Bay State Apartment Owner 1Q 2012

FIRST QUARTER 2012

WHEN IT’S TIME FOR A MAKEOVER How apartment communities benefit

from esthetic and necessary upgrades

We have TRIPLED the number of apartment owners in Massachusetts that you can reach through Bay State Apartment Owner magazine.

Through the Rental Housing Association, the magazine was delivered to 525 Bay State apartment owners, typically of larger apartment complexes, and additional owners are reached through the insertion of the magazine into Banker & Tradesman. WE HAVE ADDED 1000 SUCH APARTMENT OWNERS TO THE MAILING LIST OF BAY STATE APARTMENT OWNER, AND THOSE POWERFUL DECISION MAKERS WILL RECEIVE THE MAGAZINE IN 2012 ONLY.

Do not miss this incredible opportunity to present your message to 1525 TARGETED MULTI-UNIT PROPERTY OWNERS, delivered right to the owner’s door. In total distribution, you will now REACH OVER 8,000 TARGETED PROSPECTS within a content rich publication.

Our readers are the owners and managers of hundreds of thousands of units across the state, representing every facet of the industry, including apartment owners, property managers, condominium managers, subsidized housing owners, developers of rental and condominium properties, REALTORS®, brokers and rental agents, and service providers. Your consistent advertising message will speak directly to the decision makers for hundreds of different products and services.

BE WHERE THESE PROFESSIONALS GET THEIR NEWS. The deadline to reserve advertising space is May 17.

Copy will be due by Thursday, May 24. Don’t forget about our affordable directory ads.

Call 617-896-5344 or e-mail custompubs@thewarrengroup. com for more information.

PUBLISHER OF BANKER & TRADESMAN

COVER FIRST QUARTER 2012

WHEN IT’S TIME FOR A MAKEOVER How apartment communities benefit

from esthetic and necessary upgrades

Bay State Apartment Owner is the official publication of the Rental Housing Association. ©2012 The Warren Group Inc. and the Rental Housing Association. All rights reserved. The Warren Group is a trademark of The Warren Group Inc. No part of this publication may be reproduced in any manner without the express written consent of the publisher.

A division of the

Greater Boston Real Estate Board

One Center Plaza, Mezzanine Level Boston, MA 02108 Phone: 617-423-8700 Fax: 617-338-2600

RHA Officers President: President Elect: Vice-President: Secretary: Executive Director:

Karen Fish-Will Lynn Bora John Keith Gilbert Winn John E. Lafferty

Upgrading in a Down Economy

When Communities Need More than New Paint

08

Published By 280 Summer Street, Boston, MA 02210 Phone: 617-428-5100 Fax: 617-428-5118 www.thewarrengroup.com

Chairman Timothy M. Warren CEO & Publisher Timothy M. Warren Jr. President David B. Lovins

Finance & Administration Controller / Director of Operations

Jeffrey E. Lewis

Editorial Custom Publications Editor Associate Editor

Christina P. O’Neill Cassidy Norton Murphy

Advertising & Circulation

Director of Media Solutions

Advertising Account Manager

Advertising Coordinator

Design & Production Director of Marketing & Creative Services

Design Production Manager

Graphic Designer

Design Intern

George Chateauneuf Mark Schultz Megan Braga John Bottini Scott Ellison Ellie Aliabadi Alyssa Sullivan

CONTENTS

President’s Message

04

Executive Director’s Message

06

Connect with NAA

07

Photo Gallery

12

RHA Calendar

14

Making a Difference It’s Time to PAC

Updates and Info from the National Apartment Association President’s Awards Dinner

President’s Message

BY KAREN FISH-WILL

Making a Difference

W

e are already three months in to 2012, and I am excited to be telling you not only is the RHA making a difference, but we will not be afraid to do things differently to make that difference.

What do we mean when we say the RHA is making a difference?

Well, let’s look first at some of the challenges that are facing us.

We are all challenged by the many programs and events that compete for our time and attention. We compete with other multi-family housing-related

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The RHA holds itself to a high standard to insure that RHA programs and events make a difference to our membership.

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Association’s Education Institute to create and deliver professional designation courses that are offered through local affiliates such as the Rental Housing Association. These courses make a true difference for our members, providing a “portable” professional designation that is recognized nationally. For the employee, the designation attests to a core level of competency on the part of the designate.

Another program that makes a difference is the NAA Maintenance Mania. Utilizing a standardized competition, our maintenance technicians are able to compete against their peers from across the country in a series of local, timed competitions based on the skill sets employed by our maintenance team members. This single event makes a huge difference to our members by fostering moral within the competitors companies and providing recognition for an important part of our workforce.

