CT Real Estate Today - November 2021 Edition

In This Month’s Edition Lawsuit Filed In Massachusetts To Fight Local Eviction Moratorium

Hartford Developer Mouta Rolls With The Pandemic’s Punches

Insulate Your Home, Feel The Difference

Should Housing Providers Accept Pets In Their Rentals?

Check out our November Social Event Calendar. Please Contact Us to have your organization’s events added to our December Calendar.

November 2021

Published by:

Table of Contents Publisher’s Message A Message From Bob DeCosmo, President Of CTPOA

News And Views From The Capitol A New Controversial Policy Went Into Effect With The CT Water Company, Along With A Rate Increase

Realtor Report Rents Continue Surging: Where They’re Rising The Most

Insurance Insights Understanding Landlord Insurance

Property Management Tips & Tricks Should Housing Providers Accept Pets In Their Rentals?

Helping Property Owners Since 1994

Published by: CTPOA

Financially Speaking 5 Financial Planning Tips For Landlords

Get Energy Efficient Insulate Your Home, Feel The Difference

The Legal Corner Lawsuits Seeks To Overturn Eviction Ban In Boston

Vendor Spotlight Learn About The Company Connext Post & Beam!

Contractor’s Corner 8 Tips For Hiring A Contractor

CTPOA’s Mission: Educate our members on the Best Practices.

Increase profitability.

Provide access to Core Services.

Advocate for Property Owner Rights.

Meet Our Team: Bob DeCosmo Carmine DeCosmo Melissa DeCosmo

The Intelligent Investor

Paul Jenney

Hartford Developer Mouta Rolls With The Pandemic’s Punches

Sean Harnish Chelsea Sayegh

Tenant Screening Tips & Tricks Sample Criteria For Accepting Or Rejecting A Rental Applicant

PO Box 4795 Waterbury, CT 06704 800-369-6153 info@ctpoa.com

By Bob DeCosmo Advocate For Property Owner Rights Election Day 2021 - Did It Signal

many property owners to seek greener

Winds of Change?

pastures for living and investing in

Back in grammar school we were told that we live in a free, Democratic

other states like Florida and South Carolina.

society. Everyone has a voice and a

What amazes me most is Landlords

vote in shaping the future for our

complain daily on social media, call

families; and the majority ruled.

and email us crying that, “We live with

Today, this statement is not perfectly accurate as special interest groups and aggressive politicians lead the way with

an agenda that doesn’t bode well for Connecticut taxpayers and the rental housing industry.

A handful of powerful politicians who are committee-chairs have taken charge and their actions are forcing

04 / Publisher’s Message

an unjust government exercising unfair treatment with oppressive power over rental housing providers”. However, 99% will then say, “I don’t want to get involved because I fear retaliation from my city’s code enforcement agencies”.

Imagine living in fear of our own Democratic government in Connecticut in the year 2021, it’s sad but seems to be true!

To explain further, we witnessed at the

This will endanger the public’s

Legislature when written opposition

safety by masking “Persistent

testimony outnumbered the other side

Offenders”.

4 or even 5 to 1 but the proposals still get rammed through despite overwhelming numbers suggesting otherwise. The majority opinion didn’t

matter, the legislators had an agenda and forced it through.

Frankly it’s time to talk start fixing things in Connecticut. Maybe the election results from November 2 indicate the beginning of a “Red

Wave” taking shape and this will embolden the Moderate Democrats to

Just consider the escalating crime

stand up for the citizens of

wave happening in front of our eyes.

Connecticut and not take a back seat

•

Juvenile justice is non-existent with the new “catch and release policy.”

•

We have endangered our law enforcement community with the “Police Accountability Act.”

•

Early release from prison is a failure as we have convicts without shelter or income on the streets looking to survive. The sad result is they often fall back into a criminal mindset without proper support systems to help them.

•

In January of 2023, screening

and watch how far to the left the Progressives can push policy.

We need common sense from our leaders in Hartford, and unfortunately, some are just too arrogant, and they will defy the public’s best interests and pursue their own agenda. People are getting tired and hopefully many out-of-touch politicians will become out-of-work-politicians as they get

forced into primaries next summer by the slumbering, silent majority that is getting now waking up and getting organized.

companies won’t be able to show many criminal records to landlords.

05 / Publisher’s Message

https://ctpoa.com/events/

https://ctpoa.com/events/

A New Controversial Policy Went Into Effect With The CT Water Company, Along With A Rate Increase By: Bob DeCosmo, President of CTPOA According to the Alliance for Water Efficiency,

rate increase. The company serves about

installing water meters and billing according to

350,000 residents in 60 towns.

water usage is the single most effective water conservation measure a water utility can initiate

Connecticut law does not strictly require utility water meter or submeter usage. It allows an investor-owned water company to require meter usage by a customer who has been notified of, and failed to make repairs to, fixtures that are wasting water (CGS § 16-260). State regulations require all water sales by the companies to be based on meter

Now the impact of their rate increase and conservation policy is being felt by landlords

with the recent billings’ they are receiving.

At issue is a new “Conservation Rate” that makes no differentiation between a singlefamily home and a multifamily property.

