SEPTEMBER - OCTOBER 2010
A Magazine for Nevada’s Mulit-Housing Industry
2011
FORECASTING
Tips, articles rtticlles and guides guiides to prepare you for the coming year
LEGAL ISSUES What to expect from legislation & legal battles in 2011
If you own or manage smoke-free apartment homes and would like to be included in the Smoke-free Apartment House Registry on gethealthyclarkcounty.org, please contact us at (702) 759-1270 or email us at
Secondhand smoke seeping into apartments from neighboring units by shared ventilation systems makes playtime, and many other times, dangerous. But you can change all that. Nearly 80% of Nevada’s adult population is non-smoking, and many landlords and property managers in Clark County have acknowledged the growing demand for smoke-free living by restricting smoking in apartments and common areas. This simple act is not only legal, it provides health beneďŹ ts for employees and tenants and decreases maintenance and turnover costs. Remember, when one person smokes, everyone around them smokes too.
TobaccoProgram@snhdmail.org . Made possible by funding from the Department of Health and Human Services
IN THIS ISSUE News & Updates 4 President’s Message 18 Legal Corner: Legisla ve Update 19 Spotlight on Pla num Sponsors: Sherwin Williams
2775 South Rainbow Boulevard, Suite #101-C, Las Vegas, NV 89146 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
and Quality Towing
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Benefits of Adver sing NSAA Educa on Series Classes 2010 NSAA Events Calendar Products and Services Guide
WHO WE ARE 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 Ar cles 6 Avoiding or Offering Apartment Concessions the Smart Way
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The Big Chill has Arrived: EPA’s R-410A Transi on Update
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Forecas ng 20110 and Beyond
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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.
Three Steps for Crea ng an Effortless Property Management Budget System SNWA Offers Money-Saving Coupons Deal-Me-In Poker Tournament Recap Reverse Trade Show Recap
Bo om line… we exist for you, because of you.
NSAA 2010 Board of Directors President Bret Holmes .......................... 702.699.9261 Advanced Management Group
Director Donna Gill ............................. 702.362.6444 Pinnacle AMS West
President Elect Paula Lane ............................ 702.362.6444 Pinnacle AMS West
Director Francie Stocking ................... 702.368.4217 Western Risk Insurance
Past President Amanda Hahn ....................... 702.671.6000 Signature Management
Director Maria Avellana...................... 702.658.4006 AMC
Vice President Debra Peterson ..................... 702.255.3700 For Rent Media Solu ons
Director Mar n Estrada ...................... 702.336.7877
Treasurer Doug Sartain ......................... 702.873.5995 Cer fied Fire Protec on Secretary Barbara Kirk .......................... 702.436.2048 Camden Property Trust Director Christopher A. Karsaz, ESQ..........702.952.9227 Karsaz & Associates Director Christopher Hinojos.............. 702.939.1494 Apartment Guide Director Dana Murrah ........................ 702.395.1523 AMC Director Deborah O’Keefe .................. 702.436.9293 The Prime Group
Pla num Sponsors: Cer fied Fire Protec on Western Risk Insurance Sherwin Williams Paint and Floorcovering Cox Communica ons Silver Lands, Inc.
NSAA welcomes our newest members!
Director Rhonda Sikes ........................ 702.438.7678 Avion at Sunrise Mountain Director Robert Groucu ................... 702.895.8887 Sherwin Williams Director Steven Olmos ....................... 702.459.3192 Silver Lands, Inc. Director Teresa Jackson ...................... 702.873.5995 Cer fied Fire Protec on Director Laura Parada ......................... 702.476.8997 Greystar Vendor Alternate Chandra Vail ......................... 702.798.4511 Apartment Finder
Property Alternate Misty Jus ce ....................... 702.269.5411 Fairfield Proper es
SEPTEMBER | OCTOBER 2010
Quality Towing Apartments.com Fire-N-Ice Hea ng & Air Condi oning Roadrunner Carpet Care
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NEW MEMBERS PROPERTIES
NEW MEMBERS VENDORS
North Gate Villas Bobe e Mobile Home Park (IROC) Wood Creek Apartments Cheyenne Woods VRS Management Company (IROC) Vista Creek Spanish Hills Sedona at Lone Mountain Apache Pines Apartments Harmon Pines Senior Apartments
ServPro of Northern Las Vegas LexisNexis Resident Screening Intermountain Slurry Seal Western Sign and Flag Wheels In Mo on SNAP Towing Eagle Restora on MOEN Inc. Newtex Landscape Inc. Ferguson Enterprise Nevada West Business Insurance KRT Concepts D & K Landscape Awards West ABC Locksmith & Towing NVCCU Recycling
PRESIDENT’S MESSAGE
By Bret Holmes
Apartment Insight CommiƩee: Brandi Cooley Commi ee Chair Michael Fazio Front Cover Art/Editor Maria Avellana Board Representa ve Photos courtesy of Doug Sartain (Cer fied Fire Protec on) Cover art courtesy of 702 West
One Industry— One Voice
For Advertising Information, Contact:
Dani Gorden 509.301.4858 dani@newslinkpps.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 Associa on, a professional associa on of mul -housing professionals and industry partners. The materials contained in this publication 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 situation being considered. The publisher disclaims any liability for published ar cles. Advertising 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.
A lot of hard work and effort has gone into moving the Southern Nevada Multi-Housing Association to the Nevada State Apartment Association (NSAA). The change is a task of great magnitude and will bring everyone in our industry together to speak with one voice. Keep an eye on your on your e-mail and mailbox over the next few weeks, as we will be looking for nominations for the 2011 Board of Directors. There are a number of positions opening up and we are allocating positions for the northern Nevada region as well. We will end up with a great mix of directors and are really looking forward to input from the north on how we can help mobilize, educate and support our newest region. I don’t know about you but I am excited about the upcoming NSAA events. In September, we will have our traditional Bowling Social. This year there are six players to a team, instead of the usual four. This puts our group much closer in proximity to one another and allows for more teamwork. In October Maintenance Mania arrives … and this year we have moved it to a Friday afternoon. We are looking forward to having more competitors, as we try and break our record of 58 maintenance personnel. If you are a maintenance employee, please sign up … this event is truly for you! Please take a few minutes to tell your owners and regional managers about all the great changes in our association. We would like to continue the trend of property membership growth over the coming months and years. This will allow us to better serve our members with outstanding educational classes, fun networking opportunities and additional legislative support. We need your help to make this happen! Last but not least please do not forget about our year end event, our 4th Annual Jewel Awards! We are accepting submissions through September for all of the awards and are hoping you join us for the biggest event of the year! It is with great pleasure to now say, “Welcome to the Nevada State Apartment Association!”
