Distressed Properties Attracting Investors in Nevada by Nevada State Apartment Association

JULY | AUGUST 2012

A Magazine for Nevadaâ&#x20AC;&#x2122;s Multi-Housing Industry

IN THIS ISSUE News & Updates 4 ExecuƟve Director’s Message 9 Upcoming Events: August | September 2012 16 NSAA Texas Hold ‘Em Poker Tournament 18 PlaƟnum Sponsors Spotlight:

7785 West Sahara Avenue, Suite #100, Las Vegas, NV 89117 T: 702-436-7662 • F: 702-446-8445 Email: nsaa@nvsaa.org • Web Site: nvsaa.org Execu ve Director: Michael Fazio, mfazio@nvsaa.org Execu ve Assistant: Aysha Park, apark@nvsaa.org

Cox CommunicaƟons | Silver Lands Inc.

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NSAA 2012 CommiƩee Sign Up

WHO WE ARE

Products & Services Guide

The Nevada State Apartment Associa on (NSAA) is a non-profit organiza on that provides the local mul -housing industry with legisla ve support, educa on and community outreach to benefit our membership and the community. The NSAA is devoted to suppor ng the diversity, integrity and ever-changing environment of the mul -family industry. We are devoted to you.

Feature ArƟcles 6 Distressed ProperƟes AƩract Investors to Las Vegas 11 Fees? What are You Charging Your Residents? 12 What’s Happening in Reno?

WHY WE EXIST The Nevada State Apartment Associa on exists to support the mul -housing industry and its professionals with proac ve legisla ve eﬀorts, by promo ng career development through educa on and by oﬀering entertaining social opportuni es. The NSAA also strives to promote the highest level of professionalism with established standards and prac ces throughout every segment of the mul -family industry, including management, marke ng, maintenance and suppliers. Bo om line… we exist for you, because of you.

NSAA 2012 Board of Directors 2011-2012 President Paula Lane ........................... (702) 362-6444 Pinnacle, a Family of Companies President Elect Lizza Castro .......................... (702) 436-9293 Prime Residen al Vice President Debra Peterson .................... (702) 255-3700 For Rent Media Solu ons (Las Vegas) Treasurer/Past President Bret Holmes ......................... (702) 699-9261 Advanced Management Group Secretary Susan Bauman ..................... (702) 368-4217 Western Risk Insurance Director Eric Newmark ...................... (702) 952-9321 Karsaz Law Director Christopher Hinojos............. (702) 860-0848 Apartments.com Director Steven Olmos ...................... (702) 459-3192 Silver Lands, Inc. Director Chandra Vail ........................ (702) 798-4511 Apartment Finder Director Vicki Young .......................... (775) 742-5380 Vail and Associates Realty Director Donna Gill ............................ (702) 355-0277 Western Na onal Group Director Teresa Jackson ..................... (702) 449-4443 Foothill Fire Protec on

Director Rhonda Sikes ....................... (702) 438-7678 Avion at Sunrise Mountain Director Debi O’Keefe....................... (702) 436-9293 MAXX Proper es Director Scarle Casas....................... (702) 250-8489 Anza Management Director Robert Segura ...................... (702) 649-5711 Quality Towing Director Daniel Turkin........................ (702) 523-8788 Gillespie Proper es Director Suzanne Richter ................... (775) 329-3528 Apartment Guide (Reno) Director Gregory Peek ....................... (775) 972-0213 ERGS, Inc. (dba “ERGS Proper es”) Director Elizabeth Morrissey ............. (702) 256-1797 ConAm Management Director Mario Or z .......................... (702) 395-0071 Fire N Ice Hea ng and Air Condi oning Director Myra Rega............................ (702) 435-9800 Camden Property Trust Alternate Amy Hjerpe.......................... (702) 362-6444 Pinnacle, A Family Of Companies Alternate Taylor Verhaalen .................. (702) 227-0444 Stout Management Company

PlaƟnum Sponsors: • Cer fied Fire Protec on • Western Risk Insurance • Sherwin Williams Paint and Floorcovering • Cox Communica ons • Silver Lands, Inc.

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NSAA welcomes our newest members! NEW Property Members • Aldonsa • Eric Danielsen & Rita Morandi • Bymoen Proper es • Gillespie Proper es • Charleston Pines Apartment Homes • Pacific Palms Village

NEW Vendor Members • Belfor Property Restora on • Get A Grip Las Vegas • Hub Interna onal Insurance Services, Inc. • IBS Copiers, LLC

ExecuƟve Assistant ExecuƟve Director Michael Fazio....................... (702) 436-7662 Aysha Park ........................... (702) 436-7662 Nevada State Apartment Associa on (NSAA) Nevada State Apartment Associa on (NSAA)

JULY | AUGUST 2012

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EXECUTIVE DIRECTOR’SMESSAGE By NSAA ExecuƟve Director Michael Fazio

Apartment Insight CommiƩee: Michael Fazio Nevada State Apartment Associa on Aysha Park Nevada State Apartment Associa on

Wrapping Up Summer NSAA Style

Cover art courtesy of Michael Fazio This year’s NSAA Poker Event kicked off a summer of fun. The event was packed with incredible property managers and industry partners. There was cash given out to our Top 10 players, a TV, an iPod and even an iPad 3!

For Advertising Information, Contact:

Dani Gorden 801.746.4003 dani@thenewslinkgroup.com

Apartment Insight is published by the Nevada State Apartment Associa on. Apartment Insight is the oﬃcial trade publica on of the Nevada State Apartment Association, a professional associa on of mul -housing professionals and industry partners. The materials contained in this publica on are general in nature; the applicability to one’s par cular situa on should be reviewed with a professional who has all the facts pertaining to the situa on being considered. The publisher disclaims any liability for published ar cles. Adver sing Policy: Nevada State Apartment Associa on accepts no responsibility for unsolicited materials. Adver sements contained in this magazine do not cons tute endorsement. With the excep on of those products and services directly under the control and supervision of NSAA, it is the policy of the NSAA, its oﬃcers and Board of Directors, not to endorse any products or services.

Congratulations to Kris Bloom of Prime Residential for winning this year’s tournament. A huge shout out to Bobby Segura (Quality Towing) and Susan Buksa (Maintenance Supply Headquarters) and the entire Poker Committee for a spectacular event. Thank you to everyone who donated items for the event and ARS / Rescue Rooter for their Title Sponsorship of this event. Be sure to check out the pictures on the NSAA website. Are you interested in serving on the Board of Directors? Or maybe an NSAA committee? Now is the time to be thinking about 2013 and serving your industry. There will be some details coming out over the next several weeks about how you can become a Board Director Also in August is NSAA’s for 2013. Also, all of NSA A’s committees have room for more members, ask a friend or Reverse Trade Show. The team member to serve with you. If you would like to discuss committee work or have any Reverse Trade Show is a fun questions, please give the NSAA office a call at 702.436.7662. twist on the familiar where August is back to school for most of southern the Property Management Nevada. Where did the summer go? August also begins the dog days of summer. To help Companies are the exhibitors “cool” off your summer the NSA A is once again supporting National Night Out, with and the Vendor Members are the assistance of the Las Vegas Metro Police Department and Commissioner Susan Brager. the a endees! National Night Out is a unique crime / drug prevention event sponsored by the National Association of Town Watch (NATW), and has been scheduled for Tuesday, August 7. We cordially invite you and your community to be a part of our NIGHT OUT 2012 team. Last year’s National Night Out campaign involved citizens, law enforcement agencies, civic groups, businesses, neighborhood organizations and local officials from over 15,000 communities from all 50 states, U.S. territories, Canadian cities and military bases worldwide. Also in August is NSAA’s Reverse Trade Show. The Reverse Trade Show is a fun twist on the familiar where the Property Management Companies are the exhibitors and the Vendor Members are the attendees! How the Reverse Trade Show works is participating Property Management Members will staff their booths with 2 to 4 decision makers (property managers, regional managers, maintenance supervisors and so on) at a time. Vendors will rotate around the booths for a structured 10 minute interview.

www.nvsaa.org

September brings back our Certified Apartment Manager (CAM) and Certified Apartment Supplier (CAS) certification classes. These are two amazing programs offered by NSAA through the National Apartment Association (NAA).

NSAA’s education schedule kicks back into high gear August 22nd with Leasing Insanity for the Reno area. In Las Vegas the NSAA is offering its second CPO class on August 24th and 25th. This is not only a great way to get a maintenance team member involved in NSAA’s education programs, it is a great way to fulfi ll your obligation to your community. A Certified Pool Operator (CPO) is required for all communities with pools. And last but not least, September brings back our Certified Apartment Manager (CAM) and Certified Apartment Supplier (CAS) certification classes. These are two amazing programs offered by NSAA through the National Apartment Association (NAA). We are proud to host these courses once again.

