MICHIGAN
LANDLORD NOVEMBER/DECEMBER 2014
www.rpoaonline.org
Also featuring: The latest on Dodd-Frank and Land Contracts in Michigan Water Heaters and Code Compliance Landlord & Real Estate Investor Conference Coming Together!
How to Address the
Top 10 Tenant
Complaints
A PUBLICATION OF THE RENTAL PROPERTY OWNERS ASSOCIATION
It PAYS to be a member of the RPOA
Member Discounts & Rebates
Cost of RPOA Membership
WHERE LANDLORDS GO FOR HELP
www.rpoaonline.org
WHERE LANDLORDS GO FOR HELP
IN THIS EDITION
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16
22
FEATURES 4
FROM THE DIRECTOR
5
NEW MEMBERS
14 MEMBER-TO-MEMBER DISCOUNT PROGRAM 18
UPCOMING SEMINARS & EVENTS
31
CREDIT REPORTING PROCEDURES
33 AD-O-GRAMS
ARTICLES
VOLUME 50, NUMBER 6
7
WATER HEATERS AND CODE COMPLIANCE
www.rpoaonline.org
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LANDLORD & REAL ESTATE INVESTOR CONFERENCE COMING TOGETHER!
MICHIGAN LANDLORD editorial goal is to provide a forum
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HOW TO ADDRESS THE TOP 10 TENANT COMPLAINTS
and management ideas and news. Our articles,
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HOW DO I DETERMINE IF A TENANT HAS ABANDONED THEIR RENTAL PROPERTY?
21
A FEW THOUGHTS ON MOLD
22
LATEST ON DODD-FRANK AND LAND CONTRACTS IN MICHIGAN
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GRAND RAPIDS SIDEWALK SNOWPLOWING DISCUSSION TAKEN OFF THE TABLE
28
M-TECH APARTMENT MAINTENANCE TECHNICIAN PROGRAM ROLLS OUT
for real estate investment and rental property ownership columns, and other features should not be construed as investment advice, nor does their appearance imply an endorsement by the Rental Property Owners Association of Kent County or the Real Estate Investors of Michigan of any specific real estate investment or management strategy. An investor’s and manager’s best course of action must be based on individual circumstances.
November/December 2014 MICHIGAN LANDLORD 3
RENTAL PROPERTY OWNERS ASSOCIATION
From the desk of the Director CLAY POWELL
Mark your calendars … the 11th Annual FREE RPOA Landlording and Real Estate Conference is coming up fast! The conference will be February 26-28, 2015 in downtown Grand Rapids at the DeVos Place. We are super excited to have Robyn Thompson for a virtual all-day event on how to rehab and flip real estate. Robyn is the most popular and respected flipper type speaker on the national circuit. We also have other national speakers coming, including Alan Cowgill, Cynthia Schmidt and Mike Butler.
As usual, there will be lots of breakout sessions, including several that offer continuing education credits for real estate professionals—all for FREE! Over 30 exhibitors will also be on hand, including The Home Depot and other RPOA exclusive vendor discount program providers. No need to wait to register, you can do so right now online at the RPOA website—remember, there is no cost! www.rpoaonline.org In the meantime, enjoy this issue of the Michigan Landlord. We think you’ll appreciate the great articles and advice.
SPEAKER LINE UP FOR 2015 RPOA ANNUAL CONFERENCE ENHANCED
There are a lot of hot topics in Michigan now regarding real estate investing and landlording. The RPOA has sought out and snagged some of the best speakers for each topic in the nation. Here’s the run down so far: Robyn Thompson – Rehabbing and Flipping Houses – 6 HOURS! Mike Butler – Landlording On Autopilot Alan Cargill – Private Lending for Real Estate Cynthia Schmidt – Collecting Back Rent In addition to a fantastic line up of national speakers, we’re working hard to bring local training courses, including 6 hours of CE training with legal credit for real estate professionals—all for FREE. The event will take place from Thursday, February 26 through Saturday, February 28, 2015 at the DeVos Place, downtown Grand Rapids, Michigan. Be one of the first 150 registered landlords or real estate investors and you’ll receive a free DVD from Robyn Thompson! Go here to register. http://rpoaonline.org/events/rpoa-free-annual-conferene-expo/ 4
WHERE LANDLORDS GO FOR HELP
WELCOME, NEW MEMBERS 1498 Lake Dr LLC Balsitis, Michael Barney, Jeff Becker, Aurelia BioSweep of West Michigan Blackport, Stephen A Bonarski, Yili K Briggs, Tom Cranston, Earl E Davis, Shane De Hoek, William Envision Investing LLC Followell, David & Amy Garcia, Jose Ruben Goodnoe, Jeff Greene, Emily
Hart Farm LLC The Home Depot Home Sweet Home Properties LLC Horizon Development J Brooks Twist Kamhout, Debra L LaCati Group LLC Lake Michigan Property Management Lambert, Robin Lopez, Leslene K Loquidity LLC M&K Truck Centers Mathew, Binu Merrick, Curtis Mystery Holdings 8765 LLC Noel Selewski Agency Inc.
Pickard, Roger D Rader Rising Turns LLC River Valley Homes LLC Salvador-Santos, Rocio Shay Properties LLC Stauffer, Jared Steadman, Maxine Tanis, Eric Todd, Timothy & Michelle Tuohy, William J II & Nancy Tweed & Lee LLC Vantine, James & Cindi VW Acquisitions LLC
November/December 2014 MICHIGAN LANDLORD 5
RENTAL PROPERTY OWNERS ASSOCIATION
6
WHERE LANDLORDS GO FOR HELP
Water Heaters and Code Compliance By John Potter Landlord, Investor, Licensed Real Estate Professional and RPOA Board Member
With single family rental properties now being inspected in Grand Rapids, many landlords are realizing that water heaters are getting more attention by inspectors these days. Mechanical inspectors are now specifically looking for installation permits on all recently installed water heaters. If for some reason one of your water heaters does not have an approved permit pulled on it, your mechanical inspector will not approve its inspection (which, of course, is needed for your rental certification). This may not sound like a big concern at first--just get your plumber or HVAC contractor to pull a new permit. But changes in codes over the years may complicate the approval of your water heater that is currently performing just fine, i.e.: pipe sizing, shut-off valves, pressure relief piping, etc. But the issue that may cause significant financial stress to your wallet is proper ventilation. Though your water heater may be in the same location it has been in for years, with the same exhaust piping that was inspected and approved in years past, changes in the codes may cause it to not be in compliance now. Items like chimney liners, insulated (b-vent) piping, proper slope and distance of exhaust pipe, etc., may not be currently up to code. And the costliest item in this list is the lack of a chimney liner. If you don’t currently have one, you will need one installed. A basic chimney liner installation can cost between $275 and $350. But some chimneys won’t allow easy installs. If your chimney flue is too narrow for the proper size liner or it has one or more bends, as some chimneys do or is extremely tall or steep, installation may jump to well over $1000 and require interior walls to be opened or repairs be made to the structural integrity of the chimney. That is a nasty surprise for a water heater you thought was in fine shape.
