws that govern our industry. Consult with other landlords, educate yourself, take advantage of educational workshops offered by landlord organizations, and read a law book. The laws can change as often as every two years, so be prepared to continue your research. Just when you’ve attended all of the landlord workshops offered by your association, it should be time to start taking them all over again. Don’t consider repeat workshops as refreshers because they will most likely have brand new content and hopefully be taught by a different instructor, who can shed their own light on policies and procedures that may be new to you. Second, know your application and screening criteria by heart. One of the first interactions that you will have with prospective tenants will concern these two items. Wavering or uncertainty on your part will expose any lack of confidence you may have in your business. A landlord who doesn’t know how to answer questions about the applica-

tion or screening criteria potentially opens the door to all sorts of risk. If a prospective tenant sees that rules are flexible, he or she sees an opportunity. Stick to your criteria and keep your answers consistent and factual. Giving the tenant more time to provide required documentation is OK; however, lowering your standards is double trouble. Third, make sure that your applicant standards are fair, yet rigid, and charge an application fee. Don’t forget that you’re running a business. Application fees cannot be a profitmaking endeavor; they are there to simply cover your actual costs. Your time is valuable, reports are costly, and you want to ensure that the applicant is serious about renting from you. Collect an application fee per applicant, paid in cash. When you charge an application fee, of any amount, make sure that your screening criteria is in writing, give application receipts, and issue written application denials when applicable. Fourth, know your Fair Housing laws. Specifically, screen someone with a disability as you would any other potential resident. Don’t become fearful if you hear that a

prospect has an aid animal. You may verify the prescription for the animal; otherwise, treat the animal as a wheelchair; it goes with the person. Having a proven standard for application criteria protects you from Fair Housing accusations. Treat everyone as an individual, no matter his or her status. Rental history should not come from friends or relatives. Chances are, those persons will tell you that their relative is the best renter ever, to get them out of their house into yours. Absolutely require at least one government-issued photo ID. The list of acceptable ID’s is lengthy, and some of those are listed at http://www. t s a . g o v / t r a v e l e r- i n f o r m a t i o n / acceptable-ids. Note the address on the photo ID and match it to the current address listed on the application. If they don’t match, ask for an explanation. Obtain all signatures required in order to verify information with employers and credit bureaus. Don’t chase down the applicants for this information, as it will hold up completion of the screening process in a timely manner. Make sure to document the date Continued on page 15

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WASHINGTON MULTI-FAMILY HOUSING ASSOCIATION President • Jay Olson Vice President • Joe Manca Past President • Cassandra Haavisto Treasurer • Mike Ashbrook Secretary • Gail Duke Vice President of Suppliers Council • Barry Savage Executive Director • Jim Wiard

In Support of Fair Housing

In

do to improve the business practices and reputation of multifamily housing as a service to all of our customers. Not only is fair housing compliance essential to a risk management program, but compliance with the spirit of these laws is socially just. Know and follow local, state and federal laws and guidance.

support of a celebration of National Fair Housing Month, WMFHA is promoting the importance of fair housing through an interactive Facebook campaign intended to bring greater attention to the need for fair housing awareness and commitment. The multifamily housing industry has an obligation to show leadership in supporting and enhancing fair housing practices for all. I urge our members to set an example for the industry by embracing the promotion of fair housing practices and training among our member employees and company leaders. Of course, laws in this area were established by the federal Fair Housing Act (Title VIII of the Civil Rights Act of 1968) and the subsequent Fair Housing Amendments Act of 1988. In addition, Washington State and the City of Seattle, as well as other jurisdictions, have also created additional fair housing regulations. Fair housing is the law. Fair housing is good business. Fair housing compliance makes a statement that this industry is concerned about how we are perceived and what we can

To support fair housing practices, companies can: - Develop policies and procedures which mandate fair housing practices - Design employee training programs which provide education on the laws - Create a company culture of equity, integrity and impeccable service - Implement consistency, standardization and measurement benchmarks The most important moments to ensure fair housing standards are adhered to are at customer touchpoints: advertising, showing apartment homes, taking applications, application screening, rent collection, maintenance, and policy enforcement. These are the times when staff

need to be the most aware of applicant or resident interactions and the implications of equitable processes. Reliable written documentation is important to show compliance with current laws and practices. Companies should provide refresher training annually to employees in order to stay current and emphasize the importance of strong compliance. The most common areas of particular importance in ensuring fair housing include service animals and reasonable accommodations or modification. Managing resident Reasonable Accommodations correctly is a key component to employee training. Fair housing claims surrounding disability are some of the most frequent claims. A requested accommodation is reasonable if it is related to a tenant’s disability, is not an undue administrative or financial burden for the housing provider, and does not fundamentally alter the housing and services the landlord offers. Ensure applicants and residents know of your willingness to consider requests for reasonable accommodations and modifications. Understand the laws related to ser-

18300 Cascade Ave. S., Suite 130 Tukwila, WA 98188 (425) 656-9077 (425) 656 9087 (fax) admin@wmfha.org

vice animals, which has caused confusion in the past among housing providers. Employees should know what additional protected classes apply to a property beyond the seven federal protected classes. Treating prospective residents or current residents differently opens up the potential for claims. Ensure screening is done in accordance with a fact-based, unbiased screening criteria. There are many sources for information regarding fair housing laws and compliance. Feel free to contact the Washington Multi-Family Housing Association if you need assistance regarding training or policy development or feel free to go to this website for assistance www. kingcounty.gov/exec/CivilRights/ FH. We are all lucky to serve residents and provide safe, comfortable homes for those looking to rent as a matter of choice. Networking and supporting each other shows our solidarity and commitment. Together, we can demonstrate that we have common goals: to promote the business of rental housing and provide valuable service to our communities.

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On-Site Northwest • April 2013


ON-SITE

Screening: ...continued from page 12 and time that the completed application was received to avoid Fair Housing allegations of picking-andchoosing based on personal biases. If the prospects comment unfavorably on the rigidity of your screening criteria, tell them that they can thank those who came before them who tighter restrictions are now a necessary business precaution. Finally, don’t hesitate to discriminate against those facts that remain unprotected by the law. Income amount, criminal history, rental history, and the manner in which they treat you can all be grounds for denial. Note the attitude with which they approach the application, look for inconsistencies in their information, and don’t be afraid to ask for more information or further explanation if you see red flags. If prospects are vulgar or blatantly rude, ask yourself if you can do business with them. If prospects attempt to rush the process or become pushy, it’s likely because they HAVE to move to avoid an eviction from their current landlord. Don’t be afraid to change your screening criteria as your business evolves and you’re presented with different challenges. Make sure that you keep dated copies of historical criteria and be consistent with the new rules to avoid Fair Housing allegations. Tell yourself, “from this day forward, I

A

require…”, and then all that apply must meet the amended criteria from that point on. Again, treat everyone individually, fairly, respectfully, and consistently and you won’t have anything to worry about. My goal here is to convince you to not allow bad landlords, or “professional” tenants to scare you away from one of the most important tasks of our business: screening. Do not be afraid to deny those applicants who simply do not meet your criteria. We have standards set in place for a reason: to protect some of our most important investments. Have Application Denial forms as part of your forms inventory. Be brief with explanation when the applicant inquires, because they will, and stick to the facts. Chances are, your denial will not come as a surprise to them. It’s never too late, until you’ve handed over the keys.

John Nuzzolese, Landlord Protection Agency 877-984-3572, www.TheLPA.com

Excuse of the Day "My daughter works in your bank and looked up your account. She told me that you have a grace period till the 15th. You better not charge me any late fees just because I pay on the 10th." The lease agreement and my mortgage are two completely different things. If you can't abide by our lease, you'll have to leave. PS: Your daughter HAS NO BUSINESS LOOKING UP MY ACCOUNT. Michael K., NY

Katie Poole – Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM.co.

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Washington’s Commerce Department Awarded $5.6 Million In HUD Rent Supports for 275 Unit of Permanent Housing for Low-Income With Disabilities Part of HUD & HHS initiative to provide permanent, supportive housing to prevent homelessness or institutionalization of the low-income disabled Assistance Demonstration enables income-eligible persons with disabilities to live permanently in mainstream settings and contribute no more than 30 percent of their income to rent. The state housing agencies are working closely with their state Medicaid and health and human service counterparts to identify, refer, and conduct outreach to persons with disabilities who require longterm services and supports to live independently. “Two federal agencies are working together to solve common sense problems and offer real and lasting solutions for persons who might otherwise be institutionalized or living on our streets,” said HUD Secretary Shaun Donovan. “We’re helping states reduce health care costs, improving quality of life for persons with disabilities, and ending homelessness as we know it.” “These funds will provide a sig-

The Washington State Department of Commerce (“Commerce”) has been awarded $5,580,280 to provide project-based rental assistance to up to 275 units for extremely low income people with disabilities as part of a U.S. Department of Housing and Urban Development and U.S. Department of Health and Human Services effort to prevent people with disabilities from homelessness or unnecessary institutionalization. Washington is one of 13 states to today awarded HUD Section 811 Project Rental Assistance Demonstration (PRAD) funds. Commerce will collaborate with the state Department of Social and Health Services, the Washington Health Care Authority and the Washington Housing Finance Commission to create 275 units of permanent, supportive housing for persons with disabilities Rental assistance provided by HUD’s Section 811 Project Rental

nificant increase in the inventory of permanent, supportive housing, and also enable us to identify innovative and replicable ways to better serve very low-income people with disabilities” said Mary McBride, HUD’s Northwest Regional Administrator. In addition to Washington state, other states awarded PRAD funding totaling $97.8 million today include California, Delaware, Georgia, Louisiana, Maryland, Massachusetts, Minnesota, Montana, North Carolina, Pennsylvania and Texas. The $5,580,280 in PRAD funds awarded to the Washington Department of Commerce will provide rental assistance for the 275 units for a period of five years with annual renewals thereafter based upon Congressional appropriations. No more than 25 percent of the units receiving PRAD in a building may receive PRAD funding and the property owner must agree to maintain

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the units as affordable to very lowincome persons with disabilities for at least 30 years. PRAD funds may only be used for rental assistance and administration (no more than 5 percent). Commerce currently manages five major housing programs providing permanent supportive housing for disabled persons. In addition to its commitment and responsibility to provide services to persons with disabilities, DSHS has five years of experience operating programs, such as its Roads to Community Living (Money Follows the Person demonstration project), which mirrors the 811 Demonstration program approach. The Washington State HCA and WSHFC will play supportive roles to the two principal agencies. The target populations under the Section 811 PRAD are particularly vulnerable, extremely low-income perContinued on page 17

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ON-SITE

Washington’s: ...continued from page 16 sons with disabilities that receive or are eligible to receive long term services and supports through DSHS, as well as eligible individuals currently enrolled in the Roads to Community Living Project, which includes persons with significant developmental, functional, or cognitive disabilities. In addition, this grant will assist in achieving the administration’s 10year goal of ending homelessness. Seattle has been identified as having one of the country’s highest chronically homeless populations. This announcement is consistent with the guiding principles of the Americans with Disabilities Act and with the landmark 1999 U.S. Supreme Court ruling in Olmstead v. L.C., which requires state and local governments to provide services to individuals with disabilities in the most integrated setting appropriate to their needs. The rental assistance announced today also supports the Obama Administration’s strategy to prevent and end homelessness. The Dedicating Opportunities to End Homelessness (DOEH) Initiative is a joint effort by HUD and the U.S. Inter-

agency Council on Homelessness (USICH) to help communities match their homeless supports with other mainstream resources such as housing choice vouchers, public housing, private multifamily housing units, and other federally funded services. The initiative is beginning in 10 critically important communities: Atlanta, Chicago, Fresno County, Los Angeles County, Houston, New Orleans, Philadelphia, Phoenix/Maricopa County, Seattle, and Tampa. Authorized under the Frank Melville Supportive Housing Investment Act of 2010, HUD’s PRAD program provides funding to states for project-based rental assistance to develop permanent affordable housing options in integrated settings for extremely low-income persons with disabilities. Under the state health care/housing agency partnership, each state has in place a policy for referrals, tenant selection, and service delivery to ensure that this housing is targeted to those persons with disabilities most in need of deeply affordable supportive housing.

HUD’s mission is to create strong, sustainable, inclusive communities and quality affordable homes for all. HUD is working to strengthen the housing market to bolster the economy and protect consumers; meet the need for quality affordable rental homes: utilize housing as a platform for improving quality of life; build inclusive and sustainable communities free from discrimination; and transform the way HUD does business.

More information about HUD and its programs is available on the Internet at www.hud.gov and http://espanol.hud. gov. You can also follow HUD on twitter @HUDnews, on facebook at www. facebook.com/HUD, or sign up for news alerts on HUD’s News Listserv.

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ON-SITE Commercial ...continued from front page The report shows that in 2012, commercial real estate investment sales increased for the fourth consecutive year, with an uptick of 18 percent year-over-year in sales of properties less than $2.5 million. In fact, the year ended with a deal frenzy of $98 billion in total 4Q12 sales, setting a post-2007 record for the greatest amount of fourth-quarter investment activity. "The numbers speak clearly, particularly the figures besting recession-era data, demonstrating dependable progress that investors can act upon, and fundamentals are expected to steadily improve," said George Ratiu , manager of the National Association of REALTORS® qualitative and commercial research. "With moderate gains in employment and consumer spending, absorption for office, industrial, and retail spaces will continue to grow, driving availability rates lower." Additionally, CCIM members participating in the national survey cited a 53 percent increase in transaction volume in 2012, driven primarily by investors who were looking to sell assets. Property prices have stabilized in most markets, with 30 percent of respondents reporting price increases and 50 percent saying property prices remained the same in their markets.

Apartments: Attractive Investment Apartments attracted the largest volume of investment dollars in 2012, followed by office, retail and industrial properties. It is predicted that apartment demand will continue on a strong upward trajectory in 2013 as household formation increases and home supply lags in most markets, according to the report. More good news: Real estate prices gained traction across all commercial real estate categories, with a 12 percent yearover-year increase across all sectors. Vacancy in all commercial real estate categories is projected to decline as absorption increases, and rent growth is expected in the office, industrial and retail sectors through 2014. The multifamily sector will continue to see minor rent growth, along with a small increase in vacancy and reduced absorption during the same period. Large Metro Markets Rise to the Top The report also revealed that the top three markets in terms of investment sales volume were New York City ($30 billion), Los Angeles ($19 billion) and Chicago ($19 billion). Secondary markets that experienced impressive volume growth include Austin, Texas (+94 percent), Orange

County, Calif. (+82 percent), and San Jose, Calif. (+69 percent). Rents and Rates: Stable or Increasing Forty percent of CCIMs who responded to the survey reported flat rents in 2012, while 32 percent indicated rents are higher in their markets. Approximately 53 percent of respondents expect rent growth and price growth to become more in line this year. Capitalization rates remained stable year-over-year, according to 62 percent of CCIMs. In addition, 49 percent of respondents reported that cap rate gaps between buyers and seller decreased last year, and the trend will continue in 2013. The complete report findings can be found at http://www.ccim.com/ resources/qmt-first-quarter-2013quarterly-market-trends.

ment analysis and negotiation—the cornerstones of commercial investment real estate. An affiliate of the National Association of REALTORS®, the CCIM Institute also offers powerful technology tools such as the Site To Do Business, an online site analysis and demographics resource, and CCIMREDEX, a singleentry listing and data exchange. Currently, there are nearly 10,000 CCIMs in 1,000 markets in the U.S. and 31 additional countries, with another 3,000 practitioners pursuing the designation, making the institute the governing body of one of the largest commercial real estate networks in the world. Visit www.ccim.com, www.stdbonline.com, and www.ccimredex.com for more information. Media Contact: Olivia Gellman CCIM Institute, 312321-4526, ogellman@ccim.com News distributed by PR Newswire iReach: https://ireach.prnewswire.com

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Nationwide Housing Production Edges Up in February Nationwide housing production edged up 0.8 percent to a seasonally adjusted annual rate of 917,000 units in February, according to newly released figures from HUD and the U.S. Census Bureau. This slight upward movement represented gains in both the single-family and multifamily sectors, with singlefamily housing starts reaching their fastest pace since June of 2008. “Demand for new homes and apartments is definitely rising as the spring buying season approaches and more young people move out on their own,” said Rick Judson, chairman of the National Association of Home Builders (NAHB) and a home builder from Charlotte, N.C. “Builders are responding to this improved demand by putting more crews back to work and pulling more permits for future construction, though this positive activity is being constrained by continuing

issues with appraisals and credit availability for both builders and buyers, and also by newly arising challenges such as lot shortages and increased costs for labor and materials.” “This report indicates that, despite some bumps in the road, overall housing production continues on the solid upward trend that we saw throughout 2012,” noted NAHB Chief Economist David Crowe. “Moreover, further gains in permit issuance are a positive sign that home construction will continue to drive economic and job growth in the coming months, albeit at a slower pace than would be possible without certain limiting factors.” Single-family housing starts eked out a 0.5 percent gain to a seasonally adjusted annual rate of 618,000 units in February, bringing them to their highest level since June of 2008, while multifamily starts rose 1.4 per-

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ON-SITE

A

Axiometrics Reports Slow, Steady Growth for Apartment Market in 2013 After Multiple Years of Above Average Gains

xiometrics Inc., the leading provider of apartment data and market research, reports that effective rent growth remained steady during February, at a rate of 3.53%, but that the pace of rent growth has been slowing in recent months. February’s effective rent growth rate was the lowest since August 2010. Occupancy remained strong nationally with an average rate of 94.13% in February. This rate is up 35 basis points (bps) from February 2012 and 71 bps from February 2011. “A pattern has emerged this year, as effective rent growth for Class A properties has really slowed down, Class B rates have remained relatively steady, but Class C rates have continued to increase,” said Ron Johnsey, president for Axiometrics. “Rents had been pushed so much at the upper end of the market it was inevitable we would begin to see a slowdown in growth for Class A properties, but we may also be seeing some impact from new proper-

Boston and San Francisco, two recent highfliers, have slowed ties coming online in certain markets. As new deliveries increase later this year and next, the trend could become even more pronounced.” Effective Rent Growth and Occupancy Nationally, annual effective rent growth declined from 3.62% in January to 3.53% in February; the annual growth rate was 3.96% a year ago. Axiometrics reports that the growth rate has slowed in nine of the last 10 months as many Metropolitan Statistical Areas (MSAs) are moderating from very strong rent growth the previous three years. Peak annual rent growth at the national level during this cycle was 5.32% in July 2011. Breaking rent growth down by asset class, Class C properties continued to post the highest annual effective rent growth rates in February, at an average of 4.3%. Class A properties, which averaged effective rent growth of 4.9% in February 2012, declined to 3.2% in February 2013.

While Class A and C properties have been on opposite growth paths in recent months, Class B properties have been very stable, with annual effective rent growth staying close to 3.6%. Occupancy at the national level remained relatively stable in February, though it did increase from 94.05% in January to 94.13% in February. Axiometrics forecasts that the national average occupancy rate will reach 94.9% in 2013. Currently, 28 of the top 88 MSAs have an average occupancy rate greater than 95.0%. Of note, three of the top 10 MSAs for occupancy (Naples, Sarasota, Miami) are in Florida, a state in which other markets are still offering significant concessions to attract tenants. Fewer Concessions Mean Higher Rents As the market has tightened over the past few years, it has become increasingly difficult for renters to find rental concessions, at least in

most MSAs. At the national level in February, concessions lowered asking rents 1.90%, which is the equivalent of 6.9 days of free rent on a 12-month lease. For comparison, Axiometrics reported that concessions lowered asking rents 3.09% last February and 4.62% two years ago. The peak for concession values was in December 2009 when asking rents were lowered 7.47% by the use of concessions. In December 2009, approximately 2,360 of the properties in Axiometrics’ database were offering a concession of at least two months free rent on a 12-month lease; that number dropped to 335 properties in February 2013. While the number of properties offering at least two months free rent has declined substantially, most major MSAs still have a handful doing so. However, 67 percent of the properties offering two months free are concentrated in the Class B- to Crange. Only 28 properties in Axiometrics’ database graded Continued on page 21

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ON-SITE Axiometrics ...continued from page 20 between Class A- and A++ are offering an average of two months or more free. Top and Bottom Performing MSAs Houston, Denver, Oakland, San Jose, Charlotte, and Seattle continue to rank in the top tier for revenue growth, which is calculated by multiplying the effective rent by the occupancy rate and taking the change between periods. Boston and San Francisco, two MSAs that consistently ranked in the

top tier for revenue growth the past two years, recently dipped below the national average. Boston’s revenue growth softened during the first quarter of 2012 and has settled at a rate below 3.0%. San Francisco’s slowdown is more pronounced as it has fallen from a peak of 15.9% last February to 2.9% this February. Class A properties have slowed the most in San Francisco, with the level of rent this February 2.5% lower than it was a year ago. Class B properties have remained solid at a 5.9% growth rate but as in other markets Class C prop-

erties are leading the pack this year with a growth rate in San Francisco of 12.1%. About Axiometrics Axiometrics is the only multifamily research provider to survey every property in its database at the floor plan level every month. Every property. Every month. Only Axiometrics. Learn more at www.axiometrics.com or by calling 214-953-2242.