Landlords claim it is blatantly unfair to limit water consumption to 200 gallons a day regardless of how many families reside there.

measurements or as otherwise provided for in

There is potential for every rental property

the company's rate schedules. Submetering is

using this company to exceed the limit due to

allowed only with the Public Utilities Regulatory

the unrealistic and restrictive number placed on

Authority's permission (Conn. Agencies Reg., § multifamily properties, according to one landlord we spoke with. He cited an example 16-11-55) Recently, it was brought to CTPOA’s attention that a new policy by the CT Water Company went into effect on July 28, 2021, along with a

a 7-family property will require the tenants in each apartment to live on less than 29 total gallons/day before the higher conservation rate applies!

08 / News & Views From The Capitol

I think we’d all agree to ask a family of 3-4 people to live on less than 29 gallons/day is much more restrictive than practical conservation. The point is no matter how much we conserve some of these buildings are always going to exceed 200 gallons a day.

In fact, the only way owners could stay below the conservation rate would be if most of their apartments were empty, which makes no

7 for a total of 700 gallons a day. Any usage

sense at all.

above that would be charged at the higher

What about conservation devices? Today, most rental properties are already equipped

conservation rate which is more practical and fairer than 28.57 gallons a day.

with low flow showerheads and aerators.

Landlords typically believe in water

There are no washing cars, no gardens or

conservation, as they usually are responsible

lawns, no washer facilities, no irrigation

for payment of the water and sewer bill.

systems, and no filling of pools in most rental

However, a family with just 3 people living in

properties. Unlike utility bills, landlords must

an apartment to live on less than 29 gallons of

be wary of an undetected leak or a running

water per day for all their needs is not

toilet. Tenants typically fail to mention these

practical or fair. CT Water was approved an

leaks unless its hot water and they pay for the increase in their rates and now landlords will utility bill.

be forced to pass this cost increase on to their

Regardless of the strictest conservation

tenants and raise rents.

efforts there is a minimum need a building full

From our view, this policy is arbitrary and

of tenants has that will always exceed 200

capricious and penalizes lower income and

gallons a day. Imagine asking the tenants in a minority families that live in apartment 10-family building to live on just 20 gallons of

buildings. Forcing owners to raise rents is not

water per day, it’s not possible.

a realistic option and CTPOA is willing to

The solution is to set the conversation rate on multifamily buildings at a realistic rate, multiplied by the number of apartments in the building. For example, in a 7-family property, perhaps charge 100 gallons/day/apartment x

consider taking legal action against the CT Water Company on the grounds their new conservation policy has a disparate impact on low income and minority families and it needs to be modified immediately.

09 / News & Views From The Capitol

Rents Continue Surging: Where They’re Rising The Most By: Sharon Lurye, with realtor.com The COVID-19 pandemic sent rental prices

This surge in rent is coming at the same

tumbling as city dwellers fled for the hills,

time that buying a house is getting less

but the latest data shows those prices

affordable, too. Home prices are at record

haven’t just recovered—they’re surging to a highs and more people are returning to new all-time high.

Median rents jumped 13.6% compared with

cities, which creates more competition and

higher prices in the rental market.

last year in the 50 largest metro areas of

In addition, the federal government ended

the U.S. as people start to return to cities,

its moratorium on evictions. This means the

according to monthly rental report from

foreclosure rate is going up, so more people

Realtor.com®. Rents hit a median price of

may be forced to sell their home and rent

$1,654 in September, which means renters

instead. It also means landlords have more

are paying $198 more compared with the

power to kick out tenants and raise the rent

same time last year and an extra $222

on whoever moves in next.

versus two years ago, before the pandemic began.

However, the increase in rents does at least signal that the economy is recovering from

“It really highlights how challenging

COVID-19, as tenants come back to cities

affordability is at this point,” says George

and support local businesses.

Ratiu, manager of economic research for Realtor.com.

10 / Realtor Report

Growth was particularly high in metros such as Tampa, FL, which includes St. Petersburg, which has seen a whopping 33.3% increase in rental prices. Monthly rents were a median $1,800 in the Florida city.

“The rental market is as tough as the sales market,” says Alma Alexander, a Realtor who’s with Coldwell Banker in Tampa.

She says a growing economy and strong sports industry are attracting many people to the Tampa region. The pandemic also gave the area a boost as many folks in

snowier areas who could work remotely headed for cheaper, sunnier parts of the country. But in cities across Florida, there’s simply not enough housing to meet the demand.

The other metro areas with the highest yearly growth in median rent were Miami, at 31.6%; Riverside, CA, at 26.5%; Phoenix, at 26.4%; and Las Vegas, at 25.9%.

The pandemic saw a particularly large exodus of renters from big tech hubs like Seattle and Austin, TX, since tech-

remote work. As of September, rents in those cities are largely back to normal, and in some cases even higher than they were at the beginning of March 2020.

In Seattle, for example, median rents dropped around $300 from March 2020 to January 2021, from $2,923 to $2,610. As

of September, they’re back to almost the same price they were before, at $2,895 a month. In Austin, rents last month were around 20% higher than they were in March 2020, jumping from $1,367 to $1,647.

More people returning to these tech hubs is a good sign generally for big cities and

the U.S. “In a sense, they were bellwether markets for when rental housing would see a return toward some degree of normal,” says Ratiu.

related jobs are often well-suited for

11 / Realtor Report

Understanding Landlord Insurance By: Dona Dezube, from houselogic.com Turning your home into a rental or buying an investment property? Expect to pay up to 20% more for the right insurance policy to protect your property.