efficient than electric (no hot water sitting and waiting to be used) and also doesn’t require a chimney. But this type of unit is also quite expensive. So, if you run into the expensive chimney liner problem, you do have some options. But keep in mind that any other appliances currently venting into that chimney (such as a furnace or another water heater in a multi-unit) will require the installation of a chimney liner when one of these eventually needs replacement. So if you decide to take your water heater off the chimney, you should also plan on doing so at some point for any other appliances venting into that chimney. Another item to consider when installing a chimney liner: There is talk that conventional gas-fired hot water heaters venting into a chimney in multi-unit buildings may soon be banned by the code (due to greenhouse gas emissions). This may make your new chimney liner obsolete somewhere down the road (and makes electric types seem a safer bet). So weigh your options and make your best choice.
If you’re told you need to install a new liner what are your options? You can change your current water heater to a power-vented model (which eliminates the need for the chimney), but will cost around $800 for the unit (with the basic six year warranty), plus installation. A less expensive option may be to install an electric water heater, which can be purchased for around $350. But you may need to bring new power to the unit, which will add some cost (and need to be included in the inspection). Another option would be to install a “tankless” in-line water heater, which is more November/December 2014 MICHIGAN LANDLORD 7
RENTAL PROPERTY OWNERS ASSOCIATION
FREE
Landlord & Real Estate Investor Conference Coming Together! FEBRUARY 26-28, 2015
2015 FREE Annual Conference & Event ADD PHOTOS/GRAPHICS TO STRETCH OUT OVER 2-PAGE SPREAD
February 26-28, 2015 DeVos Place
FEATURING: Robyn Thompson Rehabbing & Flipping for Wealth
Mike Butler
Landlording On Autopilot 8
Alan Cargill
Private Lending for Real Estate
Cynthia Schmidt
Collecting Back Rent
WHERE LANDLORDS GO FOR HELP
The 11th Annual Free RPOA Conference & Expo is coming together fast. We’ve nailed down four national speakers and have put together an agenda including three of our most popular courses: How to Do Evictions, Real Estate Investment Analysis, and Self-Directed IRA’s. Licensed real estate professionals can earn six credits, including 4 legal hours. More breakout sessions will be added—so keep checking the conference website page! Because of limited space, it’s a good idea to register early. It’s FREE so why not register right now? Go to the RPOA website at www.rpoaonline.org to register.
THE NOT-TO-MISS NATIONAL SPEAKERS INCLUDE: ROBYN THOMPSON, REHABBING & FLIPPING FOR WEALTH Spend 5 Hours with Robyn! Affectionately called the “Queen of Rehab,” Robyn brings a wealth of know-how on how to create a large amount of wealth rehabbing and flipping properties. Robyn’s approach works with quality housing— not just foreclosed properties needing significant repair. She’ll show you how to think about selling the property even before you buy it! Some of the biggest names in flipping give credit to Robyn for teaching them the ropes, including Than Merrill of A & E’s Flip this House. The current real estate market is perfect for what Robyn has to teach. You’ll get a chance to spend most of the day with Robyn on Thursday, February 26.
more deals happen. If you have cash to loan, you might even find out new ways to make even more money through real estate investors. MIKE BUTLER, LANDLORDING ON AUTOPILOT When Mike first became a successful landlord in Louisville, Kentucky, he thought to himself, it can’t be this hard and this much work, can it? After coming to the conclusion that being a landlord didn’t have to be as difficult as he was making it, he decided to create an approach that made landlording a breeze. Mike will share his Landlording on Autopilot system and various approaches to tenant management and bookkeeping that will save you hours and headaches.
CYNTHIA SCHMIDT, COLLECTING BACK RENT Tired of being left holding the bag—an empty rent collection bag? Fed up with not getting paid for damages? Cynthia is a nationally acclaimed expert at collecting rent. She’ll show you how to start the process before you even being the marketing process and start taking applications. As a landlord, Cynthia was fed up with tenants that wouldn’t pay their rent and damages and not being able to collect monies past due. She took it upon herself to change that for good and created a process to ensure she has a chance to collect every dime. ALAN COWGILL, PRIVATE LENDING Looking for more money to do more deals? Alan is the guru on finding cash from private sources to expand your real estate empire. Learn how to negotiate the best terms and conditions to make
Those who have attended the conference in the past report that they walk away with at least one idea that makes or saves them money! The conference is an investment in the future of your landlording and/or real estate investor business.
BONUS! WHILE AT THE CONFERENCE, LOOK FOR OVER 30 EXHIBITORS AND THEIR PRODUCT AND SERVICE OFFERINGS! THE HOME DEPOT WILL BE ON HAND TO HELP YOU GET SET UP FOR THEIR PRO RPOA PROGRAM AND START SAVING ON ALL YOUR PURCHASES AND EARNING A 2% REBATE. Sponsored by: DTE Home Energy Consultation, The Home Depot, Western Star Insurance and Noel Selewski Specialty Underwriting
November/December 2014 MICHIGAN LANDLORD 9
Noel Selewski Agency, Inc.
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Noel Selewski Agency Inc. Ph: 855-50-INSURE (855-50-467873) E-mail: nselewski@yahoo.com www.noelselewskiagency.com
WHERE LANDLORDS GO FOR HELP
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November/December 2014 MICHIGAN LANDLORD 11
RENTAL PROPERTY OWNERS ASSOCIATION
How to Address the
Top 10 Tenant Complaints A group of tenant advocates recently compiled a list of the top 10 complaints tenants have with their landlords. Their list may surprise you. Below are the complaints and some suggested strategies for addressing them. Because this list came from the experiences of low-income tenants, you may need to take some of these things with a grain of salt. However, there is still value in understanding how we are perceived and in considering how to change those perceptions.