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Top and Bottom Performing MSAs Rank*

MSA

Annual Eff Rent Growth

Occupancy Rate

Revenue Growth

Feb-12

Feb-13

Feb-12

Feb-13

Feb-12

Feb-13

1

Corpus Christi, TX

6.82%

8.45%

94.58%

95.46%

10.0%

9.5%

2

Boulder, CO

3.01%

9.72%

96.05%

95.50%

2.6%

9.1%

3

Cape Coral, FL

5.11%

6.88%

93.51%

94.67%

6.5%

8.2%

4

Houston, TX

4.81%

6.71%

92.12%

93.27%

6.8%

8.1%

5

Oakland, CA

6.98%

7.27%

95.43%

96.05%

6.6%

8.0%

11

Denver, CO

7.05%

6.09%

94.30%

94.99%

7.0%

6.9%

14

West Palm Beach, FL

1.73%

5.13%

94.01%

94.86%

2.1%

6.1%

16

Salt Lake City, UT

3.67%

6.06%

95.91%

95.64%

5.5%

5.8%

18

Birmingham, AL

3.63%

3.51%

92.03%

93.91%

3.5%

5.6%

19

Charlotte, NC

6.93%

4.97%

94.15%

94.69%

8.8%

5.6%

20

Seattle, WA

6.59%

5.26%

95.24%

95.46%

6.6%

5.5%

National

3.96%

3.53%

93.81%

94.16%

4.4%

3.9%

56

Boston, MA

7.42%

2.87%

95.55%

95.61%

7.3%

2.9%

58

San Francisco, CA

60

Riverside, CA

73 77

15.48%

4.35%

96.32%

95.00%

15.9%

2.9%

1.16%

1.75%

93.90%

94.68%

0.8%

2.6%

Baltimore, MD

3.05%

1.60%

94.83%

94.52%

3.4%

1.3%

Las Vegas, NV

-1.14%

0.79%

91.63%

91.19%

-0.8%

0.3%

84

Winston, NC

2.21%

0.32%

92.92%

92.05%

4.0%

-0.6%

85

Salinas, CA

0.67%

1.17%

94.22%

92.42%

1.8%

-0.8%

86

Albuquerque, NM

0.19%

-0.11%

93.22%

92.41%

-1.8%

-1.0%

87

Chattanooga, TN

2.22%

1.14%

95.46%

93.18%

3.4%

-1.3%

88

Tucson, AZ

2.04%

-1.52%

92.08%

91.46%

3.2%

-2.2%

*Rank is based on annual revenue growth in February 2013. Only the top 88 MSAs were used for the ranking. Axio tracks properties in more than 400 MSAs around the country. Source: Axiometrics Inc.

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ON-SITE

Number of Improving Housing Markets Holding Steady in April

Following seven consecutive months of gains, the list of improving U.S. housing markets remained virtually unchanged in April, with 273 metros on the National Association of Home Builders/First American Improving Markets Index (IMI), released today. This total reflects a net reduction of one market since March and again includes entrants from all 50 states and the District of Columbia.

The IMI identifies metropolitan areas that have shown improvement from their respective troughs in housing permits, employment and house prices for at least six consecutive months. Five new markets were added to the list and six markets were dropped from it this month. Newcomers included the geographically diverse locations of Macon, Ga.; Portland, Maine; Rocky Mount, N.C.; Eugene, Ore.; and Jackson, Tenn.

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“The stability in the improving markets list this month is encouraging, with three quarters of all metros tracked by our index considered on the upswing as the housing recovery spreads to parts of every state,” said NAHB Chairman Rick Judson, a home builder from Charlotte, N.C. “In some markets, the main thing that’s holding back a recovery is a relatively thin inventory of homes for sale, which could be resolved if builders had easier access to credit for building homes and putting people back to work.” “After a strong run-up through late 2012 and early 2013, the number of improving markets is holding steady at a high level,” said NAHB Chief Economist David Crowe. “We can expect to see more gradual gains going forward as challenges related to increased demand kick in – including everything from tightened supplies of developable lots and labor to the rising cost of building materials.” “With 75 percent of the country seeing measurable improvement in housing market conditions, the outlook is definitely brightening for local economies this spring,” noted Kurt Pfotenhauer, vice chairman of

First American Title Insurance Company. The IMI is designed to track housing markets throughout the country that are showing signs of improving economic health. The index measures three sets of independent monthly data to get a mark on the top improving Metropolitan Statistical Areas. The three indicators that are analyzed are employment growth from the Bureau of Labor Statistics, house price appreciation from Freddie Mac and single-family housing permit growth from the U.S. Census Bureau. NAHB uses the latest available data from these sources to generate a list of improving markets. A metro area must see improvement in all three measures for at least six consecutive months following those measures’ respective troughs before being included on the improving markets list. A complete list of all 273 metropolitan areas currently on the IMI, and separate breakouts of metros newly added to or dropped from the list in April, is available at www. nahb.org/imi. www.nahb.org

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Professional Publishing, Inc www.TheLandlordTimes.com

METRO

PORTLAND & VANCOUVER

Vol. 17 Issue 4

Published 17 Years

April 2013

MONTHLY CIRCULATION TO MORE THAN 20,000 IN PORTLAND/VANCOUVER APARTMENT OWNERS, PROPERTY MANAGERS, ON-SITE & MAINTENANCE PERSONNEL Published in association with: METRO Multifamily Housing Association; Rental Housing Association of Oregon; IREM & Clark County Rental Association

Obama Administration Awards Almost $22.3 Million To Renew Funding To 118 Oregon Projects Helping Homeless Persons & Families Find “Stable Housing” Instead of “Living on The Streets” U.S. Housing and Urban Development (HUD) Secretary Shaun Donovan recently awarded $22,260,051to renew support for 118 local homeless housing and service programs in Oregon. HUD will award additional grant funding to support hundreds of other local programs, including new projects. View a complete list of Oregon projects awarded funds today at http://portal.hud.gov/hudportal/HUD?src=/ program_offices/comm_planning/ homeless/budget/2012 Provided through HUD’s Continuum of Care programs, the funding announced today will ensure these HUD-assisted local homeless assistance programs remain operating in the coming year. Later this year, HUD’s Continuum grants are awarded competitively to local proj-

ects to meet the needs of their homeless clients. The grants fund a wide variety of programs from street outreach and assessment programs to transitional and permanent housing for homeless persons and families. Over the last four years, HUD has provided $80.3 million in Continuum of Care funds to Oregon homeless providers. HUD funds are a critical part of the Obama Administration’s strategic plan to prevent and end homelessness. “The evidence is clear that every dollar we spend on those programs that help find a stable home for our homeless neighbors not only saves money but quite literally saves lives,” said Donovan. “We know these programs work and we know these grants can mean the difference

Boston and San Francisco, two recent highfliers, have slowed

Professional Publishing, Inc PO Box 30327 Portland, OR 972943327

from February 2012 and 71 bps from February 2011. “A pattern has emerged this year, as effective rent growth for Class A properties has really slowed down, Class B rates have remained relatively steady, but Class C rates have continued to increase,” said Ron Johnsey, president for Axiometrics. “Rents had been pushed so much at the upper end of the market it was inevitable we would begin to see a slow-

Current Resident or

PRSRT STD US Postage PAID Portland, OR Permit #5460

The Landlord Times recently caught up with apartment owner, broker and real estate entrepreneur Darrel Dickson about multifamily industry trends, the economy and real estate investment and management best practices. The Landlord Times: What about the industry has changed most since you started your career? Darrel Dickson: When I started in the business in 1987 interest rates were substantially higher than what they are today. Right now interest rates on 30 year amortization on a Market rate deal are about four and a half percent fixed for ten years. When I got started in the business it was in the 7-8% range for a ten year fixed rate loan. Therefore, if you can Continued on page 7 Page 3

Continued on page 13

Axiometrics Reports Slow, Steady Growth for Apartment Market in 2013 After Multiple Years of Above Average Gains Axiometrics Inc., the leading provider of apartment data and market research, reports that effective rent growth remained steady during February, at a rate of 3.53%, but that the pace of rent growth has been slowing in recent months. February’s effective rent growth rate was the lowest since August 2010. Occupancy remained strong nationally with an average rate of 94.13% in February. This rate is up 35 basis points (bps)

6 Questions with Darrel Dickson

down in growth for Class A properties, but we may also be seeing some impact from new properties coming online in certain markets. As new deliveries increase later this year and next, the trend could become even more pronounced.” Effective Rent Growth and Occupancy Nationally, annual effective rent growth declined from 3.62% in January to 3.53% in February; the annual growth rate was 3.96% a year ago. Axiometrics reports that the growth rate has slowed in nine of the last 10 months as many Metropolitan Statistical Areas (MSAs) are moderating from very strong rent growth the previous three years. Peak annual

Continued on page 18

PRESIDENT'S MESSAGE Page 6

PRESIDENT'S MESSAGE Page 10 Chapter 29 Institute of Real Estate Management

THE ROLE OF WATER IN ECONOMIC GROWTH AND SUCCESSFUL PROPERTY.. Page 14

Clark County Rental Association

PRESIDENT'S MESSAGE


attention oregon multifamily housing professionals You’re invited to the biggest and most valuable event in the rental apartment industry.

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for oregon professionals oregon multifamily housing professionals receive a $125 discount off their 2013 naa education conference & exposition registrations by using the code Oregon at www.naahq.org/oregon. Join us June 19–22 in san Diego — just a short flight away!

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2

The Landlord Times - Metro • April 2013


MULTIFAMILY NW President • Paul Hoevet Past President • Jeff Denson Vice President • Pam McKenna Secretary • Kirsten Bailey Treasurer • Chris Hermanski

PAUL HOEVET

Multifamily NW President

Hello Everyone. March 10th through the 13th I had the honor and privilege of traveling with your Executive Director, Deborah Imse, to Washington D.C. and representing Multifamily NW at the National Apartment Association’s Capitol Conference. While in D.C., we attended various committee meetings and seminars. In the Membership Meeting, we were able to witness Multifamily NW’s application for membership to the NAA be ratified. We then were able to watch the Board approve our Charter at the Board Meeting on March 12th. The NAA and all of their affiliates are excited to have us back and participating in their organization. On Wednesday, we were able to see just how influential the NAA has become in our nation’s capitol. Deborah and I were given a schedule of meetings with all of Oregon’s Congressional and Senate offices. We were able to speak with them regarding issues that have a direct impact on the Apartment/Rental Housing Industry. Topics that were discussed included: - Section 8 - Low Income Tax Credit

16083 SW Upper Boones Ferry Road, Suite 105, Tigard, OR 97224 503-213-1281, 503-213-1288 Fax www.multifamilynw.org

President's Message - Fannie Mae and Freddie Mac Reform - Immigration Reform All of these issues do and will impact each of our businesses in one way or another. We can’t sit on the sidelines and hope that someone else will run with the ball. On the national level, Multifamily NW’s message was received well by all of the offices that we visited. Our law makers understand that we are an organization that represents 150,000 apartment homes and single family rentals, and that we are promoting quality rental housing to all members. I would like to think that the time Deborah and I were able to spend in our law maker’s offices will benefit all of us. Our elected officials now have a source for industry information back in their home State of Oregon. I suppose that by Multifamily NW participating in the Capitol Conference we were able to show our Representatives and Senators that we care. We were able to convey that we are part of a national organization that represents over 6.7 million units and that our voices need to be heard. Now that Deborah and I have returned to Oregon, I would like to see

Multifamily NW continue to grow our grassroots efforts in Salem and other local municipalities. The above issues do and will impact each of our member businesses in one way or another, and there are many local issues that need our attention as well. We can’t afford to sit on the sidelines, so Multifamily NW is taking the lead. Still, if our organization is to be ef-

fective with our advocacy efforts, we need your help. The more involved you are in your association, the better it will be able to represent your business interests. For more information on how you can help make a difference, please contact Kristen Davies @ 503-213-1281 or visit our website at www.multifamilynw.org.

Multifamily NW 2013 Events: MARK YOUR CALENDAR! April 12, 2013 12:00 PM - 1:00 PM It's the Law Lunchtime Series: Domestic Violence: Making Sense in Challenging Situations

April 23, 2013 8:00 AM - 5:00 PM Certified Pool Operator (CPO) Training 4/23 & 4/24 - Portland, OR

April 15, 2013 9:00 AM - 1:00 PM ELEVATE: Forms and Notices - Portland

April 24, 2013 9:00 AM - 1:00 PM ELEVATE: Closing/Overcoming Objections - Portland

April 16, 2013 12:00 PM - 2:00 PM MWV Class: First Appearances (Salem, OR) April 17, 2013 7:30 AM - 9:00 AM Spring 2013 Apartment Report Breakfast April 22, 2013 9:00 AM - 2:00 PM ELEVATE: New Hire Class - Portland, OR

April 25, 2013 9:00 AM - 1:00 PM ELEVATE: Tax Credit - Portland, OR (2-day class: 4/25 &4/26) April 30, 2013 8:00 AM - 12:00 PM ELEVATE: Unit Inspection and Turnover Effectiveness - Portland

visit www.multifamilynw.org for more dates

BED BUGGED?

Call Bugaboo Pest 503-289-0576 www.bugaboopest.com The Landlord Times - Metro • April 2013

3


DZ &

What Were You Thinking Moments!

DANA BROWN AND ZACH HOWELL

M O L D … … W h a t a re y o u r thoughts on Mold? It’s just MOLD, clean it up….. Maybe use bleach, that should be enough, right? Have you heard this, or heard this statement? This is defiantly one of those “What were you thinking moments”

By Dana Brown and Zach Howell Suzy Leasing: Dana, I had a resident that phoned the office and complained that there was mold developing in their apartment. I instructed them to clean the area with bleach. I mean it is their apartment, so they are responsible. Right?

D: Suzy, although the bleach and clean up is a typical suggestion, mold is very serious and must be addressed immediately. Of course, I am sure you plan to follow up with that resident to ensure that the problem has been taken care of. Swift action can eliminate future mold or health issues, and not to mention avoid damages to the property. SL: Is mold really that serious? I mean my maintenance tech’s deal with it all the time. D: Suzy, I am glad that you are reaching out to help you understand how to minimize a potentially hazardous situation. It is important that everyone that works in property management understand fully the ramifications of mold. Here are a couple of tips to get you started. 1. Here is the EPA website that has valuable information regarding mold. http://www.epa.gov/ mold/index.html 2. Dana’s philosophy on forms and addendums, if there is a form or addendum for it, use it. $1.50 is a small price to pay if it could possibly save you thousands in court. a. The Mold & Moisture addendum explains how the tenant’s behavior directly influences mold & moisture. This could be important in the future if mold becomes present in an apartment. 3. Document, Document, Document! a. It is always a good idea to start a Mold log with the conversation that transpired between you and the resident. I don’t want to have to say. “What were you thinking” Be prepared, don’t have that moment!

Zach – What is your opinion, how should mold be addressed? Z: OK folks can we put the whole “use bleach” response to bed? There are two inherent problems with telling residents to use bleach. 1. Bleach has been thrown at mold and mildew for so many years that many of the most common types of mold have actually mutated and built up immunities to bleach. 2. If we tell our residents to use bleach and they drip it all over the carpet then we are technically liable for the damages because we told them use it. In the past the EPA recommended bleach and that has stuck, but the EPA changed its recommendation nearly 5 years ago. Also take a look at you mold and mildew addendum to be sure it doesn’t state bleach as the resolution. If it does it should be updated. There are many products on the market that are better at killing and preventing mold than bleach some of my favorites are X-14 and Zinnser Perma-Wash. Now let’s go over the best way to attack existing mold and treat it to prevent future growth. Step one: Spray a clean rag with X-14 or other mold cleaning product. Never spray the wall or surface directly it will cause spores to become airborne (very bad). Wipe the surface once with your rag, fold your rag, re-spray wipe again, fold the rag, re-spray, and so on until the surface growth is gone. Take the rag place in a garbage bag and dispose. There may be some residual stain but we will tackle that next. Step two: Use warm soapy water and a soft bristle brush and clean the surface gently. You don’t want to saturate the surface with water just clean the spores down to surface level. Wipe dry with clean rag, place in garbage bag and dispose. Step three: Once the surface is dry use a spray shellac over the area. This will seal the odor from the mold growth. Shellac is alcohol based so it will dry very fast, but have some fumes as, so ventilate the area well. Step four: Once the surface is dry, use an oil based primer like Kilz and spray the area. This will seal the stain from the growth, but may also give off odor so ventilate well. Step five: Once the surface is dry it’s ready to paint. I always recommend using paint with a mold inhibitor. This can be added while in the manufacturing phase ,or as an after market additive. In addition, I like to scent my paint, so whatever I paint smells like tropical breeze. This is the way to do it, and for your in house staff they can follow these procedures every time with a great result. Always remember to wear the correct Personal Protective Equipment such as latex gloves, N-100 particulate paper mask with Continued on page 5

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The Landlord Times - Metro • April 2013


Oregon 10 Day Pet Violation M018 OR

What ...continued from page 4 filter, and eye protection. This cleaning method along with the moldicide paint will create a surface that mold does not like to stick to and cannot colonize. Industry standard states that your onsite staff can handle mold occurrences that effect 10sq/ft or less. Remember, you can measure 10sq/ft more than the standard 2’x5’ if you have 6”of mold growth on a baseboard and a few inches up the wall then your site staff could do up to 20’ of continuous wall and still stay within the 10sq/ft rule.

Dana Brown and Zach Howell have been working and training Managers and Maintenance staff in the property management industry for 20 + years. They are excited to give back and share the crazy stories that can only happen in our industry. We would love it if you would share your stories and “WHAT WERE YOU THINKING” moments with us as well as questions that you need answers to. Dana can be reached at: dana@multifamilynw.org. Zach can be reached at: zach@aminstitute.net

About the Form: This simple and underutilized form quickly addresses unauthorized pets on properties. This form actually includes two separate notices, the First Notice and the Final Notice. Upon discovery of the unauthorized pet, serve the tenant the First Notice of the Oregon 10 Day Pet Violation form. The First Notice explains that the pet must be removed in 10-14 days (depending on delivery method) or tenancy will terminate. The Final Notice is used in cases that a tenant has initially complied with the First Notice, only to discover there is another unauthorized pet. Serving the Final Notice the tenant has 10-14 days (depending on delivery method) to vacate the premises. There is no additional grace period with the Final Notice. OREGON

10 DAY PET VIOLATION DATE __________________________________________ PROPERTY NAME / NUMBER ___________________________________________________________________________________________________________________________________________________________________ ___________________________________________________________________________

___________________________________________________________________________

___________________________________________________________________________

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and all others. UNIT NUMBER ___________________________________ STREET ADDRESS ___________________________________________________________________________________________________________________________________________________________________________ CITY ___________________________________________________________________________________________________________________________________________________ STATE ___________________________________ ZIP _____________________________________________________________ Pursuant to Oregon landlord/tenant law, this notice is to inform you that you are housing a pet on the Premises in violation of the Rental Agreement. This is substantially the same violation for which you were given prior notice on __________________________________. You cannot cure this violation. Your Rental DATE Agreement will terminate on the effective date indicated below. c This notice has been served personally and is effective 11 days later at midnight (end of day) on

__________________________________

or

DATE

FINAL NOTICE

c If written Rental Agreement allows, this notice has been served by posting on the main entrance door of the dwelling unit and mailed first class. It is effective 11 days later at midnight (end of day) on _________________________________ or DATE

c This notice has been served by first class mail only. It is effective 14 days later at midnight (end of day) on

.