Landlord Insurance Cost is High You'll pay 15% to 20% more for a landlord insurance policy than you will for a homeowners policy on the same — house

Rental properties require their own type of

and even more if you offer short-term

coverage--landlord insurance, which is

rentals.

different than the homeowners policy you

Start your

buy when you live in a house yourself.

policy

Landlord insurance protects you against

shopping

losses from fire, lighting, falling trees, wind

by calling

and hail, water damage, and injury to your

the

tenants and their guests.

company

But it doesn't cover the renters' household goods. So encourage tenants to buy a renters policy to cover their stuff. You can even include a clause in your lease saying

that sold you your homeowners insurance, then check with an independent insurance agent selling commercial and business policies.

they have to buy renters insurance, so

Ask how you can get discounts if you have

everyone is clear about what's insured and

fire prevention devices, burglar alarms, or

what's not.

multiple properties.

12 / Insurance Insights

What landlord insurance typically

What optional coverages are available

covers:

with landlord insurance:

•

•

•

•

•

Lightning, windstorm, hail, explosion, riot and civil commotion, smoke, falling objects, snow, ice, sleet, vandalism, sonic boom, sprinkler leakage, frozen pipes, water damage, burglary, volcanoes, and sinkholes.

Things that belong to you that stay at the property, like appliances, furniture, or lawn care equipment. Keep an inventory of what's on site.

•

Flood

•

Earthquake

•

Vandalism (if the policy you buy excludes it)

•

Pool and tennis court insurance

•

Liability for personal injury, wrongful eviction, wrongful entry, libel, and slander

Landlord Insurance: Liability Coverage Outbuildings, like sheds or garages, although this coverage will have its own To cover yourself in case you lose a big limit (probably 10% of the overall insurance policy amount). court case filed by an injured tenant, buy Costs to defend yourself against an umbrella insurance policy that gives lawsuits filed by tenants or guests, as you liability protection for $1 million to $5 well as the costs awarded if you lose the case. Some policies cover medical million or more if you have a lot of assets bills for injuries; some don't. to protect.

Lost rental income if the property is damaged and you can't rent it.

When to File a Landlord Insurance

What landlord insurance typically does Claim not cover: There's a limit to how many claims you • The tenants' belongings. can file before insurance companies start •

•

Your rental property if it's vacant for more than 30 days. Seek an exemption in advance from your landlord insurance company as soon as you know the property is going to be vacant.

charging you more or canceling your

War and nuclear, biological, chemical, or radiological attacks.

when someone says they've been injured

policies. Claims can quickly add up as you buy more rental properties.

One time you always want to file a claim is on your property. One claim you'll want to avoid filing: water damage for less than $10,000 because worries about mold growing in water-damaged properties will lead some insurers to immediately cancel your insurance policy.

13 / Insurance Insights

Should Housing Providers Accepts Pets In Their Rentals?

By: Adrianne Angel, Pro Property Management, Owner / Broker First, Housing Providers need to better

•

Service – No proof needed, must have a

understand the difference between a pet and

disability and animal must be trained for a

an assistance animal. Per HUD, an assistance

needed task. Only Dogs qualify for this

animal is an animal that works, provides

category (except in CA).

assistance, or performs tasks for the benefit of a person with a disability, or that provides

•

disability related need, no-training required

emotional support that alleviates one or more

and domesticated animals only.

identified effects of a person’s disability. An assistance animal is NOT a pet.

For many years, special accommodation requests were abused by Pet Owners. On January 28, 2020 HUD provided Housing Providers, Pet Owners and Medical Providers

additional guidance to help with this issue. The

Support – Proof needed, must be for a

•

Unique – Reasonable accommodation may be necessary when the need for a unique animal involves unique circumstances, such as task that can not be performed by a dog or allergies prevent the person from using a dog.

new HUD FHEO-2020-01 Assistance Animal Notice now requires Pet Owners to provide a connection between the disability and the need for the animal. Assistance animals must now fall within three HUD defined categories. Below are the categories and a brief description.

14 / Property Management Tools & Tips

If the proper documentation is not provided to

a mid-lease pet inspection to catch any issues

the Housing Provider, the request for the

early. You can add into your lease fees

accommodation may be denied. Certificates,

associated with not cleaning up after their pet.

registrations, licensing documents from the

You can require extra pet insurance to reduce

internet are no longer sufficient

your risk of the pet biting someone. As you

documentation. Letters from a legitimate,

can see there are many creative ways you

licensed health care professional are reliable

can rent to Pet Owners in the future, while

only if the professional has personal

mitigating your risk and making a bigger profit.

knowledge of the individual requesting the accommodation. HUD advised Medical

Providers to provide in their accommodation

Pet Screening Protection

Many Housing Providers do not have the time

letters information about their relationship with or the knowledge to accurately assess and document these type of accommodation the patient, type of animal, disability related requests. Professional Property Managers

information and need for the animal.

have access to an exclusive professional pet

Pets Equal More Profit

screening tool that was designed in

On average 60% of residents have a pet/

accordance to HUDs guidance. This can take

assistance animal. Of those households, only the stress out of the evaluation for the 9% are an assistance animal so 91% are

Housing Provider. Having a consistent Pet

traditional Pet Owners. With COVID it seems

Policy and properly documenting the results of

like many people became first time Pet

the screening will also reduce your risk of

Owners so that percentage will only increase.

being sued for not following the appropriate

By not renting to Pet Owners, you are losing

reasonable accommodation laws for

out on a large percentage of potential

assistance animals.

qualified applicants which may lead to longer vacancy time. Pet Owners are usually willing to pay more to have their pet which increases your revenue and tend to stay longer which decreases your turnover expense.