1. POOR COMMUNICATION I find it fascinating that of all the complaints that could have been number one, a nebulous complaint like “poor communication” was the biggest. However, few complaints are as easy to deal with as this one. The biggest part of this complaint seemed to be lack of understanding of the rules and expectations. Tenants don’t think landlords do a good enough job explaining our expectations. A couple of suggestions to help you communicate better are: • Read through the lease with them at the beginning and address the terms and conditions they are renting under. • Consider sending them letters at least seasonally with reminders of expectations such as yard work, spring and fall “FYI’s”, etc. • Don’t assume they understand basic things like how a garbage disposal works, how to plunge a toilet or that they are responsible to maintain things like furnace filters and smoke detectors. [You must be sure to maintain working order of smoke detectors and should check the filters yourself.] Politely explain their responsibilities and coach them to be successful. • Do regular (quarterly) inspections and talk about what they are doing right and wrong. Inspections are a great opportunity to have two-way communications because you can ask them what issues they are having and can explain to them anything they need to improve.
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Doing some or all of these things will go a long way to closing the communication gap and helping tenants better understand the expectations.
2. BARRIERS TO ENTRY AND ANXIETY DURING THE APPLICATION PROCESS The second highest tenant complaint is the costs and steps involved in the application process and the anxiety associated with finding a new place. Many tenants live very close to the edge and complain about the costs of applying. A couple of tips are: • Explain the purpose of fees and deposits in a way that explains the benefits to them — not to you. For instance, the application fee helps run criminal checks so they can be protected from having criminals as neighbors. Or the deposit shows they are serious and locks the place in for them so you don’t look at anyone else while you are checking them out. • Give an answer to all applicants within 24 hours. • Sign a lease quickly and explain what else they need to have done on move-in day. These things will help lessen the anxiety of tenants and increase their trust in you. 3. DEPOSITS NOT BEING RETURNED
This is an easy complaint to fix. Send the deposit and
WHERE LANDLORDS GO FOR HELP
explanation of charges to the last known address (their apartment) or forwarding address within thirty [30] days* of the tenant giving you possession. NO EXCEPTIONS. If you haven’t finished the work, send an estimate. If you are deducting for charges, be clear about them and break down the work. For instance, instead of saying $200 for patching and painting walls, say $15 for patch over fireplace, $10 each for five patches in the hallway, $75 for paint and painting the hallway and $60 for paint and supplies for painting the wall above the fireplace. The more specifics you put, the less likely they will be disputed. Also, use pictures to illustrate the damage. If you had to clean red spots from the carpet, show photos of before and after.
4. LANDLORDS NOT ENFORCING RULES WITH OTHER TENANTS It bothers tenants when their neighbors seem to be able to get away with almost anything or when the landlord has their “favorite tenant” they treat preferentially. This is tricky because sometimes it’s hard to be in the middle of tenants who are bugging each other or to know what’s really happening. Also, it’s hard not to have favorites, especially with long-term customers who are great tenants. But a few guidelines include: • Try to the best of your ability to be fair between tenants. • Enforce rules and don’t make overt exceptions for certain tenants and not others.
• Deal with every complaint fairly and ask offending parties to comply with your rules and be respectful of each other.
5. INTERIOR MAINTENANCE A quarterly inspection is a great tool here. Not only will you find the regular items that are wearing out and you will have to fix anyway, but you will also find damages by tenants that you can fix immediately and charge to tenants. Inspections are also a great way to re-clarify expectations and strengthen your relationship with the tenant. They will realize that you care about the property and them as a customer and appreciate it.
6. EXTERIOR MAINTENANCE Often, tenants don’t understand who is responsible for the yard and blame the landlord if it looks bad or the sprinklers aren’t working (even when they haven’t told you there was a problem). Help them understand their role in exterior maintenance. When you do drive-by inspections, look for problems that are your responsibility such as paint, siding and roofs. If you aren’t going to do something about an issue immediately, explain your plan. For instance, it’s not in the budget this year, but next year you are planning on painting the soffit and fascia, etc.
Continued on page 15
November/December 2014 MICHIGAN LANDLORD 13
Member-to-Member Discounts: $$$aving you dollars!
Check out the discounts being made to RPOA members only:
AMERA MORTGAGE
HOME SAVERS
JEFF LAMBORNE AGENCY
RYLEE’S ACE HARDWARE
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HOMESAVERS exclusive offer for RPOA members! 50% off your first time using our carpet cleaning services for a stuiod, 1, 2, or 3 bedroom apar tment. Our other services include water damage clean up, mold removal and deodorization. See a full life o our services online at www.homesavers.com or call 616-534-2388. We have convenient online scheduling for apartment cleaning as well!
We represent several companies. We shop them for you. Group discounts available. Call Jeff Lamborne for details. 616-447-0274.
10% discount on cash purchases. Some restrictions apply. Offer valid at our two Grand Rapids stores, 1234 Michigan St. NE and 1205 Fulton St. West and our Walker store, 4300 Remembrance Rd. www.ryleesace. com.
BENDER MAINTENANCE & HOME IMPROVEMENT 10% of f hourly rate for RPOA members. Property maintenance, general repairs; prepare property to rent at acquisition; inspection compliance for Section 8, City of Grand Rapids. General Contractor, Certified Lead Renovator, RPOA Member. 616-975-0126.
CASH FLOW SOLUTIONS INC Cash Flow Solutions special rates. Collect Bad Checks with Bounce Back Check Recovery! To access this discount, contact the RPOA office. 616-454-3385.
COMPASS REALTY SERVICES RPOA exclusive discount! Up to $500 off listing services. Call Tom at 616550-4447.
FARM BUREAU J e f f L a m b o r n e Fa r m B u r e a u Insurance Agency offers group discounts. Call Jeff for details. 616447-0274.
GRAND RAPIDS CARPET & FURNITURE CLEANERS RPOA Member s rec ei ve 2 5 % discount! Call Dave, 616-453-5368.
HOME DEPOT Sign up for the Home Depot rebate program through the RPOA and receive 2%* rebate on all your purchases—no matter how small or big. Call the RPOA office to get your rebate program started now! 616454-3385.