You should participate if you are a Property Management Company to identify new Vendors in a concentrated, time-efficient forum, get information on new products and services, be ready for your 2013 budget season, avoid endless calls and appointments for the information you need and help the NSAA by providing a valuable service to Vendor Members. Your exhibit table is FREE. Unlimited FREE admittance for your decision makers, bring ALL of them to the party! You should participate if you are a Vendor to get “quality-time” with key decision makers from Nevada’s leading apartment owners and management companies, interview with your target prospects and enjoy informal networking with all member exhibitors. There will be an equal playing field for all Vendor Members, no sponsorships available.

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This is a great way to end another NSAA summer!!! Be a part of the NSAA today!!!

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Distressed Properties Attract Investors to Las Vegas SOURCE: Marcus & Millichap Third Quarter 2012 Report

buyers. Lower prices compared with many other metros are keeping buyers interested in the Las Vegas apartment market with demand for the top-tier inventory well above supply. Cap rates for these properties are in the low-6 to 7 percent range, and compression is unlikely to occur until the large number of REO assets move through the auction process. In the lower-tier arena, affordable prices are allowing many investors with equity to divest and move up the quality scale or buy larger properties. Initial yields for Class B assets are in the 7 to 8 percent range, while Class C properties start with cap rates at 10 percent. Competition from single-family homes employed as rentals remains a threat to apartment operations, and some investors are purchasing several homes instead of multifamily properties. A program by the agencies to sell single-family homes could increase this pressure in the coming years.

The Las Vegas apartment market is beginning to move forward as operations improve, aided by a modest job recovery and ongoing problems in the single-family market. Las Vegas still has one of the highest home foreclosure rates in the nation, which is forcing many residents into the renter pool, while apprehension toward homeownership will keep many potential homeowners in rentals longer, increasing demand. Strengthening apartment operations in suburban communities, however, are jumpstarting apartment construction. As occupancies rise in these areas, more of the previously shelved projects could get off the ground. The maligned construction industry will also get a boost from new projects in the downtown area, such as a government office building, an expansion to the outlet mall, and two multistory mixed-use projects that are expected to get under way by year end. Job growth in the metro is recovering at a measured pace this year, but should help to slow the rate of foreclosures. A modest recovery in home buying has enticed home builders off the sidelines as a few singlef a m i l y de ve lopme nt s b e g i n to break ground. This could hinder the pace of apartment operational improvement going forward if the current hesitation toward homeownership changes.

2012 Apartment Forecast for Q3 Employment: Local employers will create 5,000 jobs in 2012, a 0.6 percent gain with half of the employment sectors growing. Last year, employers generated 8,800 positions. 0.6% increase in total employment

Construction: Developers will complete nearly 500 units in 2012, a 0.3 percent rise in total inventory. This is down from the 700 rentals brought online in 2011. An uptick in land sales throughout the metro is a signal that building activity is poised to increase in the quarters ahead. 472 units will be completed

Demand for assets in Las Vegas is high, as a large number of distressed proper ties attract

www.nvsaa.org

Housing and Demographics  Single-family permitting activity fell 30 percent year over year, but slowed just 5.6 percent in the first half of the year compared with the same period last year. Multifamily applications meanwhile, jumped 90 percent in the past 12 months, partially due to apartment construction.  The sale of foreclosed homes remains the highest in the nation, which has dampened home prices. The median price of an existing single-family home fell 7.9 percent over the past 12 months to $115,400 in the second quarter. Median incomes, meanwhile, rose 2.6 percent, to $53,100, which is $24,800 above the minimum qualifying income for a median-priced home.  Average Class A asking rents are $294 above the monthly mortgage obligation on a median-priced home in the metro. This will restrain the level to which some operators can raise rents before residents consider purchasing a home.  Outlook: Foreclosure activity will keep home prices affordable and home buying assistance programs will improve home sales in the near term, tempting some Class A residents into homeownership. Nonetheless, hesitation about the benefits of owning a home and job instability will maintain demand for apartments.

Vacancy: After a 160-basis point improvement last year, metro wide vacancy will contract 120 basis points to 6.3 percent in 2012, tempered by an increase in single-family homes employed as shadow rentals. 120 basis point decrease in vacancy

Rents: In 2012, the average asking rent will rise 2.6 percent to $822 per month, while effective rents climb 3.1 percent to $771 per month. Average days of free rent will decline by approximately two days. 2.6% increase in asking rents

Economy  Job growth in the Las Vegas metro is modest so far in 2012 as uncertainties in the economy delay hiring efforts. Local employers created 1,100 jobs in the second quarter of the year after the loss of 900 positions in the first three months, keeping the unemployment rate in double digits.  Half of the employment sectors added jobs in the first six months of 2012, with the largest gains in the trade, transportation and utilities, and leisure and hospitality segments adding 940 and 930 workers, respectively.  New residential developments will get under way this year, which will help boost metro wide construction employment to the positive side, the first annual increase since 2005.  Outlook: Local employers will create approximately 5,000 jobs in 2012, a 0.6 percent addition, with half of the employment sectors expanding. Last year, employers generated 8,800 positions.

Construction  Apartment developers completed 152 apartment units in the DISTRESSED PROPERTIES | continued on page 8

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drove vacancy down 40 basis points to 7.1 percent in the second quarter of 2012, for a year-to-date decline of 70 basis points.  Outlook: After a 160-basis point improvement last year, metro wide vacancy will contract 120 basis points to 6.3 percent in 2012, tempered by an increase in single-family homes employed as shadow rentals.

DISTRESSED PROPERTIES | continued from page 7

second quarter, bringing the total to 472 units in 2012, a 0.3 percent expansion in inventory.  Building activity will continue as there are 660 apartments under construction in the metro with completions scheduled into 2013. Approximately 3,600 units are in the planning pipeline.  The only project to open in the second quarter was the 152-unit Broadstone Ravello apartments located in North Las Vegas. Another 660 units are under way in the submarket.  Outlook: Developers will complete nearly 500 units in 2012, a 0.3 percent rise in total inventory. This is down from the 700 rentals brought online in 2011. An uptick in land sales throughout the metro is a signal that building activity is poised to increase in the quarters ahead.

Rents  Owners have leveraged tighter conditions to lift average asking rents 1.2 percent to $811 per month in the first half of the year. Effective rents, meanwhile, increased 1.6 percent over the past 6 months to $760 per month. Despite the rise, asking and effective rents remain a respective 6.9 percent and 8.8 percent below peak levels.  The average asking rent among the market’s Class A apartments rose 1.4 percent in the first six months of 2012 to $930 per month. Lower-tier properties posted a 1 percent climb to $705 per month as operators expanded concessions to improve occupancy.  In 2012, revenue for apartment owners will advance 4.4 percent compared with a 2.4 percent up tick one year earlier.  Outlook: In 2012, the average asking rent will rise 2.6 percent to $822 per month, while effective rents climb 3.1 percent to $771 per month. Average days of free rent will decline by approximately two days.

Vacancy  Apartment vacancy declined 70 basis points year to date, including a 30-basis point drop in the second quarter to 6.8 percent, according to early estimates. This is slightly behind last year’s pace when vacancy fell 80 basis points in the first two quarters.  Vacancy in the top-tier properties decreased 50 basis points to 6.5 percent during the first half of 2012, despite a rise in inventory. During the second quarter, vacancy contracted 20 basis points.  Renters seeking more affordable housing in Class B/C units

Submarket Overview  Activity in the North Central submarket is heating up with construction of a new U.S. Immigration and Customs Enforcement building and a 160,000-square foot addition to the existing outlet mall just north of downtown. These projects will bring jobs to area, where nearly 2,500 residential units have been recently been approved.  Submarkets throughout the metro could be affected by the employee layoff s at each of Albertson’s 34 stores in Nevada. The job cuts will be completed early in the third quarter.  The North submarket posted the strongest vacancy decline in the past year, falling 310 basis points to 9.5 percent, still the highest rate in the metro. Housing additions will likely push vacancy higher in the quarters ahead as construction on new single-family housing developments may entice some renters to buy a house.

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The informa on contained in this report was obtained from sources deemed to be reliable. Every eﬀort was made to obtain accurate and complete informa on; however, no representa on, warranty or guarantee, express or implied, may be made as to the accuracy or reliability of the informa on contained herein. Note: Metro-level employment growth is calculated using seasonally adjusted quarterly averages. Sales data includes transac ons valued at $500,000 and greater unless otherwise noted. Sources: Marcus & Millichap Research Services, Bureau of Labor Sta s cs, CoStar Group, Inc., Economy.com, Na onal Associa on of Realtors, Real Capital Analy cs, Reis, TWR/Dodge Pipeline, U.S. Census Bureau.

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Prepared and edited by: Nancy Olmsted, Research Associate, Research Services. For informa on on na onal apartment trends, contact John Chang, Vice President, Research Services, (602) 687-6700 or john.chang@marcusmillichap.com. Las Vegas Oﬃce: Richard Bird, Regional Manager, (702) 215-7100 or rbird@marcusmillichap.com.