_________________________________

DATE

X

OWNER/AGENT

____________________________________________________________________________________________________________________

ADDRESS

____________________________________________________________________________________________________________________

TELEPHONE

____________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________

DATE __________________________________________ PROPERTY NAME / NUMBER ___________________________________________________________________________________________________________________________________________________________________ RESIDENT NAME(S) ___________________________________________________________________________

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and all others. UNIT NUMBER ___________________________________ STREET ADDRESS ___________________________________________________________________________________________________________________________________________________________________________ CITY ___________________________________________________________________________________________________________________________________________________ STATE ___________________________________ ZIP _____________________________________________________________ Pursuant to Oregon landlord/tenant law, this notice is to inform you that you are housing a pet on the Premises in violation of the Rental Agreement. Unless the pet is removed by the date specified, your Rental Agreement will terminate and you must vacate the Premises. In addition, you are responsible for all damages caused by the pet.

FIRST NOTICE

c This notice has been served personally and is effective 11 days later at midnight (end of day) on

__________________________________

DATE

or

c If written Rental Agreement allows, this notice has been served by posting on the main entrance door of the dwelling unit and mailed first class. It is effective 11 days later at midnight (end of day) on __________________________________ or DATE

c This notice has been served by first class mail only. It is effective 14 days later at midnight (end of day) on

Form M018 OR Copyright © 2009 Metro Multifamily Housing Association.® NOT TO BE REPRODUCED WITHOUT WRITTEN PERMISSION. Revised 10/1/09.

www.TheLandlordTimes.com

RESIDENT NAME(S) ___________________________________________________________________________

.

__________________________________

DATE

X

OWNER/AGENT

____________________________________________________________________________________________________________________

ADDRESS

____________________________________________________________________________________________________________________

TELEPHONE

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____________________________________________________________________________________________________________________

ON SITE

The Landlord Times - Metro • April 2013

RESIDENT

MAIN OFFICE (IF REQUIRED)

5


RENTAL HOUSING ASSOCIATION OF GREATER PORTLAND

President • Elizabeth Carpenter Past President • Phil Owen Vice President • Robin Lashbaugh Secretary • Lynne Whitney Treasurer • Jon Moon Office Manager • Alita Dougherty Member Services • Cari Pierce Bookkeeper • Pam Van Loon

10520 NE Weidler Portland, OR 97220 (503) 254-4723 • fax (503) 254-4821 info@rhagp.org http://www.rhagp.org

I am excited to announce that the RHAGP will be working closely with Jason Atkinson of Atkinson & Co., a firm specializing in raising funds and negotiating deals for fast-growing organizations. In addition to serving clients, Jason has been a State Senator in Oregon from 2000-2012. During his tenure in office, he has built and maintained a reputation as the State’s preeminent coalition-builder and strategic-leader. Jason was re-elected twice to the Senate, and, in 2004, won both the Republican and Democratic primaries. In 2008, he was a top-ranked candidate for Governor. Prior to serving in the Oregon State Senate, Jason was a State Representative, where he led conservation bills on water and fish policy as well as land-use planning. While we are still planning our strategies and determining our goals, we hope to further improve the image and perception of small and large landlords and property managers, in the industry, in our legislation, and throughout the state. Jason has already shared ideas about bringing the RHAGP members together as a stronger community with shared values, goals and relationships.

6

President' s Message

In the legislation: Among the many bills being discussed and proposed in the current legislation session, is House Bill 2639, otherwise known as the ‘Section 8’ bill and also as a ‘Housing Choice’ bill. Many landlords, tenants, legislators, as well as the RHAPG along with other associations involved in the industry, have been included on conversations regarding the proposed legislation. On March 6, 2013, past RHAGP President and current Government Affairs Committee Chair Phil Owen provided testimony against the bill. The primary reason for this lack of support, is that the bill, if passed, will force landlords to accept Section 8 vouchers. For example, posting vacancy ads with messages like, ‘not accepting Section 8’, will no longer be legal. You must let section 8, voucher holders apply. Landlords may continue to refuse to lease or rent based on the past conduct of a prospective renter, or any other rental criteria basis used for all other applicants. Our members believe in the importance of the Section 8 program maintaining its integrity as the voluntary program Congress intended it to be. Many of our members participate willingly in the program and have

established long term successful relationships with program participants. But for others, especially the landlords with less than ten units, the lack of property managers, lawyers and staff makes involvement with a government agency known for delays and hurdles, a very daunting idea. For these small business people, it is not about discriminating against an individual tenant, it is about entering into a contract with an agency. We offer private housing, not public

ELIZABETH CARPENTER RHAGP President

housing, and our property owners should have a right to make such a contractual decision. We will continue to keep you updated on the progress and status of this, as well as other bills, that may affect our industry and your business. Check back at www.rhagp.org often, or contact our office at info@rhagp. org to be added to our email list for real time updates. Continued on page 7

April/May 2013 APRIL 13 - LANDLORDING 101 CLASS – 9:00 AM – 4:30 PM CE=6 HRS PRESENTER: MARK PASSANNANTE MONARCH HOTEL, CLACKAMAS APRIL 17 - DINNER MEETING – STOCKPOT RESTAURANT, BEAVERTON – COST $26. SUBJECT: DISCUSSION ON HOUSE BILL 2639 (SECTION 8) PRESENTER: TINA KOTEK, SPEAKER OF THE HOUSE & CINDY ROBERT, LOBBYIST APRIL 18 - BROWN BAG LUNCH TENANT RETENTION RHAGP CONFERENCE ROOM 11:30 AM - FREE PRESENTER: GUY EDWARDS

APRIL 23 - COMMERCIAL LEANDING CLASS – 6:30 PM PRESENTER: TREVOR CALTON, COMMERCIAL LENDING GROUP STANDARD TV & APPLIANCE APRIL 24 - PREMIUM MEMBER WORK SESSION – 11:30 AM RHAGP CONFERENCE ROOM APRIL 25 - MEMBER INFO/MENTOR SESSION – 6:00 PM TO 8:00 PM RHAGP CONFERENCE ROOM – NO CHARGE MAY 9 - WHAT IS RADON? – 6:30 PM PRESENTER: STEVE TUCKER, CASCADE RADON LOCATION: RHAGP CONFERENCE ROOM

CALL RHAGP FOR MORE INFORMATION AND TO REGISTER FOR EVENTS 503 254-4723 OR WWW.RHAGP.ORG/CALENDAR-EVENT

The Landlord Times - Metro • April 2013


6 Questions ...continued from front page TLT: What do you perceive for the economy in the next year so? How will this affect the industry?

find an apartment building that is well priced you have a chance to make greater cash flow. There is a large demand to receive a stable return on investment from investors. Many are starved for cash flow. Currently, investors are getting almost nothing on bank certificates of deposits. When I started in this business interest rates on bank certificates of deposits were much higher. The returns through CDs at banks are currently close to zero. Investors can receive 5 to 10% steady cash flow in through owning apartment building. Investors will seek to deploy capital aggressively in the real estate considering the sustained low treasury rates that are available.

DD: Powerful demographic and economic trends will continue to strengthen the apartment market. The apartment market is in the fourth year of an increasing demand for rental units. The US vacancy rates was at 4.3% in 2012, which is resulting in a projected 4-5% rent growth nationally in 2013. The oldest echo boomers turn 28 years old and have created a significant number of new households. Additionally, over the next few years approximately 1.2 million to 1.6 million immigrants will arrive annually

through 2017. The unique demographics of increased Echo boomers as well as new immigrants looking for new rentals will put pressure on vacancy notwithstanding the increase in supply of rental units. Between 2005 and 2010 the number of 20 to 34-year-olds living with parents increased 600%. As the job market improves these young singles living with parents will be looking to exit from living with their mom and dad and get an apartment. TLT: The economy is clearly one of the most important topics of con-

DD: The home ownership percentages since 2006 in the United States are as follows: 2006: 68.9%, 2007: 67.8%, 2008: 67.5%, 2009: 67.2%, 2010: 66.5%, 2011: 66%, 2012: 65.5% The percentage of a home ownership has consistently dropped annually since 2006, and every 1% drop in housing ownership represents approximately 1,000,000 new renters. Multifamily properties have Continued on page 15

Take the Road to a Successful §1031 Exchange IPX1031® provides clients with the VERY BEST in §1031 Qualified Intermediary Services.

President ...continued from page 6 Mentoring Sessions: Do you ever have questions about what to do about repairs? Do you have a concern about how to handle a rental situation? Join us for our monthly Mentoring Session, immediately following the New Membership Orientation the last Thursday of each month, starting at 6:30pm at the RHAGP office.

efit from the support the RHAGP offers landlords and property managers? Join us for a New Membership Orientation session last Thursday of each month at 6pm, in the RHAGP office on NE Weilder. The reward for referring a new member is a free dinner meeting for you both! Contact the office or the website for further details.

Referral – New Members: Are you a new member? Or do you know someone who would ben-

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Landlording 102 Tuesday February 12, 2013 6:30pm-8pm at RHA Office 10520 NE Weidler Portland 97220

The Landlord Times - Metro • April 2013

versation and concerns. How is the economy affecting the multifamily rental housing industry today?

Landlord Education Classes Call 503/254-4723 Insurance Class Tuesday February 26, 2013 6:30pm-8pm at Phoenix Inn 14905 Bangy Rd. Lake Oswego 97035 Taught by John Sage, Stegmann Agency

Jeffrey S. Bennett, Attorney at Law, will take you through the coming changes to the ORLTA, a retrospective of the last two years, and up-to-the-minute insights into new cases. Along the way he’ll teach you how to avoid costly legal mistakes and help you improve your landlord skills. 1 Continuing Education Credit Hour $35.00/Member, $45.00 Non-Member

Are you a target for your tenants? What happens when a tenant trips and falls or your unit has a fire or the wind blows a tree over? What does “renters insurance” do for the Landlord? John will discuss what the risks, exposures, or causes of potential loss are. $25.00/Member, $35.00 Non-Member

Commercial Lending Thursday March 21,2013 6:30pm-8pm at RHA Office 10520 NE Weidler Portland 97220 Taught by Trevor Calton, Commercial Lending Group Inc. Calculating the ROI of refinancing- Is it worth paying that prepayment penalty? The current Real Estate Lending Environment-”Where’s the Money”? Calculating property values and actual returns-”How much am I really making”? Leveraging properties to reinvest”Can I turn excess equity into cash”? $25.00/Member, $35.00 Non-Member

Inspections Tuesday March 26, 2013 6:30pm-8pm at Phoenix Inn 14905 Bangy Rd. Lake Oswego 97035 Taught by Troy Rappold, Rappold Property Management Interior inspections are crucial! It is imperative to visit your property and do a thorough walk-thru with the tenant at least once a year. This class will dicsuss the best practices to do property inspections from beginning to end. 1 Continuing Education Credit Hour $35.00/Member, $45.00 Non-Member 7


T

he telephone is your single most important leasing tool and it’s probably the easiest “tool” to operate at your community, but is everyone answering it when it rings? Many apartment communities are spending time and money on designing creative, effective ads and signage to make their phones ring. Yet, believe it or not, many leasing people are still choosing not to answer their telephones. Worse yet, those who are relying on answering machines and voice mail to take messages, are not always returning calls in a timely manner or even at all. I cannot tell you how many shopping reports I received last month with remarks like this: “If I had really been looking for a new home, I would have given up trying to reach someone here. The phone went unanswered as I attempted to make contact numerous times, and no one returned my call when I left a message.” For those property management companies who regularly evaluate their employees with a shopping program in order to “perfect their performance,” they are also testing to make

sure someone is simply answering the phone and returning calls! Of course having difficulty making contact with the leasing office is merely an inconvenience for the Secret Shopper, as I am only PRETENDING to need an apartment. What about REAL renters out there? What do you suppose happens to them? My guess is they are living in your neighborhood, perhaps in an apartment at the community next door because someone answered the phone on the day they were looking for a new home. The question that keeps coming up over and over again from property managers and owners is this: Q: How can I get my leasing people to convert more of their telephone traffic into actual visits and then rentals? Then there’s the question from the leasing consultants and managers who primarily work alone due to budget constraints and the size of their communities: Q: I know my supervisor is concerned about the office coverage and my ability to always answer the phone, but since I work by myself I have to take care of everything out on

the property and also run all the errands. I just can’t be in the office all day, every day. What can I do?

A: It sounds like the people behind

these questions/concerns all have the same goal in mind, but have yet to devise a plan in order to achieve their objective. While the day to day operations of caring for each community and its residents must be carried out, there will be no new residents to take care of without active leasing. The most obvious solution is as simple as forwarding your office calls to a cell phone. By having calls forwarded and being prepared to quote information about your available apartments, you can easily set appointments while you are out walking a vacant apartment or running a bank deposit. Of course you will have to always be prepared with something to write on and possibly take a message if a call comes through when you are unable to talk. However, in receiving a “live voice,” rather than a message, your callers are more likely to give you their name and number for a call back rather than leave you a voice mail. Of course if you aren’t in a position to

answer your phone, how about regularly checking for messages AND returning calls?? While you’re at it, how about also checking for e-mails from prospective renters. – Most of you can do that with your phone too!

A: To those property managers and owners who already have their managers forwarding calls to a cell phone, but are not seeing a high percentage of callers being converted into visitors, maybe your employees need an “incentive” as extra motivation to work harder on setting appointments, rather than just answering questions and giving out information when the phone rings. It could be something as simple as a Starbucks gift card in the dollar amount of the number of callers turned into visitors and something more for every visitor who becomes a resident. (Of course a guest card system and/or telephone log would have to be in place for verification purposes. . . .) If the day-to-day responsibilities of managing your community make you repeatedly absent from your leasing Continued on page 9

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Metro Manager • October 2008 The Apartment Landlord Times - Metro • April 2013


Shoptalk ...continued from page 8 office, consider forwarding your calls to a cell phone. This will minimize the inconvenience to your prospective renters and anyone else that might be trying to get a hold of you, as well as make you readily available in the event of an emergency. By the way: It’s just as important to answer the calls marked “private” as it is to pick up when the calls are routed through an ad source or you see your supervisor’s phone number come up on your caller ID! – It just may be the Secret Shopper calling . . Are you dealing with a unique challenge or unusual situation at your community that you would like to see addressed next month? The Secret

Metro Apartment 2008 The Landlord TimesManager - Metro • October April 2013

Shopper would like to invite you to send in your questions, as other people may be dealing with the same or similar issues. - You will remain as anonymous as the Secret Shopper! Please ASK THE SECRET SHOPPER by making contact via e-mail. Your questions, comments and suggestions are ALWAYS welcome! ASK THE SECRET SHOPPER Provided by: Joyce Kirby SHOPTALK SERVICE EVALUATIONS Phone: 425-424-8870 E-mail: joyce@shoptalkservice.com Web site: www.shoptalkservice.com Copyright © Shoptalk Service Evaluations

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INSTITUTE OF REAL ESTATE MANAGEMENT

President • Christina DuCote’, CPM, RPA President Elect • Cammie Allie, CPM, ARM Vice President-Member Services • Kimberly Fuhrer, CPM Vice President-Communications • Jocelyn Burmester, CPMC Vice President Education • Kathi Pearce, CPM Vice President-Finance • Stephanie MacPherson, CPMC IREM Chapter #29 11575 SW Pacific Hwy Suite 210 Tigard, OR 97223 (503) 228-0002 (503) 406-2003 fax

The Role of Water in Economic Growth and Successful Property Management to be Examined by an International Panel at Upcoming IREM® Summit in Washington, DC

Water is a key component in economic growth and maintaining a successful property. As the global population grows, the scarcity, delivery, and cost of water will become a priority for property management professionals worldwide. To address this increasingly critical topic, an international panel of property managers representing a diverse host of countries will anchor a special Global Business Practices Forum titled “The Value of Water: Economics and Ecosystems,” during the 13th annual

Leadership and Legislative Summit of the Institute of Real Estate Management (IREM®), to be held from April 6 through 10 at the Omni Shoreham Hotel in Washington, DC. Leonardo Schneider, ARM® from Rio de Janeiro, Brazil, will speak about how his country is preparing for a predicted shortage and what it means to his properties. He’ll discuss the need to educate tenants, not only because they need to understand that water is a commodity, but because prices are steadily rising.

Advertise in the Landlord Times - Metro Circulated to over 20,000 Apartment owners, On-site, and Maintenance personnel monthly. Call 503-221-1260 for more information.

10

He’ll also note that it is in everyone’s best interest to conserve. Juan Carlos Blanco, CPM® Candidate, will speak from the European point-of-view. The European Commission has highly developed policies in place to protect water through the Water Framework Directive (WFD). In cooperation with this directive, Spain, as well as other countries, has developed conservation programs, regularly reviewed by the commission. The commission has made it a goal for all European waters to be in good standing by 2015- clean, harvested properly, and reusable, if possible. There also are sanctions regulating the cost of water, linking the price to the amount consumed or the pollution produced by its consumption. Lastly, Tage Flint, general manager of the Weber Basin Water Conservancy District in Northern Utah, will stress that for American

property managers, paying attention to aging water infrastructure is key. He’ll point to the fact that our systems were set-up for a population that had very different demands than today; also, that property managers should be proactive in making sure their properties and communities can handle the current demands on water and develop sustainable mechanisms to meet demands without further depleting this finite resource. Rounding out his presentation, Flint will review how the U.S.’s climate, climate change, and practices will have an impact on future water usage at all levels. Eric Storey, CPM®, chair of the Global Business Practices’ Forum, will conclude by reminding the audience that understanding water and giving it proper attention is critical to being a successful manager. www.irem.org

The Landlord Times - Metro • April 2013


Manufactured Fireplaces: Repair or Replace? Article submitted by Portland Chimney & Masonry, Inc. Many of your units, especially apartments and condominiums, are equipped with Manufactured Fireplaces. Over time, various parts of these Manufactured Fireplaces will wear out. Most commonly the interior fireplace area called the firebox. The firebox consists of the back wall panel, two side wall panels and the floor panel. When the Manufactured Fireplace is cleaned and inspected by a Certified Chimney Sweep and if cracks or holes

are noted in the panels, these panels should be replaced soon after by the Chimney Sweep as a follow up service. The Manufactured Fireplaces are basically appliances and it is vital to their longevity to provide routine maintenance and part replacement as needed. If they are left to deteriorate or are not repaired, replacement of the Manufactured Fireplace is then needed which is much more costly. Not to mention being a fire hazard for the

cleaning. Let’s keep them safe, clean, properly maintained and ready for use.

*The National Fire Protection Association recommends annual inspections and cleanings of fireplaces. “13.2 Annual Inspection. Chimney, fireplaces and vents shall be inspected at least once a year in accordance with the requirements of Section 14.2.” In the Great Northwest fireplaces abound. With the burning season coming to a close this is a good time to perform routine maintenance and

Article submitted by Portland Chimney & Masonry Inc. Reference: National Fire Protection Association 211 Standard for Chimneys, Fireplaces, Vents, and Solid Fuel-Burning Appliances 2010 Edition. Chapter13 Maintenance

Serving the Portland/Vancouver

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Multifamily Housing Industry More than 21,000 Distributed Monthly www. TheLandlordTimes.com The statements and representations made in advertising and news articles contained in this publication are those of the advertiser and authors and as such do not necessarily reflect the views or opinions of Professional Publishing, Inc. The inclusion of advertising in this publications does not, in any way, comport an endorsement of or support for the products or services offered. Metro Apartment Manager is produced monthly and is published by Professional Publishing Inc. An Oregon Corporation. PO Box 30327 Portland, OR 97294-3327. (503) 221-1260 • (800) 398-6751 Copyright 2013. All rights reserved.