In conclusion, know the current laws that protect Residents with assistance animals, follow the new HUD guidelines, hire a

Professional Property Manager if you do not have the time to do the proper pet screening/

When considering the cost vs. the benefit of

documentation and consider implementing pet

renting to a Pet Owner, you should consider

policies that allow you to accept pets while

ways you can mitigate the risk associated with reducing your risk and increasing the pets. You can charge a pet fee based on the

profitability of your investment.

level of risk (charge more for a big dog than for a cat). You can charge the Pet Owner for

15 / Property Management Tools & Tips

5 Financial Planning Tips For Landlords By: Kenny Gott, from sbj.net Rental property can be an excellent income-

run background and credit checks on

producing investment, if you know what you’re

prospective tenants.

doing. However, it can be disastrous if you fail to plan – and the list of potential problems is long. Do your research, including talking to experienced landlords, and get professional tax

and financial planning advice before diving in.

Here are some basics.

Their monthly income should be at least three times the monthly rent. Insist on at least two past landlords as references and two employment references. Check all references, and never let a prospective tenant’s words, an immediate cash offer or anything else sway you

1. It’s a business. Seek continual

from your established tenant evaluation

improvement in your business practices,

process. A new tenant may be in a big hurry to

including evaluating, purchasing and

move for a perfectly legitimate reason; or it may

maintaining properties; screening tenants;

be a scam. You don’t know them, so you can’t

managing cash flow and taxes; and knowing

assume they’re honest, and you can’t assume

when to cut losses and get out of a particular

they’re not. You must have a process, and you

holding.

must follow it every time. An experienced

Create a business entity to own rental property – don’t own it directly with “sole proprietor”

tenant understands this; an inexperienced tenant needs to learn this or rent elsewhere.

titling. Getting this correct now may protect your Give tenants a document specifying when rent is due, rules about pets, noise – everything. Get own personal assets from unforeseen legal problems later.

2. Vet tenants and get a signature. Always 16 / Financially Speaking

a signature and enforce the rules. Imagine you’re in small claims court and it’s your word against theirs, nothing in writing and inconsitent

enforcement. In fact, an enforced, signed

even pest control. But there are special limits

agreement can prevent court appearances,

when compared to deductions for real estate

because legal issues live in the “gray areas”

professionals.

where one or both parties aren’t clear about their obligations.

This is just one example to show how deep the tax ramifications can go. There are lots of

Let nothing sway you from your process. It’s

other tax rules for landlords that affect how

worth a month or two of vacancy to avoid

you do business, the deductions and

potentially serious problems.

depreciation that may help reduce your tax

3. Price rent correctly. Periodically check the going rate for similar nearby units, and raise rents if appropriate.

Otherwise, you may compromise the value of your units when it’s time to sell – and you don’t want to have to play catch-up at some point by suddenly raising rents dramatically for good current tenants.

4. Get an accountant. Specifically, one who is experienced with rental real estate tax rules.

This can be a minefield. For example, if you fall under the IRS definition of a “passive owner” because you don’t actually work a certain number of hours per year in the business, then you may not be able to take some tax deductions. If you’re a landlord but not a licensed real estate professional, your activities may be considered passive regardless of how much work you put in.

bill, and even what happens when you sell the

property. So again, work with a tax professional.

5. Diversify and have an exit plan. The 2008 recession was a wake-up call for landlords who thought property values could only go up.

If your portfolio is too heavily weighted in real estate, consider some diversification into

stocks, bonds, bank instruments, annuities or alternatives that may provide growth potential and spread your risk across the broader economy.

And the day likely will come when you no longer want to live the landlord life. Plan way ahead to turn over management to others or to get out entirely. And understand that you

receive “sweat equity” as a landlord that you likely won’t get from other investments. It’s very difficult to sell a rental property and generate a similar stream of income in any

That’s not to say you can’t take any tax

other investment. Replacing some of that

deductions at all. You may be able to deduct

income stream, and planning for the

advertising costs, depreciation, management

remaining income gap, will require careful

fees, cleaning and maintenance, supplies –

planning.

17 / Financially Speaking

Insulate Your Home, Feel The Difference By: Adam Polce, Energy Auditor All across the northeast heating systems are firing up, fuel delivery companies are preparing for full routes and homeowners are preparing for the long, cold New England winter. The smell of fresh cut grass and iced

coffees are becoming a memory while with the smell of wood burning in the fireplace and hot coffees are taking over. Lurking not too far away is the cost of your first oil fill up or the first of many gas bills that have been waiting all summer to return. Like every year, homeowners will soon be trying to figure out

Why? Because through certain insulation

the most cost effective way to minimize the

contractors, insulation for attics, basements

impact of turning the heat up. And, like every

and exterior walls is virtually free! There are a

year, homeowners will be looking into

few programs throughout Connecticut that

insulation in their homes.

allow a homeowner to get their whole house

Sounds like a typical season change here in the Northeast but it isn't. This year, in the state of Connecticut, insulation is about as cheap as it ever has been in recent history.