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www.nvsaa.org
Avoiding or Offering Apartment Concessions the Smart Way By Tami Siewruk
clearer understanding of the facts that have to be carefully considered where the concessions issue is concerned. If you find yourself in a similar situation, I hope you’ll take the time to consider these factors with an eye for the “big picture”. I had to think, and rethink the issue before making my final decision, and I’ll let you in on all the factors that I considered and the steps that I took to sensibly approach the issue of offering concessions. Next, we’ll discuss my final decision, and the results we received. We’ll answer the important questions: Would I do it all over again? What would I change? What did Lori (the community manager) have to say? I w rote an ar ticle a while ago that addressed the issues of offering concessions. Actually, it was more of a rant, but you can believe that I meant every single word of it. The truth is that at the time, I was face to face with a tough decision to toss my convictions aside and offer concessions at McNeil House (the first apartment community I built, 193 units in Austin Texas), or continue receiving only three or four new leases per week, while around twenty new apartments per week were completing construction and ready to lease! Anyone who knows me, including our long-time subscribers, can attest that “concessions” is practically an expletive in my vocabulary. Choosing whether or not to offer them in my very own community was probably the toughest decision I’ve had to make as a developer – well, the second toughest. The toughest was whether or not to build in the first place! The fact that I had to approach the issue from all angles, or even approach the issue at all instead of dismissing it without a second thought, opened my eyes a quite bit to the many factors involved. Now, don’t
get me wrong – I’m still up on my same old soapbox. Concessions are NOT the answer to your occupancy problems. The whole reason why companies and communities offer concessions or incentives is to gain a competitive advantage, right? So, let me ask you this… if everyone in the market is offering concessions, then where’s the advantage? It only puts us all right back where we started, on a level playing field. We all end up giving away the farm rather than educating our prospects and residents, and playing the never-ending game of one-upsmanship that some of us have been trapped in since time immemorial. Concessions are one of those things that works well in theory, but actually creates a world of, well, concessions (I was going to use a four-letter word there, but the one I used is worse). Hey, I understand that there’s something to be said for a level playing field, but remember when Mom used to ask, “If all of your friends jumped off of a cliff, would you do it too?” Mom was giving you some amazingly valuable marketing advice there, and you didn’t even know it. My experience with McNeil House has given me a much
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If your community occupancy falls below a profitable level, or you find yourself with more supply than demand, perhaps this common-sense approach will help you as much as it helped me!
Review The Overall Picture • Meet with the entire staff, and ask for feedback from everyone on what they feel is happening. (Actually, you should do this regularly anyway, whether you perceive a problem or not. Some of the best and most practical insight comes from your “front line”.) • Have your entire staff shopped along with your top three competitors. Use a third party independent company so that you’ll be able to compare the whole apartment shopping experience from your prospects’ perspective, and make adjustments if needed. • Meet with the staff again. Review the shopping reports together, make the necessary adjustments, and arrange for one-on-one training where it’s needed. • Review each floor plan independently, and consider its pricing carefully. Make CONCESSIONS | continued on page 8 www.nvsaa.org
• Create / evaluate the model. We completely upgraded our model with added crown molding, optional paint color, special plumbing fi xtures, special lighting fi xtures and ceiling fans, closet organizers etc. In other words, we dressed the model up with all of the added options that were available for our residents to choose from. This showed our prospects what they could do with the apartment home if they chose to. We priced each option by adding only a 15% mark-up to our cost. Five percent of the mark-up is given to the leasing professional who sells the upgrade, and the additional 10% is administrative income. We call this our “Custom Home Apartment™. Several companies, including ZOM Residential and Post Properties have used similar custom upgrade programs with success. • Photograph the entry of your community and your competitors’, and compare them. Make yours more inviting. Look at your advertising. How does it stack up against your competitors? Do you sound different? What do you offer that they don’t? KEY: Are you advertising the floor plan with the highest availability? Are you showing both photos of your community, model and lifestyle photos, or are you showing the same thing as the competition? • Have you tried offering an incentive (i.e. a washer/dryer, ceiling fan, upgraded fi xtures, crown molding and so on). The best incentives are stay with the community long after the resident is gone, and create added value in the long run.
CONCESSIONS | continued from page 6
any necessary adjustments to the rent based upon the floor plan’s strengths, weaknesses, and competition within the marketplace (compare your floor plans to your competitors’ similar floor plans and pricing). In other words you need to do a side-by-side, floor plan-by-floor plan comparison of your community versus your competitors’ floor plans. Jennifer Nevitt Casey of Bravo Strategic Marketing has created a comprehensive and widely used method for doing exactly this. Jennifer shared her system for comparatively rating floor plans. Jennifer and I also worked together to create the ultimate evaluation tool! (While I’m on the subject, when you have no availability in your one-bedroom apartments, it’s time to increase the rents. One of the biggest issues I see with apartment communities across the country is that they treat community occupancy as a whole when they should be focused on apartment-type occupancy and availability. Rent on a one-bedroom can be higher than on a two-bedroom! I have achieved this with success!) • Walk all of your floor plans with a critical eye for weaknesses. Create a training list with tips and techniques for overcoming objections and selling the strengths of each floor plan as compared to the competition. • In existing communities, I would also take the “less desirable” locations and floor plans and determine if there is anything within budget that we could do to improve the interiors. I’ve used this technique repeatedly with great success.
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and every one. Tell the prospect that you’re conducting a thirdparty audit of the apartment shopping experience, and need to ask them three quick questions. Promise that you won’t take more than a couple of minutes of their time. The questions we ask are: 1) Have you made a decision on where you are going to move, and if so, why did you select that community? (If they say that they’ve chosen your community, thank them, set an appointment for the signing of their lease if needed, and move on to the next person.) 2) Did you visit _________ apartments (your primary competitor), and if so what did you think about the community? Is there a specific reason why you’ve decided not to lease there? • Invite local businesses to attend resident functions. This increases your word-of-mouth referral network by leaps and bounds. • Beef up your resident referral program. If you have a referral program in place, sometimes all it takes is a well-designed flyer to remind residents of it. If your program has grown stale, give it a fresh twist. If you don’t have a referral program in place, get busy! (If you’re considering offering cash rewards, make sure they’re legal in your area, but please consider that there are plenty of great alternatives to cash or rental rate rewards!) • Make marketing calls. I highly recommend that you not only call on the Human Resource Departments of local employers, but that you also take time to introduce yourself to the receptionist. She knows everyone in the office and everyone communicates with her on a daily basis. And these are usually the people that everyone turns to for information when they’re new to the company. Establish a long-term program that keeps you in touch with these valuable people. Once a month, deliver donuts, cookies, candy, flowers or some other small gift to the receptionist that she/he may share with the rest of the employees. Include a friendly note with a few business cards enclosed for them to pass along.
Increase Closing Ra os! Provide continuous motivation for Leasing Professionals to stay focused on the goal (i.e. charts, graphs and incentives placed where all can see).Extend office hours and raise bonus amounts for leases closed during a specific timeframe. Establish a rotating bonus plan based upon leasing certain apartment types. For example, “All A-1’s leased this week are bonused at $100!” I typically select the apartments that have either been vacant the longest or have the highest availability. Establish team goals with bonus incentives. Any opportunity to foster teamwork is too valuable to pass up! Bring in your company’s very best leasing professionals to obtain their perspective. Have everyone shopped, and review the shopping reports carefully to apply training where needed. Provide weekly articles of interest that focus on overcoming concession objections and closing. I faxed our community a new article every Monday morning. Keep the tone encouraging and motivational. CONCESSIONS | continued on page 10 SEPTEMBER | OCTOBER 2010
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CONCESSIONS | continued from page 9
Ask yourself this: If you increased the closing ratio by ___%, how much more traffic would you need to reach the desired goal? Is this possible? Can you generate that much traffic? Can you handle that much traffic? Here’s my “Feasibility” worksheet:
My answer was a resounding (brace yourself), “Yes!” As sick as it made me, I made the decision to give concessions. I actually get chills as I sit here and write this. Can you guess what happened next? As a result of my decision to first consider all of the above, and then give in to concessions, leases increased -- by leaps and bounds! The on-site staff is more aware of the competition, more motivated, and more skilled at closing than ever before!
Traffic Feasibility Worksheet • Is the number of leases needed per month significantly higher than current performance? • How much more would traffic have to be increased if closing ra os remained the same to equal the needed goals? • Needed leases goal. Current closing ra o _______ = _______ new amount of traffic needed less current amount of traffic _______ = _______ amount of extra traffic needed. Is this possible? • How much more would closing ra os have to increase if traffic remained the same to equal the _______ needed leases goal? • Needed leases goal _______ ÷ current traffic _______ = new closing ra o needed _______. Is this possible? • What is the monthly goal per leasing professional? • How does this compare with current performance levels?