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Fees?

What are You Charging Your Residents? This issue we focus on answers to some common questions regarding late fees and fees MOST owners and Property Management Companies charge in our industry. While fee structures are company specific, the laws DO NOT change from company to company. Is your company following NRS code? Are the fees warranted? Find out below. • Is the landlord able to charge residents late fees? Yes! Under NRS 118A.150, rent is defined as “all periodic payments” to be tendered to the landlord for the tenant’s dwelling unit. Periodic payments include all reasonable and actual late fees that are stated in the rental agreement. Be sure to add the late fees to the 5 Day Notices if permitted by the lease terms. • Can the landlord charge service fees? This depends on the language of the lease agreement. If the fees are outlined properly in the lease agreement – and the agreement is executed by the parties – then the landlord may charge the tenant those enumerated fees when warranted. Obviously, these fees must not be unconscionable, or else they may be stricken by a judge in accordance with NRS 118A.230. • Can the landlord charge attorney’s fees? Pursuant to Nevada law, you are permitted to include a provision in your lease agreement which awards attorney’s fees to the “prevailing party” in a legal proceeding. If you retain an attorney to pursue your eviction case, you may assert a claim against the breaching tenant and recover those reasonable attorney’s costs which you incurred as a result of pursuing the eviction. • If a pet is considered a Companion or Service Animal, can the landlord charge a pet fee for that animal? No! Pursuant to the Fair Housing Act of 1988 and related State Laws, animals that provide physical assistance or emotional support to persons with disabilities are considered service/companion animals, for which you may be required to reasonably accommodate in your community. Denying such animal or charging the resident “pet rent” may be seen as a potential form of discrimination. Please consult a legal professional for further information and clarification in this area of the law.

NOTE: The above is not legal advice for your specific ma er. If you have a legal issue, please seek a legal professional. You may also contact our firm at Info@karsaz-law.com.

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www.nvsaa.org 11

What’s Happening in Reno? Strong Q1 in Northern Nevada Brings Hope to Region SOURCE: Johnson Group and Reno GazeƩe Journal

Just like 2011 we started out the New Year with anticipation that we are “turning the corner” and that our national and local economy is starting to rebound — despite the continuing malaise in Europe and any lack of political cooperation at home. Anecdotal signs abound to support this feeling of increased optimism, but just like the national economists who wonder if the mild winter merely accelerated spring into Q1, we will have to see what Q2 brings — and beyond.

Major TransacƟons in Q1 The Transaction table (page 13) summarizes the 7 Q112 transactions (out of 88) of $3 million or more — not a bad start to the year.

Distress again had a large impact: 3 deals were new foreclosures and 2 deals were sales out of foreclosures. Due to the Manzanita and Delucchi transactions, multifamily accounted for 44% of the Q1 dollar volume. Once again small investors poured into the multifamily market. They accounted for 32% of all transactions, yet averaged only $212,719 / deal. The Delucchi foreclosure was once part of the Meadowood Apartments. The buyer in 2005 obtained a loan from Citibank on the western 498 units and a loan from Kinecta on the 206 units on the E side of Neil Road. The owner was able to do a workout with Citi in early 2010, but not Kinecta, so he tossed them the keys and effectively split the huge complex in two.

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PotenƟal Data Centers The RGJ reported that Reno Technology Park, a proposed 2,220-acre data center project 11 miles east of Sparks, is seeking to attract large Internet firms and the U.S. military. The developers are Stonefield, Inc., the company that runs Wild Island Water park, and one of Nick Pav ich’s companies. The park could eventually include 7 buildings totaling 500,000 sf and a natural gas power plant to eventually generate up to 360 mw of electricity. The 1st phase of the project is expected to be only 11,000 sf. The developers have spent two years getting approvals from the County and regional planners. They are seeking sales tax breaks as server farms must continuously purchase new equipment to keep them running. Facebook doesn’t pay $2.8 million in annual taxes as long as it maintains 35 or more employees at its Prineville, Ore., data center. A $300 million eBay data center near Salt Lake City will get $27.3 million in tax breaks over 10 years for employing about 50 people.

Reno May Take Bite Out of Apple? Apple is looking to sink $1 billion over the next ten years into a Reno, NV project that will include a data center dedicated to iCloud and a separately-located business and purchasing development. According to online postings from city and county officials uncovered by the Reno Gazette Journal, the deal was months in the making and encompasses both a downtown Reno data center and “business park” as well as a recently-proposed separate 2,200 acre data farm near Sparks, NV. (see Reno MSA Unemployment). The developer s beh i nd t he ma ssive undertaking, dubbed Project Jonathan, said that while the Reno facilities have been under planning for years, Apple only approached local and state officials about the Sparks center earlier this year. Being developed by Unique Infrastructure Group, LLC, the Reno Technology Park will feature 1.5 million square feet of space for Apple’s data center and is expected to go online later in 2012. A report from consulting firm Applied Economics estimates that the overall economic impact of the project will be JULY | AUGUST 2012

some $343 million while tax revenue from Apple over the next ten years is seen as netting local and state governments $16 million. The Cupertino, California company will be getting an $89 million tax break including an 85 percent reduction in personal property tax for 10 to 30 years. Apple’s effective sales tax rate is expected to be less than one percent. Much like Apple’s Maiden, NC data center, the 2,200-acre unit near Sparks will use renewable energy sources. A 2010 report from Data Center Knowledge claims initial plans for the project are set to include on-site power generation including 100 megawatts of wind power, up to 20 megawatts of geothermal energy and solar power from a 20-megawatt photovoltaic installation.

The Reno Technology Park site will create about 580 construction jobs that bring an estimated $103 million boost to the local economy. Following completion of the data center, Apple plans to keep a permanent staff of about 35 full-time workers who will receive salaries of at least $25 per hour, according to a corporate letter addressed to the Nevada Governor’s Office of Economic Development. Apple’s downtown Reno project is located in the Tessera district and will take the place of derelict properties that were purchased over a number of years by Northern Nevada Urban Development.

RENO | continued on page 14

RENO | continued from page 13

Local Rumors The Delucchi Lane Apartments, which were foreclosed by Kinecta on January 11th, are reportedly under contract for around $9.2 million — about 94% of its $9.8 million asking price. During the quarter two different suitors attempted to purchase the $22 million note on Caviata from USBank, successor to Cal National Bank. The bank is willing to sell the note at a $2.5 million discount, but it seems like the owners (debtors in possession) are not in much of a mood to cooperate. On page 3 of my Q310 Investment report I reported that Caviata was successful in securing approval from the BK judge for their 3-year plan of reorganization — even though it is a single asset LLC. Apparently the judge believed (and Mr. Pennington must still believe) his testimony that Caviata could be worth $34 million in three years — by April 2013.

Apartment StaƟsƟcal Review Thanks to Johnson Perkins & Associates for their Quarterly Apartment Survey for the data in the graph above to make the following observations: • Overall vacancy hovered in the 5.4% to 5.6% range for the 1st 3 quarters of 2011, then shot up to 6.56% in Q411. Vacancy has now dropped back to 5.6% in Q112. • Lakeridge, NW Reno and East Sparks continue to have the highest rents in the region.

• Vacancy in Lakeridge plummeted in Q1 to 4.6% from 6.4% at year end, moving them into 3rd place behind West Reno, still reporting an amazing 3.11%. SW Reno made an impressive move from 7.24% to 4.24%, taking sole possession of 2nd place. • The Brinkby/Grove and Airport market areas reduced vacancy by over 2 percentage points each, but still reported the highest vacancy in the region. • Finally, vacancies in townhomes and 3 X 2’s increased, as one might expect in Q1, as these tenants tend to be the first ones to buy homes in this incredibly affordable market. For further informa on please contact the author of this ar cle Floyd Rowley, CPA, CCIM, Senior Vice President, Investments, 775.224.3183 or Floyd@JohnsonGroup. net. Floyd has been a Vendor Member of the Nevada State Apartment Associa on (NSAA) since they took over as the aﬃliate state charter of Nevada for the Na onal Apartment Associa on (NAA) in 2010.

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NSAA Texas Hold ‘Em Poker Tournament Sponsored by ARS | Rescue Rooter

The NSAA held its Annual Poker Tournament in June and as a SOLO event for the first time. In years past the Poker Tournament was held the same day as the Reverse Trade Show. The event has 130 players, 48 more than the previous year and those players were treated to the first ever “re-buy” during the first hour of play. The tournament was held at the South Point Poker Room. Prime Residential’s Kris Bloom split the top prize ($1,250) and second place prize ($500) with Connie Kuhlman (who was sponsored by Southern Nevada Fire Protection) and was declared the winner of the tournament. This was Kris’s 4th straight Top 10 finish in this event. Along with the excitement of playing poker there were awesome awards and cash for the top ten players and raffle drawings for great prizes. We look forward to the NSAA 2013 Poker Tournament!