18 / Get Energy Efficient

insulated for zero cost through a 100% reimbursement or an instant discount of 100%. It always sounds too good to be true but every year house after house is insulated for free.

While these programs

With programs like

are as real as the bill

these and

you get for oil, there

contractors who are

are a few things to

out for a quick buck

watch out for and

you may think you’re

some ways to avoid

getting a great deal

being scammed by

but with a little

insulators. Free or

research you can

not, you could be

avoid the scammers.

losing out on valuable incentives. Most homeowners hear free and don’t pay attention to the rest. First, know the program and know what you're entitled to. Check out these two examples: Example House - Available incentive for this house based on sqft is $5950.

•

1000sft attic

•

1000sft basement

•

1500sft exterior walls

Tip 1: Get 3 separate quotes in writing on company letterheads. If your quote is written down on a napkin, chances are there is a reason they don’t want you to see the breakdown of pricing.

Tip 2: Make sure you get copies of all paperwork pertaining to your program and

your incentives. The more you know the more you can avoid being taken advantage of.

Tip 3: Make sure you pay attention to R

Company A charges $.99 per square foot

values. The higher the R value the better. In

installation rates.

CT, the minimum is R38 but the

Company B charges $2.00 per square foot

recommended is R49.

installation rates.

Company A will insulate this house for

Finally, Call insulate CT at (800)297-3020 or

$3465 - Incentives cover the cost fully =

visit us on the web at

zero cost to customer directly

www.insulatemyhome.com.

Company B will insulate this house for

Our prices are published and we offer free

$7000 - Incentives only cover $5950 =

on site consultations as well as virtual.

$1050 cost to the customer directly.

Don’t get scammed get insulated!

19 / Get Energy Efficient

Lawsuit Seeks To Overturn Eviction Ban In Boston By: Bob DeCosmo, and excerpts from Tim Logan’s article in The Boston Globe This story first appeared in the Boston Globe on Soon after the Supreme Court’s decision, the October 28 by Tim Logan, excerpts from that

cities of Boston, Sommerville and Cambridge

article follow.

issued their own local eviction moratoriums and

On August 26th the US Supreme Court

pretty much said to the landlords, “Sue us!”

overturned a federal eviction ban President

Attorney Mitchell Matorin and Attorney Jordana

Biden put in place after efforts to extend one

Roubicek Greenman filed a lawsuit on behalf of

through legislation failed in Congress.

Janet Avila, a Mattapan woman who had tried

The Supreme Court’s ruling cited the CDC lacked authority to impose the eviction moratorium and further ruled the

to evict a tenant in 2019. That eviction suit was blocked by the state and federal bans that were in place through much of the pandemic.

moratorium intrudes into an area that is

The circumstances that led up to the recent

governed by state law, specifically the

lawsuit comes down to a few facts. After the

landlord-tenant statutes.

federal ban was lifted in August, a Boston

Ultimately, the US Supreme Court acknowledged that although it is undisputable that the public has a strong

court issued a final ruling in the case, allowing Avila to finally evict her tenant after over a year of non-payment. The court also issued a

interest in combating the spread of Covid- judgment in favor of the landlord for more than 19 and the Delta variant, our legal system $29,000 of damages owed by the tenant. That does not permit agencies to act unlawfully same day the owner won in housing court, Boston’s acting Mayor Janey announced the or step into the shoes of Congress.

20 / The Legal Corner

new moratorium, preventing Avilia from gaining control of her apartment. Her financial losses continue to mount to this day!

The other plaintiff is David Boudreau, a constable who the city has blocked from executing evictions. The suit says that action has cost him $10,000 a month in

income, and that Boudreau now faces potential foreclosure of his own home.

Pictured Above: Attorney Mitchell Matorin and Attorney Jordana Roubicek Greenman

It took some time but on October 29th a

problematic, said Mitchell Matorin, one of two

Boston landlord and a constable filed suit in

attorneys in the case.

Boston Housing Court seeking to overturn the citywide eviction ban that was created in August after the Supreme Court ruling lifted the federal moratorium.

•

•

and it needs to be struck down,” Matorin said.

“There is an end to the point where you can come up with any rationalization for shifting

The suit contends that the Boston

the burden onto landlords. We have reached

Health Department;Lacks the

it.”

authority to create such a ban •

“This is just plainly unauthorized and illegal,

Massachusetts Governor Charlie Baker let a

Defies the Constitution of the

strict state moratorium expire last fall amid a

Commonwealth of Massachusetts by

lawsuit in federal court in Boston, and both

disobeying existing State Law

attorney Matorin and Greenman were also

Lacks the authority to create private

involved in litigating that case.

laws as they must go through the

Arguments will be heard on the Boston

legislature.

moratorium suit on November 9 th and a

Calling the ban “the unfortunate result of

decision is expected soon afterwards. A

political gamesmanship,” the suit asks a

successful outcome for the plaintiffs in

judge to overturn it and block its enforcement the Boston case may result in the elimination of the moratorium for immediately. The open-ended nature of the moratorium, and its lack of any direct

Sommerville and Cambridge also.

connection to COVID-19, are especially 21 / The Legal Corner

Have you ever wanted to create a beautiful timber

frame home or addition but lack the time or experience to complete perfect mortise and tenon joints? It used to be your only option. You either pay a premium for the

best woodworkers and extend the building timeline or you go with the stick built option. That's not the case anymore!