Ask Yourself The Big Ques on Finally, when all is said and done, ask yourself whether it’s really necessary to give away such a valuable commodity as the opportunity to live in your community, not to mention cutting profit from your bottom line! In light of all of the other things that you can do to increase traffic, better motivate your staff, and gain a profitable long-term advantage, should you really give in?
The decision to give away rent took me five to seven months to make. What if I had to do it all over again? I’d follow all the same steps that I took, but I’d do it faster. I should have made the decision to offer concessions about two months earlier than I did, based on my lease-up schedule.
What Else Have I Learned? 1. We could never have truly known whether or not we could have leased-up without concessions if we didn’t try to avoid them in the first place; 2. The staff became a powerhouse of product knowledge! They were more educated than ever before about our product and our competition; 3. Our competitors thought that we were crazy (actually, they thought that I was crazy, and pitied my staff), so we were easily dismissed as viable competition. Now, because we tried it the hard way first, they realize that we’re a force to be reckoned with. They knew that we don’t offer concessions as standard practice, and that when we do, they’d better jump! CONCESSIONS | continued on page 12
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Determine If You Have A Leasing Problem Or A Marke ng /Adver sing Problem Don’t let the formulas scare you. Once you’ve filled in the blanks, you’ll find the process to be fairly straigh orward: Objec ve: To reach your leasing objec ves, they must be qualified in terms of numbers, me to lease up, and people. Complete the informa on below to determine your objec ve. Remember to be realis c.
Leasing Objec ves Number of occupied apartments desired (ex: .97 x NO. Units) Number of apartments currently occupied Pre-leased (vacants and on-no ce) Subtotal addi onal apartments needed Es mate Skips Current No ces Es mated Canceled pre-leased apartments Lease expira ons Lease renewals expected (include residents going month to month) Subtotal number of new leases needed Es mated canceled and rejected leases Net Total Number New Leases Needed
= + + + = + =
___________________ ___________________ ___________________ ___________________ ___________________ ___________________ ___________________ ___________________ ___________________ ___________________ ___________________
Traffic Needed to Reach Objec ves Leases needed ÷ closing ra o = traffic needed to reach new lease goal. ___________________ ÷ ___________________________ = ___________________________ * Average closing ra o including unqualified and cancels Note: By increasing the closing ra o, you will be able to decrease the amount of traffic necessary to meet the objec ves. This greatly saves your marke ng / adver sing dollars.
Rentals Per Leasing Professional Number of new leases needed per month Number of leasing professionals Number of new leases needed per month, per leasing professional Leases needed per week (4.3)
÷ = =
___________________ ___________________ ___________________ ___________________
Telephone To Traffic Ra o Total appointments kept ÷ total phone calls = Telephone to Traffic Ra o ___________________ ÷ ___________________________ = ___________________________ * Goal = more than 60% of all appointments kept * Goal = 25 -50% of closing ra o
Cost Per Traffic & Cost Per Lease A. Monthly or weekly cost of a specific media or traffic source ÷ traffic generated by this source = cost per traffic $ ______________ ÷ ___________________________ =$ ______________ Cost Per Traffic Monthly or weekly cost of specific media or traffic source ÷ total new leases generated by this source = cost per lease $ ______________ ÷ ___________________________ =$ _______________ Cost Per Lease B. TOTAL of all Traffic Sources expenditures ÷ total traffic = average cost per traffic $ ______________ ÷ ___________________________ =$ _______ Average Cost Per Traffic TOTAL Traffic Sources expenditures ÷ total new leases = average cost per lease $ ______________ ÷ ___________________________ =$ _______ Average Cost Per Lease
SEPTEMBER | OCTOBER 2010
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CONCESSIONS | continued from page 10
4. If you have to give something away, ask for something in return. Along with the free rent, we asked the resident to sign a paying lease term of either six months or one year. In other words, their free rent period, although covered under the lease, was not included when the lease term was calculated. For example: with one month free rent, the lease term was 13 months. This enabled us to get full years collection of rent without increasing our operating expenses the next year. If you don’t do this, (as you may be aware), your turnover expenses are divided into 11 months instead of 12, so the concession actually costs you more than a months’ rent. 5. Cover your bases. As even further protection, we asked the resident to sign a concession agreement, stating that if their lease is broken for any reason, the entire amount of the concession is due and payable. Where the lease terms and conditions are met, there is no liability. 6. Sometimes it makes sense to spread the concession over the first six months of the lease. We did not use this method, but I have heard of many companies that have used it with success. I think it’s a great idea, where the market is receptive to it. Because we decided to offer concessions in order to be competitive, we had to also consider that part of our competitive edge involved how and when the concession was delivered. In our case, the market was most receptive to a one-time offer; and you’ll find this to be true in many areas where residents view the concession as a
welcome means of offsetting moving expenses – but I think the six month idea is a great one if you can pull it off. 7. You really can increase rents even though you are offering concessions. In fact, it’s probably easier to increase rent in some places, where the market is focused on the short-term benefit instead of the long-term effect. This rings especially true when you are offering the better product. An apartment community in Dallas leased 100 plus apartments (70%) in two months by giving away 1.5 months’ rent. Unfortunately, they didn’t increase the rents while doing it, not to mention that they weren’t under the gun because they didn’t even have the apartments out of construction yet. Don’t miss the opportunity to raise rents when offering concessions, whenever you can do so sensibly. 8. If you are offering concessions and decreasing your rents at the same time you had better have done all of the above and make absolute certain you are handling each and every unit type and floor plan on a unit by unit basis and monitor it with every single new rental.
A er All Was Said And Done… I know your burning questions are (1) how did the community manager feel about the entire experience, and (2) what kind of concession did we finally settle on. Lori’s last words were “I have learned a lot!” When asked if she would do it all over again, her response was “People can’t believe that we leased all those first apartments without concessions, but I would give the concessions the next time around instead of waiting until we had vacancy loss”. As for our decision, we first decided to offer the market standard one-month free on a one-year lease, and 2 weeks on a 6-month lease. We quickly adjusted that to $500 on a 6-month lease and $1000.00 on a one-year lease (which is less than a half a months’ rent and a months’ rent, respectively). We only offered concessions only on floor plans with the highest availability. In addition, and this is key, we continue to adjust our rents upward as we leased apartments (see #7 above). We actually charge more for a one bedroom floor plan then we did for a two bedroom floor plan. If you’re caught in the concession trap, or even considering giving in to it, please take the time to consider the HOW, WHAT, WHEN, and WHY of it all before you follow your competition over the rail of that proverbial bridge! Depending upon your own unique situation, there is either an economically smart way for you to avoid concessions, or to offer them wisely. I found my answer, and so can you!
Tami Siewruk, Chief Imagina on Officer of Mul familypro and President of Siewruk Development Corpora on, is one of the apartment industry’s foremost authori es on all aspects of property management. She writes not only from more than 30 years of experience, but also as the owner and developer of award winning proper es in three states. Produc on of Mul familypro’s acclaimed Annual Mul family Housing Brainstorming Sessions™, one of the industry’s largest na onal events, keeps Tami uniquely and con nually connected to the challenges faced by tens of thousands of Mul family Professionals from coast to coast. To connect with Tami online and find out more about Mul familypro products and events, including Tami’s annual na onal seminar tour, Brainstorming, Social Media Op miza on Summits, and more, visit www.Mul familypro.com!