CongratulaƟons to our 2012 Top Ten Poker Players and Prize Winners 1. Kris Bloom (Prime Residential) 2. Connie Kuhlman (sponsored by Southern Nevada Fire Protection) 3. Tori Staben (Primo Painting) 4. Heidi Anderson (Lexis Nexis) 5. Penny Bellofatto (Apartment Guide) 6. Karen Tucker (Maintenance Supply HQ) 7. Mike Mortensen (Prime Residential) 8. Dustin Dimmick (Global Pest) 9. Sven Bradley (Belfor Property Restoration) 10. Dallas Tebbs (Simply Apartments) • • • • • •

iPad 3 Winner - Lynn Ogie (Camden) TV Winner - Kane Norton (WLM - Walker Landscape) 2013 Poker Tickets - Jason Stafford (Criterion Brock) Staycation @ South Point - Karen Tucker (Maintenance Supply HQ) Staycation @ Mt. Charleston - Dustin Dimmick (Global Pest) iPod / iTunes Winner - Scott Wells (sponsored by TGJ Painting) • $100 Visa Gift Card Winner - Leisa Chavez (Mark Taylor) • $50 Cash Winner - Rebecca Fox (Stout Management Company) JULY | AUGUST 2012

Platinum Sponsors

Cox Communications A s the third-largest cable prov ider in the nation, Cox Communications Inc. is noted for its high-capacity, reliable broadband delivery network and superior customer care. For Cox, it’s not about being the biggest; it’s about being the best. With more than 6 million total residential and commercial customer relationships and a firm commitment to education, the Cox team is a widely regarded industry leader, having earned multiple distinctions in customer satisfaction, diversity practices and company strategy. Cox leads all providers of small and midsize business data solutions in customer satisfaction, according to the J.D. Power and Associates 2008 Major Provider Business Telecommunications StudySM. In 2006, Cox received highest honor in J.D. Power and Associates’ residential cable/satellite TV customer satisfaction study as well as in 2005 for customer satisfaction among high-speed Internet service providers.

Since 1962, Cox has built high-quality communications networks and delivered quality cable television programs. A full-service provider of telecommunications products, Cox offers an array of advanced digital video, high-speed Internet and telephone services, as well as data and video transport services for small to large-sized businesses over its own nationwide IP network, as well as integrated wireless services in partnership with Sprint. Cox Media offers national and local cable advertising in traditional spot and new media formats, along with promotional opportunities and production services. For additional information or to have a Cox Communications representative visit your multi-family community contact: Paul Ledesma, 702.545.1358 paul.ledesma@cox.com

Silver Lands Inc. Silver Lands Inc. is a family owned and operated business that has been servicing the greater Las Vegas area since 1981. We strive for excellence in all that we do from the smallest residential maintenance account to our largest, over 900 units, commercial account. Every job is taken with great pride, attention to detail, and above all else meeting our customers’ needs.

Dependability: With Silver Lands Inc., you will always get an instant response to any problem. Silver Lands Inc. will respond to any concern you have seven days a week, 24 hours a day. 2901 S Highland Drive #15A, Las Vegas, NV 89109-1055 (702) 459-3192 • [ f ] (702) 459-4372 www.silverlandsinc.com

Accountability: With Silver Lands Inc. you never have to worry about a job being incomplete or hearing an excuse for something not being done properly. We have the resources and the manpower for any job. Flexibility: If you have a special request or a last minute item that needs to be taken care of, Silver Lands Inc. will be there to provide you with that service. We will work with your needs and schedule.

www.nvsaa.org

REACH YOUR TARGET AUDIENCE

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ADVERTISE AND

GET RESULTS Dani Gorden Advertising Sales

801.746.4003 dani@thenewslinkgroup.com

JULY | AUGUST 2012

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Resident screening solutions to help you secure higher quality residents and improve your bottom line. t 3PCVTU DSFEJU DSJNJOBM FWJDUJPO BOE DPMMFDUJPOT EBUB PO QPUFOUJBM SFTJEFOUT t %FUBJMFE SFQPSUJOH BOE TFBSDIJOH OBUJPOXJEF t 'MFYJCMF TPMVUJPOT CBTFE PO ZPVS MFBTJOH SVMFT t 'BTU BDDVSBUF BOE FBTZ UP SFBE SFTVMUT

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www.nvsaa.org

NSAA 2012 COMMITTEE ROSTER NOW SOLICITING VOLUNTEERS for NSAA’s 2012 & 2013 COMMITTEES

Member parƟcipaƟon is vital to the growth of our industry. NSAA commiƩees are the perfect venue to meet with your colleagues and exchange ideas.

Member par cipa on is vital to the growth of our industry. NSAA commi ees are the perfect venue to meet with your colleagues and exchange ideas. You can help contribute to our associa on’s objec ves by volunteering to serve on a commi ee. To sign up for one or more of the following commi ees, call the NSAA at 702.446.8445. Or you can e-mail the Board Liaison or Commi ee Chair listed with your contact informa on and which commi ee or commi ees you would like to join.

You can become part of our important work by volunteering to serve on a commiƩee. To sign up for one or more of the following commiƩees, simply fill out the form below and fax back to NSAA at 702.446.8445 or e-mail us at nsaa@nvsaa.org with your contact informaƟon and which commiƩee(s) you would like to join.

________ Bowling

________ Community Outreach

________ Dinner MeeƟng

________ EducaƟon

________ Golf

________ Jewel Awards

________ LegislaƟve

________ Maintenance Mania

________ Market Trends

________ Membership / IROC

________ Poker

________ Public RelaƟons

________ Reverse Trade Show

Name: ____________________________________________ Company: _________________________________________ Telephone Number: _________________________________ Fax Number: _______________________________________ * E-Mail Address: ___________________________________ * ALL commiƩee correspondence is done through e-mail. To be part of a commiƩee, you and / or your company must be an NSAA member.

For informaƟon regarding the NSAA website, arƟcles which appear on the website and adverƟsing on the website please contact Michael Fazio at 702.436.7662.

JULY | AUGUST 2012

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www.nvsaa.org

PRODUCTS & SERVICES GUIDE LAS VEGAS A/C SALES ͳ SUPPLIES & PARTS ARS / Rescue Rooter 6275 South Pioneer Way Las Vegas, NV 89113 bennyd@ars.com P: (702) 262-2222 F: (702) 446-0307 ADVERTISING Apartment Finder 6330 McLeod Dr. Ste. 5 Las Vegas, NV 89120 cvail@apartmen inder.com P: (702) 604-2351 F: (702) 798-8311 Apartment Guide (Las Vegas) 8298 South Arville Street Suite #104 Las Vegas, NV 89139 rdetagle@apartmentguide.com P: (702) 939-1494 F: (702) 939-1551 Apartments.com 175 W. Jackson Blvd., 8th floor Chicago, IL 60604 lƟmko@apartments.com P: (312) 601-5391 F: (312) 601-6256 For Rent Media Solu ons (Las Vegas) 5740 S. Arville St., Ste 209 Las Vegas, NV 89118 debra.peterson@forrent.com P: (702) 255-3700 F: (702) 255-4901 Move.com 30700 Russell Ranch Rd. Westlake Village, CA 91362 P: (805) 557-2300 F: (480) 556-4623 Simply Apartments 1176 Center Point Drive Henderson, NV 89074 john@simplyapartments.com P: (702) 567-2411 F: (702) 567-2611 ALARM SYSTEMS AND SERVICES TSI Total Safety Inc. 9555 Del Webb Blvd Las Vegas, NV 89134 jonas.chang@tsivegas.com P: (702) 967-0000 F: (702) 967-0001 APPLIANCES ΈSALES/RENTAL/PARTS/ REPAIRΉ Ferguson Enterprise 501 Parkson Road Henderson, NV 89011 chris.williams@ferguson.com P: (702) 564-2660 F: (702) 564-1329 LOWE’S OF HENDERSON 440 Marks Street Henderson, NV 89014 William.S.Windham@store.lowes.com P: (702) 458-5297 F: (702) 458-6287