The RHA also makes a difference in its locally produced programs and events. The RHA developed Massachusetts-specific landlord/tenant and fair housing programs to speak to the specific needs of the members of the association. RHA networking events such as sports and golf outings provide the affiliate members who support the RHA with the opportunity to engage with the industry membership. The RHA fall conference is the unparalleled industry event, demonstrating its value through the sheer volume of attendance.

And this is where the doing things differently comes into play.

As president, I welcome the opportunity to challenge the staff, board of directors and membership to look at every activity we undertake and ask if it adds value to the

membership. and if not, what we do we need to do better.

For example, our affiliate net working events work well, but how do we improve them? One solution was a new and different event, the business exchange, utilizing a reverse trade show format. Industry members committed to meet oneon-one with our affiliate members.

Affiliate members received guaranteed “face time” with purchasing decision makers. The affiliates are also finalizing plans for our first affiliate signature event. Familyoriented and fun, this new summer 2012 event will serve to enhance the bond between the members of our association.

And finally, I come to what I believe will be a different twist to a venerable tradition, the RHA Awards dinner. Essentially unchanged in its format since its inception, the dinner continues to serve us well as we honor excellence in industry and public service. In 2012, I would like to see that event re-energized to even further differentiate our major fundraiser from the myriad fundraisers which occur every year during the pre-holiday season. We will look at the venue, the format, entertainment and the potential to bring to the membership a uniquely branded RHA event that truly makes a difference for not only the attendees, but our membership as a whole.

Looking at things differently, to insure we are making a difference, is both the practice and the promise of RHA to its members. RHA does not seek to be one of many, but rather, the one that is recognized as the leader and voice of an industry, helping its members to make a difference every day. n Karen Fish-Will is 2012 president of the Rental Housing Association and vice president of Peabody Properties.

CALL NOW TO ADVERTISE IN THE NEXT ISSUE OF BAY STATE APARTMENT OWNER! Please contact Advertising at (617) 896-5344

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First Quarter 2012

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BAY STATE APARTMENT OWNER

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Executive Director’s Message

BY JOHN E. LAFFERTY

It’s Time to PAC

A

s we enter a new year, it is time to think again about supporting your local and national Political Action Committees (PACs).

Your donation allows the voice of the multi-family industry to be heard in Washington and on Beacon Hill.

Last year, RHA members had the distinction of being the first division of GBREB to exceed its PAC goal, and RHA members provided more support than any other division to the GBREBPAC. In a similar vein, RHA was one of the affiliates of the National Apartment Association that exceeded their NAAPAC Fair Share goals.

NAAPAC is the voluntary, non-partisan political action committee of the National

Apartment Association. It is the only federal political action committee solely dedicated to protecting and promoting the multi-family industry. Formed with the mission of promoting the involvement of NAA member companies and individuals in the political process, NAAPAC solicits voluntary contributions from individual members across the country, aggregates their political strength and supports the campaigns of national candidates who are supportive of a pro-apartment, probusiness legislative agenda.

NAAPAC is important because, according to the Federal Election Campaign Act, trade associations such as NAA are prohibited from using their general treasury funds to make contributions or expenditures in connection with federal elections.

NAAPAC is the only vehicle through

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BAY STATE APARTMENT OWNER

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First Quarter 2012

which NAA and its members may participate together in the political process via contributions and expenditures on behalf of federal candidates.

GBREBPAC helps elect officials at the state and local levels who support the free enterprise system and private property rights. It works to protect the real estate industry from government imposed mandates, regulations and processes that add tremendous time and cost burdens to business; promotes positive incentives for development, and works to preserve the future of our industry.

GBREBPAC is nonpartisan in the selection of candidates, taking into consideration the candidate’s views on the issues that affect our members, a candidates voting record, legislation they have sponsored and what they have done behind the scenes to support the industry.

The PAC helps elect candidates who share our philosophy or will at least listen to our viewpoint. GBREBPAC is not intended to compete with NAAPAC, as 100 percent of GBREBPAC money is used to support local and state candidates.

Individual contributions to both the GBREBPAC and the NAAPAC are voluntary, and donors may not be reimbursed for their contributions.

Corporate contributions are prohibited and there are limits on the amount of an individual contribution, the form of payment and who is eligible to make a contribution.

When you receive a solicitation on behalf of the GBREBPAC or NAAPAC, please take a moment and consider the impact of adverse laws or regulations on the industry. A PAC contribution is your investment in supporting real estate friendly candidates and protects you on issues that impact our industry. n John Lafferty is the executive director of the Rental Housing Association, a division of the Greater Boston Real Estate Board.