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Request a consultation by May 31 and you could be a winner When you sign up for an energyefficiency consultation during April or May, you’ll automatically be entered for a chance to win one of 10 lighting upgrades of up to $1,000 each. Winning a lighting upgrade would jumpstart your savings and your return on investment. Sign up at PortlandGeneral.com/ LightSavings or call 800-822-1077 by May 31. If you’ve already had a consultation, you can still enter the sweepstakes. (See sweepstakes terms and conditions at PortlandGeneral. com/LightSavings.)

In a hurry? No problem! If you’re short on time, you can still learn a lot with a quick phone consultation. You’ll come away with advice on: • Lighting upgrades and other efficiency improvements that could benefit your properties • Setting energy-saving priorities based on your budget and goals • Energy savings estimates • How to qualify for Energy Trust of Oregon cash incentives that can make lighting upgrades more affordable and quicken payback • Connecting with trusted contractors

CREDITS Time: 7:30am to 9:00am Date: April 17, 2013 Location: Multnomah Athletic Club 1849 SW Salmon St Portland, OR 97205

Multifamily NW Spring 2013 APARTMENT REPORT BREAKFAST

Our distinguished panel of speakers will review the results from the latest Apartment Survey and share their valuable insights concerning various metropolitan markets. Multifamily NW would like to express its deep appreciation to everyone who participated in the latest survey. Your cooperation makes this the most comprehensive study of its kind in the area.

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Common lighting improvements in multifamily properties Some lighting upgrades that often pay for themselves quickly in multifamily properties include: 1. Occupancy sensors: Save 25 percent or more by automatically switching off unused lighting. Great for common areas such as laundry rooms, workout rooms and recycling centers. 2. T8 fluorescent lighting and electronic ballasts: High-performance T8 lighting and electronic ballasts offer big savings over T12 fixtures, which often are found in common areas, hallways, service areas and garages. And if you have older T8 lighting, it may be worth upgrading to newer, even more-efficient T8s. 3. LED lighting: This highly efficient, long-lasting technology is great for recessed cans and track lighting. It saves up to 75 percent over incandescent bulbs and curbs maintenance. Lighting is a great first step to energy efficiency Lighting is one of the easiest and most cost-effective ways to save energy in your properties. In addition to lowering your energy costs, today’s technologies offer excellent maintenance savings because some lamps last for 10 or more years before needing replacement. Lighting improvements also improve light quality, making your properties more attractive and competitive. Give us a call or sign up online to find out more. If you have questions you’d like to have answered in future “ Ask the Energy Expert” columns, please e-mail Sarah.Pagliasotti@pgn.com.

Advertise in the Landlord Times - Metro Circulated to over 20,000 Apartment owners, On-site, and Maintenance personnel monthly. Call 503-221-1260 for more information. The Landlord Times - Metro • April 2013


Obama ...continued from front page between homeless persons and families finding stable housing or living on our streets.” “Our economy is improving, but times are as tough as ever for those without a place to call home,” said HUD Northwest Regional Administrator Mary McBride. “These funds help hard-working local organizations keep their doors open and services flowing to help homeless families and individuals put a roof over their heads and stability and opportunity back into their lives.” While the Fiscal Year 2012 funds awarded today are not impacted by the automatic across-the-board budget cuts under sequestration that began March 1st, Donovan cautioned that future budget cuts may reverse significant reported declines in homelessness: “During this challenging budget climate, we must make certain that we don’t balance our books on the backs of our most vulnerable citizens. When we make even modest investments in these programs, we see a measureable decline in homelessness.” HUD recently announced its 2012 “point in time” estimate of the number of homeless persons in America. Approximately 3,000 cities and counties reported 633,782 homeless persons on a single night in January of 2012, largely unchanged from the year before. While HUD found sig-

nificant declines among the longterm homeless and veterans, local communities reported an increase in the number of sheltered and unsheltered families with children. In Oregon, local communities reported an 8.3 percent decrease in homelessness from January, 2011 to January, 2012. HUD’s Continuum of Care grants announced today will continue offering permanent and transitional housing to homeless persons as well as services including job training, health care, mental health counseling, substance abuse treatment and child care. Continuum of Care grants are awarded competitively to local programs to meet the needs of their homeless clients. These grants fund a wide variety of programs from street outreach and assessment programs to transitional and permanent housing for homeless persons and families. In 2010, President Obama and 19 federal agencies and offices that form the U.S. Interagency Council on Homelessness (USICH) launched the nation’s first comprehensive strategy to prevent and end homelessness. Opening Doors: Federal Strategic Plan to Prevent and End Homelessness puts the country on a path to end veterans and chronic homelessness by 2015 and to ending homelessness among children, family, and youth by 2020.

HUD’s mission is to create strong, sustainable, inclusive communities and quality affordable homes for all. HUD is working to strengthen the housing market to bolster the economy and protect consumers; meet the need for quality affordable rental homes: utilize housing as a platform for improving quality of life; build inclusive and sustainable communities free from discrimination; and transform the way HUD does business. More information about HUD and its

programs is available on the Internet at www.hud.govand http://espanol.hud. gov. You can also follow HUD on twitter @HUDnews, on facebook at www. facebook.com/HUD, or sign up for news alerts on HUD’s News Listserv.

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CLARK COUNTY RENTAL ASSOCIATION President • Lyn Ayers Vice President • Blain Cowley Secretary • Patty Silver Contact • Lyn Ayers • Phone (360) 693-0025 • info@ccrawa.org

Treasurer • Janine Ayers

Membership Committee • Roger Silver

5620 Gher Rd., Suite H Vancouver, WA 98662-6166 (360) 693-CCRA www.clarkcountyrentalassociation.org

President's Message Did you attend last month’s “Nuts & Bolts of Landlording” seminar in Vancouver? If so, what did you like best about it? What topics were most interesting and important? What should we have spent more time on? We would like to hear your comments so that next year we can make improvements. In just a month the legislative session in Olympia will be behind us. Our legislators appear to be mostly focused on state finances. Arguments for either lower spending or higher (additional?) taxes consume our legislators’ time and energy. It appears that so far this session the rental industry is not being aggressively impacted. However it’s also disappoint-

ing that the bills we have submitted or supported are getting little attention. Many of us would agree the residential housing industry is increasingly challenging for us. Unfortunately, landlords often tend to be more independent and thus less socially organized. That fact highlights the need for us to join together and send a unified message to the legislature. We must learn to be more vocal and involved with our legislators. After all is said and done, if they don’t learn about our issues from us, how are they going to seriously consider our challenges when they vote? Spring means that it is time to consider the yards around our rentals.

Trim the bushes and trees before it gets too warm. Make sure the bushes near the front door are trimmed so that no one can hide behind them. Consider planting spiny, sticker bushes under bedroom windows to discourage bad guys from trying to climb in through those windows. Trim your trees back from buildings so they drop fewer leaves on your roofs. The leaves can fill and plug the rain gutters. Of additional concern if leaves pile up on the roof, they will promote moss growth thereby shortening the life of the roof. If you have a vacancy, consider planting a few bright flowers around the front door. It will brighten the unit and give it more “pop”. When

a potential tenant sees your unit for the first time, you want him/her to be impressed by how attractively it is presented to them. Are you using a rental criteria form yet for new applicants for your units? If not, you are violating Washington State law. EVERY tenant must be given the opportunity to review the criteria you will use to make your decision. And this must be done prior to accepting any deposit or screening monies. In fact, to be especially safe, you might make sure they have reviewed it before you get any information from them. Creating your own criteria form is not difficult. Sit down and decide what is important to you. How much income should they have? How many vehicles? What credit score or kind of history must their credit report show? What do you check? Do you run credit? Do you contact former landlords and employers? If so, make sure you include those in your criteria. CCRA is working on a form that can be used as a template that will be available on our website. We plan to announce it in the next few months. Being a good landlord is a neverending learning process. Make sure you keep your mind open to learning new things that will make you a better landlord.

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The Landlord Times - Metro • April 2013


6 Questions ...continued from page 7 been so doing well because there are fewer homeowners and more renters. The market for multifamily housing construction will remain strong in 2013 according to the NAHB chief economist David Crow. He estimates that there will be 299,000 new multifamily residential units built in 2013. He said that this is still considerably less than the 350,000 units the required to keep up with the demand and supply imbalance. That said, the cost of materials and labor make it unfeasible to build in certain areas. Also, there are financing hesitations on the part of some lenders to build new construction multifamily which makes it difficult in some circumstances. The demand for multifamily units will continue to remain strong. Multifamily assets remain have the highest occupancy rates with the most aggressive rent growth and are the easiest to finance. These are all compelling reasons for investors to continue to invest in apartment buildings in 2013. TLT: What you feel are the most important things to consider when hiring a vendor for your business?

DD: First look for someone that is concerned about doing the right thing for the property. Our management company looks to get three bids prior to hiring a vendor. We want to make sure that our vendors are providing work that has been competitively bid. At our management firm I also look to make sure that our vendors have good insurance and name our company and the apartment building as an additional insured. Good references from satisfied customers are important, as well as the knowledge to do what is right for the building and the tenants.

areas. And fourth make sure you do your due diligence very well prior to purchasing a multifamily property. Some of the best deals you do are the deals you don’t do. If you don’t have the time to manage your own property you will want to consider developing opportunities with sponsors who have a proven track record operating multifamily properties. TLT: For small independent owners do you suggest self-managing or hiring a property manager?

DD: If you or your wife has the time you can do the property management and save a lot of money. However if you are busy executive and you don't have time then really you want to find a property manager. It makes sense to have a property management that has a significant investment in the property so that your interests are aligned. Darrel Dickson is Principal at Preferred Capital Management, Inc. and ApartmentsForSale.com.

TLT: Generally speaking what two or three pieces of advice would you give to a room full of investors? DD: Look to invest in markets where there is something significant going on for example major job and growth population growth and revenue growth are important to add value to a multifamily investment property. Secondly look to obtain long-term fixed-rate financing at low rates. Third look to buy well below replacement cost in well located

www.TheLandlordTimes.com

The Landlord Times - Metro • April 2013

15


Screening: Don’t Become a Victim of Your Own Decisions Why are we landlords afraid to make tough decisions when it comes to screening prospective tenants? Have you noticed that some potential applicants become pushy or demand sympathy? Haven’t we all heard the same excuse from applicants, “the information you’re asking for is buried somewhere in a moving box”? At this point, do we choose not to require that they complete the corresponding field on the application? Have you found yourself approving applicants who don’t quite meet your screening criteria because you’re afraid to keep the property vacant or simply afraid to

say no? I’m sure you’ve also heard horror stories of Fair Housing investigations resulting in hefty fines for our peers How about those “professional” tenants, those who lie on applications and appeal to our emotions, the scammers who know how to outstay their welcome? Being a landlord comes with all kinds of risks; however, as long as we’re just good at our jobs as landlords, then there is no need to be afraid to screen applications. Making decisions based on fear or emotion can be costly. Makings decision based on informed policy reduces the potential for costly mistakes.

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First, knowledge is our power. Know the laws that govern our industry. Consult with other landlords, educate yourself, take advantage of educational workshops offered by landlord organizations, and read a law book. The laws can change as often as every two years, so be prepared to continue your research. Just when you’ve attended all of the landlord workshops offered by your association, it should be time to start taking them all over again. Don’t consider repeat workshops as refreshers because they will most likely have brand new content and hopefully be taught by a different instructor, who can shed their own light on policies and procedures that may be new to you. Second, know your application and screening criteria by heart. One of the first interactions that you will have with prospective tenants will concern these two items. Wavering or uncertainty on your part will expose any lack of confidence you may have in your business. A landlord who doesn’t know how to answer questions about the application or screening criteria potentially opens the door to all sorts of risk. If a prospective tenant sees that rules

are flexible, he or she sees an opportunity. Stick to your criteria and keep your answers consistent and factual. Giving the tenant more time to provide required documentation is OK; however, lowering your standards is double trouble. Third, make sure that your applicant standards are fair, yet rigid, and charge an application fee. Don’t forget that you’re running a business. Application fees cannot be a profitmaking endeavor; they are there to simply cover your actual costs. Your time is valuable, reports are costly, and you want to ensure that the applicant is serious about renting from you. Collect an application fee per applicant, paid in cash. When you charge an application fee, of any amount, make sure that your screening criteria is in writing, give application receipts, and issue written application denials when applicable. Fourth, know your Fair Housing laws. Specifically, screen someone with a disability as you would any other potential resident. Don’t become fearful if you hear that a prospect has an aid animal. You may verify the prescription for the animal; otherwise, treat the animal as a Continued on page 17

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Screening ...continued from page 16 wheelchair; it goes with the person. Having a proven standard for application criteria protects you from Fair Housing accusations. Treat everyone as an individual, no matter his or her status. Rental history should not come from friends or relatives. Chances are, those persons will tell you that their relative is the best renter ever, to get them out of their house into yours. Absolutely require at least one government-issued photo ID. The list of acceptable ID’s is lengthy, and some of those are listed at http://www. t s a . g o v / t r a v e l e r- i n f o r m a t i o n / acceptable-ids. Note the address on the photo ID and match it to the current address listed on the application. If they don’t match, ask for an explanation. Obtain all signatures required in order to verify information with employers and credit bureaus. Don’t chase down the applicants for this information, as it will hold up completion of the screening process in a timely manner. Make sure to document the date and time that the completed application was received to avoid Fair Housing allegations of picking-andchoosing based on personal biases. If the prospects comment unfavorably on the rigidity of your screening criteria, tell them that they can thank those who came before them who tighter restrictions are now a necessary business precaution. Finally, don’t hesitate to discrimi-

nate against those facts that remain unprotected by the law. Income amount, criminal history, rental history, and the manner in which they treat you can all be grounds for denial. Note the attitude with which they approach the application, look for inconsistencies in their information, and don’t be afraid to ask for more information or further explanation if you see red flags. If prospects are vulgar or blatantly rude, ask yourself if you can do business with them. If prospects attempt to rush the process or become pushy, it’s likely because they HAVE to move to avoid an eviction from their current landlord. Don’t be afraid to change your screening criteria as your business evolves and you’re presented with different challenges. Make sure that you keep dated copies of historical criteria and be consistent with the new rules to avoid

Fair Housing allegations. Tell yourself, “from this day forward, I require…”, and then all that apply must meet the amended criteria from that point on. Again, treat everyone individually, fairly, respectfully, and consistently and you won’t have anything to worry about. My goal here is to convince you to not allow bad landlords, or “professional” tenants to scare you away from one of the most important tasks of our business: screening. Do not be afraid to deny those applicants who simply do not meet your criteria. We have standards set in place for a reason: to protect some of our most important investments. Have Application Denial forms as part of your forms inventory. Be brief with explanation when the applicant inquires, because they will, and stick to the facts. Chances are, your denial will not come as a surprise to them. It’s

never too late, until you’ve handed over the keys. Katie Poole – Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM.co.

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The Landlord Times - Metro • April 2013

17


Axiometrics ...continued from front page rent growth at the national level during this cycle was 5.32% in July 2011. Breaking rent growth down by asset class, Class C properties continued to post the highest annual effective rent growth rates in February, at an average of 4.3%. Class A properties, which averaged effective rent growth of 4.9% in February 2012, declined to 3.2% in February 2013. While Class A and C properties have been on opposite growth paths in recent months, Class B properties have been very stable, with annual effective rent growth staying close to 3.6%. Occupancy at the national level remained relatively stable in February, though it did increase from 94.05% in January to 94.13% in February. Axiometrics forecasts that the national average occupancy rate will reach 94.9% in 2013. Currently, 28 of the top 88 MSAs have an average occupancy rate greater than 95.0%. Of note, three of the top 10 MSAs for occupancy (Naples, Sarasota, Miami) are in Florida, a state in which other markets are still offering significant concessions to attract tenants. Fewer Concessions Mean Higher Rents As the market has tightened over the past few years, it has become increasingly difficult for renters to find rental concessions, at least in most MSAs. At the national level in February, concessions lowered asking

rents 1.90%, which is the equivalent of 6.9 days of free rent on a 12-month lease. For comparison, Axiometrics reported that concessions lowered asking rents 3.09% last February and 4.62% two years ago. The peak for concession values was in December 2009 when asking rents were lowered 7.47% by the use of concessions. In December 2009, approximately 2,360 of the properties in Axiometrics’ database were offering a concession of at least two months free rent on a 12-month lease; that number dropped to 335 properties in February 2013. While the number of properties offering at least two months free rent has declined substantially, most major MSAs still have a handful doing so. However, 67 percent of the properties offering two months free are concentrated in the Class B- to C- range. Only 28 properties in Axiometrics’ database graded between Class Aand A++ are offering an average of two months or more free. Top and Bottom Performing MSAs Houston, Denver, Oakland, San Jose, Charlotte, and Seattle continue to rank in the top tier for revenue growth, which is calculated by multiplying the effective rent by the occupancy rate and taking the change between periods. Boston and San Francisco, two MSAs that consistently ranked in the top tier for revenue growth the past two years, recently dipped below the

national average. Boston’s revenue growth softened during the first quarter of 2012 and has settled at a rate below 3.0%. San Francisco’s slowdown is more pronounced as it has fallen from a peak of 15.9% last February to 2.9% this February. Class A properties have slowed the most in San Francisco, with the level of rent this February 2.5% lower than it was a year ago. Class B properties have remained solid at a 5.9% growth rate but as in other markets Class C prop-

erties are leading the pack this year with a growth rate in San Francisco of 12.1%. About Axiometrics Axiometrics is the only multifamily research provider to survey every property in its database at the floor plan level every month. Every property. Every month. Only Axiometrics. Learn more at www.axiometrics.com or by calling 214-953-2242.

Top and Bottom Performing MSAs Rank*

Annual Eff Rent Growth

MSA

Occupancy Rate

Revenue Growth

Feb-12

Feb-13

Feb-12

Feb-13

Feb-12

Feb-13 9.5%

1

Corpus Christi, TX

6.82%

8.45%

94.58%

95.46%

10.0%

2

Boulder, CO

3.01%

9.72%

96.05%

95.50%

2.6%

9.1%

3

Cape Coral, FL

5.11%

6.88%

93.51%

94.67%

6.5%

8.2%

4

Houston, TX

4.81%

6.71%

92.12%

93.27%

6.8%

8.1%

5

Oakland, CA

6.98%

7.27%

95.43%

96.05%

6.6%

8.0%

11

Denver, CO

7.05%

6.09%

94.30%

94.99%

7.0%

6.9%

14

West Palm Beach, FL

1.73%

5.13%

94.01%

94.86%

2.1%

6.1%

16

Salt Lake City, UT

3.67%

6.06%

95.91%

95.64%

5.5%

5.8%

18

Birmingham, AL

3.63%

3.51%

92.03%

93.91%

3.5%

5.6%

19

Charlotte, NC

6.93%

4.97%

94.15%

94.69%

8.8%

5.6%

20

Seattle, WA

6.59%

5.26%

95.24%

95.46%

6.6%

5.5%

National

3.96%

3.53%

93.81%

94.16%

4.4%

3.9%

56

Boston, MA

7.42%

2.87%

95.55%

95.61%

7.3%

2.9%

58

San Francisco, CA

60

Riverside, CA

73 77

15.48%

4.35%

96.32%

95.00%

15.9%

2.9%

1.16%

1.75%

93.90%

94.68%

0.8%

2.6%

Baltimore, MD

3.05%

1.60%

94.83%

94.52%

3.4%

1.3%

Las Vegas, NV

-1.14%

0.79%

91.63%

91.19%

-0.8%

0.3%

84

Winston, NC

2.21%

0.32%

92.92%

92.05%

4.0%

-0.6%

85

Salinas, CA

0.67%

1.17%

94.22%

92.42%

1.8%

-0.8%

86

Albuquerque, NM

0.19%

-0.11%

93.22%

92.41%

-1.8%

-1.0%

87

Chattanooga, TN

2.22%

1.14%

95.46%

93.18%

3.4%

-1.3%

88

Tucson, AZ

2.04%

-1.52%

92.08%

91.46%

3.2%

-2.2%

*Rank is based on annual revenue growth in February 2013. Only the top 88 MSAs were used for the ranking. Axio tracks properties in more than 400 MSAs around the country. Source: Axiometrics Inc.