ASPHALT ΈSEAL COATING STRIPING & REPAIRSΉ Aﬀordable Striping & Sealing 5795 South Sandhill Road, Suite F Las Vegas, NV 89120 shondadecker@gmail.com P: (702) 222-9009 F: (702) 248-9605 ATTORNEYS/LEGAL SERVICES Karsaz Law 375 Warm Springs Ave., Ste 104 Las Vegas, NV 89119 ckarsaz@karsaz-law.com P: (702) 952-9321 F: (702) 933-5077 The Faux Law Group 1540 West Warm Springs Rd., Suite #100 Henderson, NV 89014 kmckercher@fauxlaw.com P: (702) 458-5790 F: (702) 458-5794 AWARDS/TROPHIES Awards West 1957 North Decatur Boulevard Las Vegas, NV 89108 awardswestlv@lvcoxmail.com P: (702) 648-1661 F: (702) 648-1602 BACKFLOW TESTING TSI Total Safety Inc. 9555 Del Webb Blvd Las Vegas, NV 89134 jonas.chang@tsivegas.com P: (702)967-0000 F: (702)967-0001 BALCONY REPAIR Nevada Gypsum Floors 3588 South Valley View Boulevard Las Vegas, NV 89103 rick@nvgypsum.com P: (702)871.3330 F: (702) 871-7597 BALLOONS & HELIUM Party USA 800 South Rampart Blvd Las Vegas, NV 89145 cur s@aappusa.com P: (702) 897-7278 F: (702) 992-9915 BLINDS/WINDOWS/DOORS/GLASS Cherokee Blind & Door 4350 S Arville, C-21 Las Vegas, NV 89103 P: (702) 432-3244 F: (702) 432-3341 BROCHURES AND FLYERS 702 West 2470 Denholme St. Henderson, NV 89044 troy@702west.com P: (702) 278-8905 F: (702) 202-4513

Universal Service & Supply 3605 W. Twain Las Vegas, NV 89103 universalsvc@earthlink.net P: (702) 876-0333 F: (702) 876-5994

CARPET CLEANING & EXTRACTION SERVICES Trademark Restora on Services 5980 Topaz St. Las Vegas, NV 89120 info@trs24-7.com P: (702) 435-8241 F: (702) 897-5547

ASBESTOS CERTIFICATION REMOVAL Genie Services 4300 North Pecos Road, Suite #22 Las Vegas, NV 89115 njeancheﬀ@genieservices.com P: (702) 452-1111 F: (702) 452-1179

CARPET CLEANING/RESTORATION/DYEING Carpets of America 650 Kresgie Lane Sparks, NV 84431 carpetsofamerica@msn.com P: (775) 358-8080 F: (775) 358-8151 IMMACULATE CARPET CARE 6000 South Eastern Avenue, Suite 9-C Las Vegas, NV 89119 steven4102@yahoo.com P: (702) 433-3373 F: (702) 320-2500

JULY | AUGUST 2012

Roadrunner Carpet Care 8985 South Eastern Avenue #325 Las Vegas, NV 89123 jon@roadrunnercarpet.com P: (702) 262-6061 F: (702) 507-0094

Clark County Collec on Services 8860 West Sunset Rd. Las Vegas, NV 89148 cccs@mgci.com P: (702) 940-5120 F: (702) 365-7927

Signature Restora on 801 S. Rancho Dr., Ste E4 Las Vegas, NV 89106 steveamico@signaturerestora onlv.com P: (702) 823-5500 F: (702) 385-6967

Na onal Credit Systems, Inc. 1044 South Buchanan Street Gilbert, AZ 85233 jnan sta@na onalcreditsystems.com P: (888) 272-8178 F: (206) 339-4983

Solar Contract Carpet of Las Vegas, Inc. 4280 Wagon Trail Ave. #C Las Vegas, NV 89118 P: (702) 798-7100 F: (702) 798-1982

Rent Collect Global 1010 SE Evere Mall Way., Ste 100 Evere , WA 98208 noah@rentcollectglobal.com P: (888) 313-9662 F: (800) 539-5040

Ul mate Choice Carpet Cleaning 4320 West Reno Avenue, Suite I Las Vegas, NV 89118 suhailyr@ul matechoicerestora on.com P: (702) 515-1485 F: (702) 515-1486 Universal Carpet Care, Inc. 3111 S. Valley View, Ste. N-102 Las Vegas, NV 89102 stevec@universalcarpetcare.com P: (702) 220-9003 F: (702) 220-4818 CARPET ͳ SALES & INSTALLATION Seamless Flooring LLC 6555 S. Tenaya Way #700 Las Vegas, NV 89113 dave@seamlessflooring.org P: (702) 431-7900 F: (702) 614-4300 CLEANING SERVICES AE Janitorial Solu ons 5269 Burnham Avenue Las Vegas, NV 89119 ialvarez@aejanitorialsolu ons.com P: (702) 252-4630 F: (702) 736-8160 CLEANING RESOURCE SERVICES, INC 6358 Montessori Street Las Vegas, NV 89113 linda@crscsi.com P: (702) 243-6275 F: (702) 256-1523 Genie Services 4300 N. Pecos Rd. #22 Las Vegas, NV 89115 njeancheﬀ@genieservices.com P: (702) 452-1111 F: (702) 452-1179 CLEANING SERVICES ΈMOLD/DISASTERΉ Genie Services 4300 N. Pecos Rd. #22 Las Vegas, NV 89115 njeancheﬀ@genieservices.com P: (702) 452-1111 F: (702) 452-1179 Odor Masters 4616 W. Sahara Avenue #178 Las Vegas, NV 89102 isimon@odormasters.com P: (702) 253-5030 F: (702) 242-9238 ServiceMaster 1st Response 451 Mirror Court, Suite #105 Henderson, NV 89011 smrep1@drylasvegas.com P: (702) 896-4197 F: (702) 896-3559 COLLECTIONS ͳ AGENCIES AND SYSTEMS Allied Collec on Services 3080 S. Durango Dr., Ste 208 Las Vegas, NV 89117 jmancini@acsnv.com P: (702) 939-8390 F: (702) 944-4062

COMMERCIAL LENDING Paragon Mortgage Corpora on 1130 East Missouri Avenue, Suite 204 Phoenix, AZ 85014 jchris ne@paragon-mortgage.com P: (602) 266-3865 F: (602) 230-1716 CONCRETE REPAIR & RESURFACING Precision Concrete Cu ng 3191 North Canyon Road Provo, UT 84604 ma @safesidewalks.com P: (801) 830-4060 F: (801) 224-0062 CONSTRUCTION MANAGEMENT CONSULTANTS Allana Buick & Bers, Inc. 3002-200 Rigel Avenue Las Vegas, NV 89102 bd@abbae.com P: (702) 321-2085 F: (702) 437-3233 Houston Contrac ng Corp 7643 Arila Beach Ave Las Vegas, NV 89113 dave@houstoncontrac ngcorp.com P: (702) 966-8900 F: (702) 940-7859 COPIERS IBS Copiers, LLC 4045 S. Buﬀalo Dr., Ste A 101-237 Las Vegas, NV 89147 ibscopiers@gmail.com P: (702) 253-1114 F: (702) 432-8080 COUNTERTOP RESURFACING Get A Grip Las Vegas 9546 Observer St Las Vegas, NV 89123 getagriplasvegas@gmail.com P: (702) 637-4999 COUNTY/CITY OFFICES Constable’s Oﬃce Las Vegas Township 309 S. Third Street, P.O. Box 552110 Las Vegas, NV 89155 gronaura@co.clark.nv.us P: (702) 455-4099 F: (702) 385-2436 CRIME SCENE CLEANͳUP Steama c Total Cleaning & Restora on 2851 Synergy Street North Las Vegas, NV 89030 mesposito@steama clv.com P: (702) 633-0383 F: (702) 633-0012 DEVELOPERS ΈREAL ESTATEΉ & General Contractors Basch Construc on Company 6226 Sandhill Road Las Vegas, NV 89120 mark.baraga@baschco.net P: (702) 314-4545 F: (702) 314-4547

Kalb Industries of Nevada Ltd. 5670 Wynn Rd. Las Vegas, NV 89118 rickh@kalbind.com P: (702) 365-5252 F: (702) 365-5257 DOORS & DOOR/GATE PRODUCTS Western Door and Gate 7725 Commercial Way, Suite #120 Henderson, NV 89011 tom@westerndoorandgate.com P: (702) 839-3600 F: (702) 558-3222

FIRE SPRINKLER SYSTEMS INSTALLATION Southern Nevada Fire Protec on 3225 East Post Road Las Vegas, NV 89120 david@nvfire.com P: (702) 458-8600 F: (702) 458-8765

HOUSE KEEPING Roadrunner Carpet Care 8985 South Eastern Ave #325 Las Vegas, NV 89123 jon@roadrunnercarpet.com P: (702) 262-6061 F: (702) 507-0094

LANDSCAPING & MAINTENANCE D & K Landscape 3068 S. Highland Dr. Las Vegas, NV 89109 mfine @dklandscape.com P: (702) 361-5855 F: (702) 361-5866

TSI Total Safety Inc. 9555 Del Webb Boulevard Las Vegas, NV 89134 jonas.chang@tsivegas.com P: (702) 967-0000 F: (702) 967-0001

HVAC Fire-N-Ice HeaƟng & Air CondiƟoning 2912 S. Highland Dr., Ste E Las Vegas, NV 89109 fire-n-icehvac@earthlink.net P: (702) 395-0071 F: (702) 395-0253