Connect with NAA

BY JERRY WILKINSON

Updates and Info from the National Association NAA’s 2012 Survey of Income & Expenses The forms for NAA’s 2012 Survey of Income & Expenses are available.

CEL & Associates Inc., the survey provider, is a nationally known real estate survey provider and consultant. The 2012 survey is based on operating budgets from hundreds of communities and will be broken down by community size and type, as well as by metropolitan statistical areas.

We encourage you to complete the form online at our secure survey website, https://naasurvey. celassociates.com. Survey participants will receive a complimentary copy of the survey results on CD. Participants also can choose to complete the survey in an Excel format that can be provided. Contact CEL’s Janet Gora at (310) 571-3113 or janet@celassociates.com to determine which method will work best for your company, or contact NAA’s Valerie Hairston at (703) 797-0624 or valerie@ naahq.org with other questions.

to explore cutting edge products and services from more than 325 suppliers on the trade show floor.

Register today at www.naahq.org/ educonf.

NAA Set to Launch Legal e-Newsletter in Spring NAA will launch an e-newsletter with apartment industry-relevant legal information this spring. Called “Apartment Holdings,” the monthly publication will support the work of NAA members such as general counsels, owners and company executives.

The e-newsletter will cover a variety of areas including pending or recent legislation or regulations, cases NAA is monitoring, summaries of NAA legal files, analyses of important industry topics in the news, statistical profiles and guest columns. Email laurenk@ naahq.org to subscribe.

Be a Contributor to NAA’s Online Resource Center NAA wants your best resources to share in the Online Resource Center. These can include policies, procedures, best practices, staff training tools and more. For example, Independent Rental Owner Frank Barefield of Abbey Residential Services recently shared sample forms and policies, such as a Chart of Account Income Statement and Balance Sheet. View these at http:// bit.ly/ylw9tE (login required).

Email NAA’s Mary Scott at mary@ naahq.org to submit your resources, or do so through the NAA Community Site & Online Resource Center at community.naahq.org, by clicking “Add New Entry” under the Libraries tab. n Jerry Wilkinson is chairman of the National Apartment Association.

2012 NAA Education Conference & Exposition: Register & Reserve Housing Today!

The 2012 NAA Education Conference & Exposition is the largest event in the multifamily housing industry. More than 5,500 of your colleagues will gather in Boston June 28-30 to network and learn about the latest trends that will keep them on the cutting edge and at the top of the career ladder.

You won’t get this kind of highquality professional development anywhere else. Star athletes Mia Hamm and Nomar Garciaparra will team up for the Friday General Session and brand wizard Bert Jacobs, co-founder of Life is Good®, will head a Thought Leader session and show you how optimism can help grow your sales. You’ll also get practical take-home tactics from the more than 40 breakout sessions and the chance

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BAY STATE APARTMENT OWNER

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Photos, clockwise from top left: Beacon Village, an apartment community in Burlington, after a $15 million makeover; Cumberland Homes building after renovation; Cumberland Homes building before renovation: Longwood Tower kitchen after renovation; Longwood Tower kitchen before renovation; and Beacon Village before renovation.

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First Quarter 2012

UPGRADING IN A DOWN ECONOMY When Communities Need More than New Paint

By Kristin Cantu

I

ndustry experts are hailing the apartment industry as a bright spot in the housing market, which comes as no surprise, given the recent hardships experienced by this industry and the public at large.

Apartment communities stay on top by knowing when it’s time to update the buildings. Property owners must be up to date on new regulations, as well as keep communities looking fresh and not outdated.

Stoneham-based Brickpoint Properties Inc. recently undertook a complete renovation of its Burlington community, Beacon Village Apartments, originally constructed in the early 1970s. The three-building, 420-unit community spent around $15 million over a period of four years to completely transform its outdated property.

People who don’t know Beacon Village Apartments was built 40 years ago are surprised to learn it isn’t brand new, said Colleen McAnespie, property manager. Much of the renovations were geared towards the exteriors and redesigning the buildings, she said.

Upgrades included new roofs, fiber cement siding and new windows. Updates were also made to the fireplace, carpeting and furniture in the community’s clubhouse, which is often used by residents to host private functions. One of the community’s older buildings was renovated to include a fitness center for the tenants.

Recycling back in vogue Recycling also played a big role for Beacon Village Apartments’ renovations. Older materials coming out of construction were scrapped to recycle instead of being sending to the dump. Tenants now also have the option to participate in recycling in addition to traditional trash pickup.