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WHERE LANDLORDS GO FOR HELP
Top 10 Tenant Complaints CONTINUED FROM PAGE 13 • On inspections — don’t do it more than quarterly. Be in and out and not invasive. • On cleaning — don’t panic too much about basic clutter like dishes in the sink and clothes on the floor. Only worry about things that cause long-term damage to the property like changing motorcycle oil on the living room carpet or using the countertop as a cutting board.
9. LACK OF LANDLORD FLEXIBILITY Part of the reason for this is fair housing. We have to be consistent. When a tenant has a special request, it is okay to listen and see if there is some way to work with that specific tenant in a way you would work with any tenant. You can be flexible, just be consistent in the things you are flexible with.
7. UNFAIR RENT INCREASES You run a business, so charging the maximum you can seems only logical. But raising rents drastically without explaining why to the tenant can cost you money when they move out and the unit sits empty. A couple of rent-increase tips: • Try to tie increases in rent to improvements and increases in value. For instance, explain that since you are replacing all the windows this spring and this will lead to lower heating and cooling bills, the $50 rent increase is fair because the windows cost $3,000 and besides, their utilities will go down. • Consider not increasing rent on good tenants if they lock in long-term leases. Explain you could charge more but you like them and will keep their rent as it is if they will commit to you for a longer period of time. • Whenever you do raise rent, spend time making sure you explain to them that you wish you could keep it lower, but everyone’s rents are going up and if they move, they will likely pay even more somewhere else.
8. EXCESSIVE RESTRICTIONS Some landlords expect too much. They micro-manage everything. A tenant has to make sure they maintain the property and don’t upset the neighborhood. You should have reasonable rules and enforce them, but consider a “live and let live” philosophy on most things that your tenants do. A couple of suggestions include:
The issue tenants think landlords are most inflexible on is working with them on “late” rent. We know that if we let a tenant pay late without a penalty, next month they will pay “later.” But often, you can salvage a customer and compensate yourself for the inconvenience by working out payment terms and charging a late fee. Treat everyone equally and don’t let them get more than two weeks behind, but sometimes working with them saves you the trouble and cost of a vacancy and earns you significantly more than late fees for being flexible.
10. POOR CUSTOMER SERVICE Return all calls quickly. Address all maintenance issues promptly. Talk nicely to them (not down to them). Regularly thank them for choosing to do business with you.
If you accept tenants’ feedback on these 10 problem areas and try to address them, not only will you have happier tenants, you will have less cost and fewer problems. --------------[*Michigan Law is 30 days.] Reprinted from the AOA News and Buyers Guide, September 2014 issue.
November/December 2014 MICHIGAN LANDLORD 15
RENTAL PROPERTY OWNERS ASSOCIATION
How do I determine if a tenant has abandoned their rental property? The following article is just a sample of the helpful articles you’ll find in the Online Help through the RPOA website, www.rpoaonline.org.
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WHERE LANDLORDS GO FOR HELP
Have you ever had a tenant leave in the middle of the night or the middle of an eviction? Did you ever wonder what to do? Michigan does not have a law specifically regarding abandoned rental units. However, the courts have held that if certain conditions apply, a landlord does not need to file an eviction or wait for the sheriff. The courts will generally agree that a tenant has abandoned their rental unit and have given up possession if most of the following apply: • The utilities have been shut off. • The rent has not been paid. • If all the tenant’s personal effects are gone, e.g. toiletries, clothes, jewelry, etc. • All the furniture has been removed (not including items that appear to be in disrepair and left as “trash”). • There appears to be no food at the premises or the food in the refrigerator is spoiled. • If all the food preparation equipment has been removed, e.g. pans, pots, toaster, etc. • Pets appear to have been abandoned, i.e. dead, starving, seriously ill, feces within the premises, etc. Other things you can check for: • Did the neighbors see them move? • Did the tenant have their address changed at the post office? Also, if the tenant has returned the keys to the landlord and relinquished possession, the landlord can take possession without further action. However, if you are not certain whether the tenant has abandoned the property, you should not change the locks or otherwise remove the tenant’s personal property. In some cases, the tenant may have been arrested or may be in the hospital, which would explain why they haven’t been around. Or, maybe the tenant has moved but left behind some furniture to pick up later on. Even if the tenant is not sleeping at the unit, they are still “in possession” if they have their personal belongings in the unit and have not shown intent to abandon these items. If a landlord cannot affirmatively determine that a tenant has abandoned their unit and their personal belongings, an eviction will be necessary. A Demand for Possession for Non-Payment of Rent should be used to start the eviction process. (If rent is paid, a tenant is still in possession, whether or not the unit appears to be vacated.) If the rent is paid but emergency conditions arise such as abandoned pets, the landlord should take action according to their emergency policy as explained in their lease and/ or pet agreement.
November/December 2014 MICHIGAN LANDLORD 17
Upcoming Seminars and Events HELPING REAL ESTATE INVESTORS BECOME MORE SUCCESSFUL Nov. 4, 2014 • 10:00 a.m. to 12:00 p.m.
Nov. 18, 2014 • 9:30 a.m. to 12:00 p.m.
FINANCING 101: THE BASICS - CE, PHP
LANDLORD CRIME PREVENTION CERTIFICATION How preventing crime can put money in your pocket.
Con-Ed Approved Class for Realtors. Earn 2 hours! Presented by Brian Zeemering, Licensed Real Estate Salesperson, Mortgage Broker & Investor There is a lot of lingo in the financing business. Brian Zeemering helps you understand what it means and how to secure and manage financing.
Nov. 6, 2014 • 6:00 p.m. to 8:00 p.m.
REAL ESTATE INVESTMENT ANALYSIS - CE Con-Ed approved Class for Realtors. Earn 2 hours! Presented by Russ VandenToorn, Realtor, Property Manager & Investor Do you know all the different kinds of returns from investment in real estate and how they are calculated? This course will help both realtors and investors to understand, analyze, and complete the key elements of the Annual Property Operating Data form.
Nov. 13, 2014 • 8:00 a.m. to 5:00 p.m. 8-Hour Class
Ever wonder how to deal with crime at your rentals? Or, more importantly, how to prevent it in the first place? The RPOA is now offering a course for crime prevention certification to teach the various important approaches and techniques for dealing with or preventing crime. Knowing how to avoid renting to criminals and how to deal with crime quickly is an important component of any rental business. The right approach can put more money in your pocket and save you major hassles. The course will cover: • The importance of engaging in crime prevention. • Preparing a unit for effective crime prevention. • How to screen out criminals before renting a unit. • Effective property management for crime prevention. • Working with the police department. • Working with neighborhood associations and neighborhood watch programs. • Problem resolution, including eviction of criminals.