Desert Green Landscape Maintenance, Inc DBA DG Landscape 4205 West Tompkins Avenue #6 Las Vegas, NV 89103 ma @desertgreenlandscaping.com P: (702) 739-3422 F: (702) 878-7363

MSI HVAC 11700 Industry Avenue Fontana, CA 92337 awebb@msihvac.com P: (951) 727-2228 F: (888) 841-5254

Escalera Landscape 3015 Cooper Creek Drive Henderson, NV 89074 escalera_landscaping@yahoo.com P: (702)735.3545

INSURANCE Farmers Insurance/Aaron Campbell Agency 2375 South Jones Boulevard, Suite 18 Las Vegas, NV 89146 aarocamp@msn.com P: (702) 645-3130 F: (702) 920-0444

Gothic Grounds Management, Inc. 2923 West Charleston Boulevard Las Vegas, NV 89102 pabell@gothiclandscape.com P: (702) 676-1185 F: (702) 678-6968

DRYWALL ͳ CONTRACTORS Genie Services 4300 N. Pecos Rd. #22 Las Vegas, NV 89115 njeancheﬀ@genieservices.com P: (702) 452-1111 F: (702) 452-1179

FLOORING ͳ COVERING/CARPET Criterion Brock, Inc. 1660 Helm Dr. Ste 1000 Las Vegas, NV 89119-3845 jason@brockinteriors.com P: (702) 458-6550 F: (702) 458-6584

ENVIRONMENTAL CONSULTANTS Dominion Environmental Consultants, Inc 12073 Cardinal Climber Court Las Vegas, NV 89138 bbojda@dominionenv.net P: (702) 368-2700

Mohawk Industries 2514 East Turney Avenue Phoenix, AZ 85016 jayton_jadlot@mohawkind.com P: (480) 650-9315 F: (602) 926-2453

MSE ENVIRONMENTAL 9811 West Charleston Blvd., Ste 2403 Las Vegas, NV 89117 erik@msena onal.com P: (702) 255-2457 F: (702) 953-0286 EXERCISE EQUIPMENT Equip Fitness 4760 South Pecos Road, Suite #103 Las Vegas, NV 89121 teperkins.tpa@gmail.com P: (702) 309-4198 F: (702) 974-0893 FIRE ALARMS AND PROTECTION 1 Time Alarm and Security 949 Empire Mesa Way Henderson, NV 89011 teresa@nvfire.com P: (702) 565-8000 F: (702) 565-7000 SIGNAL FIRE INC. 1020 Washington Oaks Street Las Vegas, NV 89128 dayna@signalfireinc.com P: (877) 577-7495 F: (877) 577-7415 TSI Total Safety Inc. 9555 Del Webb Boulevard Las Vegas, NV 89134 jonas.chang@tsivegas.com P: (702) 967-0000 F: (702) 967-0001 FIRE AND SAFETY Cer fied Fire Protec on 3400 W Desert Inn, Ste 20 Las Vegas, NV 89102-8354 fireone@lvcm.com P: (702) 873-5995 F: (702) 251-1972 TSI Total Safety Inc. 9555 Del Webb Boulevard Las Vegas, NV 89134 jonas.chang@tsivegas.com P: (702) 967-0000 F: (702) 967-0001 FIRE AND WATER RESTORATION Pinnacle Restora on 6625 South Valley View Boulevard Las Vegas, NV 89118 jill@pr-lv.com P: (702)432-0748 F: (702)432-0749 FIRE EXTINGUISHERS TSI Total Safety Inc. 9555 Del Webb Boulevard Las Vegas, NV 89134 jonas.chang@tsivegas.com P: (702) 967-0000 F: (702) 967-0001

Shaw Industries 11411 Valley View Cypress, CA 90670 brian.hoddy@shawinc.com P: (714) 317-9999 F: (888) 367-6220 Sherwin Williams Paint & Floor Covering 7470 S. Dean MarƟn Drive, #105 Las Vegas, NV 89139 swrep5905@sherwin.com P: (702) 895-8887 F: (702) 895-8892 FURNITURE ΈRENTAL/SALESΉ CORT Furniture Rental (Las Vegas) 6625 Arroyo Springs St. Ste. 130 Las Vegas, NV 89113 tricia.bernard@cort.com P: (702) 822-7368 F: (702) 822-7324 KRT Concepts 6170 W. Lake Mead Blvd., #168 Las Vegas, NV 89108 kcoats@krtconcepts.com P: (702) 490-3558 F: (702) 924-2562 Winston Contract 603 SE Fort King Street Ocala, FL 34471 jrega@brownjordaninterna onal.com P: (800) 327-1541 F: (352) 368-2471

Hub Interna onal Insurance Services, Inc. 8925 W. Russell Rd., Ste 220 Las Vegas, NV 89148 mason.workman@hubinterna onal.com P: (702) 365-9800 F: (702) 221-4920 Kaercher & Associates Insurance Brokerage 2500 N. Buﬀalo Dr., Ste. 230 Las Vegas, NV 89128 P: (702) 384-2813 F: (702) 304-7860 Nevada West Business Insurance 4175 S. Riley St., Ste 200 Las Vegas, NV 89147 jeﬀm@nvwes nsurance.com P: (702) 597-5998 F: (702) 990-0500 Renters Legal Liability LLC 466 South 400 East #103 Salt Lake City, UT 84111 gus@rllinsure.com P: (801) 994-0237 F: (801) 521-4452 Sterling Grant & Associates, LLC 2200 East Camelback Road, Suite #222 Phoenix, AZ 85016 loliva@sterling-grant.com P: (602) 954-7200 F: (602) 954-9624

Integrated Landscape Management 4555 Dean Mar n Drive Las Vegas, NV 89103 mdifabbio@ilm-llc.com P: (702) 283-9904 F: (702) 537-2294 Newtex Landscape, Inc. 271 Sunpac Avenue Henderson, NV 89011 alicia@newtexlandscape.com P: (702) 795-0300 F: (702) 795-0192 Silver Lands Inc. 2901 S. Highland Drive, Suite 15-A Las Vegas, NV 89109 pacoh@silverlandsinc.com P: (702) 459-3192 F: (702) 459-4372 Walker Landscape Maintenance, LLC 4280 West Reno Las Vegas, NV 89118 walt@wlmlandscape.com P: (702) 566-4600 F: (702) 257-2572 LAUNDRY EQUIPMENT Coinmach Laundry Service 501 North 37th Dr., Suite 102 Phoenix, AZ 85009 dwahlers@coinmachcorp.com P: (602) 722-6959 F: (602) 340-8907

GARBAGE COLLECTION Western States Sanita on, LLC 3651 Lindell Rd., Ste D - 418 Las Vegas, NV 89103 dnikolaus@western-states-sanita on.com P: (702) 473-8223 F: (702) 943-0233

Western Risk Insurance 3140 S. Rainbow Blvd., Suite 400 Las Vegas, NV 89146 francie@westernrisk.com P: (702) 368-4217 F: (702) 368-4219

LEAD TRACKING SYSTEM CallSource 31280 Oak Crest Drive Westlake Village, CA 91361 coldt@callsource.com P: (818) 673-4756 F: (888) 593-1999

GENERAL CONTRACTORS F & A Pain ng and Construc on, Inc. 4335 West Post Road Las Vegas, NV 89118 fapain nglv@aol.com P: (702) 914-2676

INTERIOR DESIGN Interior Specialists Inc. 7465 West Sunset Road, # 1200 Las Vegas, NV 89113 slarrison@isidc.com P: (702) 227-4111 F: (702) 940-3448

MAINTENANCE SUPPLIES AZ Partsmaster 2950 S. Highland Drive Suite E Las Vegas, NV 89109 jerry.s ckley@azpartsmaster.com P: (702) 369-2121 F: (702) 369-4391

Rawson Construc on 3625 West Teco Avenue, Suite 10 Las Vegas, NV 89118 arlene@rawsonconstruc on.com P: (702) 739-9399 F: (702) 614-4287

INTERNET SERVICES/ACCESS Cox CommunicaƟons 1700 Vegas Drive Las Vegas, NV 89106 Jim.Fitch@cox.com P: (702) 545-1361 F: (702) 545-4392

HD Supply 320 Lava Beds Way Las Vegas , NV 89031 dean.bingham@hdsupply.com P: (702) 917-5746 F: (702) 622-7222

GOLF CART ͵MOBILE SERVICE, REPAIRS & PARTS Wheels In Mo on 6250 Banning Creek Drive Las Vegas, NV 89118 wheelsinmo on@golfcars4u.com P: (702) 798-1991 F: (702) 837-6187

INTERNET/MARKETING Property Solu ons Interna onal, Inc. 1836 N. Stapley Dr., Ste 179 Mesa, AZ 85203 cpeterson@propertysolu ons.com P: (602) 324-9223 F: (801) 705-1835