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Professional Publishing, Inc www.TheLandlordTimes.com

Vol. 17 Issue 4

April 2013

EUGENE • SALEM • ALBANY • CORVALLIS

MONTHLY CIRCULATION TO MORE THAN 5,000 APARTMENT OWNERS, PROPERTY MANAGERS, ON-SITE & MAINTENANCE PERSONNEL Published in association with: METRO Multifamily Housing Association & Rental Owners Association

Salem Housing Authority Okayed To "Tap Into Private Capital" To Preserve & Improve Public Housing Under New Groundbreaking HUD Initiative The Housing Authority of the City of Salem, Oregon public housing authority is among 68 housing authorities nationwide chosen to participate in a groundbreaking strategy to tap private capital in order to preserve and upgrade their public housing inventory as part of HUD's new Rental Assistance Demonstration (RAD) initiative. HUD's RAD initiative, approved by Congress as part of HUD's fiscal year 2012 budget, will preserve and strengthen 82 public housing units at the Robert Lindsey Tower that is owned and operated by the Salem by generating private capital to address backlogs in maintenance needs. Nationally, RAD is expected generContinued on page 6

Submitted by Portland Chimney & Masonry, Inc.

6 Questions with Darrel Dickson The Landlord Times recently caught up with apartment owner, broker and real estate entrepreneur Darrel Dickson about multifamily industry trends, the economy and real estate investment and management best practices. The Landlord Times: What about the industry has changed most since you started your career? Darrel Dickson: When I started in the business in 1987 interest rates were substantially higher than what they are today. Right now interest rates on 30 year amortization on a Market rate deal are about four and a half percent fixed for ten years. When I got started in the business it was in the 7-8% range for a ten year fixed rate loan. Therefore, if you can find an apartment building that is well priced you have a chance to

Professional Publishing, Inc PO Box 30327 Portland, OR 972943327

Manufactured Fireplaces: Repair or Replace?

make greater cash flow. There is a large demand to receive a stable return on investment from investors. Many are starved for cash flow. Currently, investors are getting almost nothing on bank certificates of deposits. When I started in this business interest rates on bank certificates of deposits were much higher. The returns through CDs at banks are currently close to zero. Investors can receive 5 to 10% steady cash flow in through owning apartment building. Investors will seek to deploy capital aggressively in the real estate considering the sustained low treasury rates that are available. TLT: What do you perceive for the economy in the next year so? How will this affect the industry? DD: Powerful demographic and economic trends will continue to strengthen the apartment market. The apartment market is in the fourth year of an increasing demand for

Current Resident or

PRSRT STD US Postage PAID Portland, OR Permit #5460

rental units. The US vacancy rates was at 4.3% in 2012, which is resulting in a projected 4-5% rent growth nationally in 2013. The oldest echo boomers turn 28 years old and have created a significant number of new households. Additionally, over the next few years approximately 1.2 million to 1.6 million immigrants will arrive annually through 2017. The unique demographics of increased Echo boomers as well as new immigrants looking for new rentals will put pressure on vacancy notwithstanding the increase in supply of rental units. Between 2005 and 2010 the number of 20 to 34-year-olds living with parents increased 600%. As the job market improves these young singles living with parents will be looking to exit from living with their mom and dad and get an apartment. TLT: The economy is clearly one of the most important topics of conversation and concerns. How is the economy affecting the multifamily rental housing industry today? DD: The home ownership percentages since 2006 in the United States are as follows: 2006: 68.9%, 2007: 67.8%, 2008: Continued on page 7

Many of your units, especially apartments and condominiums, are equipped with Manufactured Fireplaces. Over time, various parts of these Manufactured Fireplaces will wear out. Most commonly the interior fireplace area called the firebox. The firebox consists of the back wall panel, two side wall panels and the floor panel. When the Manufactured Fireplace is cleaned and inspected by a Certified Chimney Sweep and if cracks or holes are noted in the panels, these panels should be replaced soon after by the Chimney Sweep as a follow up service. The Manufactured Fireplaces are basically appliances and it is vital to their longevity to provide routine maintenance and part replacement as needed. If they are left to deteriorate or are not repaired, replacement of the Continued on page 6

Page 3

PRESIDENT'S MESSAGE Page 4

A MESSAGE FROM YOUR PRESIDENT …


Oregon 10 Day Pet Violation M018 OR

About the Form: This simple and underutilized form quickly addresses unauthorized pets on properties. This form actually includes two separate notices, the First Notice and the Final Notice. Upon discovery of the unauthorized pet, serve the tenant the First Notice of the Oregon 10 Day Pet Violation form. The First Notice explains that the pet must be removed in 10-14 days (depending on delivery method) or tenancy will terminate. The Final Notice is used in cases that a tenant has initially complied with the First Notice, only to discover there is another unauthorized pet. Serving the Final Notice the tenant has 10-14 days (depending on delivery method) to vacate the premises. There is no additional grace period with the Final Notice. OREGON

10 DAY PET VIOLATION DATE __________________________________________ PROPERTY NAME / NUMBER ___________________________________________________________________________________________________________________________________________________________________ RESIDENT NAME(S) ___________________________________________________________________________

___________________________________________________________________________

___________________________________________________________________________

___________________________________________________________________________

___________________________________________________________________________

___________________________________________________________________________

and all others. UNIT NUMBER ___________________________________ STREET ADDRESS ___________________________________________________________________________________________________________________________________________________________________________

Pursuant to Oregon landlord/tenant law, this notice is to inform you that you are housing a pet on the Premises in violation of the Rental Agreement. This is substantially the same violation for which you were given prior notice on __________________________________. You cannot cure this violation. Your Rental DATE Agreement will terminate on the effective date indicated below. c This notice has been served personally and is effective 11 days later at midnight (end of day) on

__________________________________

or

DATE

FINAL NOTICE

c If written Rental Agreement allows, this notice has been served by posting on the main entrance door of the dwelling unit and mailed first class. It is effective 11 days later at midnight (end of day) on _________________________________ or DATE

c This notice has been served by first class mail only. It is effective 14 days later at midnight (end of day) on

.

_________________________________

DATE

X

OWNER/AGENT

____________________________________________________________________________________________________________________

ADDRESS

____________________________________________________________________________________________________________________

TELEPHONE

____________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________

DATE __________________________________________ PROPERTY NAME / NUMBER ___________________________________________________________________________________________________________________________________________________________________ RESIDENT NAME(S) ___________________________________________________________________________

___________________________________________________________________________

___________________________________________________________________________

___________________________________________________________________________

___________________________________________________________________________

___________________________________________________________________________

and all others. UNIT NUMBER ___________________________________ STREET ADDRESS ___________________________________________________________________________________________________________________________________________________________________________ CITY ___________________________________________________________________________________________________________________________________________________ STATE ___________________________________ ZIP _____________________________________________________________ Pursuant to Oregon landlord/tenant law, this notice is to inform you that you are housing a pet on the Premises in violation of the Rental Agreement. Unless the pet is removed by the date specified, your Rental Agreement will terminate and you must vacate the Premises. In addition, you are responsible for all damages caused by the pet.

FIRST NOTICE

c This notice has been served personally and is effective 11 days later at midnight (end of day) on

__________________________________

DATE

or

c If written Rental Agreement allows, this notice has been served by posting on the main entrance door of the dwelling unit and mailed first class. It is effective 11 days later at midnight (end of day) on __________________________________ or DATE

c This notice has been served by first class mail only. It is effective 14 days later at midnight (end of day) on

Form M018 OR Copyright © 2009 Metro Multifamily Housing Association.® NOT TO BE REPRODUCED WITHOUT WRITTEN PERMISSION. Revised 10/1/09.

CITY ___________________________________________________________________________________________________________________________________________________ STATE ___________________________________ ZIP _____________________________________________________________

.

__________________________________

DATE

X

OWNER/AGENT

____________________________________________________________________________________________________________________

ADDRESS

____________________________________________________________________________________________________________________

TELEPHONE

____________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________

ON SITE

2

RESIDENT

MAIN OFFICE (IF REQUIRED)

The LandlordTimes - Valley • April 2013


MULTIFAMILY NW President • Paul Hoevet Past President • Jeff Denson Vice President • Pam McKenna Secretary • Kirsten Bailey Treasurer • Chris Hermanski

PAUL HOEVET

Multifamily NW President

Hello Everyone. March 10th through the 13th I had the honor and privilege of traveling with your Executive Director, Deborah Imse, to Washington D.C. and representing Multifamily NW at the National Apartment Association’s Capitol Conference. While in D.C., we attended various committee meetings and seminars. In the Membership Meeting, we were able to witness Multifamily NW’s application for membership to the NAA be ratified. We then were able to watch the Board approve our Charter at the Board Meeting on March 12th. The NAA and all of their affiliates are excited to have us back and participating in their organization. On Wednesday, we were able to see just how influential the NAA has become in our nation’s capitol. Deborah and I were given a schedule of meetings with all of Oregon’s Congressional and Senate offices. We were able to speak with them regarding issues that have a direct impact on the Apartment/Rental Housing Industry. Topics that were discussed included: - Section 8 - Low Income Tax Credit

16083 SW Upper Boones Ferry Road, Suite 105, Tigard, OR 97224 503-213-1281, 503-213-1288 Fax www.multifamilynw.org

President's Message - Fannie Mae and Freddie Mac Reform - Immigration Reform All of these issues do and will impact each of our businesses in one way or another. We can’t sit on the sidelines and hope that someone else will run with the ball. On the national level, Multifamily NW’s message was received well by all of the offices that we visited. Our law makers understand that we are an organization that represents 150,000 apartment homes and single family rentals, and that we are promoting quality rental housing to all members. I would like to think that the time Deborah and I were able to spend in our law maker’s offices will benefit all of us. Our elected officials now have a source for industry information back in their home State of Oregon. I suppose that by Multifamily NW participating in the Capitol Conference we were able to show our Representatives and Senators that we care. We were able to convey that we are part of a national organization that represents over 6.7 million units and that our voices need to be heard. Now that Deborah and I have returned to Oregon, I would like to see

Multifamily NW continue to grow our grassroots efforts in Salem and other local municipalities. The above issues do and will impact each of our member businesses in one way or another, and there are many local issues that need our attention as well. We can’t afford to sit on the sidelines, so Multifamily NW is taking the lead. Still, if our organization is to be ef-

fective with our advocacy efforts, we need your help. The more involved you are in your association, the better it will be able to represent your business interests. For more information on how you can help make a difference, please contact Kristen Davies @ 503-213-1281 or visit our website at www.multifamilynw.org.

Multifamily NW 2013 Events: MARK YOUR CALENDAR! April 12, 2013 12:00 PM - 1:00 PM It's the Law Lunchtime Series: Domestic Violence: Making Sense in Challenging Situations

April 23, 2013 8:00 AM - 5:00 PM Certified Pool Operator (CPO) Training 4/23 & 4/24 - Portland, OR

April 15, 2013 9:00 AM - 1:00 PM ELEVATE: Forms and Notices - Portland

April 24, 2013 9:00 AM - 1:00 PM ELEVATE: Closing/Overcoming Objections - Portland

April 16, 2013 12:00 PM - 2:00 PM MWV Class: First Appearances (Salem, OR) April 17, 2013 7:30 AM - 9:00 AM Spring 2013 Apartment Report Breakfast April 22, 2013 9:00 AM - 2:00 PM ELEVATE: New Hire Class - Portland, OR

April 25, 2013 9:00 AM - 1:00 PM ELEVATE: Tax Credit - Portland, OR (2-day class: 4/25 &4/26) April 30, 2013 8:00 AM - 12:00 PM ELEVATE: Unit Inspection and Turnover Effectiveness - Portland

visit www.multifamilynw.org for more dates

Eugene - 541-485-5325 Salem - 503-363-5325

The LandlordTimes - Valley • April 2013

3


RENTAL OWNERS ASSOCIATION

205 W. 10th Avenue, Eugene OR 97401 (541) 485-7368 (541) 284-4052 info@ laneroa.com

President • Jim Straub Vice President • Michael Steffen Secretary • Scott Smith Treasurer • Pat Costello Board Members: Dennis Casady, Dennis Chappa, Robei Ellis, Devin Gates, Eric Hall, Tia Politi

A Message from Your President … It’s spring in Eugene and that can only mean one thing: the shortest distance between two points is under construction. You can expect to see the familiar orange barrels as you make your way to the ROA office. We understand from the City of Eugene that when their road crews arrive for repaving 10th Avenue, they will allow a lane for east bound travel on 10th during paving, now tentatively scheduled for sometime in July or August. Remember, if you can’t make it to the ROA office, you may call in your forms order, charge by phone and we’ll mail it to you the same day. You may also access ORHA forms online at www.oregonrentalhousing.com. Our February general meeting speaker, Brooks Hayes of Hayes Insurance Group, presented great tips on making certain that we stop and really think about our liability as landlords. Many thanks to Brooks for answering so many questions from our members. If you missed this meeting and would like a copy of Brooks’ very informative presentation, please call the ROA office at 541-485-7368. Our Affiliate Spotlight presenter was Ken Reiling of SparkleWash of Lane County. As I mentioned last month, we

were sad to hear that long-time ORHA and ROA member Bill Lewis had passed away. We have included Bill’s obituary in this edition of the bulletin (see page 21 in our newsletter). If you own or manage property in the City of Eugene, please note that the Social Host ordinance (Ordinance on Unruly Gatherings), passed by Eugene City Council on January 28th, 2013, went into effect on March 2, 2013. Violators were ‘educated’ (given warnings) through April 1st. Eugene Police Department will begin enforcement effective April 2, 2013. Under this new ordinance, both hosts and property owners could be civilly liable for police, fire and public works response to repeated illegal gatherings. Please read the article, taken from the City of Eugene website, on pages 14-15. As always, call the Helpline at 541-242-2850 if you have any questions about this new ordinance. As you’ll read in my Legislative Update on page 25 in our newsletter, after continuing negotiations, the Landlord-Tenant Coalition was able to reach agreement to move a Coalition bill forward in the Oregon Legislature. Regarding the Housing Choice Act (also known as the Section

8 bill), House Speaker Tina Kotek continues to move this bill through the Legislature. ORHA does not support this bill. And as ORHA’s Legislative Director, I testified to the Legislature to express our concerns with this bill. We will continue to provide updates on the 2013 Legislative Session. As mentioned last month, and as you’ll see in the article by ORHA President, Michael Steffen, (page 17 in our newsletter), ORHA (Oregon Rental Housing Association) has been working on revising our forms to correct inconsistencies and improve usability. We now have revised versions of the forms in the ROA office. Remember: Forms were not revised because of law changes and you may still use the prior edition of each of the forms. Please note also that the “Protect Your Family from Lead in Your Home” pamphlet was revised by the EPA in December 2012 and now includes information on “Renovate Right.” However, if you have a 2003 edition of this pamphlet, please note that we have contacted the EPA and have been informed that we may continue to use the 2003 edition. Please call the Helpline at 541-242-2850 if you have any questions.

Are you curious about the process of Fair Housing testing? Did you pass the test? Please join us for our April general meeting with our featured speaker, Pegge McGuire, Executive Director of the Fair Housing Council of Oregon as she presents, “Unlocking the Mystery of Fair Housing Testing - Using Recent Test Results to Improve Your Business Practices.” Pegge will share fair housing complaint and testing information gathered over the past several years. This presentation will help landlords identify business practices that may need improvement, helping us reduce the likelihood of future fair housing complaints. Our Affiliate Spotlight will be Titanium Legal Services, Inc. Jim Straub, President HOW MUCH OF MY 2012 DUES ARE TAX DEDUCTIBLE?88.9% of your dues paid to the ROA are tax deductible.Because our organization participates in lobbying on your behalf through the Oregon Rental Housing Association (ORHA), a small portion of your dues are not tax deductible.

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The LandlordTimes - Valley • April 2013


T

he telephone is your single most important leasing tool and it’s probably the easiest “tool” to operate at your community, but is everyone answering it when it rings? Many apartment communities are spending time and money on designing creative, effective ads and signage to make their phones ring. Yet, believe it or not, many leasing people are still choosing not to answer their telephones. Worse yet, those who are relying on answering machines and voice mail to take messages, are not always returning calls in a timely manner or even at all. I cannot tell you how many shopping reports I received last month with remarks like this: “If I had really been looking for a new home, I would have given up trying to reach someone here. The phone went unanswered as I attempted to make contact numerous times, and no one returned my call when I left a message.” For those property management companies who regularly evaluate their employees with a shopping program in order to “perfect their performance,” they are also testing to make sure someone is simply answering the phone and returning calls! Of course having difficulty making contact with the leasing office is merely an inconvenience for the Secret Shopper, as I am only PRETENDING to need an apartment. What about REAL renters out there? What do you suppose happens to them? My guess is they are living in your neighborhood, per-

haps in an apartment at the community next door because someone answered the phone on the day they were looking for a new home. The question that keeps coming up over and over again from property managers and owners is this: Q: How can I get my leasing people to convert more of their telephone traffic into actual visits and then rentals? Then there’s the question from the leasing consultants and managers who primarily work alone due to budget constraints and the size of their communities: Q: I know my supervisor is concerned about the office coverage and my ability to always answer the phone, but since I work by myself I have to take care of everything out on the property and also run all the errands. I just can’t be in the office all day, every day. What can I do? A: It sounds like the people behind these questions/concerns all have the same goal in mind, but have yet to devise a plan in order to achieve their objective. While the day to day operations of caring for each community and its residents must be carried out, there will be no new residents to take care of without active leasing. The most obvious solution is as simple as forwarding your office calls to a cell phone. By having calls forwarded and being prepared to quote information about your available apartments, you can easily set appointments while you are out walking a vacant apartment or run-

ning a bank deposit. Of course you will have to always be prepared with something to write on and possibly take a message if a call comes through when you are unable to talk. However, in receiving a “live voice,” rather than a message, your callers are more likely to give you their name and number for a call back rather than leave you a voice mail. Of course if you aren’t in a position to answer your phone, how about regularly checking for messages AND returning calls?? While you’re at it, how about also checking for e-mails from prospective renters. – Most of you can do that with your phone too! A: To those property managers and owners who already have their managers forwarding calls to a cell phone, but are not seeing a high percentage of callers being converted into visitors, maybe your employees need an “incentive” as extra motivation to work harder on setting appointments, rather than just answering questions and giving out information when the phone rings. It could be something as simple as a Starbucks gift card in the dollar amount of the number of callers turned into visitors and something more for every visitor who becomes a resident. (Of course a guest card system and/or telephone log would have to be in place for verification purposes. . . .) If the day-to-day responsibilities of managing your community make you repeatedly absent from your

leasing office, consider forwarding your calls to a cell phone. This will minimize the inconvenience to your prospective renters and anyone else that might be trying to get a hold of you, as well as make you readily available in the event of an emergency. By the way: It’s just as important to answer the calls marked “private” as it is to pick up when the calls are routed through an ad source or you see your supervisor’s phone number come up on your caller ID! – It just may be the Secret Shopper calling . . Are you dealing with a unique challenge or unusual situation at your community that you would like to see addressed next month? The Secret Shopper would like to invite you to send in your questions, as other people may be dealing with the same or similar issues. - You will remain as anonymous as the Secret Shopper! Please ASK THE SECRET SHOPPER by making contact via e-mail. Your questions, comments and suggestions are ALWAYS welcome! ASK THE SECRET SHOPPER Provided by: Joyce Kirby SHOPTALK SERVICE EVALUATIONS Phone: 425-424-8870 E-mail: joyce@shoptalkservice.com Web site: www.shoptalkservice.com Copyright © Shoptalk Service Evaluations

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VALLEY Salem

...continued from front page

ate more than $650 million in private capital to benefit more than 13,000 units of affordable housing for the next 20 years and generate more than $650 million in private capita to help address an e estimate $26 billion backlog in capital needs faced by public housing authorities. "This innovative and cost-effective approach greatly enhances our ability to confront the decline of our public housing and older assisted housing stock," said HUD Secretary Shaun Donovan. "With the initial implementation of RAD, the Obama Administration has begun to demon-

strate that public-private partnership can help preserve our nation's affordable housing and create jobs in the process." "HUD and our local partners are working to protect critically needed affordable housing for the residents in these communities," said HUD Northwest Regional Administrator Mary McBride. "This is a marketbased approach to helping local housing authorities tap into private capital to preserve housing for some of our most vulnerable citizens." Currently, public housing authorities are prohibited from raising pri-

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vate capital to maintain publiclyowned units. RAD allows public housing agencies and private owners of certain at-risk, federally assisted properties to convert their current assistance to long-term Section 8 contracts. Such contracts will allow owners to leverage millions of dollars in debt and equity to better address immediate capital needs and preserve these affordable housing units. In addition, participating agencies are freed from antiquated public housing rules and restrictions that hindered their ability to best preserve and manage their housing similar to other affordable housing owners and managers. In 2011, HUD released Capital Needs in the Public Housing Program, a study that found the nation's 1.2 million public housing units need nearly $26 billion to keep these homes in safe and decent condition for families, a figure well in excess of the roughly $2 billion Congress appropriates for capital repairs annually. Beyond the potential loss of this public housing, the Moderate Rehabilitation, Rent Supplement, and older Rental Assistance Payment (RAP) programs are at risk of being lost from the

affordable housing stock. RAD is part of the Obama Administration's comprehensive strategy to preserve public and HUDassisted housing. In November 2011, Congress authorized HUD to implement RAD as a budget-neutral demonstration program with two components, allowing for the conversion of assistance for both public housing and HUD-assisted properties that have expiring subsidies. HUD's mission is to create strong, sustainable, inclusive communities and quality affordable homes for all. HUD is working to strengthen the housing market to bolster the economy and protect consumers; meet the need for quality affordable rental homes: utilize housing as a platform for improving quality of life; build inclusive and sustainable communities free from discrimination; and transform the way HUD does business. More information about HUD and its programs is available on the Internet at www.hud.gov and espanol.hud.gov. You can also follow HUD on Twitter at @ HUDnews or on Facebook at www.facebook.com/HUD

VALL

EUGENE • SALEM • ALBANY • CORV

www.TheLandlordTimes.com

Manufactured ...continued from front page

6

Manufactured Fireplace is then needed which is much more costly. Not to mention being a fire hazard for the property itself.

to perform routine maintenance and cleaning. Let’s keep them safe, clean, properly maintained and ready for use.