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MAINTENANCE CORNER
The Big Chill has Arrived: EPA’s R-410A Transition Update by Pablo Paz, NAAEI, CAMT
There’s no argument that maintenance technicians are impor tant players in t he ga me of apa r t ment c om mu n it y management. And when vital regulations are handed down from federal agencies, it is often the staff in the maintenance shop who are the most affected. As many in our industry are aware, from the onsite personnel to the executive level, the U.S. Environmental Protection A genc y (E PA) w i l l b e i n s t it ut i ng a transition for maintaining and repairing air conditioning equipment that contains Hydrochlorof luorocarbons, or HCFCs. Specific to our industry, is an HCFC called R-22. Maintenance technicians nationwide needed to comply beginning January 1, 2010 the phase-out of HCFC refrigerants. The following information will help technicians bet ter understand t heir responsibilities under EPA regulations, SEPTEMBER | OCTOBER 2010
adapt to industry practices and perform equipment maintenance and repairs properly. 1. A i r c o n d i t i o n i n g e q u i p m e n t manufactured containing HCFC-22 (R22) ceased on December 31, 2009, and beginning on January 1, 2010, all air conditioning equipment manufactured and imported will need to contain the new refrigerant HFC-410A, or R-410A as is commonly known to continue with the phase-out of refrigerants that are depleting the ozone layer like R-22. 2. Existing air conditioning equipment manufactured before January 1, 2010 containing R-22 will still be available for purchase until supplies run out. The prices for equipment containing R-22 will increase as the supplies decrease. 3. EPA is not requ i r i ng for ex ist i ng equipment containing R-22 to be replace with equipment containing the new
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R-410A, since refrigerant R-22 and parts to repair equipment containing R-22 will be available for repairs and service until January 1, 2020. The continued use of existing air conditioning equipment containing HCFC’s (R-22) is not banned, nor is there an EPA mandate for the conversion of existing R-22 equipment. 4. As of January 1, 2010 EPA will ban the production of R-22 for new equipment and companies producing R-22 will be allowed to only produce refrigerant R-22 for servicing and repairing equipment manufactured before January 1, 2010. Lowering the production of R-22 will increase the price of R-22 in the future. 5. As of January 1, 2020 EPA will ban the production and importation of R-22 completely, and the only R-22 available w ill be from recovered, recycle, or reclaimed sources. 6. EPA does not require any additional certification at this time to work on air conditioning equipment containing R-410A. EPA Section 608 Certification type II or Universal required to work on R-22 systems is the same certification required to work on R410A systems. Ho w e v e r, s om e a i r c o nd i t i o n i n g manufacturers require certification when handling their R410A equipment to avoid injury or accidental damage. Service technicians are advised to receive proper training to handle R-410A safely and become certified even if is not required by EPA at this time. 7. The pressures of R-410A are much higher than R-22 (50% to 70% higher) and equipment containing R410A requires special manifold gauges, vacuum pumps, and recovery equipment to be handled properly. 8. Air conditioning systems containing R-22 cannot be charge with the new R410-A refrigerant due to higher pressures, different lubricants and metering devices. Written by Pablo Paz, CAMT. Pablo is the National Maintenance & Safety Instructor for the NAA Educa on Ins tute (NAAEI). Pablo teaches Cer fied Apartment Maintenance Technician courses na onwide on behalf of NAAEI. Paz is a bilingual instructor with more than 20 years of onsite experience and four years of corporate training experience. Paz is also a licensed maintenance electrician and air condi oning repair contractor, and he holds three EPA cer fica ons, including one cer fica on in 410a refrigerants.
FORECASTING 2011 AND BEYOND WHAT DOES THE FUTURE HOLD?
In today’s unpredictable multi-family markets everyone wants to know what the future holds. Some of the most common questions are: • • • •
When is the multi-family sector going to see more solid profits? When will be a good time to be buyers of apartments again? Have we seen the bottom in multi-housing? When is the madness going to stop?
We wish we had all the answers for you, we don’t … what we can tell you is by doing our own due diligence we found some hot spots and some “caution” flags.
What Is Hot in Mul -Family Moving Ahead Senior Housing Through 2011, the seniors housing and care market will continue to be flooded with properties that suffer from low occupancy, poor management, deferred maintenance, little to no cash flow and, often times, all of the above. Add to this the tight lending market that makes it tough to close deals. Yet, savvy investors will continue to buy and to finance distressed seniors housing properties. Seniors continue to increase by the numbers and need better
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housing. This is the multi-family “golden ticket” of the future. INVESTOR WATCH: Carson City, Nevada … REALLY??? Named one of the “top 10 housing markets of the future”, Carson City, Nevada may be a place to watch for ultra savvy apartment investors. Ranked 5th in the Bloomberg Businessweek, Carson City may be one of the ONLY markets in Nevada which may be a great place to invest. A housing market rebound seems tenuous after the expiration of the homebuyer tax credit, and consumer confidence remains weak due to lackluster employment, but David Stiff, chief economist at Fiserv, says the bottom is near. Home prices in the U.S. have declined 29.5% over the past four years, according to the Fiserv Case-Shiller Indexes. Stiff says prices should form a trough early next year, when median prices will be down an estimated 32.9% from the 2006 peak. By early 2014, they will have climbed about 7.2% from 2010 levels, according to the indexes. Fiserv and Moody’s Economy. com base the housing forecast on factors that include income growth, demographic trends, unemployment rates, foreclosure rates and construction costs. Of 384 places surveyed, the Bremerton-Silverdale area in Washington state had the highest four-year growth forecast, with prices expected to increase 44.7% from 2010 to 2014. Other leading growth markets: Bend, Oregon, where prices are expected to jump 33.6% by 2014, and Detroit, with a 33.1% forecast. Markets with the weakest projections: Miami and Naples, Florida, and Atlantic City, New Jersey, where prices are expected to continue to fall over the next four years. Carson City Statistics from Bloomberg: Forecast 4-year price increase: 31.6% Current median price: $141,524 Prices to reach trough in: 2011 Q2 Median family income: $63,100 Population: 55,180 By the second quarter of 2011, prices in the Carson City area are expected to have fallen 34.4% from peak levels, www.nvsaa.org
Subsequently, May sees more borrowers walking away from loans as they reach their tipping point. “I think you’re going to be seeing increased defaults; these numbers that crank up every quarter are going to continue to rise. More and more of the industry’s time and attention is going to be focused on trying to work out these problem assets,” he said.
according to Fiserv and Moody’s Economy.com. Recovery will depend on job creation, as the unemployment rate was 13.4% in June, according to the BLS. While expectations for near-term economic growth have diminished recently and competition for jobs is extremely high, opportunities exist, even in a declining labor market, according to Nevada’s Employment, Training and Rehabilitation Department.
Cau on Flags Borrowers Will Continue To Walk Although the commercial real estate market is still on the LONG road to recovery, Freddie Mac’s multi-family division has been successful at staving off the level of collapses seen in other commercial real estate sectors. For the most part, Freddie Mac was successful at navigating 2009 well, keeping its delinquency rate at the low end of the spectrum while increasing new business. Mike May, senior vice president of Freddie Mac’s multi-family division, shared his predictions on what the multi-family sector can expect in the future. As rents continue to fall and vacancies continue to rise, May expects multi-family delinquency rates to continue climb in 2010 and potentially into 2011. “I guess the biggest risk to business as usual is how bad do defaults get, and when defaults become your sole focus, it’s like a tidal wave. It overtakes lenders, and it overtakes portfolios, where you focus all your attention on minimizing defaults as opposed to growing the business,” May said.
According to May, there are indications that property values are starting to inch back up. With a drop in cap rates over the last couple of months, May noted that there are a number of people interested in buying quality properties. “There will be buyers that come back into the market, and the difference between buyers and sellers will begin to collapse, so there will be more transactions. And once transactions occur, people will have more confidence in value and that will start a positive trend,” May said. “It’s going to be a tough year though.” As for Freddie Mac, May says it will pretty much be “business as usual.” That said, there are “actual multi-family-specific goals that will be established (that) will affect our business in terms of pursuing product that we currently don’t,” he said. Next year, May said that the agency plans to continue with the execution and expansion of its Capital Markets Execution program, which will most likely include the addition of the manufactured housing parks segment.