Each attendee will receive Landlord Crime Prevention Certification that can be used in promotions and more. Location: RPOA 2nd Floor Training Room
RENOVATION, REPAIR & PAINTING 8 Hour CE; 8 Hour Construction Credit
Dec. 9, 2014 • 10:00 a.m. to 12:00 p.m.
Limit: 6. Call RPOA for pricing.
BUYING & SELLING REAL ESTATE FOR PROFIT
Richard TenHoor, Certified Lead Safe Work Practices Trainer, Landlord and RPOA Member, will teach lead-safe work practices in a comprehensive session. Not knowing how to work in a leadsafe manner can expose your rental business to liability. The EPA now requires all landlords to use lead-safe work practices and be certified under the new RRP rules.
Con-Ed Approved Class for Realtors. Earn 2 hours! Presented by Tom Koetsier, Real Estate Investor & Broker
Nov. 13, 2014 • 6:00 p.m. to 8:00 p.m.
Join Tom Koetsier, RPOA Board President and experienced real estate investor and broker, as he eliminates the mystery from purchasing real estate. Through his class you will learn how to KEEP IT LEGAL AND PROFITABLE as you negotiate inspections, title work, transfer taxes, and other important real estate transactions.
UNDERSTANDING LEASES & CONTRACT LAW Con-Ed Approved Class for Realtors. Earn 2 Hours! Presented by Bill Reens, Attorney at Law Thinking of writing your own lease? Confused about the terminology used on a lease? Bill Reens will provide a foundation of the requirements for leases in the State of Michigan. Participants learn about what can and can’t be in a lease, how tenants can walk away from a lease, and more.
It is important to understand the rules and laws of real estate investment, whether you are a current owner or considering entering the market! There are many pitfalls and problems that can arise in real estate investment: learn how to avoid complications and difficulties while saving money in the process.
Don’t lose time or money by not being properly educated about investing!
All events are held at the RPOA office unless otherwise noted. Cost: $25 Gold members, $35 Silver members and non-members unless otherwise noted. 18
continued
! s u n i Jo
REAL ESTATE INVESTORS (REI) FRIDAY MORNING BREAKFAST ROUNDTABLE Held every Friday, 8–9 a.m. Cheshire Grill / 2162 Plainfield NE, Grand Rapids, MI
West Michigan REI Club Meetup 2nd Monday of the Month at 6 p.m. Buffalo Wild Wings Grill and Bar 2720 44th St. SW, Wyoming, MI
REGISTER BY CALLING 800.701.7762 OR EMAIL CONTACTRPOA@RPOAONLINE.ORG Dec. 10, 2014 • 8:00 a.m. to 5:00 p.m. 8-Hour Class
RENOVATION, REPAIR & PAINTING 8 Hour CE; 8 Hour Construction Credit Limit: 6. Call RPOA for pricing. Richard TenHoor, Certified Lead Safe Work Practices Trainer, Landlord and RPOA Member, will teach lead-safe work practices in a comprehensive session. Not knowing how to work in a leadsafe manner can expose your rental business to liability. The EPA now requires all landlords to use lead-safe work practices and be certified under the new RRP rules.
Dec. 11, 2014 • 6:00 p.m. to 8:00 p.m.
LANDLORD-TENANT LAW: AVOIDING FINES & PENALTIES Con-Ed Approved Class for Realtors. Earn 2 Hours! Presented by Bill Reens, Attorney at Law There’s more to managing rental property than meets the eye. Bill Reens, Attorney at Law, will present Michigan landlord-tenant laws in an easy-to-understand session.
Jan. 31, 2015 • 9:00 a.m. to 12:00 p.m. Feb. 3, 2015 • 6:00 p.m. to 9:00 p.m.
APPEALING PROPERTY TAX - CE, PHP Con-Ed Approved Class for Realtors. Earn 3 hours! Presented by Tom Koetsier, Real Estate Investor, Landlord and Broker Tom Koetsier, real estate broker and investor, will share his extensive knowledge on the process of appealing tax assessments. His course will provide hands-on examples of how to complete the process successfully. Tom has successfully appealed dozens of property tax assessments. $49 Members / $69 Non-Members
Feb. 5, 2015 • 6:00 p.m. to 8:00 p.m.
APPRAISING: THE INSIDE SCOOP - CE, PHP Con-Ed Approved Class for Realtors. Earn 2 hours! Presented by Kim Post, Licensed Appraiser & Investor Learn how the professionals like Appraiser and real estate investor, Kim Post, determine value. Knowing how a property is valued is important for buying and selling. Learning the process will make you a smarter buyer and seller.
CE = CERTIFIED COURSE FOR REAL ESTATE CONTINUING EDUCATION PHP = PROFESSIONAL HOUSING PROVIDER CREDIT
RENTAL PROPERTY OWNERS ASSOCIATION
Indoor Climate Solutions making your home paradise
616-891-HEAT(4328)
M-F 8am-4pm, Sat. by appointment Mention this ad for a 5% Discount on any parts
• • • • • •
20
$40.00 heating inspection sticker per appliance Upfront pricing Service All Major Brands Quality Installation at an Affordable Rate Licensed & Insured Furnaces, Boilers, A/C, Water Heaters, In floor Radiant, Full line IAQ products
WHERE LANDLORDS GO FOR HELP
A FEW THOUGHTS ON MOLD
All of the rain and flooding across the country has made me think of mold and mildew. Not generally a pretty picture. While mold generally hasn’t been found to cause serious health issues, it can exacerbate existing conditions such as asthma. The best approach to take regarding mold is to prevent it in the first place. Here are some tips for preventing the mold and mildew or keeping it under control: • Keep humidity levels low using ventilation or air conditioning. • Quickly fix leaks from plumbing, windows, roofs, basements, etc. • Deal with unit floods and spills promptly and dry them out thoroughly. • Remove and dispose (or have your tenants do so) furniture, carpet, rugs, etc. if they appear to have become moldy or mildewed.