Perhaps the most creative use of recycling came when redesigning the landscaping. Beacon Village Apartments tried to save the mature plantings it had, McAnespie said. New plantings were added, but the community preserved as much of the older plants as it could “as opposed to just throwing them in the dumpster and getting all new.”

Recycling is important to Woburn-based construction firm Tocci Building Cos. as well.

The company only works with waste haulers that separate debris and recycle it, said Joseph P. Ferolito, vice president of planning and cost engineering. The company has a 90 percent recycling rate with its own construction waste.

Whether Tocci uses recycled products during construction depends on the owners, said V.J. Tocci, senior project manager. The most popular – and environmentally sensitive – solutions include using linseed oil products for linoleum flooring and using bamboo, a readily replenishable product, he said.

More popular upgrades in multifamily properties include making the heating and cooling capabilities in older buildings more energy efficient, Tocci said.

Options include utilizing naturally occurring energy sources for heating and cooling the building, such as implementing solar panels and using geothermic wells.

Roof replacements are at the top of most communities to-do lists, Ferolito said. “All of these properties are getting their roofs replaced, from – more than likely – an old tar and gravel, [or] even an upgraded membrane roof with minimal insulation, to a much more stringent, insulated membrane roof that meets current energy requirements and energy codes.”

BIM brings new light to renovation planning Knowing how to implement renovation ideas efficiently can be a challenging task, which is why many are turning to building information modeling (BIM), an increasingly popular construction management tool.

“BIM can provide a much more efficient way of working because at the heart of the process, there’s an intelligent model,” said Sarah Hodges, senior industry marketing manager for Autodesk’s architecture, engineering and construction group. “That intelligent model can be used for analysis, for simulation, for visualization and for documentation. It can also be used all the way through construction.”

Autodesk has seen an influx in renovation projects over the last couple of years, Hodges said, particularly due to emerging energy mandates. Building owners have started to be proactive in thinking about how their existing building stock conforms with energy mandates, she said.

Using BIM can help owners figure out their building’s energy consumption. This 3D-model, combined with analysis tools, looks at things such as utility bills, square footage and the orientation of a building.

“You’re able to very quickly prioritize your building stock and see which buildings are performing better than the others and decide which ones will engage in the retrofit and renovation project,” Hodges said.

Upgrades on a full house

Above: Abbott Mills in Westford, a renovation project of Tocci Building Cos.

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First Quarter 2012

The age of a community also factors in knowing when to perform an upgrade, said Michael Roberts, vice president of development at Avalon Bay Communities’ Boston office.

Minor renovations for a community several years old could include upgrading interiors, kitchen appliances, common areas and a facelift for the exterior.

The next level is typically older generations still in very attractive locations, Roberts said. “We might go in and do something a little bit more intensive – not only upgrade interiors and common areas, but reconfigure a clubhouse in the amenity package.”

While the preference is to get all of the renovations completed at once, it depends on the property, Roberts said. “You want the work to be compressed from a time perspective, and you try to minimize the disruption at the community.”

Beacon Village Apartments was 100 percent occupied during its renovation. “We knew that was going to be

difficult,” McAnespie said. “We met long and hard beforehand. These are people’s homes. How do we go in and disturb them for a number of weeks?”

The solution came by creating packets for the community. Tenants “got plenty of heads up notice and a packet giving them detailed information of what we would be doing and the timeframe that we would be there,” McAnespie said.

“Rarely do you have a situation where it’s a vacant community,” Roberts said about apartment complex renovation. “It is more the rule than the exception that you will have residents living in the community.”

That rare situation did occur when Chestnut Hill Reality invested $13 million into self-managed improvements for Longwood Towers in Brookline.

Chestnut Hill Reality purchased the third tower, the failed condominium development Alden Tower, for $18 million in September 2009, said George McHugh, president of property management.

The tower was essentially vacant except for a few residents, who were relocated during renovations. “The unique thing, and the great opportunity, was that by having it completely empty, we were able to basically demolish everything, right out to the exterior wall,” McHugh said. “It allowed us to completely redesign it, renovate it and modernize the entire building just as if it were new construction.”

Everything from hallways and plumbing to electric stacks and floors were removed. The total number of units in Alden Tower was reduced from 98 to 87 to include more attractive layouts, McHugh said. “The most dramatic things we did was moved the kitchen and baths that were on the exterior window walls and moved them to the interior as part of the redesign. It made it a much more open design with fully renovated kitchens, including granite countertops and maple cabinets. We put marble floors in the bathrooms with radiant heat, installed recessed lighting and implemented a large and inviting open space concept.”