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SEPTEMBER | OCTOBER 2010
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Three Steps for Creating an Effortless Property Management Budget System By Ernest F. Oriente, The Coach
year to give themselves time to think about their business for the upcoming year and future years. By starting the budget process early, you will also have the time to review the budget steps from the previous year and make any necessary improvements for the next year. To streamline communications, build a detailed timeline outlining the exact dated when each part of the budget is due.
Building Expense/Revenue Plans
This me of year is when leading property management companies begin their budget process. Having a detailed and well-planned budge ng system is cri cal to the success of your company, and this ar cle will outline the key steps for crea ng a powerful and effec ve budget. In addition, this budgeting system provides an accurate method of measure revenue and expenses for the coming year, and it’s a great tool to be used on daily basis. Ready?
Establishing Budget Goals As a property management executive, begin each new budgeting year by outlining for your management team a clear set of expectations, goals, and priorities. This outline should consider economic trends, the age of your portfolio, occupancy trends, your pricing strategies, property expense
percentages, and a forecast for anticipated revenue. By establishing the budget goals, upfront, you will benefit from greater accuracy. In addition, the detailed information you receive when your budgets are completed will be worth the pre-planning efforts. Plus, your pre-planning step will send a clear message to your management team that you are very focused on the vision you have for your property management company.
Begin the expense/revenue part of the budget process by making certain that the people on your team “closest” to an expenditure are involved in the process. Then, have them review the expenses/ revenue from the previous year looking for any trends, new expenses, or surprises so these items can be included in the new budget. Next, property management budgets should be “zero-based,” meaning each expense item is built from the ground up and the expense/revenue item is carefully justified. Specially, the amount of an item in this year’s budget is not based on last year’s budgeted or expended amount for that item. Lastly, compare the new budget to last year’s budget, looking for major variances from the previous year. And by starting the budget process early, you will have the ability to request multiple bids for any major expenditure, based on your anticipated annual volume. Tip from the Coach: It is important to have your team carefully detail and document any financial assumptions, calculations or formulas used during the budget process. This information will allow you to really “dig” behind the budgeted dollars, which is critical when justifying the expenses / revenue for the upcoming year. Plus, if budget revisions are required, it is much easier to reduce a few specific items rather than requesting a fl at percentage of reduction, covering all categories. As an added benefit to requiring this type of detail form your team, your budgets will be much easier to manage over the next twelve months because the budget notes will provide a clear outline of the exact expenses / revenue month-by-month.
Having the Right Tools Tip from the Coach: The best property management budgets are developed by companies who start early enough in the
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F i r s t , pr ov ide for you r pr op er t y management team the financial reports from the previous 12 months including the general www.nvsaa.org
ledgers. Second, have the best hardware and user-friendly software to accomplish this important task, as technology will minimize the time spent inputting the date and proofing it. Third, provide your team with a detailed list of any major contracts, leases, or anticipated major expenditures. Last, provide your team with a summary of personnel including salaries, benefits, and tax information, which should be linked by computer formula directly to the main budget. Remember, by giving your team these tools, they can spend more time analyzing the budget, not hunting for the numbers to build it. Tip from the Coach: At the start of the budget process, give each person who will be building a budget a three-ring binder with a tab for each expense / revenue item. Behind each tab, include any historical information related to that particular expense / revenue so it’s readily available throughout the budget process, and include quarterly / year-to-date revenue / expenses averages. When the budget is complete and has received your approval, provide for each person on your property management team a clean printed budget sheet to insert behind each tab. This will give them a “working” budget and a powerful tool touse throughout the year.
Ernest F. Oriente, The Coach, is the founder of PowerHour® a professional business coaching / recrui ng service and the author of SmartMatch Alliances™. He has spent 18,660 hours [since 1988] delivering customized training, by telephone, in leadership, tradition / Internet marketing and sales for property management companies, apartment locator / corporate housing services and mul -housing sales / service companies worldwide.
SEPTEMBER | OCTOBER 2010
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LEGAL CORNER
Legislative Update The Nevada State Apartment Association is gearing up to oppose continued statewide efforts to extend the eviction process and to cap late fees. Only narrowly defeated in the prior legislative session, the NSAA expects tenants’ associations to pursue these measures with even more vigor in the upcoming session. The eviction proposal is likely to seek extension of the notice to pay or quit from 5 to 10 days, doubling the time required to complete the process. In addition, the NSAA expects that the proposal will seek an extension of the lockout timetable from 24 hours to 2 days. Likewise, the NSA A anticipates that the legislature will consider another effort to cap late fees. If the anticipated measure is similar to its predecessor (AB 313), it will seek to cap late fees at 2 percent if payment is received within 5 to 9 days after the due date; and the fees cannot exceed 3 percent if payment is 10 or more days late.
proposals which may affect the multi-housing industry. The NSAA continues to work diligently on such measures to ensure our industry benefits from such proposals. As the legislative session gears up, we will be providing you with more detailed information on specific legislative proposals and bills. Such legislation will likely have a direct effect on you and your business. If you would like additional information on how you can become involved with NSAA legislative efforts having a direct affect on your business, please visit our website or email us: nsaa@ nvsaa.org. If you would like to contribute to the NSAA PAC Fund directly, please contact Michael Fazio at 702.436.7662. Every little bit counts toward protecting the viability of our industry. The NSAA would like to thank Karsaz & Associates for contribu ng to the Legal Corner. For more informa on on Karsaz & Associates call 702.952.9321.
At the local level, the NSAA is monitoring several recycling
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saferent.com Resident Screening | Renters Insurance | Analytics | Lease & Document Generation
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Spotlight on Platinum Sponsors...
Quality Towing
Sherwin Williams
Quality Towing is proud to serve Las Vegas, Nevada, one of the greatest cities in North America. This fantastic growth brings heavy traffic from suppliers and tourists alike. We too have grown with several new locations around the southern Nevada region. Whether you are a tourist in your family car or a trucking company delivering material to help build this city, we are prepared to serve you with the latest technology, best equipment and foremost personnel available. Our trucks feature GPS locators for the fastest response time. If it can be moved, we have the equipment to handle it.
Since its founding by Henry Sherwin a nd E dw a r d W i l l i a m s i n 1866, T he Sher w in-Wi l lia ms C ompa ny ha s not only grown to be the largest producer of paints and coatings in the United States, but is among the largest producers in the world. For more than 135 years, we have been determined to lead our industry, to manufacture and market innovative products of superior quality, to operate a safe, clean and friendly workplace, to observe the highest ethical standards in business conduct and to reward our investors. The pursuit of excellence is a commitment, not an achievement. This commitment is a vital part of the Sherwin-Williams culture. It is a pledge that joins every Sherwin-Williams employee together in service to our customers and shareholders. The Center of Excellence, which opened in the spring 2004, is a living archive in support of excellence—paying tribute to our past, showcasing the present and providing inspiration for the future.
What We Offer: • Prompt Emergency Service • 24 Hours a Day / 7 Days a Week Service • Toll Free 1-888-TOW-TRUX • Fax 702-642-4831 • Heavy Duty and Light Duty Towing • Major Credit Cards Accepted Our main office is located at 4100 East Cheyenne Las Vegas, NV 89115. At this location you can come to recover a towed vehicle, pay fees, or just stop by to chat.
For additional information on paint please call Rob Groucutt at 702.325.8795 or e-mail swrep5905@sherwin.com. For additional information on floorcovering please call Jennifer Pendleton at 702.338.3708 or e-mail jpendletonswrep@yahoo.com.
CPCN3069 SST: CPCN7008 For additional information on Quality Towing please call Bobby Segura at 702.335.2717 or e-mail rsegura@unitedroadtowing.com.