• Avoid using carpet. • Consider using mold inhibiting products such as paints, etc. • Use a lease mold amendment that clearly spells out the tenant’s responsibilities and liabilities related to mold. See the RPOA’s Mold Amendment. https:// rpoaonline.org/lease-forms-more/leases/ Mold is everywhere in the environment. You won’t be able to prevent it completely but one has to try. A lot of quality prospective tenants will simply turn around and leave if they smell that familiar moldy odor.
R.K. MECHANICAL Heating • Cooling • Gas Fireplaces Sales, Service, Installation Roy Kline Phone: (616) 677-3975 Cell: (616) 292-0462
0-1580 Fox Ct. Grand Rapids, MI 49534
Licensed Insured
November/December 2014 MICHIGAN LANDLORD 21
RENTAL PROPERTY OWNERS ASSOCIATION
Latest on Dodd-Frank and Land Contracts in Michigan
22
WHERE LANDLORDS GO FOR HELP
Since January 2014, the Dodd-Frank Act and SAFE Act have thrown a wrench into the common use of land contracts. Land contracts have often been used as an unconventional financing mechanism for buyers that cannot get financing through conventional means, i.e. banks. How did Dodd-Frank and SAFE Act change that? The Acts, in a nutshell, make three huge changes related to land contacts. The Michigan Department of Financial and Insurance Services is responsible for how the Act is applied in Michigan:
1. Due to the changes required within the Act, the Michigan Department of Financial and Insurance Services invoked a new requirement that certain individuals offering mortgages/land contracts and/ or qualifying buyers for mortgages/land contracts must be licensed mortgage loan originators—if they execute more than three (3) land contracts per year for residential/owner-occupied housing. So, if you’re using land contracts as the mechanism to sell your real estate, you’re very limited on how many deals you can do each year without becoming a licensed mortgage loan originator.
2. Due to the Act, the Department also stipulated new rules for qualifying buyers. Basically, the new rules make it impossible for a seller to sell a land contact to someone that doesn’t already qualify for conventional bank financing. This significantly limits the pool of potential buyers. And, frankly, is bad news for those that can’t qualify for conventional financing.
3. The Department also ruled that balloon payments could not be less than six (6) years. Under many land contacts in the past, a three or five year balloon payment was put in place so that the buyers could pay off the contract sooner and become conventional home buyers. This also enabled the investor to do more deals. The move to six or more years makes land contracts less desirable for many investors. Even though the Act doesn’t specifically say that land contracts are included, HUD, the regulating agency for the Act, says that land contract deals are included— even though they aren’t mortgages. (But, wait a minute; I thought a land contract wasn’t a mortgage? HUD decided—after the Act passed and the rules were promulgated—that they meant to include land contacts. Unfortunately, it’s going to take a legislative change or court ruling to counter HUD’s opinion. Organizations across the country, including the RPOA, are trying to get the law changed! If you get a chance, contact your Congressman.) What if you don’t comply? Under Dodd-Frank, the buyer can cancel the transaction and has the option to get his or her money back. Note: The new laws do not apply to land contracts or other seller financing sales to other investors.
Download a Free Copy of Our Michigan Land Contract Form http://rpoaonline.org/lease-forms-more/real-estate-investor-forms/
November/December 2014 MICHIGAN LANDLORD 23
RENTAL PROPERTY OWNERS ASSOCIATION
GRAND RAPIDS SIDEWALK SNOWPLOWING DISCUSSION TAKEN OFF THE TABLE Some RPOA members asked the association to look into having the City of Grand Rapids provide sidewalk snowplowing as the City of Wyoming does. The RPOA asked its members through an online survey if they would be interested in the City providing this service under specific parameters, i.e. the cost would be no more than $35 per property per year and a private contractor would be used to provide the service. • 85.4% of RPOA members responding to the survey said they would be in favor of the service under those parameters. • Respondents not favoring the new service were skeptical that the City would do the program for this price or would honor a commitment in the future to keep the program expenses under control or adhere to the requirement to keep it under private contract. The RPOA Board of Directors thoroughly reviewed the results of the survey and all the implications that may or may not result from a sidewalk snowplowing program in Grand Rapids. The Services & Publications Committee noted several benefits, including a reduction in fines for not snowplowing the city sidewalk, decrease in the time and resources needed to do “emergency” sidewalk shoveling, the potential reduction in liability, and the improvement of pedestrian mobility during the winter months—especially for children going to and from school. Despite the many potential upsides to having the city shovel sidewalks, the RPOA Board voted not to pursue the service at this time. Executive Director Clay Powell reported that there is rarely contention amongst the Board when it comes to big decisions. However, the vote came down to a tie which had to be broken by the President, Bert Heyboer. Heyboer commented that he felt the Board needed more support for and agreement on such a potentially contentious issue. “Maybe we’ll all change our minds after the next winter.
ADVERTISE WITH THE RPOA!
WHERE LANDLORDS GO FOR HELP
Reach your target audience with direct promotions through the RPOA!
TARGET YOUR AUDIENCE PUT YOUR BUSINESS IN FRONT OF OVER 1,400 LANDLORDS & REAL ESTATE INVESTORS RPOA ADVERTISING OPPORTUNITIES INCLUDE: • Michigan Landlord Bi-Monthly Magazine • RPOA Monthly Mailing Inserts • RPOA Website Banner Ad (www.rpoaonline.org) • Membership Email Blast • Weekly RPOA E-Newsletter Banner Ad • Annual Conference Sponsorship and Exhibitor Opportunities • Ad Design Services
CALL KATHY BARTNICK TODAY! 616-318-3503
RENTAL PROPERTY OWNERS ASSOCIATION
A Special Offer for KARHA, MARA and RPOA MEMBERS
$35 for 30 days print and online!* Kalamazoo Gazette, Muskegon Chronicle and/or Grand Rapids Press.
Fill your vacancies with Mlive Media Group print and online solutions! *Includes a 5 line print ad for a single rental unit as well as appearing with expanded text and up to 8 photos on mlive.com Properties with more than 10 units are not eligible for this offer.