Maintenance Supply Headquarters 880 Wigwam Pkwy., #140 Henderson, NV 89014 www.supplyhq.com P: (702) 558-2200 F: (702) 558-2205 Wilmar 4119 Bola Drive North Las Vegas, NV 89032 bcroﬀord@wilmar.com P: (702) 296-0664 F: (702) 643-5948

www.nvsaa.org

MAKEͳREADY Genie Services 4300 N. Pecos Rd. #22 Las Vegas, NV 89115 njeancheﬀ@genieservices.com P: (702) 452-1111 F: (702) 452-1179 MARKETING CONSULTANTS ͵ SERVICES G5 550 NW Franklin Avenue, Suite 200 Bend, OR 97701 cj.edmonds@g5pla orm.com P: (541) 633-7271 F: (541) 225-5166

PAINT ͵ CONTRACTORS, EQUIPMENT & SUPPLIES Genie Services 4300 North Pecos Road, Suite #22 Las Vegas, NV 89115 njeancheﬀ@genieservices.com P: (702) 452-1111 F: (702) 452-1179 New Age Pain ng & Coa ngs 848 North Rainbow Blvd., #302 Las Vegas, NV 89107 hornelas@newagepaint.com P: (702) 406-6964 F: (702) 426-9553

PLUMBING Complete Solu ons dba Roto Rooter 39 East Brooks Avenue North Las Vegas, NV 89030 cwojciechowski@rrsc.com P: (702) 646-5273 F: (702) 646-0132

ROOFING SERVICES Cooper Roofing and Solar 1200 Commerce St., Ste# 110 Las Vegas, NV 89102 Mark@coopersolar.com P: (702) 688-7940 F: (702) 688-7941

Lange Plumbing 4690 Judson Avenue, Suite A Las Vegas, NV 89115 slange@langeplumbing.com P: (702) 254-1908 F: (702) 228-8170

Monier Life le 430 Eastgate Henderson, NV 89011 streland@monierlife le.com P: (702) 417-3304 F: (702) 629-5183

MOEN, Inc. 7565 North Torrey Pines Drive Las Vegas, NV 89131 gordon.clack@moen.com P: (702) 595-1337 F: (702) 645-7175

Roofing Southwest 3300 West Hacienda, Ste. 402 Las Vegas, NV 89118 jadef@roofingsouthwest.com P: (480) 752-8550 F: (480) 557-5967

PRIVATE INVESTIGATIONS Bobby G and Associates, LLC 500 South Rancho Drive, Suite 17 Las Vegas, NV 89106 jbruno@bggaa.com P: (702) 331-4910 F: (702) 331-4911

SECURITY DEPOSIT ALTERNATIVES SureDeposit 293 Eisenhower Pkwy., Ste 320 Livingston, NJ 07039-1783 brian@suredeposit.com P: (973) 992-8440 F: (973) 992-8770

LeaseLabs 2870 Fi h Avenue, Suite 202 San Diego, CA 92103 john@leaselabs.com P: (619) 233-4700 F: (619) 233-4702

Out-Fit 25 West Easy Street, Suite 306 Simi Valley, CA 93065 sslayton@out-fit.net P: (949) 873-3616 F: (805) 426-8120

ScentAir (Las Vegas) 14301-G South Lakes Dr. Charlo e, NC 28273 rcarter@scantair.com P: (775) 250-0121 F: (775) 622-3565

PPG Pi sburgh Paints 5475 South Valley View Blvd. Las Vegas, NV 89118 dgoyeau@ppg.com P: (702) 736-2929 F: (702) 736-3151

ScentAir (Reno) 14301-G South Lakes Dr. Charlo e, NC 28273 rcarter@scantair.com P: (775) 250-0121 F: (775) 622-3565

PPG Architectural Coa ng 1304 East 40th Street Houston, TX 77022 tom.wellborn@ppg.com P: (713) 542-9258 F: (877) 628-3163

PROPERTY MANAGEMENT SOFTWARE AppFolio 55 Cas lian Drive Santa Barbara, CA 93117 nora.betz@appfolio.com P: (805) 617-2161 F: (805) 968-0653

SECURITY SERVICESͳPATROL SERVICES Global Security Concepts, Inc. 3340 Wynn Road, Suite C Las Vegas, NV 89102 joseph@gscsecurity.com P: (702) 876-7729 F: (702) 876-3518

MOLD REMEDIATION & TESTING Eagle Restora on 6225 Harrison Dr., # 1 Las Vegas, NV 89120 services@eaglelv.com P: (702) 895-9991 F: (702) 895-9992

PAINT ΈSALES/SERVICEΉ Dunn-Edwards Paints 4300 E. Tropicana Ave Las Vegas, NV 89121 sharon.brenner@dunnedwards.com P: (702) 845-7539 F: (702) 243-8131

Century Payments 2611 Internet Boulevard, Suite 201 Frisco, TX 75034 Jeremy.straley@centurypayment.com P: (469) 252-2674 F: (469) 252-9812

Triton Security, Inc. 4050 Schi Dr. Las Vegas, NV 89103 john@epsstaﬀ.com P: (877) 757-0909

Genie Services 4300 North Pecos Road, Suite #22 Las Vegas, NV 89115 njeancheﬀ@genieservices.com P: (702) 452-1111 F: (702) 452-1179

Empire Community Pain ng 5940 South Rainbow Blvd., Ste 2012 Las Vegas, NV 89118 dwhitaker@empirepain ng.com P: (888) 278-8200 F: (702) 939-9940

RealPage Inc. 4000 Interna onal Pkwy Carrollton, TX 75007 stacey.blackwell@realpage.com P: (972) 820-3015 F: (972) 820-3383

AZ Partsmaster 2950 S. Highland Drive Suite E Las Vegas, NV 89109 jerry.s ckley@azpartsmaster.com P: (702) 369-2121 F: (702) 369-4391

Primo Pain ng 9053 South Pecos Rod #2910 Henderson, NV 89074 tori@lasvegasprimopain ng.com P: (702) 457-5552 F: (702) 457-3620

RentPayment 505 Sansome, 8th Floor San Francisco, CA 94111 cnelson@rentpayment.com P: (866) 289-5977 F: (866) 786-4775

MYSTERY SHOPPING QSI Specialists 2190 East Pebble Road, Suite 150 Las Vegas, NV 89123 kenerson@qsispecialists.com P: (702) 891-0550 F: (702) 891-0550

Sherwin Williams Paint & Floor Covering 7470 S. Dean MarƟn Drive. #105 Las Vegas, NV 89139 swrep5905@sherwin.com P: (702) 895-8887 F: (702) 895-8892

PROPERTY RESTORATION ͵ GENERAL CONTRACTORS Belfor Property Restora on 5870 La Costa Canyon Ct., Ste 200 Las Vegas, NV 89129 brad.gardner@us.belfor.com P: (702) 933-6866 F: (702) 933-6869

NONͳPROFIT ORGANIZATION American Red Cross 1771 East Flamingo Road #206-B Las Vegas, NV 89119 krisd@redcrosslasvegas.org P: (702) 791-3311 F: (702) 791-3372 SNHD Tobacco Control Program 400 Shadow Lane, Suite #101 Las Vegas, NV 89106 chacon@snhdmail.org P: (702) 759-1276 F: (702) 759-1416 OFFICE SUPPLIES Advance Oﬃce & Janitorial Supplies 3261 S Highland, Ste. 603 Las Vegas, NV 89109 lisaburchard@advanceoﬃce.com P: (702) 735-0213 F: (702) 735-0147 OUTDOOR FURNITURE Renu Casual Furniture 975 American Pacific Drive, Suite #105 Henderson, NV 89014 fred@renucfr.com P: (702) 568-9004 F: (702) 568-9007

JULY | AUGUST 2012

TGJ Pain ng 401 Max Court Henderson, NV 89011 tgjservices@yahoo.com P: (702) 558-0816 F: (702) 564-0617 PEST CONTROL Global Pest Services 1132 Coral Crystal Court North Las Vegas, NV 89032 dus n@globalpestservices.net P: (702) 657-0091 F: (702) 657-1608 R and C Pest Control LLC 5415 South Cameron Street, Suite 112 Las Vegas, NV 89118 randcpestcontrol@gmail.com P: (702) 257-2847 F: (702) 257-2842 Terminix Commercial 3147 West Post Road Las Vegas, NV 89118 svach@terminix.com P: (702) 837-6520

F: (702) 837-5980

PLAYGROUNDS/SITE AMENITIES Big T Recrea on 949 East Pioneer Road, Ste A-4 Draper, UT 84020 tanner@bigtrec.com P: (801) 572-0782 F: (801) 216-3077