The NSAA decided to try something new and very different this year. In doing so we introduced our first annual Reverse Trade Show to rave reviews from everyone who participated. The idea of the Reverse Trade Show was to allow our Vendor members, as well as top property management industry leaders, to share their best products and services, right in time for budget season. Our vendors had the perfect setting to connect with some of the most sought after Property Management Companies in Las Vegas. The day was filled with lunch, prizes and continued networking opportunities. With such a great turnout and amazing feedback we are excited to say … look forward to our 2011 Reverse Trade Show. This one will be ever bigger and better. See you next year. Please see event photos page 22.
SEPTEMBER | OCTOBER 2010
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SNWA Offers MoneySaving Coupons The Southern Nevada Water Authority (SNWA) offers a variety of money-saving coupons and rebates to help you save money and water. These include coupons to help defer the cost of pool covers, smart irrigation controllers, and water-smart carwashes. All are available at snwa.com.
Pool Cover Instant Rebate Coupon A pool cover can help save from 10,000 to 15,000 gallons of water each year by reducing evaporation. Pool covers also limit windblown debris, which can drive up the cost of maintaining a pool, and conserve energy. The pool cover coupon value is $50 or 50 percent off the purchase price of a pool cover, whichever is less, or $200 or 50 percent off the purchase of a permanent, mechanical pool cover. Pool cover coupons are available once every 36 months. Redeem the coupon at a participating retailer.
Fire-N-Ice Heating & Air Conditioning
Over 20 Years of Experience We are dedicated to providing quality, precision and long-lasting products and services. 2912 S. Highland Dr., Ste. #E Las Vegas, NV 89109 (t) 702-395-0071 (f) 702-395-0253 www.ďŹ reniceheatingandair.com
Smart Irriga on Controller Rebate Coupon Smart controllers are irrigation clocks that automatically adjust irrigation run times in response to environmental changes. Smart controllers use sensors and weather information to manage watering times and frequency. As environmental conditions vary, the controller increases or decreases irrigation. Smart controllers have the ability to turn off your sprinklers automatically during rain, high wind or low temperatures. Smart controllers reduce outdoor water use by an average of 15 to 30 percent. Receive $200 or 50 percent off the purchase price of a qualifying clock, whichever is less. Since proper installation and set-up requires in-depth knowledge of soil, plants and other various factors, the SNWA recommends you work with a licensed landscape professional that is experienced with these irrigation clocks.
Water Smart Car Wash Coupons Take your dirty car and a Water Smart Car Wash coupon to a participating Water Smart Carwash and get your car cleaned while conserving water at the same time. Water Smart Car Washes recycle water on-site or send it to a water treatment facility, where it is cleaned and returned to the water cycle, thus helping to conserve water. Washing your car at home can use two to three times more water than a commercial car wash, and the water that flows into the street can’t be recovered and reused. Visit our Water Smart Car Wash Web page to get coupons and find a car wash near you. Visit snwa.com for further details and to obtain these and other valuable coupons.
Las Vegas | Phoenix | San Diego | Los Angeles | San Bernardino
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www.nvsaa.org
Sponsored by
Photos Sponsored by: CERTIFIED FIRE PROTECTION, INC.
The NSAA held its Annual Poker Tournament in July 2010. Titled “Deal Me In”, the tournament was held at The Sahara Hotel & Casino and had a great turnout once again with over 80 players participating. Along with the excitement of playing poker there was great food, awards for the top ten players and raffle drawings for great prizes such as an Apple iPad and Apple iPod. We look forward to the NSAA 2011 Poker Tournament … stay tuned for you don’t don t want to miss it.
SEPTEMBER | OCTOBER 2010
Congratula ons To Our 2010 Poker Tournament Top Players Winner 2nd Place 3rd Place 4th Place 5th Place 6th Place 7th Place
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Christopher Hinojos (Apartment Guide) Steve Rill (Destinations at Winterhaven) Lizza Castro (The Prime Group) Tommy Giambattista (TGJ Painting Services) Robert Watson (Pinnacle AMS West) Robert Pressgrove (Cox Communications) Kris Bloom (The Prime Group)
Photos Sponsored by: CERTIFIED FIRE PROTECTION, INC.
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BENEFITS OF
ADVERTISING
Advertising in your association’s trade journal is a solid approach to business development. In n fact, a recent survey done via the PPA called The Essential Medium, found B2B publications - such as The Apartment ent Insight, to be the number one information source within any given industry when compared to other media. a. In the survey, respondents were asked whether they agreed or disagreed with a series of attitude ttitude statements and the PPA compiled the data, resulting in the percentages. Verbatim responses were collected by the survey , which are added to exemplify the points. Here are a few excerpts: • Business publications are rated the first choice for staying in touch with what’s going on in their sector by 61% percent of decision makers. • • • •
“If I didn’t read them I wouldn’t know what’s going on.” 71% of decision makers believe that B2B magazines are essential reading. “I would be lost without my business publications.” 83% of managers would recommend to people starting a career in their sector to read the business publications • “With the information we gather from the publications, we can determine if we are on the right track or if we need to change direction.” • Essential? Apparently!
NSAA Educa on Series Classes* “Shortchange your educaƟon now and you may be short of change the rest of your life.” September 29, 2010 FREE CLASS
CLASS PRICING
NSAA Apprecia on Series: Paint Basics - Ge ng the Best Value Speaker and Sponsor: Dunn Edwards
Individual Class Cost $35 members / $70 non-members
October 15, 2010
Note: Any NSAA Apprecia on Series or FREE classes offered would be FREE for members and $25 for non-members.
N S A A L e g a l S e r i e s : Tr u l y U n d e r s t a n d i n g E v i c t i o n s Speaker: Christopher A. Karsaz of Karsaz & Associates
November 10, 2010 FREE CLASS NSAA Apprecia on Series: Understanding Bio-Hazards Speaker and Sponsor: Ian Simon; Odor Masters * CLASSES SUBJECT TO CHANGE FOR CLASS TIMES AND LOCATIONS VISIT WWW.NVSAA.ORG
SEPTEMBER | OCTOBER 2010
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NSAA 2010 COMMITTEE ROSTER Apartment Insight Commi ee Maria Avellana (Board Liaison) AMC Brandi Cooley (Commi ee Chair) 702 West
702.658.4006 m.avellana@amcllc.net 702.278.8905 brandi@702west.com
Bowling Commi ee Steven Olmos (Board Liaison) Silver Lands, Inc.
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.
702.459.3192 steveno@silverlandsinc.com
Community Outreach Commi ee Rhonda Sikes (Board Liaison) Avion at Sunrise Mountain Jennifer Pendleton (Commi ee Chair) Sherwin Williams
702.438.7678 avionsunrisemtn@lvcoxmail.com 702.895.8887 jpendletonswrep@yahoo.com
Dinner Mee ng Commi ee Christopher Hinojos (Board Liaison) Apartment Guide Doug Sartain (Commi ee Chair) Cer fied Fire Protec on
702.939.1494 chinojos@apartmentguide.com 702.873.5995 fireone@lvcoxmail.com
Educa on Commi ee Dana Murrah (Board Liaison) AMC, LLC
702.395.1523 d.murrah@amcllc.net
Golf Commi ee Robert Groucu (Board Liaison) Sherwin Williams Ricky DeTagle (Commi ee Chair) Apartment Guide
702.895.8887 swrep5905@sherwin.com 702.939.1494 rdetagle@apartmentguide.com
Jewel Awards Commi ee Teresa Jackson (Board Liaison) Cer fied Fire Protec on Misty Jus ce (Commi ee Chair) Fairfield Proper es
702.873.5995 tlj@lvcoxmail.com 702.269.5411
Legisla ve Commi ee Barbara Kirk (Board Liaison) Camden Property Trust Christopher A. Karsaz, ESQ. (Commi ee Chair) Karsaz & Associates
702.435.9800 bkirk@camdenliving.com 702.952.9227 ckarsaz@karsaz-law.com
Maintenance Mania Commi ee Donna Gill (Board Liaison) Pinnacle AMS West Amy Hjerpe (Commi ee Chair) Pinnacle AMS West
702.362.6444 dgill@prmc.com 702.362.6444 ahjerpe@prmc.com
Membership (IROC) Commi ee Francie Stocking (Board Liaison) Western Risk Insurance
702.368.4217 francie@westernrisk.com
Public Rela ons Commi ee Deborah O’Keefe (Board Liaison) The Prime Group
702. 436.9293 deborah.okeefe@primegrp.com
Poker Commi ee Amanda Hahn (Board Liaison) Signature Management Alexander Gardens Susan Buksa
702.671.6000 amandahahn@signaturehomes.com 702.376.1646 Buksa@cox.net
Reverse Trade Show Commi ee Mar n Estrada (Board Liaison)
702.336.7877
For informa on regarding the NSAA website, ar cles which appear on the website and adver sing on the website please contact Michael Fazio at 702.436.7662.