David H. Bigelow RPOA Member
Bus: 616-453-5368 Cell: 616-822-4710
Grand Rapids Carpet & Furniture Cleaners since 1944 We use
RPOA members receive a 25% Discount
26
WHERE LANDLORDS GO FOR HELP
HOT Tip for SUCCESS
Attention, Real Estate Investors:
You make money when you BUY, not when you sell. Nothing is worse than owning a deal with limited exit options. The best deals have multiple options to put money in your pocket. Look for ones where you can: • immediately wholesale and flip to another investor for a profit with little additional investment, • rent for a double digit return, • sell using some form of seller financing, • rehab (if necessary) and flip it to a homeowner for a substantial profit. So, consider your options before buying…whether you make money or not may depend on it.
Full service plumbing and drain cleaning
BEST
Plumbing and Drain Cleaning
616.212.7907 24 hour service available Licensed and insured Free estimates
November/December 2014 MICHIGAN LANDLORD 27
M-TECH APARTMENT MAINTENANCE TECHNICIAN PROGRAM ROLLS OUT M-Tech in Michigan is rolling out a new program for training called “Apartment Maintenance Technician.” The program has been developed with input from landlords and property managers motivated by the lack of qualified persons to do typical maintenance items that do not require a license. The program starts in October 2014. A minimum of six enrollees are needed to get the program started with a maximum of ten per class. If you know someone that might be interested in the program, refer them online to the M-TEC CAMT Certification Program. http://www.pmawm.com/events/CAMT-Certified-Apartment-MaintenanceTechnician-Hands-On-Training-142/details.
BREAKFAST NETWORKING
Join Us! Real Estate Investors (REI) Breakfast Networking When Every Friday (except holidays) 8 a.m. – 9 a.m.
Where Cheshire Grill 2162 Plainfield NE, Grand Rapids, MI
Every Friday morning, dozens of real estate investors, landlords and vendors participate in the RPOA’s free breakfast networking event. Share deals with other investors; learn what’s happening now in the local real estate market; share your haves and wants; learn from other investors; hear short informational presentations on relevant topics. The event is free except for the cost of breakfast. No registration necessary!
RENTAL OWNERS ASSOCIATION RPOA PROPERTY AD OCT-NOV_Layout 1 9/12/14 4:54 PM Page 1
Is it time to check your
Smoke Detectors? Smoke alarm safety is very important. Having enough smoke alarms and keeping them in working condition are important fire safety steps you can take to save lives in your home and in the homes of your renters.
BUY MORE AND SAVE!
SKU 50001194
Buy 20 - SAVE 10% Buy 100 - SAVE 15% Buy 200 - SAVE 20%
SKU 5069026
Grand Rapids City Approved Detectors
Rylee’s
Grand Rapids - 1234 Michigan St. NE 616.451.0724
Install a smoke detector in every bedroom of your home and in the hall that leads to one or two bedrooms, and make sure there is at least one on each floor of your home, even in your basement. Test your smoke detector each month and replace it if it doesn't work or if it is already 8 to 10 years old. Replace your smoke detector batteries at least once a year and especially when you hear the warning signal that the battery is low.
Hardware
1205 Fulton St. West 616.233.4711
Walker - 4300 Remembrance Rd. 616.453.7741
OPEN TO SERVE YOU: MONDAY - SATURDAY 8AM - 8PM, SUNDAY 10AM - 5PM
30
WHERE LANDLORDS GO FOR HELP
procedures & prices RPOA & REI DECISION REPORT REQUEST
PLEASE FOLLOW THE PROCEDURES BELOW WHEN REQUESTING DECISION REPORTS FROM THE RPOA: ❑❑ When possible, please use the RPOA Decision Report Request Form and fax it to the RPOA office at 616-454-6163 OR send us an e-mail with the same information to: contactrpoa@rpoaonline.org. (DO NOT fax applications to us.) ❑❑ You must have the following minimum information to run a report: • First and last name of prospective tenant(s). • Current address of the prospective tenant, including street with number, city, state and zip code. • Social Security Number. • Date of Birth • Your RPOA member #, name of membership, and an indication on how you would like the completed reports handled, i.e. faxed back to you (if so, provide the fax number), or you will call the office for the report, or you will pick up the report in person. ❑❑ WAIT AT LEAST THREE (3) HOURS before contacting the RPOA office for your reports. Though we can sometimes get reports done quicker, there are many things out of our control that can interfere with this process, including but not limited to credit reporting agency computer problems. • Contact us for your decision report results promptly. For reasons of confidentiality we shred all reports after 3 days.
OTHER GUIDELINES FOR DECISION REPORTS: • You cannot run a decision report on yourself. • You can only run a decision report on another family member if you are doing a business transaction with that person that is related to real estate or rental property. • You cannot run a decision report for another business person, real estate agent or landlord. Your credit reporting privileges through RPOA extend only to your personal business. • You can only run a decision report for a legitimate business transaction where credit is required. These transactions include owner financed real estate, leasing, collections and land contracts. • You must follow all the rules and regulations of the Federal Fair Credit Reporting Act. A copy of this Act is available at the RPOA. • You must give a person denied housing or financing because of information contained in a credit report a notice to that effect. Examples of notices that you can use and what needs to be included in the notice can be found in the RPOA office; or log on to the RPOA website (www.rpoaonline.org) and go to Tenant Screening.
REPORT PRICES (AS OF JANUARY 15, 2014) Single: $14.95 Double: $24.95 Criminal Report: $7.00 each
November/December 2014 MICHIGAN LANDLORD 31
RENTAL PROPERTY OWNERS ASSOCIATION
We’ve teamed up! take your business
TO THE NEXT LEVEL.
724 32nd St. SE Wyoming, MI 49548 epersons@compass101.com www.compass101.com
616-452-7078
Looking for someone to manage your rentals or fill your vacant units? We can do that. Let us free up your time and maximize your investment portfolio. Call or email today for more information! Emma Persons - Director of Client Services
Work with someone who does what you want to do. We are landlords. We are investors. • Buyer representation
• Short sales and foreclosures
• Listing services • Property tax appeals
• Exit strategies and creative investing
• Free 1 hour consultation
• Rehabs and flips
• HUD registered broker
• Land contracts and lease options
• Mentoring and consulting programs
• Partnership opportunities
(616) 532-3626 or (888) 821-8846 Gerritsappliances.com
Tom Koetsier 616-550-4447 tkoetsier@grar.com
Allison Koetsier 616-633-9445 akoetsier@compass101.com
www.Compass-Koetsier.com RPOA MEMBERS RECEIVE UP TO $500 OFF LISTING COMMISSIONS
32
WHERE LANDLORDS GO FOR HELP
Ad-o-Grams APPLIANCE SALE Refrigerators, ranges, washers & dryers. Nice selection, all guaranteed, and delivery service. Modern Appliance, 809 College NE, 616-4567039.