*The National Fire Protection Association recommends annual inspections and cleanings of fireplaces. “13.2 Annual Inspection. Chimney, fireplaces and vents shall be inspected at least once a year in accordance with the requirements of Section 14.2.” In the Great Northwest fireplaces abound. With the burning season coming to a close this is a good time

Article submitted by Portland Chimney & Masonry Inc. Reference: National Fire Protection Association 211 Standard for Chimneys, Fireplaces, Vents, and Solid Fuel-Burning Appliances 2010 Edition. Chapter13 Maintenance

VALL

EUGENE • SALEM • ALBANY • CORV

The LandlordTimes - Valley • April 2013


VALLEY

6 Questions ...continued from front page 67.5%, 2009: 67.2%, 2010: 66.5%, 2011: 66%, 2012: 65.5% The percentage of a home ownership has consistently dropped annually since 2006, and every 1% drop in housing ownership represents approximately 1,000,000 new renters. Multifamily properties have been so doing well because there are fewer homeowners and more renters. The market for multifamily housing construction will remain strong in 2013 according to the NAHB chief economist David Crow. He estimates that there will be 299,000 new multifamily residential units built in 2013. He said that this is still considerably less than the 350,000 units the required to keep up with the demand and supply imbalance. That said, the cost of materials and labor make it unfeasible to build in certain areas. Also, there are financing hesitations on the part of some lenders to build new construction multifamily which makes it difficult in some circumstances. The demand for multifamily units will continue to remain strong. Multifamily assets remain have the highest occupancy rates with the most aggressive rent growth and are the easiest to finance. These are all compelling reasons for investors to continue to invest in apartment buildings in 2013.

TLT: What you feel are the most important things to consider when hiring a vendor for your business? DD: First look for someone that is concerned about doing the right thing for the property. Our management company looks to get three bids prior to hiring a vendor. We want to make sure that our vendors are providing work that has been competitively bid. At our management firm I also look to make sure that our vendors have good insurance and name our company and the apartment building as an additional insured. Good references from satisfied customers are important, as well as the knowledge to do what is right for the building and the tenants. TLT: Generally speaking what two or three pieces of advice would you give to a room full of investors? DD: Look to invest in markets where there is something significant going on for example major job and growth population growth and revVALLEY, METRO, ARIZONA enue growth are important to add value to a multifamily investment property. Secondly look to obtain long-term fixed-rate financing at low rates. Third look to buy well below replacement cost in well located

areas. And fourth make sure you do your due diligence very well prior to purchasing a multifamily property. Some of the best deals you do are the deals you don’t do. If you don’t have the time to manage your own property you will want to consider developing opportunities with sponsors who have a proven track record operating multifamily properties. TLT: For small independent owners do you suggest self-managing or hiring a property manager?

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Darrel Dickson is Principal at Preferred Capital Management, Inc. and ApartmentsForSale.com.

VALLE

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DD: If you or your wife has the time you can do the property management and save a lot of money. However if you are busy executive and you don't have time then really you want to find a property manager. It makes sense to have a property management that has a significant investment in the property so that your interests are aligned.

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Serving the Eugene, Salem, Albany, and Corvallis Multifamily Housing Industry More than 6,000 Distributed Monthly www. TheLandlordTimes.com The statements and representations made in advertising and news articles contained in this publication are those of the advertiser and authors and as such do not necessarily reflect the views or opinions of Professional Publishing, Inc. The inclusion of advertising in this publications does not, in any way, omport an endorsement of or support for the products or services offered. The LandlordTimes - Valley is produced monthly and is published by Professional Publishing Inc. An Oregon Corporation. PO Box 30327 Portland, OR 97294-3327. (503) 221-1260 • (800) 398-6751 Copyright 2013. All rights reserved.

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Professional Publishing, Inc

April 2013 - Vol. 5 Issue 4

www.TheLandlordTimes.com

UTAH UTAH

SALT LAKE CITY • OGDEN • PROVO Official Publication of the

Utah's Leading Advocate for the Rental Housing Industry Ph: 888-244-0401 • www.uaahq.org

2013 Legislative Report

SALT LAKE CITY • OGDEN • PROVO

authorities to be more accommodating and less punitive to landlords, working with the Salt Lake Valley Health Department on meth contamination issues, and working with sewer and water districts on how they bill apartment units. Those three issues will be discussed in the May Landlord Times. While there were many issues we dealt with, our most significant accomplishment this year was lowering the time owners have to store the abandoned property of a tenant, from 30 days to 15. This was a bill that also provided some benefits to tenants (for more info read below HB 286). Another major bill we worked on was the property tax amendments

Utah’s 45-day legislative session, beginning the 4th Monday in January and ending the 2nd Thursday in March, is among the busiest times of year for the UAA. Staff, our government affairs committee and our lobbyists spend hundreds of hours reading proposed bills, researching how they will affect our industry, and lobbying for outcomes that are positive for our members and our industry. This year was no exception. We worked on many issues, some of which were offensive in nature (bills we were supporting) and others defensive (things we were trying to prevent). In addition, we worked on many issues that never resulted in a bill. Three of those included work to get housing

Continued on page 3

Discrimination Rules Revamped, Increased Enforcement Likely L. Paul Smith, Executive Director Utah Apartment Association The Department of Housing and Urban Development recently announced revamped rules on antidiscrimination enforcement, including a clarification that will enforce disparate impact cases. Disparate impact cases are incidents where the policy of an apartment or firm or property manager are found to have a disproportionately negative effect on a protected class, even if that effect is not intentional. Three examples of policies that would have a disparate impact and create fair housing liability for owners/managers include: 1. Charging any additional deposit, fee or higher monthly rent to anyProfessional Publishing, Inc PO Box 30327 Portland, OR 97294-3327

one with a service/companion/ comfort or assistive animal. Even if the policy is not intended to be discriminatory, the new rule clarifies that if it had a negative effect on a protected class (by making it more expensive for someone who has a disability), the owner/manager will be liable and intention will not be considered relevant. Be sure not to charge higher rents, fees or deposits for any assistive animals if the person is disabled. 2. Any “best fit policy.” These are things where landlords look for someone who would best “fit” into the area, neighborhood or building. For instance, you might have a building that is mostly empty nesters and so you try to only put people in that building

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Troubleshooting Appliances By David Bowyer, Precision Appliances Appliances that work make a landlord’s life much easier. When they operate incorrectly, it can cause headaches, stress and expense. To limit all three, there are some simple troubleshooting techniques you can implement that will help you identify what’s wrong, if it is fixable, and the most cost effective way to deal with the problem. In this article I will cover solutions for refrigerators and stoves. In a future article I will cover other appliances. Oftentimes when you get a complaint about an appliance, you can resolve it quickly by following some of the following techniques and by asking the right questions to find the problem. Refrigerators Problem: Not Cold Enough /Too Cold Troubleshooting: Check that the controls are set in the middle of the dial as a starting point. Allow 24 hours for adjustments to work. Adjusting controls and waiting solves most problems. If complaint is not cold enough, do they have large family that may open the fridge a lot? Is the fridge in a hot kitchen or in

the sun? Is it a hot summer? Properly working appliances can sometimes seem not to be under these circumstances. Continued on page 4

IN THIS ISSUES: April Is Fair Housing Month ................... Page 4 National Apartment Association Government Affairs Issues ...... Page 5 Products & Services Guide .................... Page 6 UAA MEETINGS May 28th (Ogden) 7:00 PM May 29th (Orem) 7:00 PM May 30th (Salt Lake) 7:00 PM


UTAH

2

The Landlord Times - Utah • April 2013


UTAH 2013 ...continued from front page bill. This bill raised from $4,000 to $10,000 the amount of personal property that a landlord has to own before they pay personal property taxes. This will save owners millions of dollars a year. It also prevents county assessors from requiring owners fill out lengthy and complicated personal property disclosure forms each year, if they are exempt, reducing the burdens and costs of paperwork on owners. Below is a complete breakdown on some of the bills the UAA tracked. Special thanks to Allison Wight, our legislative affairs assistant for all her work tracking and researching bills this year. We are lucky to have her. House Bills Towing Amendments; HB 115 (Kevin Stratton) Provides that a tow truck operator, a tow truck motor carrier, and an impound yard shall accept payment by cash and debit or credit card; requires a tow truck motor carrier or impound yard to clearly and conspicuously post and disclose acceptable forms of payment; removes the signage exception for parking in a location that is prohibited by a declaration of the conditions, covenants, and restrictions or by a contract; provides that a county or municipality may enact and enforce any ordinance, regulation, or rule pertaining to a tow truck operator or a tow truck motor carrier, that does not conflict with the provisions of Title 72, Chapter 9, Part 6, Motor Carrier Safety Act; provides that a vehicle immobilizer may not charge a fee for the removal of a vehicle immobilization device or any service rendered, performed, or supplied in connection with the removal of the immobilization device in addition to the fees specified in the Traffic Code; provides that a vehicle immobilizer shall accept payment by cash and debit or credit card; requires the Department to Transportation to make rules establishing a Utah Consumer Bill of Rights Regarding Towing form; requires the department to report and make recommendations to the Transportation Interim Committee; requires a tow truck operator or a tow truck motor carrier to, upon initial contact with the owner whose vehicle, vessel, or outboard motor was removed, provide the owner with a copy of the Utah Consumer Bill of Rights Regarding Towing; and makes technical corrections. Process Server Amendments; HB 235 (Lee Perry) Clarifies who may serve judicial process in the state; prohibits a sex offender or a person with a current protective order from serving process issued by a court; requires any service of process where there is a likely or imminent breach of the peace to be carried out by a law enforcement officer; and makes technical changes. Disposition of Personal Property on Vacated Property; HB 286 (Gage Froerer) Requires a property owner to give notice to a former tenant of abandoned personal property before it is sold or donated; changes the time a landlord must store abandoned propThe Landlord Times - Utah • April 2013

erty from 30 to 15; allows a tenant who has been a victim of domestic violence, was hospitalized for illness, or an estate of a tenant who dies to request 15 additional days to claim the property to the landlord along with written verification of the condition; allows a tenant to recover abandoned personal property within 5 calendar days without paying if the property is 1) medical equipment or prescriptions, 2) identification or paperwork necessary to verify qualification for government benefits, or 3) clothing; provides that a property owner is not required to store certain hazardous or dangerous abandoned personal property; exempts motor vehicles; and makes technical changes. Real Estate Division Amendments; HB 290 (Gage Froerer) Modifies the entity with which a sub-divider files an effective statement of record, in accordance with federal law; modifies a provision regarding addresses provided to the Division of Real Estate; modifies a provision relating to criminal background checks of applicants for a license to transact the business of residential mortgage loans; modifies lending manager licensing provisions; increases the period of reinstatement of an expired registration; exempts from the licensing requirements described in Title 61, Chapter 2f, Real Estate Licensing and Practices Act an individual who engages in isolated real estate services, if the individual holds a duly executed power of attorney from a property owner; modifies a provision relating to the determination of a license examination fee; authorizes the Division of Real Estate to terminate the registration of an entity if the entity's registration with the Division of Corporations and Commercial Code has been expired for a specified period and the entity's license has been inactive for a specified period; and permits an entity that is affiliated with a principal broker to maintain an action for the recovery of a commission or fee, or for compensation for any act done or service rendered that is prohibited by the Real Estate Licensing and Practices Act. Senate Bills Condominium and Community Association Amendments; SB 090 (Stuart Adams) Modifies and enacts provisions of the Condominium Ownership Act and the Community Association Act; enacts provisions relating to making changes to adjoining units or lots acquired by the same owner; enacts provisions relating to the responsibility for maintenance, repair, and replacement of common areas and units or lots; modifies reserve fund provisions; enacts a provision allowing management committee members and officers to be indemnified or to have their liability limited; enacts provisions allowing a preexisting association to make a later-enacted provision of law applicable to the association; provides a limit on plan fees; modifies provisions relating to the organization of an association as a nonprofit corporation or other entity; modifies insurance pro-

visions; enacts a provision relating to the consolidation of associations; enacts provisions relating to application of the rule against perpetuities and the rule against unreasonable restraints on alienation; enacts a provision relating to eminent domain of property that is part of a community association; and makes technical changes.

under the statute; and makes technical changes. Real Estate Licensing Amendments; HB 247 (Brian Greene) Exempts from real estate licensing requirements an individual engaged in temporary property management activities on behalf of an owner under a power of attorney.

Office of State Debt Collection; SB 129 (Lyle Hillyard) Authorizes the Office of State Debt Collection (the office) to issue an administrative garnishment order for a wage claim debt or criminal a restitution debt; requires the office to include certain information in the order releases a garnishee from liability if the garnishee acts in accordance with the garnishment; limits the amount collected by the office in certain circumstances; and enacts other applicable provisions.

Local Government Clean-Up Fees; HB 322 (Eric Hutchings) Enacts language limiting a fee a municipality may charge for a residential clean-up service; requires a municipality to provide a property owner with a statement showing the municipality's's calculation method of a clean-up fee; enacts language governing a lien certified for clean-up costs; and makes technical corrections.

Concurrent Resolution on Radon Gas; SCR 011 (John Valentine) Designates January 2014, as Utah State Radon Action Month in the state of Utah; urges business owners and managers, landlords, real estate licensees, home inspectors, home builders, mortgage lenders, real estate appraisers, trade organizations, government agencies at the local and state level, community groups, schools, colleges, universities, the medical establishment, and outlets in print media, television, and radio to educate the citizens of the state in protecting themselves from the dangers of elevated radon gas levels; and urges the citizens of the state of Utah to take steps to protect themselves from the dangers of radon exposure. Bills heard but not passed Antidiscrimination Amendments; HB 132 (Larry Wiley) Addresses definitions; addresses powers of the division related to discrimination on the basis of weight or height; includes weight or height as a class from which the commissioner may appoint members of the Antidiscrimination and Labor Advisory Council; prohibits weight or height as the basis for discriminatory or prohibited employment practices; addresses Jan, Mar, May, accommodations, including granting rulemaking authority to the commission; addresses exclusive remedy

Condominium Owner Rental Amendments; HB 335 (Earl Tanner) Provides that an association of unit owners for a condominium project that recorded its initial declaration before May 12, 2009, may not prohibit or restrict a unit owner's ability to rent to any greater extent than is described in the declaration that was recorded at the time the unit owner purchased the unit owner's unit, unless the association of unit owners obtains the unit owner's written consent; and makes technical changes. Employment and Housing Antidiscrimination Amendments; SB 262 (Steve Urqhart) Modifies definition provisions related to employment and housing discrimination, including defining "gender identity" and "sexual orientation"; modifies powers of division; includes sexual orientation and gender identity as a consideration in appointments to the Antidiscrimination and Labor Advisory Council; includes sexual orientation and gender identity as prohibited bases for discrimination in employment; addresses dress and VALLEY, METRO, grooming standards andARIZONA shared facilities; addresses exclusive remedy; modifies exemptions to the Utah Fair Housing Act; includes sexual orientation and gender identity as prohibited bases for discriminatory housing practices; and makes technical and conforming amendments.

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UTAH

April Is Fair Housing Month By Paul L. Smith, Executive Director

April is Fair Housing Month The protected classes in Utah are • Race • Color • Sex • Religion • National Origin • Disability • Familial Status (kids in household)

Troubleshooting

...continued from front page

Is it too cold or a defrost issue? Are the fans working? In the back near the bottom—check they are on. Make sure the air circulation is not blocked. • Source of Income (government Problem: Water in refrigerator housing) Troubleshooting: This points to a • Sexual Orientation (some cities) defrost/drain issue. Or was it just • Gender Identity (some cities) water spilled? Remove back panel Remember not to treat anyone difand clear drain. Check that the doors ferently or charge higher rents fees are sealing properly. or deposits based on membership Problem: Never seems to turn off in one of these protected classes. If Troubleshooting: Newer models you ever have a question, contact run more than older models. In some the UAA or Michelle Hutchins with the noise is a constantly moving fan, HUD 801-524-6097. not the compressor. COLORADO

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Ovens/Stoves Problem: Light or clock comes on but oven won’t heat up Troubleshooting: This is a power problem. There may only be 110 of power (enough for the clock). You need 220 for stove. Check breakers, cords, and wall receptacles. If it’s a gas oven, check for igniter problems. Problem: Door won’t open Troubleshooting: Self-clean cycle needs 2-5 hours to cool down before it will unlock. Already forced it open with a crowbar? Buy a new range! Problem: Cracked top or the door hinge is bent Troubleshooting: Cracked top

comes from something being dropped onto the hot surface; if the door hinge is bent someone used it for a seat or a ladder. In either case, replace the stove. Problem: Fireworks in the oven Troubleshooting: The heating element is burned out. This can be a simple fix, but make sure the stove is unplugged! Problem: Oven temperature is wrong. Troubleshooting: Check oven temp with an oven thermometer. Some ovens can be adjusted—check your tech sheet to see how to adjust digital controls, or check the temperature control know for minor adjustments. Problem: Burners are constantly not working Troubleshooting: This is from someone consistently “boiling over” when cooking. The receptacles or plugs for the burners get wet and short out. David Bower owns and operates Precision Appliances and specializes in selling and servicing gently used appliances. Dave is teaching a session at the 2013 Education Conference and Trade Show on April 17th. For more information on attending his class go to www. uaahq.org. To contact Dave, call 801972-7033.