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* CALENDAR SUBJECT TO CHANGE
e-mail nsaa@nvsaa.org OR call the NSAA at 702.436.7662.
9.15 EDUCATION APPRECIATION SERIES sponsored by Certified Fire Protection
GREEN NSAA Social Event
9.17 NSAA Bowling Social
RED
NSAA Education Event
9.29 EDUCATION APPRECIATION SERIES sponsored by Dunn Edwards
BLUE
NSAA Educational Dinner Event
10.08 Maintenance Mania 10.14 EDUCATION SERIES - Truly Understanding Evictions 10.21 NSAA Educational Dinner 11.10 EDUCATION APPRECIATION SERIES sponsored by Odor Masters 12.04 4th Annual Jewel Awards "Holiday Heroes" Celebration
SEPTEMBER | OCTOBER 2010
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CLEANING SERVICES Genie Services 4300 N. Pecos Rd. #22 Las Vegas, NV 89115 njeancheff@genieservices.com P: (702) 452-1111 F: (702) 452-1179 CLEANING SERVICES MOLD/ DISASTER 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
PRODUCTS & SERVICES GUIDE ADVERTISING Apartment Finder 6330 McLeod Dr. Ste. 5 Las Vegas, NV 89120 cvail@apartmen inder.com P: (702) 604-2351 F: (702) 798-8311 Apartments.com 175 W. Jackson Blvd., 8th floor Chicago, IL 60604 l mko@apartments.com P: (312) 601-5391
F: (312) 601-6256
For Rent Media Solu ons 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 Rent Grow Inc. (Internet) 307 Waverley Oaks Rd. Ste. 301 Waltham, MA 02452 haolem@rentgrow.com P: (800) 736-8476 F: (800) 819-5182 APPLIANCES SALES/RENTAL/PARTS/ REPAIR Ferguson Enterprise 501 Parkson Road Henderson, NV 89011 chris.williams@ferguson.com P: (702) 564-2660 F: (702) 564-1329 MOEN, Inc. 9109 Hilverson Avenue Las Vegas, NV 89148 eca ani@moen.com P: (702) 523-7286 F: (702) 614-0957 Pinnacle Appliance Distributors 5585 South Valley View Boulevard, Suite #4 Las Vegas, NV 89118 stacy@pinnacleappliances.com P: (702) 567-1688 F: (702) 565-1680 Universal Service & Supply 3605 W. Twain Las Vegas, NV 89103 universalsvc@earthlink.net P: (702) 876-0333 F: (702) 876-5994 ASPHALT PAVING/REPAIR Lamb Asphalt Maintenance, Inc. 3280 Coleman St. N. Las Vegas, NV 89032 jandres@lambasphalt.com P: (702) 647-1600 F: (702) 647-5969 Sunland Asphalt P.O. Box 50409 Henderson, NV 89016 stevem@sunlandasphalt.com
P: (702) 563-6872
F: (702) 563-6875
ATTORNEYS/LEGAL SERVICES Karsaz & Associates 375 Warm Springs Ave., Ste 104 Las Vegas, NV 89119 ckarsaz@karsaz-law.com P: (702) 952-9321 F: (702) 933-5077 AWARDS/TROPHIES Awards West 1957 North Decatur Boulevard Las Vegas, NV 89108 awardswestlv@lvcoxmail.com P: (702) 648-1661 F: (702) 648-1602 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 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 CABINET INSTALLATION Complete Solu ons dba Roto Rooter 639 East Brooks Ave North Las Vegas, NV 89030 cwojciechowski@rrsc.com P: (702) 646-5273 F: (702) 646-0132 CARPET CLEANING/RESTORATION/DYEING Roadrunner Carpet Care 8985 South Eastern Avenue #325 Las Vegas, NV 89123 jon@roadrunnercarpet.com P: (702) 262-6061 F: (702) 507-0094 Solar Contract Carpet of Las Vegas, Inc. 4280 Wagon Trail Ave. #C Las Vegas, NV 89118 P: (702) 798-7100 F: (702) 798-1982 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
Diversified Protec on Systems Inc. 4435 Wagon Trail Ave. Las Vegas, NV 89118 tmilton@dpsi.biz P: (702) 307-3473 F: (702) 307-3472 FLOORING 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 Mohawk Industries 2514 East Turney Avenue Phoenix, AZ 85016 jayton_jadlot@mohawkind.com P: (480) 650-9315 F: (602) 926-2453
ServiceMaster 1st Response 451 Mirror Court, Suite #105 Henderson, NV 89011 smrep1@drylasvegas.com P: (702) 896-4197 F: (702) 896-3559
Sherwin Williams Paint & Floor Covering 7470 S. Dean Mar n Drive. #105 Las Vegas, NV 89139 swrep5905@sherwin.com P: (702) 895-8887 F: (702) 895-8892
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
FURNITURE RENTAL/SALES CORT Furniture Rental 6625 Arroyo Springs St. Ste. 130 Las Vegas, NV 89113 tricia.bernard@cort.com P: (702) 822-7368 F: (702) 822-7324
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 DEVELOPERS REAL ESTATE & 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@kalblv.com P: (702) 365-5252 F: (702) 365-5257
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 GOLF CART MOBILE SERVICE, REPAIRS & PARTS Wheels In Mo on 6185 Harrison Drive, #12 Las Vegas, NV 89120 wheelsinmo on@lvcoxmail.com P: (702) 798-1991 F: (702) 837-6187
Western Pride Construc on LLC 3924 Silvestri Lane Las Vegas, NV 89120 aimee@westernpride.com P: (702) 362-2800 F: (702) 362-1376
HANDYMAN Genie Services 4300 N. Pecos Rd. #22 Las Vegas, NV 89115 njeancheff@genieservices.com P: (702) 452-1111 F: (702) 452-1179
DRYWALL CONTRACTORS Genie Services 4300 N. Pecos Rd. #22 Las Vegas, NV 89115 njeancheff@genieservices.com P: (702) 452-1111 F: (702) 452-1179
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
ENVIRONMENTAL CONSULTANTS Dominion Environmental Consultants, Inc 12073 Cardinal Climber Court Las Vegas, NV 89138 bbojda@dominionenv.net P: (702) 368-2700
HVAC Fire-N-Ice Hea ng & Air Condi oning 2912 S. Highland Dr., Ste E Las Vegas, NV 89109 fire-n-icehvac@earthlink.net P: (702) 395-0071 F: (702) 395-0253
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
INSURANCE Kaercher & Associates Insurance Brokerage 2500 N. Buffalo Dr., Ste. 230 Las Vegas, NV 89128 P: (702) 384-2813 F: (702) 304-7860
FINANCING R & D Commercial Consul ng 1800 North Green Valley Parkway #111 Henderson, NV 89074 lynn@rdconsul ng.net P: (702) 994-4644 F: (949) 429-0398
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
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
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