Over the past decade, Connext Post and Beam has invented, patented and sold their exclusive line of post and beam connectors. While they aren’t the 22 / Vendor Spotlight

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This custom wedding venue was built in sunny Florida using a variety of the Connext Post and Beam connectors.

This venue will stand for years to come and will continue to show off the beautiful timers without the mess of cold metal plates or large rivets.

With a variety of connectors for even the largest timbers, you'll find exactly what you need at Connext Post and Beam. Visit them online at www.ctpostandbeam.com or to learn more about their company please click here.

23 / Vendor Spotlight

8 Tips For Hiring A Contractor By: Tom Silva, from thisoldhouse.com Tom Silva, This Old House general contractor, shares how homeowners should evaluate a potential contractor before hiring him or her to work on a house. Here are his top 8 pro tips to help you find a contractor from start to finish.

1. Get Recommendations Start with your friends and family and then check in with the National Association of the Remodeling Industry for a list of members in your area. You can also talk with a building inspector, who'll know which home renovation contractors routinely meet code requirements, says This Old House general contractor Tom Silva, or pay a visit to your local lumberyard, which sees contractors regularly and knows which ones buy quality materials and pay their bills on time.

•

Can they give you a list of previous clients?

• How many other projects would they have going at the same time?

How long have they worked with their subcontractors?

The answers to these questions will reveal the company's availability, reliability, how much attention they'll be able to give your project and how smoothly the work will go.

3. Meet Face to Face

Based on the phone interviews, pick three or four contractors to meet for estimates and further discussion. A contractor should be able to answer your questions satisfactorily and in a manner that puts you at ease. Tom says that it's crucial that you two communicate well because this person will be in your home for 2. Do Phone Interviews hours at a time. On the other hand, don't let personality fool you. Check in with your state's Once you've assembled a list, Tom recommends that you make a quick call to each consumer protection agency and your local Better Business Bureau before you hire a of your prospects and go through these contractor to make sure they don't have a questions to ask a contractor: history of disputes with clients or • Do they take on projects of your size? subcontractors.

• Are they willing to provide financial references, from suppliers or banks?

24 / Contractor’s Corner

4. Investigate the Facts Now that you've narrowed your list, put your research to use. Call up former clients to find how their project went and ask to see the finished product. But Tom says you shouldn't rely on results alone. Even more important, visit a current job site and see for yourself how the contractor works. Is the job site neat and safe? Are workers courteous and careful with the homeowner's property?

5. Make Plans, Get Bids You have your short list of contractors whose track records seem clean and whose work ethic looks responsible. Now it's time to stop looking back at past work and start looking forward to your project. A conscientious contractor will want not only a complete set of blueprints but also a sense of what homeowners want out of a project and what they plan to spend. To compare bids, ask everyone to break down the cost of materials, labor, profit margins and other expenses.

Generally materials account for 40 percent of the total cost; the rest covers overhead and the typical profit margin, which is 15 to 20 percent.

7. Don't Let Price Be Your Guide "Throw out the lowball bid," says Tom. "This contractor is probably cutting corners or, worse, desperate for work"—hardly an encouraging sign in a healthy economy.

Beyond technical competence, comfort should play an equal or greater role in your decision.

The single most important factor in choosing a contractor is how well you and he communicate. All things being equal, it's better to spend more and get someone you're comfortable with when hiring a contractor.

8. Put it in Writing

Draw up a contract that details every step of the project: payment schedule; proof of liability insurance and worker's compensation payments; a start date and projected 6. Set a Payment Schedule completion date; specific materials and Another important tip for hiring a contractor is products to be used; and a requirement that to workout a payment schedule ahead of time. the contractor obtain lien releases (which Payment schedules can speak to a protect you if he doesn't pay his bills) from all contractor's financial status and work ethic. If subcontractors and suppliers. Insisting on a they want half the bid up front, they may have clear contract isn't about mistrust, Tom financial problems or be worried that you assures us. It's about insuring a successful won't pay the rest after you've seen the work. renovation.

For large projects, a schedule usually starts Finally, remember that as soon as a change is with 10 percent at contract signing, three made or a problem uncovered, the price just payments of 25 percent evenly spaced over the duration of the project and a check for the increased and the project just got longer. The four most expensive words in the English final 15 percent when you feel every item on language? "While you're at it...." the punch list has been completed.

25 / Contractor’s Corner

Hartford Developer Mouta Rolls With The Pandemic’s Punches By: Matt Pilon, from hartfordbusiness.com For numerous area realty developers, the COVID-19 pandemic this past year has led to project delays and lower-thanexpected revenues.

That’s been the case for Carlos Mouta, a prominent developer in Hartford’s Parkville neighborhood.

There was also a state-imposed moratorium blocking landlords from evicting non-paying apartment tenants, which frustrated Mouta, who has 250-plus residential units, and led him to warn of potential long-term impacts on future investments in neighborhood housing and overall quality of life for tenants.

Even still, he’s had an active 2020 that’s brought closer to fruition his vision of making Parkville a vibrant Despite all that, Mouta managed to miniature version of Brooklyn, New stay mostly on track in 2020.

York.

Parkville Market, which opened for takeout service and outdoor dining Challenges he encountered this year included statewide restaurant in May, added indoor dining soon restrictions that delayed the debut after when the state eased its pandemic restrictions. The market, of his Parkville Market, an expansive, 20,000-square-foot food in space formerly occupied by the Bishop Ladder Co., is full with 21 hall.