REAL ESTATE ͳ BROKERS Johnson Group 10631 Professional Circle Reno, NV 89521 floyd@johnsongroup.net P: (775) 224-3183 RECYCLING Republic Services Company 770 East Sahara Avenue Las Vegas, Nevada 89104 tskenandore@republicservices.com P: (702) 599-5502 RELOCATION SERVICES Reloca on Resources 8379 West Sunset Road, #110 Las Vegas, NV 89113 jennifer@reloca onresources.org P: (702) 444-4088 F: (702) 444-0079 RESIDENT SCREENING SERVICES Co-Signer.Com 10777 West Twain Ave., # 225 Las Vegas, NV 89135 mike@co-signer.com P: (855) 267-4461 F: (702) 851-3998

F: (702) 257-3588

TSI Total Safety Inc. 9555 Del Webb Boulevard Las Vegas, NV 89134 jonas.chang@tsivegas.com P: (702) 967-0000 F: (702) 967-0001 SECURITY SERVICESͳPROTECTIVE SERVICES Ace Protec on Services, Inc. 1610 West Oakey Las Vegas, NV 89102 jcompno a@aceprotec onservices.com P: (702) 638-7776 F: (702) 638-1292 Courtesy Patrol LLC NV. #710 1450 E. Pebble, Ste 3151 Las Vegas, NV 89123 samamici@msn.com P: (702) 206-3493 F: (702) 586-2778 Rock Security 3200 Polaris Ave, # 28 Las Vegas, NV 89102 jus n@rocksecurityllc.com P: (702) 586-7982 F: (702) 410-9305 Rocky T’s Inc 1516 East Tropicana #239 Las Vegas, NV 89119 rolandthurber@yahoo.com P: (702) 278-3470 F: (702) 436-0489 Southern Nevada Security Patrol, Inc. 3140 S. Durango Dr., Ste 103 Las Vegas, NV 89117 vegasamanda07@hotmail.com P: (702) 270-9116 F: (702) 256-6037 SECURITY SYSTEMS TSI Total Safety Inc. 9555 Del Webb Boulevard Las Vegas, NV 89134 jonas.chang@tsivegas.com P: (702) 967-0000 F: (702) 967-0001 Self-Storage Smart Stop Self Storage 3825 S. Durango Dr. Las Vegas, NV 89147 mavellana@sstreit.com P: (702) 233-9807

SIGNAGE Fusion Sign & Design 3443 Niki Way Riverside, CA 92507 robin@fusionsign.com P: (702) 949-0760

TENANT SCREENING CoreLogic SafeRent 7500 W. Lake Mead Blvd., #9-542 Las Vegas, NV 89128 tsedminik@fadvsaferent.com P: (702) 839-1736 F: (702) 839-1738

Western Sign & Flag 4181 W. Oquendo Las Vegas, NV 89118 bobglennon@westernsignandflag.com P: (702) 798-6030 F: (702) 798-8314

Contemporary Informa on Corp. 42913 Capital Drive #101 Lancaster, CA 93535 dan@contemporaryinfo.com P: (800) 288-4757 F: (800) 677-8494

Silver State Towing 2400 S. Highland Dr. Las Vegas, NV 89102 ligaya@silverstatetowing.com P: (702) 869-8785 F: (702) 361-8691

SMOKE DETECTORS & ALARMS TSI Total Safety Inc. 9555 Del Webb Boulevard Las Vegas, NV 89134 jonas.chang@tsivegas.com P: (702) 967-0000 F: (702) 967-0001

LexisNexis Resident Screening 818 SW 3rd Ave., Ste 1128 Portland, OR 97204 duran.crain@lexisnexis.com P: (323) 828-7467 F: (866) 653-4264

Tow Guys 2810 N. Nellis Blvd Las Vegas, NV 89115 clarkwhitney.cw@gmail.com P: (702) 795-1700 F: (702) 367-0945

RentGrow 307 Waverley Oaks Road, Suite 301 Waltham, MA 02452 ohmana@rentgrow.com P: (800) 736-8476 F: (781) 290-0687

TRAINING Academy Of Leasing Specialists, LLC 7495 West Azure Drive, Suite 203 Las Vegas, NV 89130 rossfried1@aol.com P: (702) 429-3490 F: (702) 874-3490

TELECOMMUNICATIONS Century Link 330 South Valley View Boulevard Las Vegas, NV 89107 Stephanie.x.riley@centurylink.com P: (702) 244-1220 F: (702) 244-7385 Connexion Technologies 111 Corning Road, Suite 250 Cary, NC 27518 susan.knowles@cnxntech.com P: (919) 535-7342 Cox CommunicaƟons 1700 Vegas Drive Las Vegas, NV 89106 Jim.Fitch@cox.com P: (702) 545-1361

TOWING Ashley’s Towing 201 North Mojave Las Vegas, NV 89101 ashleystowing@live.com P: (702) 382-3508 F: (702) 382-8090 Fast Towing Inc. 3850 Lossee Rd. Las Vegas, NV 89030 Fas owing_ma@yahoo.com P: (702) 290-0228 F: (702) 383-9513

F: (702) 545-4392

Quality Towing 4100 E. Cheyenne Ave. Las Vegas, NV 89115 jberry@unitedroadtowing.com P: (702) 649-5711 F: (702) 633-4447

WASTE COLLECTION Republic Services 770 East Sahara Avenue Las Vegas, NV 89104 feinbergk@repsrv.com P: (702) 280-0051 F: (702) 599-5585 RK Property Services 4148 Megan Circle Salt Lake City, UT 84107 rtkendall@comcast.net P: (775) 996-2433 F: (866) 580-4858 WASTE SERVICES Western States Sanita on, LLC 3651 Lindell Rd., Ste D-418 Las Vegas, NV 89103 dnikolaus@western-states-sanita on.com P: (702) 473-8223 F: (702) 943-0233

UTILITIES ͵ BILLING SERVICES ista North America 4715 Viewridge Ave., Ste 100 San Diego, CA 92123 kosgood@ista-na.com P: (866) 759-6340 F: (858) 244-2343 NWP Services Corpora on 22 Execu ve Park Irvine, CA 92614 dholmes@nwpsc.com P: (949) 253-2500 F: (949) 253-3338

RENO ADVERTISING Apartment Guide (Reno) 3555 Airway Drive, Suite 314 Reno, Nevada 89511 srichter@apartmentguide.com P: (775) 329-3528

FIRE AND SAFETY ABC Fire (Reno) 1025 Telegraph St. Reno, NV 89502 dale@abcfireco.com P: (775) 856-1553

For Rent Media Solu ons (Reno) 9650 Gateway Drive, Suite 102 Reno, NV 89521 stasia.wilson@forrent.com P: (775) 829-7368 F: (775) 246-2534

FURNITURE ΈRENTAL/SALESΉ CORT Furniture Rental (Reno) 4745 Longley Lane, Suite 101 Reno, NV 89502 Tricia.Bernard@cort.com P: (775) 828-3900 F: (775) 828-3909

CARPET ͳ SALES & INSTALLATION Carpets of America 650 Kresgie Lane Sparks, NV 84431 carpetsofamerica@msn.com P: (775) 358-8080 F: (775) 358-8151

F: (775) 856-5204

LANDSCAPING & MAINTENANCE Signature Landscapes 3705 Barron Reno, NV 89511 steve@siglands.com P: (775) 857-4333 F: (775) 333-0844

MARKETING CONSULTANTS ͵ SERVICES ScentAir (Reno) 14301-G South Lakes Dr. Charlo e, NC 28273 rcarter@scantair.com P: (775) 250-0121 F: (775) 622-3565

REAL ESTATE ͳ BROKERS Johnson Group 10631 Professional Circle Reno, NV 89521 floyd@johnsongroup.net P: (775) 224-3183

POOL & SPA ͳ CHEMICALS & EQUIPMENT Lee Joseph, Inc. Swim Pool Supply & Repair 864 South Wells Avenue Reno, NV 89502 leejo864@sbcglobal.net P: (775) 786-5085 F: (775) 786-5022

Don’t see yourself in the Products & Services Guide? Want to be a member? Contact NSAA at 702.436.7662

www.nvsaa.org

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Payne R-22 Condensing Units Main Features: • Nitrogen charged for use with R22 refrigerant • One access panel provides access to electrical controls • Service valves are brass, front seating with sweat connections • Copper tube, aluminum fin coil is designed for optimum heat transfer • Base pan is designed for easy removal of water, dirt, and leaves • 5-year limited parts and compressor warranty IMPORTANT NOTE: Contains a nitrogen holding charge which must be evacuated before charging with R-22.

Product Number Tonnage

• 208/230 volt

Call for your price

Model Number

Cool BTU

Width

Depth

Height

Liquid Line

Suction Line

Suction Valve

216018

1.5 Ton

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18,000

23-1/8"

24-13/16"

3/8"

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216024

2.0 Ton

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24,000

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28-7/16"

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2.5 Ton

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30,000

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28-7/16"

3/8"

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