UTAH

Discrimination ...continued from front page who are in that demographic and aren’t young or have small families. Even if you rent to families elsewhere or in an adjacent building this policy would be discriminatory. Another example is a property near a university or hospital. The owner may wish to rent to students or employees of the hospital. If you deny someone in a protected class, like a single mother with kids, because they are not a student or don’t work at the hospital this is discriminatory. Also be careful about trying to put someone in your rental “the neighbors would be comfortable with.” Denying someone who would be a good tenant because of the way they look, the cars they drive, the music they listen to, the earrings in their ears, their tattoos, sexual preference or anything else because you think it would make neighbors uncomfortable could be discriminatory. Be very careful. Judge and treat everyone the same based on how good a tenant they would be and not on if you think the neighbors would like them. 3. One of the protected classes in Utah that can be disproportionately impacted by ill-conceived policies is families with children. Examples of policies that would have a disproportionately negative impact on families with chil4

dren include: • Having adult hours at the swimming pool • Not allowing “children” in certain areas (prohibit everyone, not just kids) except for age appropriate rules around some amenities like swimming pools if you require they be accompanied by an adult • Refusing to put families with kids on upper levels because of potential for noise (check their past references but don’t just assume families with kids will be loud) Be careful that no policy or rule looks like you are trying to discourage families with kids from living there or will make their lives harder. HUD’s new rule just codified their long-standing position that disproportionate impact is discrimination and made it clear they will step up enforcement and protection of tenants’ fair housing rights. If you are educated and professional, you shouldn’t run afoul of these rules. If you want more training on fair housing contact the UAA or attend a session at our annual Fair Housing Education Conference and Trade Show on April 17th. For more information go to www.uaahq.org.

UTAH The Landlord Times - Utah • April 2013


UTAH APARTMENT ASSOCIATION President • Carol Nelson

Past President • Randy Rounds

President Elect • Steve Randall

Secretary • Amy Sexton

Treasurer • Matt Degraw

National Apartment Association Government Affairs Issues The Utah Legislature just finished its 2013 legislative session. It was a very good session for us. In this issue, our great staff has summarized the bills that affect us and how to comply with the new laws. During the last week of the session, I and other key UAA representatives and staff attended the National Apartment Association Capitol Conference in Washington DC. It was a great four days full of guest speakers, committee meetings, round-tables, and regional meetings. We also were able to visit all four Congressional Offices and Senator’s offices as well. The purpose of those meetings was to make sure that our legislative leaders understand our issues and how what happens in Washington impacts us here at home. These were the issues that were presented to the Congressman and Senators:

Immigration Reform: We discussed the need for a stronger border security and enforcement system, and the importance of making sure owners and property managers are not held liable for verifying immigration status. We also talked about the need for a rational visa program that adequately enables our members to attract and retain the talent necessary for a growing industry. A reasonable opportunity for earned legal status for undocumented individuals currently living and working in the US subject to certain criteria is a solution we are all hoping for. GSE Reform (Freddie and Fannie): We will have a continued need to ensure mortgage liquidity in all markets at all times. We are worried that smaller markets like ours will find it hard to find financing with a GSE program. Since the takeover of the GSEs,

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the multi-family industry has added 10 billion in new revenues for the federal government, so we reminded those in our federal government that the multi-family industry was not the problem in the housing crash. Tax Reform: We all agree reform is needed, but let's not throw the baby out with the bathwater. We need to continue to allow deductions that make sense. Most of our entities are LLCs, partnerships, S-Corps—we need to not give C-corporations a better rate than these pass-through entities, or double tax the entities where profits and taxes are passed through to the

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individuals. We discussed maintaining the current tax treatment of carried interest, especially leaving real estate with this credit so that capital is available to innovate, grow, build, and job create. We also talked about retaining deductions for business interests so the cost of debt financing doesn't increase, and protecting the low-income tax credit because it is an incentive to do low-income housing. There is much going on in Washington now and many are working behind the scenes at NAA to make sure our industry’s issues are clearly communicated. We appreciate their hard work.

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Check City . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-858-0331

ADVERTISING

Apartments.com . . . . . . . . . . . . . . . . . . . . . . . . . . 888-658-RENT Apartment Guide of Greater Salt Lake . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-8858 Apartments For Rent Magazine . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-352-4957 Apartment Radar . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-901-0237 Call Source . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-500-4433 Media One of Utah, A Newspaper Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-204-6274 Move.com . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-688-4542 Online Image Placement . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-858-3543 Rent.Com, an Ebay Company . . . . . . . . . . . . . . . . . . . . . . . . . . . 310-586-9521 U of U Off Campus Housing Svc . . . . . . . . . . . . . . . . . . . . . . . . . . . 434-817-0721 WebListers . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-784-2155

AFTER HOURS EMERGENCY

24 HR Flood Response Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-735-6637 Alpine Cleaning & Restoration Specialists, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-563-3707

ALL NATURAL FERTILIZER

Oasis Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-231-4997

APARTMENT RENTAL GUIDES

Simply Apartments . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-201-9004

APPLIANCE/ELECTRONICS

RC Willey . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-622-7400

APPLIANCES

Appliance Parts Company . . . . . . . . . . . . . . . . . . . .480-755-0007 EXT 241 Appliance Warehouse of America, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-388-4004 Precision Appliances . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-7033 Reliable Parts . . . . . . . . . . . . . . . . . . . . . 801-486-2357 x 2108

ASPHALT MAINTENANCE

Precision Asphalt . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-991-0158

ASPHALT SERVICES

Bonneville Asphalt . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-225-3544 Kilgore Paving And Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-382-6575 Preferred Paving . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-908-6622 T & N Asphalt Services . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-266-1626

AUTOMATED GATES

Community Controls . . . . . . . . . . . . . . . . . . . . . . . . . 972-4331 x2010

BANK SERVICES

Key Bank Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-297-5825 Washington Federal . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-366-2265

BANKING

Wells Fargo Bank . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-246-1237

BACKGROUND CHECKS

CoreLogic SafeRent . . . . . . . . . . . . . . . . . . . . . . . . . . . 702-839-1736 Global Background Checks . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-823-3307 LexisNexis . . . . . . . . . . . . . . . . . . . . . . . . . . . 678-694-2798 On-Site.com . . . . . . . . . . . . . . . . . . . . . . . . . . . 619-540-7828 PeopleTrail, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-307-4100 RentGrow . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-736-8476 Renting Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . 888-674-9181 Right Renter LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-754-9900 Utah Apartment Association . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-5619 Victig Background Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . 866-886-5644 Western Reporting, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-308-0005

Orbit Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-466-9040

CARPET AND FLOORING

Contractors Warehouse LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-1751 Fibers, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-2300 Flooring Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-604-6123 Griffith Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-395-0887 Popp Enterprises . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-747-0077 Redi-Carpet . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-7922 Shaw Industries Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-667-2504 Sherwin Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-949-9981 Southwest Flooring . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-438-4889 TB&J Warehouse, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-208-1913

CARPET CLEANING

Cliffs Personal Touch . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-673-1777 Dirt Away . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-726-0308 Double Take Carpet Cleaning . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-377-1107 Venturi Clean . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-255-8100

CLEANING COMPANY

All Green Cleaning Company . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-949-4846

COLLECTION SERVICES

Link Debt Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-312-0990 National Credit Systems, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-515-6858 NCS, Plus . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-598-1466 North American Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-741-8982 Outsource Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-355-4766 Wakefield & Associates, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-537-2900

COLLECTIONS

Rent Recovery Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-335-0119

COMMUNICATIONS

BATHROOM RENOVATION

BATHTUB & TILE REFINISHING

Wasatch Constables . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-392-9400

Miracle Method . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-295-1101 Surface Tech . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-676-5275

BLINDS

Dun-Rite Blinds . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-265-2536

CABINETS

Parr Cabinet Outlet . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-887-7277

CABLE TELEVISION

Groove Satellite and Entertainment . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-839-3497

FINANCIAL ADVISOR

Clear Day Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-725-9044 Marcus & Millichap . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-736-2600 Utah Community Reinvestment Corp (UCRC) . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-833-0011 The Madison Group . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-785-8350

FIRE & FLOOD RESTORATION

Rainbow International Restoration & Cleaning . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-712-3646

FIRE EXTINGUISHER

Sure Fire Suppression . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-252-6188

FIRE PROTECTION

Simplex Grinnell . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-9406 Statefire DC Specialties . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-288-2100

FITNESS EQUIPTMENT

Advanced Exercise Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-510-4419 Fitco, Fitness Center Outfitters . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-933-4826 FitLogistix . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-347-7727

FLAGS, POLES, & BANNERS

CORPORATE & VACATION RENTALS CUSTOMER SERVICE TRAINING

CORT Furniture Rental . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-984-2678

Utah Living . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-347-0333 CONTACTPOINT . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-674-6643

DEFAULT INSURANCE

Leaseterm Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 378-206-2910

> Ask us about our referral program, Internet Basics, and CenturyLink Authorized Reseller program > Low rates, special discounts and money for referrals > We can also help you with your Small Business Needs

Local Retail Store – 801.685.2105

FENCING

SimTek Fence . . . . . . . . . . . . . . . . . . . . . . . . . . . 866-648-9336

Davenport Foundation Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2302

> We offer speeds up to 40 Mbps (where available)

Aaron Leonard – 801.608.6873 South Salt Lake County, West Jordan

ENERGY CONSERVATION/SAVINGS

Questar ThermWise . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-719-0753 Rocky Mountain Power Cool Keeper . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-298-2459

CONSTRUCTION

Capital Improvement Management Group . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-223-6100

We can help you help your residents with Voice, High-Speed Internet and TV.

Chris Larsen – 801.745.5302 SW Salt Lake County Account Manager

ELECTRICAL

All Pro Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-874-7098 Charger Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-280-2420 Electrowire & Com Maintenance LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-787-6027 Gipco Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-231-3320

Colonial Flag . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-562-0123 Designs In Motion . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-280-2281 Flagworks International . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-288-2088

CONSTABLES

Your Local CenturyLink Team is here to help you and your tenants!

Chris Christiansen – 801.440.8789 Central Salt Lake City Account Manager

DRYER VENT CLEANING

Beehive Duct (DBA) A-Alpha . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-947-080

FINANCING

CLEANING

Super Duper Cleaning . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-347-3082

A 3 Broadband . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-699-4199 Qwest Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-575-1098

Bath Fitter . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-748-4200

DRAIN CLEANING

Precision Concrete Cutting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-0025 Professional Drain Service LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-963-0910

FOUNDATION REPAIR

INTERNET MARKEING

First Call under Internet Markeing . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-393-1635 Pingplot . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-712-5094

LANDSCAPE MAINTENANCE

Ace Property Maintenance L.L.C. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-4333 Aeroscape . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2383 Affordable Care and Landscape, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-637-1557 Cascade Landscape . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-228-0647 Kimball Property Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-571-3351 Landscape Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-261-1733 Lawn Butler . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-916-1214 Pro-Turf Landscape Services LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-692-3186 Suncrest Commercial Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-633-2727 Total Landscape Management LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-512-1663 ValleyCrest Landscape Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-561-7541

LANDSCAPING SERVICES

Affordable Lawn Care & Landscape, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-999-4347

LAUNDRY EQUIPMENT

Appliance Warehouse of America, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-388-4004 Azuma Leasing . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-707-1188 Evans, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-6580 Hainsworth Laundry Co. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-636-1622 Mac Gray . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-9176 Mendenhall Equipment . . . . . . . . . . . . . . . . . . . . . 801-298-1133 xt 111

LEAD BASED PAINT REMEDIATION

Salt Lake County Lead Safe Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-468-2077

MAINTENANCE SUPPLIES

FURNITURE RENTAL & SALES GENERAL CONSTRUCTION

Horizon Property Management, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-939-6033

Davenport Foundation Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2302 IPS, LLC 'Your Handyman' . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-302-2555

GOLF CARS

GRAFFITI PROTECTION

Superior Coatings . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-652-4378

HANDYMAN

Casal's Handyman Service . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-707-6847 Quality Industrial Utah Remodeling, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-829-7210

HEATING & AIR

Air Cold Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-956-3580 Air Design Heating & Air . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-264-8292 Alta Air Conditioning & Heating . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-397-2583 Johnstone Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-486-4401 Precision Heating & Cooling Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-8150 Robert Love Heating & Air Conditioning . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-771-5579 SwampTech, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . `801-747-1150

MANAGEMENT COMPANY MARKETING

Scentair . . . . . . . . . . . . . . . . . . . . . . . . . . . 760-443-9705

MOVE IN GIFTS

Chelsies Move In Gifts . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-835-3274

MOVERS

Kellogg Movers . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-300-1611

NEWSLETTERS

Resident News . . . . . . . . . . . . . . . . . . . . . . . . . . . 954-753-2793

ODOR REMOVAL

BioSweep of Utah . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-550-9764 Fresh Aire Air Fresheners . . . . . . . . . . . . . . . . . . . . . . . . . . 801-877-5888

ON-SITE SECURITY

Frontline Protective Services . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-250-9246

PAINT

Kwal Paint, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-259-3074 Pittsburgh Paint . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-633-8465 Sherwin Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-809-2569

HVAC SERVICES

Humphrey Heating & Air . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-294-2757 RPM Home Energy Savings Program . . . . . . . . . . . . . . . . . . . . . . . . . . . 503-248-4636

PAINTING

INSULATION

Alpine Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-721-5007 CertaPro Painters . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-747-1027 Delta Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-541-5535 Empire Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-680-4495 Executive Coatings & Contracting, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-300-6786 Five Star Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-386-0000 Keeping It Green Maintenance Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-347-8817 Unforgettable Coatings of Utah, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-753-8737

INSURANCE

Red Gear Technologies . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-529-9000

HVAC SUPPLIES

Contractors HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-8565

INSPECTIONS

Albion Services, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-548-6347 Rental Property Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . 541-868-7747 PeachTree Insulation . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-0873 American Family Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-966-4571 Anderson-Lym Insurance Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-1551 Cottonwood Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-943-5700 Craig Thomas Insurance Agency, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-576-1188 Day Clark Insurance Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-8704

PAPERLESS OFFICE SOFTWARE PARKING

Parking Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-671-1803

PARKING ENFORCEMENT

Downtown Parking Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-473-8848

Cliff's Personal Touch Carpet Cleaning The Latest Technology in Carpet Cleaning The Highest Heat, Quicker Dry Time

• Furniture • Tile • Grout • Air Vent • Use UV Detection Always Done for The Price Quoted! Special Discounts given for Landlords!

Call Cliff @ 801-673-1777 6

INTERNET

MDS Datastream . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-5796 MyNewPlace.com . . . . . . . . . . . . . . . . . . . . . . . . . . . 415-348-2066 Pingplot . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-712-5094 Sky Satellite . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-978-0022

Ferguson Enterprises . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-956-3500 HD Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-824-2941

Intermountain Golf Cars . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-255-8828

w w w . T H E L A N D L O R D T I M E S . C O M

Kandace Meyer . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-966-4571 Linda F Burns Insurance Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-518-3395 Poulton Insurance, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-4477 Sentry West Insurance Services . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-272-8468 Wells Fargo Insurance Services . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-246-4416

om

24 HRS/AFTER HOURS EMERGENCY SVC

ServiceMaster by Restoration Xperts . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-310-8565

ATTORNEY

Arnold & Wadsworth . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8014750123 David W Steffensen . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-263-1122 Froerer, Hunter & Ahlstrom, PPLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-389-1533 Jeffs & Jeffs PC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-373-8848 Jeremy M Shorts Esq . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-610-9879 Law Offices of Kirk A Cullimore . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-571-6611 LeBaron & Jensen, P.C. /Fast-Track Evicti . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-773-9488 Merrill, Walter . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-682-8037 Rinehart Fetzer Simonsen & Booth, PC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-328-0266 Richards, Kimble, & Winn, PC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-274-6800 Scalley & Reading . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-7870 Smith Knowles, P.C., Kenyon D. Dove . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-476-0303 Utah Eviction Services . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-6600

w. s teami tdr y.c ww

1031 EXCHANGE

Cost Segregation Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . 801 764-9100 Zions Bank/Exchange Services LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-1031

32 Years in Business

The Landlord Times - Utah • April 2013


PEST CONTROL

Century 21Gage Froerer & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-621-0521 Century 21 McAffee . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-943-9386 Coalition Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-649-4994 Colemere Realty Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-272-8192 DBA Re/Max West Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-787-1111 Desert Sage Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-272-0949 Fortress Property Management, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-788-7691 Guardian Property Management LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-968-6878 JEM Property Management & Sales LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-586-4415 Jensen Property Management & Leasing . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-628-1678 Ledingham Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-293-1830 Lone Peak Realty & Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-268-1087 Manor Service Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-322-3373 Miller & Company Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-7922 Professional Realty Services , L.L.C. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-450-8432 Property Management Group . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-274-3065 Real Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-4200 Real Property Management - West LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-5508 Rentler . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-860-4661 Safeguard Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-9339 The Handy Handy Man . . . . . . . . . . . . . . . . . . . . . . . . . . . 503-248-4636 Tier One Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-898-6909 UtahLiving.com . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-347-0333 Utah Investors Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-266-0220 Utah's Prime Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-627-1132 Vision Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-375-3875 Western National Group . . . . . . . . . . . . . . . . . . . . . . . . . . . 949-862-6292 Welch Randall Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-399-5883

Advanced Pest Control Services Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-292-1950 Eradicare Pest Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-393-7378 JS Property Services . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-652-0171 Orkin . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-628-2735 Terminix . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-973-9511 Thorn Pest Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-626-1156

PET WASTE

Doggie Deposit . . . . . . . . . . . . . . . . . . . . . . . . . . . 866-398-3992 Zero Waste USA . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-813-4869

PLAYGROUNDS

Big T Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-572-0782

PLUMBING

Budget Plumbing & Rooter, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-763-5775 Moen Faucet . . . . . . . . . . . . . . . . . . . . . . . . . . . 720-346-5138 Mountainland Supply Company . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-6050 Nelson Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-603-6382 Plumbing Experts . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-831-0045 Randall Fern Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-550-2525 Rescue Rooter, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-973-2097 Rick England Plumbing Supplies LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-746-6122 Robert W Speirs Plumbing, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-0522 Roto-Rooter . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-330-5278 Rush Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-233-8342 Shamrock Plumbing LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-295-1690

POOL & SPA EQUIPMENT & SERVICE

Aquatech . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-0120 Precision Pools & Spas . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-2212 Swim Clean . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-265-1707

PROPERTY MANAGEMENT SOFTWARE

AppFolio . . . . . . . . . . . . . . . . . . . . . . . . . . . 866-648-1536 Inspeckd.com . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-833-5551 Property Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-826-9700 RealPage, Inc . . . . . . . . . . . . . . . . . . . . . 972-820-3000 x3015 Smart Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . 888-723-8645 Tenant Technologies . . . . . . . . . . . . . . . . . . . . . . . . . . . 503-860-6475

PRINTING

Delta Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-541-5535 Nine Lives Media . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-9999

PROMOTIONAL PRODUCTS

TLC Impressions, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-523-9474

PROPERTY MAINTENANCE

ABC Property Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801.572.0827 Bee Green Fertilizing, Co. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-5796 Innovative Property Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-260-1300 Mountain City Commercial . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-394-2299 Mountain West Property Solution Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-968-4489 NeighborWorks Provo . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-375-5820 Peak Property Solutions Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-775-7325 The Handy Handy Man . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-427-6924 Z3Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-860-4400

Rentler . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-508-4661

RENTERS INSURANCE

Assurant Specialty Property . . . . . . . . . . . . . . . . . . . . . . . . . . . 770-763-1000 ePremium Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-319-1390 Evolutions Insurance Brokers . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-585-2853 Renters Legal Liability LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-994-0237

RESTORATION COMPANIES

Belfor Property Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-936-1212 Elite Construction & Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-225-3271 Servpro of Utah . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-785-5228 Utah Disaster Kleenup . . . . . . . . . . . . . . . . . . . . . 888-utah-udk ext 363