26 / The Intelligent Investor

food vendors, ranging from Nashville hot chicken purveyor Fowl Play to Puerto Rican and American cuisine specialist Mofongo.

restrictions on restaurants and other establishments during the summer, Mouta said he kept his tables spaced further apart than he had to.

Mouta said the venue has been drawing sufficient lunch and dinner traffic on most days, and importantly, the vast majority of patrons show up with face masks. He said the market is breaking even so far, which isn’t too shabby considering the pandemic has delayed the leasing of second-floor retail space.

“I’d rather be safe than sorry,” he said.

Mouta has sought to make the best of it, turning the retail space into 200 -square-foot private dining rooms, which have been a welcome amenity for customers seeking to social distance.

“It turned out to be a blessing in some ways,” Mouta said in a recent interview. “If we had the retail upstairs, we couldn’t do the private dining.”

He’s also transformed an adjacent 10,000-square-foot space, ultimately destined to be a gaming and entertainment zone next year, to serve as a temporary dining area during the cold-weather winter months.

Even as the state eased capacity

Through it all, Mouta said he never let himself get too stressed out over things he simply could not control.

“I’ve always believed that things happen for a reason,” Mouta said. “If there’s lemons, I make lemonade with it.”

More than a place to eat As everyone awaits further news about the rollout and effectiveness of recently introduced COVID-19 vaccines, Mouta is hoping the market will be a beacon for safe social gatherings over the coming months, particularly for young adults who might otherwise be stuck at home.

“The emotional aspect of not going out is disturbing for young people,” he said. “It’s not healthy if you have zero places to go. We have to be careful of that.”

He also continues to work on the market’s second phase, which will total 30,000 square feet and include the gaming area, a bar, and 27 / The Intelligent Investor

potentially a brew pub, should ongoing talks with Hanging Hills Brewery come to fruition.

fruition, he estimates that it could be in 2022 at the earliest. He doesn’t want to rush things.

The pandemic has slowed the second phase planning a bit, but Mouta said he’s taking it in stride.

“That’s probably why I have all my hair,” he said. “When we try to crunch time, it just messes things up.”

“I’m maybe a little behind, but I’m content,” he said. “We don’t know what’s going to happen tomorrow, but I feel good.”

The Stanley initiative would likely only take up a portion of the expansive 280,000-square-foot Meanwhile, a half-mile to the north, building, so Mouta has other plans his property at 237 Hamilton St. is for the property, including erecting 187 apartments over the coming still in contention as a potential home for startups that come out of two or three years, with rooftop space and other amenities. He is Stanley Black & Decker’s also considering a beer garden or Manufactory 4.0 advanced manufacturing center in Hartford's winery for the property.

Constitution Plaza.

Finally, one more half-mile to the north, at 16-30 Arbor St., Mouta is a Talks with Stanley remain in few months away from wrapping up progress, Mouta said, but have work on the final eight apartments slowed somewhat during the of a 65-unit residential building. pandemic. If the project comes to 28 / The Intelligent Investor

About Carlos Mouta Carlos Mouta is the Owner and CEO of Parkville Management, which he established in 1989, after various roles at the Hartford Courant and the The Hartford Insurance. An immigrant from Mozambique, Carlos moved to the United States in 1975 and his family settled in the Parkville neighborhood, where he lived for 12+ years. Carlos attended Hartford High and Central Connecticut University.

In June 2020 he opened his expansive Parkville Market Food Hall and is currently working on a $30,000 sf second phase envisioned to include a

Carlos has a passion for saving/

tap room, gaming area, rooftop event

renovating and converting residential,

space and other amenities.

commercial and industrial properties, like the former Gray Pay station Telephone Company, Columbia Bicycle Factory, Hartford Rubber Works and more, into mixed-use buildings were locals in the community and the Greater Hartford Area can find a home for themselves, their businesses, passions, or everyday lives.

He owns more than 250 apartment/ condo units, mostly in Parkville and Downtown and is working to adding 295 units and over 100,000+ sqft of

Carlos remains an active member of the Hartford community, serving on the boards of the Parkville Business Association, Metro Hartford Alliance, and Connecticut Children’s Hospital, and continues to be deeply involved in other community programs, such as Coba, Boys & Girls Club of Hartford, Neighborhood Revitalization Zone, and Parkville Senior Center.

Carlos other passion is sports, but his true passion is soccer.

commercial space.

29 / The Intelligent Investor

Sample Criteria For Accepting Or Rejecting A Rental Applicant By: Paul Jenney, Compliance Officer with TenantTracks This is not intended to Replace Legal

5. Any records of criminal activity that that

Advice, we suggest you consult your

property owner would deem puts the

own attorney when creating your tenant

property, its owner or other residents at

selection criteria

risk, including, but not limited to, sex

1. All information on the application is correct; any factual errors are an automatic rejection.

offences, violations of the US Patriot Act covered by the Office of Foreign Asset Control or other international judicial authorities, arson, domestic violence, any

2. The application is signed and dated and other crimes of violence, weapons has authorized the property owner to violations, etc. Criminal records may be conduct a background check.

reported indefinitely under the FACTA

3. Any criminal record of drug dealing, drug update of 2003.

trafficking, manufacture, or distribution are

6. Eviction History. How long ago is

an automatic rejection.