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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 Western Risk Insurance 3140 S. Rainbow Blvd., Suite 400 Las Vegas, NV 89146 francie@westernrisk.com P: (702) 368-4217 F: (702) 368-4219 INTERNET SERVICES/ACCESS Clear 7455 Arroyo Crossing Parkway, Suite #100 Las Vegas, NV 89113 marisa.bilkiss@clear.com P: (702) 479-4100 F: (702) 270-2710 KEY CONTROL/ACCESS MANAGEMENT Able Lock & Key 1913 East Charleston Road Las Vegas, NV 89104 ablekeylock@yahoo.com P: (702) 382-2822 HandyTrac, Inc. 510 Staghorn Ct. Alphare a, GA 30004 eoverhage@handytrac.com P: (678) 990-2305 F: (678) 990-2311 LANDSCAPING & MAINTENANCE D & K Landscape 3068 S. Highland Dr. Las Vegas, NV 89109 mfine @dklandscape.com P: (702) 361-5855 F: (702) 361-5866 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 Worldscape 8410 Eldora, Suite #1003 Las Vegas, NV 89117 worldscape@cox.net P: (702) 871-7027 F: (702) 731-1611 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 LOCKSMITH ABC Locksmith & Towing 3981 E. Sunset Rd., # E Las Vegas, NV 89120 alertvp@gmail.com P: (702) 598-1630 F: (702) 454-7978 MAINTENANCE SUPPLIES HD Supply 320 Lava Beds Way Las Vegas , NV 89031 Max.G.Chris e@hdsupply.com, ty.kilpatrick@hdsupply.com P: (702) 917-5746 F: (702) 622-7222
MAKE READY Genie Services 4300 N. Pecos Rd. #22 Las Vegas, NV 89115 njeancheff@genieservices.com P: (702) 452-1111 F: (702) 452-1179
POOL FURNITURE Total Pa o Accessories 3275 S. Jones Blvd., Ste 106 Las Vegas, NV 89146 admin@tpa-lasvegas.com P: (702) 309-4198 F: (702) 974-0893
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
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
PRINTING & GRAPHICS A & B Prin ng and Mailing 2900 South Highland Drive #18-B Las Vegas, NV 89109 anthony@abprint.com P: (702) 731-5888 F: (702) 731-2272 PROPERTY MANAGEMENT SOFTWARE RealPage Inc. 4000 Interna onal Pkwy Carrollton, TX 75007 stacey.blackwell@realpage.com P: (972) 820-3015 F: (972) 820-3383
Cox Communica ons 121 S. Mar n Luther King Blvd. Las Vegas, NV 89106 Nick.kendle@cox.com P: (702) 384-8084 F: (702) 545-2375
ServPro of Northern Las Vegas 2828 Synergy Street North Las Vegas, NV 89030 shelly@sonlv.com P: (702) 656-0203 F: (702) 656-6246 NON PROFIT 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 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 Total Pa o Accesories 4760 South Pecos Road, Suite #103 Las Vegas, NV 89121 teperkins.tpa@gmail.com P: (702) 309-4198 F: (702) 974-0893 PAINT SALES/SERVICE Dunn-Edwards Paints 4300 E. Tropicana Ave Las Vegas, NV 89121 sharon.brenner@dunnedwards.com P: (702) 845-7539 F: (702) 243-8131 EA Beltz Corp. Paint & Drywall 3370 Pinks Place #FLV, NV Las Vegas, NV 89102 eabeltzcorp@hotmail.com P: (702) 233-3583 F: (702) 871-0595 Empire Community Pain ng 2756 N. Green Valley Pkwy., Ste. 149 dwhitaker@empirepain ng.com P: (888) 278-8200 F: (702) 939-9940 Genie Services 4300 N. Pecos Rd. #22 Las Vegas, NV 89115 njeancheff@genieservices.com P: (702) 452-1111 F: (702) 452-1179 Sherwin Williams Paint & Floor Covering 7470 S. Dean Mar n Drive. #105 Las Vegas, NV 89139 swrep5905@sherwin.com P: (702) 895-8887 F: (702) 895-8892 PEST CONTROL Terminix Commercial 3147 West Post Road Las Vegas, NV 89118 svach@terminix.com P: (702) 837-6520
RentPayment 505 Sansome, 8th Floor San Francisco, CA 94111 cnelson@rentpayment.com P: (866) 289-5977 F: (866) 786-4775 RECYCLING NVCCU Recycling 2745 N. Nellis Blvd. Las Vegas, NV 89115 saul@nvccu.com P: 9702) 644-8484
ROOFING SERVICES Monier Life le 430 Eastgate Henderson, NV 89011 streland@monierlife le.com P: (702) 417-3304 F: (702) 629-5183 SEAL COATING STRIPING & REPAIRS Intermountain Slurry Seal P.O Box 1841 Sparks, NV 89432 michael.koenig@gcinc.com P: (720) 320-1665 F: (720) 320-1668 SECURITY DEPOSIT ALTERNATIVES Sure Deposit 293 Eisenhower Pkwy., Ste 320 Livingston, NJ 07039-1783 brian@suredeposit.com P: (973) 992-8440 F: (973) 992-8770 SIGNAGE Fusion Sign & Design 3443 Niki Way Riverside, CA 92507 robin@fusionsign.com P: (702) 949-0760 Na onal Signs, LLC 3830 Rockbo om Street North Las Vegas, NV 89030 rick@na onalsignslv.com P: (702) 645-6444 F: (702) 645-1178 Western Sign & Flag 4181 W. Oquendo Las Vegas, NV 89118 bobglennon@westernsignandflag.com P: (702) 798-6030 F: (702) 798-8314
F: (702) 837-5980
Wilmar 4119 Bola Drive North Las Vegas, NV 89032 bcrofford@wilmar.com P: (702) 296-0664 F: (702) 643-5948
SEPTEMBER | OCTOBER 2010
F: (702) 644-7970
REWARDS PROGRAMS Blackledger 12 West 100 North, Suite #100 American Fork, UT 84003 nvidrine@blackledger.com P: (801) 763-9064 F: (801) 437-3686
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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 Contemporary Informa on Corp. 42913 Capital Drive #101 Lancaster, CA 93535 dan@contemporaryinfo.com P: (800) 288-4757 F: (800) 677-8494 LexisNexis Resident Screening 818 SW 3rd Ave., Ste 1128 Portland, OR 97204 duran.crain@lexisnexis.com P: (323) 828-7467 F: (866) 653-4264 TOWING AA Ac on Towing 3035 Westwood Dr. Las Vegas, NV 89109 bobbyhowell@ac ontowing.net P: (702) 737-9100 F: (702) 737-8567 North Star Towing 2201 N. Commerce North Las Vegas, NV 89030 clark@northstartow.com P: (702) 473-1111 F: (702) 399-3632 Quality Towing 4100 E. Cheyenne Ave. Las Vegas, NV 89115 jberry@unitedroadtowing.com P: (702) 649-5711 F: (702) 633-4447 SNAP Towing 250 W. Warm Springs Rd. Henderson, NV 89011 clark@andersonpc.com P: (702) 564-1180 F: (702) 565-3956 The Parking Team Specialists (PTS) 3433 Losee Road Suite #2 North Las Vegas, NV 89030 mikelevin@theppiteam.com P: (702) 375-9807 F: (702) 543-6876 WASTE COLLECTION Republic Services 770 East Sahara Avenue Las Vegas, NV 89104 feinbergk@repsrv.com P: (702) 280-0051 F: (702) 599-5585
2775 South Rainbow Boulevard, Suite #101-C Las Vegas, NV 89139
PRSRT STD U.S. POSTAGE PAID SALT LAKE CITY, UT PERMIT NO. 508
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