RETAIL

Shop 24 Global . . . . . . . . . . . . . . . . . . . . . . . . . . . 316-755-5880

SIGNS

Hightech Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-6464 Sign-a-rama . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-5576

SMOKE FREE MULTI-UNIT HOUSING

Salt Lake Valley Health Department . . . . . . . . . . . . . . . . . . . . . . . . . . . 385-468-3835 Utah Department Of Health . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-538-6754

SNOW PLOWING SUPPLIES

Intermountain Farmers Assoc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-254-3501

SOFTWARE

Waste Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-252-6188

SALT

Water Evolution Technologies, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-623-3127

Streamline Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-1197 Real Page, Inc. . . . . . . . . . . . . . . . . . . . . . 972-820-3000 x3015

ROOFING

The Screening Pros, LLC. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8184445252

SECURITY

Addtech Controls . . . . . . . . . . . . . . . . . . . . . . . . . . 801-414-9342 Kane Consulting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-678-9384 Northern Utah Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-985-9462 Pacific National Security . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-596-1272 Securitas Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-5678

SECURITY DEPOSIT ALTERNATIVE

SureDeposit . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-531-7873

SHOPPING SERVICE

Shop24 Global LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-284-3693

SIDING

James Hardie Building Products . . . . . . . . . . . . . . . . . . . . . . . . . . . 949-348-4565

WASTE MANAGEMENT

Valet Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . 813-248-1327

The Salt Depot . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-282-1250

American Roofing Company . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-269-1276 Kimball Roofing . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-657-9991 Olympus Roofing Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-975-7663 Summit Roofing & Waterproofing . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-573-4203 Whitaker Roofing Services, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-576-1681

ASTE MANAGEMENT

Ace Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . 801.363.9995 Allied Waste/ BFI . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-330-6032 Innovative Waste Solutions, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-367-2703 Tiger Sanitation . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-978-2287 Waste Away Consulting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-987-0750

SNOW REMOVAL

REWARD PROGRAMS

BlackLedger Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-763-9064

Reliable Tree Care . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-7996

SCREENING SIGNS

Sign-A-Rama . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-5576

SUB-METERING

NWP Services Corporation . . . . . . . . . . . . . . . . . . . . . . . . . . . 402-421-1668

TELEPHONE SERVICES

Windstream Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-993-5512

TELEVISION

Comcast . . . . . . . . . . . . . . . . . . . . . 801-485-0500 x2658 Direct TV . . . . . . . . . . . . . . . . . . . . . . . . . . . 818-449-4475

TOWING

Atomic Towing . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-671-8295 Central Valley Towing . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-8300 Snowy Mountain Research & Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-8300

TRASH VALET & RECYCLING

WSI Of Utah LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-713-1306

WASTE SERVICES WATER SYSTEMS

WEBSITE DESIGN

Black 5 Marketing . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-794-0020

WHOLESALE SUPPLIERS

Wilmar Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . 856-533-3150

WINDOWS

Advanced Window Products . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-866-8000

WINDOWS & DOORS

Peachtree Windows & Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-1255 Simonton Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-903-5739

OTHER

ACSI . . . . . . . . . . . . . . . . . . . . . . . . . . . 951-808-7254 Call Source . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-500-4433 Family Support Center . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-955-9110 Maintenance Solutions, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-725-7783 Rocky Mountain Power . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-722-9398 Salt Lake Real Estate Investors Assoc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-645-6405 ScentAir . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-897-5931

TREE SERVICE

Diamond Tree Experts . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-1749

REAL ESTATE SERVICES

Apartment Realty Advisors . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-1221 Coldwell Banker Gold Key Realty Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-753-8824 Equity Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-608-8610 Home Basic Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-830-1500 ManageCo . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-294-0800 NAI Utah/Mountain West . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-456-8806 WJ Bradley Mortgage Capital Corp . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-613-3761

RENT PAYMENTS

SteadyPay Payment Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 270-706-6222

PROPERTY MANAGEMENT

Action Property Management & Sales . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-763-1801 Advanced Solutions Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-725-8226 Allison-Shelton Real Estate Services, AMO . . . . . . . . . . . . . . . . . . . . . . . . . . . 602-474-3572 Alliance Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-391-3913 Bristlecone Management Group . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-349-2585

RENTAL LISTINGS

Dogfriendlyrental.com . . . . . . . . . . . . . . . . . . . . . . . . . . 801- 230-4724

RENTAL WEBSITE

Propertypond.com . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-676-5400

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The Landlord Times - Utah • April 2013

7


KEEP YOUR PROPERTY PROFITABLE The benefits of smoke-free housing include a reduction in maintenance expenses, a decrease in fire hazard, and an increase in tenant satisfaction. To learn more about what you can do, call the Utah Department of Health at

801.538.6754 or visit tobaccofreeutah.org/aptcondoguide.html

GO SMOKE-FREE

8

The Landlord Times - Utah • April 2013


Professional Publishing, Inc

www.TheLandlordTimes.com

April 2013

COLORADO

DENVER METRO • COLORADO SPRINGS • BOULDER

Vol. 5 Issue 4

MONTHLY CIRCULATION TO MORE THAN 7,000 APARTMENT OWNERS, PROPERTY MANAGERS, ON-SITE & MAINTENANCE PERSONNEL

Obama Administration Announces $19,668,850 to Continue Helping Homeless Persons and Families in Colorado HUD grants renew support for 83 local housing and service projects U.S. Housing and Urban Development (HUD) Secretary Shaun Donovan recently awarded $19,668,850 to renew support for 83 local homeless housing and service programs in Colorado. Provided through HUD’s Continuum of Care programs, the funding recently announced will ensure these HUD-assisted local homeless assistance programs remain operating in the coming year. Later this year, HUD will award additional grant funding to support hundreds of other local programs, including new projects. View a complete list of all the Colorado homeless projects awarded funding. “The evidence is clear that every dollar we spend on those programs that help find a stable home for our homeless neighbors not only saves

money but quite literally saves lives,” said Donovan. “We know these programs work and we know these grants can mean the difference between homeless persons and families finding stable housing or living on our streets.” HUD’s Continuum of Care grants are awarded competitively to local projects to meet the needs of their homeless clients. The grants fund a wide variety of programs from street outreach and assessment programs to transitional and permanent housing for homeless persons and families. HUD funds are a critical part of the Obama Administration’s strategic plan to prevent and end homelessness. Continued on page 4

6 Questions with Darrel Dickson The Landlord Times recently caught up with apartment owner, broker and real estate entrepreneur Darrel Dickson about multifamily industry trends, the economy and real estate investment and management best practices. The Landlord Times: What about the industry has changed most since you started your career? Darrel Dickson: When I started in the business in 1987 interest rates were substantially higher than what they are today. Right now interest rates on 30 year amortization on a Market rate deal are about four and a half percent fixed for ten years. When I got started in the business it Professional Publishing, Inc PO Box 30327 Portland, OR 97294-3327

was in the 7-8% range for a ten year fixed rate loan. Therefore, if you can find an apartment building that is well priced you have a chance to make greater cash flow. There is a large demand to receive a stable return on investment from investors. Many are starved for cash flow. Currently, investors are getting almost nothing on bank certificates of deposits. When I started in this business interest rates on bank certificates of deposits were much higher. The returns through CDs at banks are currently close to zero. Investors can receive 5 to 10% steady cash flow in through owning apartment building. Investors will seek to deploy capital aggressively in the real estate considering the sustained low treasury rates that are available.

Current Resident or

TLT: What do you perceive for the economy in the next year so? How will this affect the industry? DD: Powerful demographic and economic trends will continue to strengthen the apartment market. The apartment market is in the fourth year of an increasing demand for rental units. The US vacancy rates was at 4.3% in 2012, which is resulting in a projected 4-5% rent growth nationally in 2013. The oldest echo boomers turn 28 years old and have created a significant number of new households. Additionally, over the next few years approximately 1.2 million to 1.6 million immigrants will arrive annually through 2017. The unique demographics of increased Echo boomers as well as new immigrants looking Continued on page 3

PRSRT STD US Postage PAID

Please note any problems below and notify us at:

Permit #5

PO Box 30327 Portland, OR 97294-3327

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Number of Improving Housing Markets Holding Steady in April Following seven consecutive months of gains, the list of improving U.S. housing markets remained virtually unchanged in April, with 273 metros on the National Association of Home Builders/First American Improving Markets Index (IMI), released today. This total reflects a net reduction of one market since March and again includes entrants from all 50 states and the District of Columbia. The IMI identifies metropolitan areas that have shown improvement from their respective troughs in housing permits, employment and house prices for at least six consecutive months. Five new markets were added to the list and six markets were dropped from it this month. Newcomers included the geographically diverse locations of Macon, Ga.; Portland, Maine; Rocky Mount, N.C.; Eugene, Ore.; and Jackson, Tenn. “The stability in the improving markets list this month is encouraging, with three quarters of all metros tracked by our index considered on the upswing as the housing recovery spreads to parts of every state,” said NAHB Chairman Rick Judson, a home builder from Charlotte, N.C. “In some markets, the main thing that’s holding back a recovery is a relatively thin inventory of homes for sale, which could be resolved if builders had easier access to credit for building homes and putting people back to work.” “After a strong run-up through late 2012 and early 2013, the number of improving markets is holding steady at a high level,” said NAHB Chief Economist David Crowe. “We can expect to see more gradual gains going forward as challenges related to increased demand kick in – including everything from tightened supplies of developable lots and labor to the rising cost of building materials.” “With 75 percent of the country seeing measurable improvement in housing market conditions, the outlook is definitely brightening for local economies this spring,” noted Kurt Pfotenhauer, vice chairman of First American Title Insurance Company. The IMI is designed to track housing markets throughout the country that are showing signs of improving economic health. The index measures three sets of independent Continued on page 2


COLORADO

Manufactured Fireplaces: Repair or Replace? Article submitted by Portland Chimney & Masonry, Inc. Many of your units, especially apartments and condominiums, are equipped with Manufactured Fireplaces. Over time, various parts of these Manufactured Fireplaces will wear out. Most commonly the interior fireplace area called the firebox. The firebox consists of the back wall panel, two side wall panels and the floor panel. When the Manufactured Fireplace is cleaned and inspected by a Certified Chimney Sweep and if cracks or holes are noted in the panels, these panels should be replaced

soon after by the Chimney Sweep as a follow up service. The Manufactured Fireplaces are basically appliances and it is vital to their longevity to provide routine maintenance and part replacement as needed. If they are left to deteriorate or are not repaired, replacement of the Manufactured Fireplace is then needed which is much more costly. Not to mention being a fire hazard for the property itself.

*The National Fire Protection Association recommends annual inspections and cleanings of fireplaces. “13.2 Annual Inspection. Chimney, fireplaces and vents shall be inspected at least once a year in accordance with the requirements of Section 14.2.” In the Great Northwest fireplaces abound. With the burning season coming to a close this is a good time to perform routine maintenance and cleaning. Let’s keep them safe, clean, properly maintained and ready for use.

Article submitted by Portland Chimney & Masonry Inc. Reference: National Fire Protection Association 211 Standard for Chimneys, Fireplaces, Vents, and Solid Fuel-Burning Appliances 2010 Edition. Chapter13 Maintenance

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Number ...continued from front page monthly data to get a mark on the top improving Metropolitan Statistical Areas. The three indicators that are analyzed are employment growth from the Bureau of Labor Statistics, house price appreciation from Freddie Mac and single-family housing permit growth from the U.S. Census Bureau. NAHB uses the latest available data from these sources to generate a list of improving markets. A metro area must see improvement in all three measures for at least six consecutive months follow-

ing those measures’ respective troughs before being included on the improving markets list. A complete list of all 273 metropolitan areas currently on the IMI, and separate breakouts of metros newly added to or dropped from the list in April, is available at www. nahb.org/imi.

Advertise in the Landlord Times Colorado Circulated to over 7,000 Apartment owners, On-site, and Maintenance www.nahb.org personnel monthly. Call COLORADO 503-221-1260 for more information.

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The Landlord Times - Colorado • April 2013


COLORADO

6 Questions ...continued from front page for new rentals will put pressure on vacancy notwithstanding the increase in supply of rental units. Between 2005 and 2010 the number of 20 to 34-year-olds living with parents increased 600%. As the job market improves these young singles living with parents will be looking to exit from living with their mom and dad and get an apartment. TLT: The economy is clearly one of the most important topics of conversation and concerns. How is the economy affecting the multifamily rental housing industry today? DD: The home ownership percentages since 2006 in the United States are as follows: 2006: 68.9%, 2007: 67.8%, 2008: 67.5%, 2009: 67.2%, 2010: 66.5%, 2011: 66%, 2012: 65.5% The percentage of a home ownership has consistently dropped annually since 2006, and every 1% drop in housing ownership represents approximately 1,000,000 new renters. Multifamily properties have been so doing well because there are fewer homeowners and more renters. The market for multifamily housing construction will remain strong in 2013 according to the NAHB chief economist David Crow. He estimates that there will be 299,000 new multi-

The Landlord Times - Colorado • April 2013

family residential units built in 2013. He said that this is still considerably less than the 350,000 units the required to keep up with the demand and supply imbalance. That said, the cost of materials and labor make it unfeasible to build in certain areas. Also, there are financing hesitations on the part of some lenders to build new construction multifamily which makes it difficult in some circumstances. The demand for multifamily units will continue to remain strong. Multifamily assets remain have the highest occupancy rates with the most aggressive rent growth and are the easiest to finance. These are all compelling reasons for investors to continue to invest in apartment buildings in 2013. TLT: What you feel are the most important things to consider when hiring a vendor for your business? DD: First look for someone that is concerned about doing the right thing for the property. Our management company looks to get three bids prior to hiring a vendor. We want to make sure that our vendors are providing work that has been competitively bid. At our management firm I also look to make sure that our vendors have good insurance and name our company and the apartment building as an additional insured. Good references from satis-

fied customers are important, as well as the knowledge to do what is right for the building and the tenants.

TLT: For small independent owners do you suggest self-managing or hiring a property manager?

TLT: Generally speaking what two or three pieces of advice would you give to a room full of investors?

DD: If you or your wife has the time you can do the property management and save a lot of money. However if you are busy executive and you don't have time then really you want to find a property manager. It makes sense to have a property management that has a significant investment in the property so that your interests are aligned.

DD: Look to invest in markets where there is something significant going on for example major job and growth population growth and revenue growth are important to add value to a multifamily investment property. Secondly look to obtain long-term fixed-rate financing at low rates. Third look to buy well below replacement cost in well located areas. And fourth make sure you do your due diligence very well prior to purchasing a multifamily property. Some of the best deals you do are the deals you don’t do. If you don’t have the time to manage your own property you will want to consider developing opportunities with sponsors who have a proven track record operating multifamily properties.

Darrel Dickson is Principal at Preferred Capital Management, Inc. and ApartmentsForSale.com.

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www. T heL a n d lo rd T ime s . co m

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Obama ...continued from front page “HUD is proving its commitment to prevent and end homelessness through investments in rental assistance, housing assistance and supportive services,” said HUD’s Rocky Mountain Regional Administrator Rick M. Garcia. “In addition to funding, we continue to apply tools from the HEARTH Act, to the Homeless Prevention and Rapid Re-Housing Program (HPRP), which are fundamentally changing the way communities respond to homelessness.” While the Fiscal Year 2012 funds awarded today are not impacted by the automatic across-the-board budget cuts under sequestration that began March 1st, Donovan cau-

tioned that future budget cuts may reverse significant reported declines in homelessness: “During this challenging budget climate, we must make certain that we don’t balance our books on the backs of our most vulnerable citizens. When we make even modest investments in these programs, we see a measureable decline in homelessness.” HUD recently announced its 2012 “point in time” estimate of the number of homeless persons in America. Approximately 3,000 cities and counties reported 633,782 homeless persons on a single night in January of 2012, largely unchanged from

the year before. While HUD found significant declines among the longterm homeless and veterans, local communities reported an increase in the number of sheltered and unsheltered families with children. In Colorado, local communities reported a 10.9 percent overall rise in homelessness in 2012. HUD’s Continuum of Care grants announced today will continue offering permanent and transitional housing to homeless persons as well as services including job training, health care, mental health counseling, substance abuse treatment and child care. Continuum of Care grants are awarded competitively to local

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TheLandlordTimes.com The statements and representations made in advertising and news articles contained in this publication are those of the advertiser and authors and as such do not necessarily reflect the views or opinions of Professional Publishing, Inc. The inclusion of advertising in this publications does not, in any way, comport an endorsement of or support for the products or services offered. Metro Apartment Manager is produced monthly and is published by Professional Publishing Inc. An Oregon Corporation. PO Box 30327 Portland, OR 97294-3327. (503) 221-1260 • (800) 398-6751 Copyright 2013. All rights reserved.

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programs to meet the needs of their homeless clients. These grants fund a wide variety of programs from street outreach and assessment programs to transitional and permanent housing for homeless persons and families. In 2010, President Obama and 19 federal agencies and offices that form the U.S. Interagency Council on Homelessness (USICH) launched the nation’s first comprehensive strategy to prevent and end homelessness. Opening Doors: Federal Strategic Plan to Prevent and End Homelessness puts the country on a path to end veterans and chronic homelessness by 2015 and to ending homelessness among children, family, and youth by 2020. HUD’s mission is to create strong, sustainable, inclusive communities and quality affordable homes for all. HUD is working to strengthen the housing market to bolster the economy and protect consumers; meet the need for quality affordable rental homes: utilize housing as a platform for improving quality of life; build inclusive and sustainable communities free from discrimination; and transform the way HUD does business. More information about HUD and its programs is available on the Internet at www.hud.gov and http://espanol.hud. gov. You can also follow HUD on twitter @HUDnews, on facebook at www. facebook.com/HUD, or sign up for news alerts on HUD’s News Mailing List.

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TENANT(S): ____________________________________________________ DATE:________ ADDRESS: ____________________________________________________ UNIT: _________ LIVING AREAS CITY: _________________________________________ STATE: __________ ZIP: _________ DESCRIPTION OF PET(S)

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Locks Tenant(s) certify that the above pet(s) are the only pet(s) on the premises. Tenant(s) understands that the additional pet(s) are not permitted unless the landlord gives ten Ceilings ant(s) written permission. Tenant(s) agree to keep the above-listed pets in the premises subject to the following terms and conditions: Electrical Outlets

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48-HOUR NOTICE OF ENTRY

Pursuant to RCW 59.18.150, this is your 48 hour notice that entering the dwelling your la landlord or their agents unit and ______________________ premises located at (Address) will be ______________________ ______________________ ____________ on between the hours of (Date) and . (Time) (Time) The entry will occur for the ______________________ following purpose: ___________ Doors/Woodwork___________ ______________________ _________________________________ ___________ ______________________ Locks ______________________ _ _ BEDROOM

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1) The pet(s) shall be on a leash or otherwise under tenantÕ Garbage s control Cans when it is outside the tenantÕ s dwelling unit. TV Antenna/Cable 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly. 3) Tenant(s) are responsible for the conduct of their pet(s) Fireplace at all times. 4) Tenant(s) are liable for all damages caused by their pet(s). 5) Tenant(s) shall pay the additional security deposit listedCleanliness above and/or their rental agreement as a condition to keeping the pet(s) listed above. 6) Tenant(s) shall not allow their pets to cause any sort of disturbance or injury to the BEDROOM other tenants, guests, landlord or any other persons lawfully on the premises. 1 7) Tenant(s) shall immediately report to landlord any typeWalls of damage or injury caused by their pet. Windows 8) This agreement is incorporated into and shall become part of the rental agreement exe -cuted between the parties. Failure by tenant to comply with any part of this agreement Blinds/Drapes shall constitute a material breach of the rental agreement. _____________________________ Landlord

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BATH ROOM Towel Bars

Method of Service:

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Walls Windows Blinds/Drapes Rods Floor Light Fixtures Doors/Woodwork Locks Ceilings Electric Outlets

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The Landlord Times - Colorado • April 2013

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