acceptable? How many evictions? The

4. Any record of prostitution, illegal

reason for the eviction? The FCRA only

gambling, or any other crime that would

allows TenantTracks to report eviction

violate State laws regarding illegal use of a

records for seven (7) years. (Create your

rental property are an automatic rejection.

own policy and stick with it)

30 / Tenant Screening Tips & Tricks

7. Landlord History. TenantTracks may

the rental market tanks and you lower

only report information obtained from

your score requirement to attract more

owners and management companies for

potential renters (and accept more risk)

seven (7) years including notices to quit,

and vice versa, if you get more

noise issues, cash for keys, etc. How

applicants, you raise the score

many? How recent?...again; (Create your requirement. own policy and stick with it)

9a. If you are accredited to receive a full

7a. Landlord References. If they are a

credit report, then how many thirty (30),

career renter, I would ask for the last

sixty (60), ninety (90) day late-payments

three at minimal, and then call the second do you allow? How many collection two. They have nothing to lose by giving

accounts? How many charged off

the truth, but grill them about the

accounts (unpaid debt)

information, last addresses they gave on that application (might be hiding something), and did they pay the rent on time/in full/how many late-payments, any problems. This may seem like

10. IF employed, how long should they have been there? Can you independently confirm this? I recommend calling the HR

Department and faxing/emailing a release to provide you with the information, as an

“Landlording 101”, but this is helpful information on how they will perform as your tenants.

alternative you can ask for a copy of the applicant’s last tax return, if not employed, ask for proof of income.

8. If your property is carpeted, do they own a vacuum cleaner? It's a strange criterion, but you want to protect your

investment so it IS a fair question to ask.

9. Credit History. What is the minimum

Have a potential tenant you need screened? Visit tenanttracks.com for all your tenant screening needs!

Vantage Score to be accepted? This will vary by property. We recommend that the criteria is signed and dated and can be updated as market conditions change e.g.

Know Who You Are Renting To!

31 / Tenant Screening Tips & Tricks

For More Information Visit Our Website: landlordcollections.net Give Us A Call: (800)-369-6153

What’s Happening Near You? The Statewide Events and Meetings calendar is a resource for local landlords and property owners to meet up, network and grow your real estate opportunities.

Get Involved, Stay Informed.

November 2021 Sun

7

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CTREIA

CTREIA

Mid-State Association of Realtors

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Events & Meetings & Networking

New Haven Middlesex Association of Realtors Next Meeting: Nov. 10th Time: 11:30 AM - 1:00 PM Where: 2730 Boston Post Road Guilford, CT 06437 Contact: (203)-234-7700 About: Networking with Realtors and other professionals, valuable industry information, educational opportunity and more!

Featured speaker: Dave Candelora

CT Real Estate Investors (CTREIA)

Mid-State Association Realtors

Next Meeting: Nov. 15th & Next Meeting: Nov. 1 Nov. 16th Time: 5:00 PM - 8:00 Time: 5:45 PM - 9:00 PM Where: Kinsman Bre Where: Holiday Inn 1070 Main Street Bridgeport, CT 06604 Contact: (860)-265-4414

409 Canal St. Milldale, CT 06467

Contact: (860)-793-9

About: Since 1994, t About: CTREIA was members of the Midcreated to serve Association of Realto Connecticut real estate have been the advoc investors and rehabbers buyers, seller in Cen with high quality We help members pr networking, education and the American Dream hands-on learning buyers and sellers opportunities as well as top throughout CT. grade vendors to do business together with.

e n of

CT Property Owners Alliance (CTPOA)

CT Property Owners Alliance (CTPOA)

17th

Next Meeting: Nov. 23rd

Next Meeting: Dec. 9th

0 PM

Time: 5:30 PM - 8:00 PM

Time: 6:00 PM - 10:00 PM

ewery

Where: River Hill Restaurant (formerly Vasi’s) 1700 Watertown Ave. Waterbury, CT 06708

Where: La Bella Vista 380 Farmwood Road, Waterbury, CT 06704

Contact: (800)-369-6153

About: Celebrate the Holiday Season with Landlords, Property Managers, Investors, Realtors and Vendors, and enjoy a night of food, fun and entertainment.

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the -State ors cate for tral CT. rovide to

Contact: (800)-369-6153

About: There will be a presentation by the Waterbury Health Dept. about Lead Paint. Grant money available! Join Us for a night of social networking with Landlords, Local Businesses & Register here: https:// Realtors. ctpoa.com/events/ Register here: https:// ctpoa.com/events/

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ADVERTISE WITH US!

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ecticut Property Owners Alliance is of experienced property managers, S and landlords working together to usiness conditions for rental property owners.

ow CTPOA: https://www.facebook.com/CTPOA/

About Us Advocates For Property Owners The Connecticut Property Owners Alliance is composed of experienced property managers, realtors and landlords working together to improve the business conditions for rental property owners. The Alliance saves its members money on essential real estate services, reviews and testifies on pending legislation & law changes and offers its members workshops and meetings on topics that impact landlords.

Why The Property Owners Alliance Was Formed The Alliance strives to ensure your success in real estate by: •

Saving you money on essential real estate services

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Informing you of law changes impacting your business

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Providing workshops and meetings to help you become a better educated and prosperous rental property owner.