“I think, without a doubt, open concepts are much more desirable than hallways and what really is now considered a lot of wasted space,” McHugh added.

“There’s a lot more of an open feel in today’s modern design.”

“This really was a unique project. We were able to preserve the building … a great old building,” said McHugh. “It has a lot of history to it,” claiming sport legends Babe Ruth and Joe Louis as previous tenants.

“We wanted to preserve that history but also modernize it and reenergize the building.”

What to upgrade – and how to pay for it Creating a new look has become something of a specialty for Boston-based Beacon Communities Development. The firm often takes on very “tired” properties and renovates them, said Pamela Goodman, president. One such project is Cumberland Homes, a 76-

Above: Building information modeling provides an intelligent model for project upgrades.

unit mixed-income community of eight historic buildings, located in Springfield.

“Cumberland Homes could have been lost, because of the extent of the foundation and structural problems,” Goodman said.

Cumberland Home’s extensive historic rehabilitation was completed all at once, mainly due to the severe structural problems. Additionally, it included new energy efficient heating systems, new energy efficient historic windows new roofs, exterior pointing and painting, accessibility improvements, state-of-the-art security system, site work, new bathrooms and kitchens. All lighting fixtures, faucets and appliances met Energy Star standards. The renovation cost approximately $7 million.

None of the renovations on Cumberland Homes, or any other development for that matter, would have occurred if the building owners didn’t believe they could capture the First Quarter 2012

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BAY STATE APARTMENT OWNER

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cost back in rent, Goodman said. “You do a lot of work to understand what the market is,” she added.

Understanding the market “all has to do with the price point,” Goodman said. “Who are the residents, and what are they willing to pay for?” While certain upgrades, such as incorporating photovoltaics and other cutting-edge green features, do add to the cost of construction and, despite its rise in popularity, being able to recoup the additional costs through increased rents isn’t guaranteed. “People want energy efficient housing, as long as they’re not paying a lot for it,” Goodman said.

“It’s all about whether it’s of perceived value to the residents,” Roberts said. “If you are completely redoing a kitchen, is that something that would be considered an improvement in the marketplace and therefore demand higher rents? That’s the key to determining the scope of your renovations for any particular community.”

Paying for all of these renovations in a still-recovering economy can be tricky. “I would imagine for those who are out for specific third-party financing for a renovation program … it could be challenging,” Roberts said.

Financing doesn’t come in a one-size-fits-all package.

The methods are as diverse as apartment communities.

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First Quarter 2012

Funding the renovations on Beacon Village Apartments, the largest co-op in Massachusetts, came in the form of $10 million of excess proceeds from financing and $5 million from capital assessments.

Cumberland Homes had loan compositing low-income housing tax credits, city hall funds and state historic tax credits to assist in its renovation funding.

Alden Tower had help in the form of $293,000 in utility rebates, which allowed for the installation of a high efficiency co-generation system that reduces its overall energy usage. The realty firm also credits its “wonderful business relationships within the banking industry” for its multiple sources of funds made available.

Creating good business relationships with the banking industry is “required in today’s business and lending environment,” McHugh said. If you don’t have a good track record, then the door may be closed to you for these types of opportunities. But if you demonstrate time and again to be a good business partner with your lending institutions, there’s more than enough money out there for the right projects.” n Kristin Cantu is a freelance writer.

Photo Gallery

President’s Awards Dinner

April 2 – 4 National Apartment Leasing Professional Designation Course (NALP) Boston April 24 Sub-Metering Compliance Boston

November 14 Breakfast Program ARS Restoration Specialists, Newton

June 20 Red Sox vs. the Miami Marlins Fenway Park

For additional information regarding upcoming RHA programs and events, please contact Josh Cooke, education and events coordinator, at 617-399-7860, or via email at jcooke@gbreb.com, or visit www.gbreb.com/rha.

June 28 – 30 National Apartment Association 2012 NAA Education Conference & Exposition Boston

Real Estate and Financial Information

Trusted Real Estate & Financial Information The Warren Group 280 Summer Street Boston, MA 02210

617.428.5100 617.428.5118 www.thewarrengroup.com 14

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First Quarter 2012

August 15 Breakfast Program Oak Grove, Medford September 28 2012 RHA Fall Conference and Exposition Boston

June 6 Spring Golf LeBaron Hills, Lakeville

SERVICE GUIDE DIRECTORY

July 10 RHA Business Exchange Embassy Suites Waltham

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