CARPET CLEANING RPOA members receive 25% discount. Premium carpet care at affordable prices. Call RPOA member Dave Bigelow at 616-822-4710 or Grand Rapids Carpet and Furniture Cleaners at 616-453-5368.
EVICTION CLEAN-UP AND DUMPSTER RENTALS
Providing the Highest Levels of Professionalism, Performance and Results. PROPERTY/ASSET MANAGEMENT
• Residential • Multi-Family • Small Commercial/Office • Condominium Association • Homeowner Association • Portfolio Discount
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• Serious/Thorough Approach to Property Performance • Creative Solutions to Owner Goals
NO OBLIGATION PROPERTY EVALUATIONS
• Marketing thru Exclusive Video Presentation/ Tracking Technology
• Asset Preservation
• Performance Based Fee Structure
• Value Enhancement
• Limited Portfolio Policy
• Buy/Fix/Hold Strategies thru Self-Directed IRA’s
FOR SALE BY OWNER: Rental Property near GVSU downtown. 214 Gold Ave, NW. 3 bdrm, 2 Story Front Apt and 1 bdrm Back Apt. Substantial improvements. For details, pictures and financial information go to: http:// andyatwood.com/214-gold.html. Phone 616-9019816. Price: $85,000.
SOS HOME REHAB LLC
KIM HAIN, CPM
33 years property/asset manager experience cell/text: 616.862.1736 office: 616.257.7800 email: kimhain3@yahoo.com
connect Managing For Success
Never have stolen tags again! Clean-ups starting at $35. Or rent one of our 10-, 15-, or 20-yard dumpsters for your remodel or clean-ups. Starting at $175 including dump fees! Call Executive containers at 616-862-5246.
*
Repair/remodeling for management companies/ homeowners. Inspections to evictions to move-in ready apartments. Certified in HVAC, lead and mold. Call Shane Sarver, 616-446-4899; email: ssarver@ soshomerehab.com. Licensed, insured, efficient.
PROPERTY MANAGEMENT
November/December 2014 MICHIGAN LANDLORD 33
RENTAL PROPERTY OWNERS ASSOCIATION
BOARD OF DIRECTORS President: Bert Heyboer (616) 719-0819 E-mail: bertheyboer@gmail.com President Elect: Tom Koetsier (616) 550-4447 E-mail: tkoetsier@grar.com Secretary: Mark Troy (616) 452-4200 Email: mtroy@compass101.com
1459 Michigan St. NE / Grand Rapids, MI 49503 Phone:
(616) 454-3385 / Fax: (616) 454-6163
E-mail:
contactrpoa@rpoaonline.org
Web Sites:
http://www.rpoaonline.org
www.MIrentalguide.com
Office Hours:
Mon 8:30 AM-5:30 PM
Tue–Thu 9:00 AM-5:30 PM
Fri 9:00 AM-5:00 PM
The Rental Property Owners Association/Real Estate Investors (REI) is a nonprofit business association whose mission is to support and facilitate its members’ success in real estate investment and management.
Treasurer: Mark Andresky (616) 855-1979 E-mail: mark@performanceba.com
OTHER BOARD MEMBERS: Kathy Dennison Adrianse (616) 257-9577 E-mail: kdennison@grar.com Steve DeKoster (616) 776-0572
E-mail: sdeko@aol.com
Allison Koetsier (616) 633-9445
E-mail: akoetsier@compass101.com
Keith Littlepage (616) 669-8809
E-mail: successinvests@att.net
Phil Mol (616) 458-8200
E-mail: philmol@grar.com
David Phillips (616) 745-6683
E-mail: davidrphillips@charter.net
Kim Post (616) 891-0500
E-mail: kim@postandassociates.com
John Potter (616) 318-1549
E-mail: jpotter@grar.com
Russ VandenToorn (616) 965-2300
E-mail: russ@rentupm.com
Brian Zeemering (616) 608-0940
Email: bzeemering@gmail.com
Past President: Ann Siebelink-Finkler (616) 437-2164 E-mail: annfinkler@gmail.com
RPOA STAFF: (616) 454-3385 RPOA MEMBERS BUY OVER $36,000 IN PAINT & SUPPLIES AT 30% DISCOUNT Over the past six months, RPOA members have spent over $36,000 at Sherwin Williams buying paint and paint supplies—at 30% off! Members save 35% on applicators! Are you getting the savings you deserve as a member of the RPOA? Do you have your Sherwin Williams RPOA card? If you don’t have a card, please contact the RPOA office and we’ll get you one right away! Don’t miss out on this valuable RPOA benefit. Here’s a link to all the discounts RPOA members receive as a member of the RPOA. https://rpoaonline. org/contractors-vendors/exclusive-rpoa-memberdiscounts/discounts/ 34
Clay Powell, Director Ava Grover E-mail: avag@rpoaonline.org Kathy Rozenek E-mail: kathyr1@rpoaonline.org Heather Vandenbos E-mail: heatherv@rpoaonline.org
RPOA DIRECTOR & MAGAZINE EDITOR: Clay Powell (616) 454-3385
E-mail: clayp@rpoaonline.org
AD SALES: Kathy Bartnick (616) 318-3503
RPOA ATTORNEY: William Reens (616) 458-7800
E-mail: kvallie@aol.com
Haven’t signed up yet? The Home Depot 2% RPOA Rebate Program Sign Up for The Home Depot Rebate Now! The RPOA membership in the National Real Estate Investors Association makes RPOA members eligible to receive this extremely valuable rebate. Sign up for The Home Depot rebate program through the RPOA and receive 2% back on all your purchases*— no matter how small or big. This rebate is on top of any other discount or sale price, including contractor rates! Call the RPOA today and start saving! 616-454-3385
MICHIGAN
LANDLORD THE PUBLICATION OF THE RENTAL PROPERTY OWNERS ASSOCIATION 1459 MICHIGAN STREET NE, GRAND RAPIDS, MI 49503 PHONE: 616.454.3385 FAX: 616.454.6163 CHANGE SERVICE REQUESTED
PRSRT STD U.S. Postage PAID
Grand Rapids, MI 49503
Permit No. 553