CT Real Estate Today - October 2023 Edition

In This Month’s Edition Pg. 06 - How Artificial Intelligence (AI) is Being Used in the Rental Industry

Pg. 20 - Connecticut Landlords: What Repairs Are You Responsible For?

Pg. 10 - 10 Things NOT To Do When Filing an Insurance Claim!

Pg. 22 - Assistance Animals…

A Fourfold Challenge

October 2023

Published by:

Table of Contents News And Views From The Capitol Guide to Connecticut’s Business Tax Credits

Realtor Report How Artificial Intelligence (AI) is Being Used in the Rental Industry

Insurance Insights 10 Things NOT To Do When Filing an Insurance Claim!

Property Management Tips & Tricks The Importance of Being Part of a Landlord Group

Financially Speaking Fall Planning for Your Finances

Helping Property Owners Since 1994

Published by: CTPOA

CTPOA’s Mission:

Get Energy Efficient Fall and Winter Energy Saving Tips

Educate our members on the Best Practices.

Increase profitability.

The Legal Corner Connecticut Landlords: What Repairs Are You Responsible For?

Provide access to Core Services.

Advocate for Property Owner Rights.

Vendor Spotlight Assistance Animals… A Fourfold Challenge

Meet Our Team: Bob DeCosmo

Tenant Screening Tips & Tricks

Carmine DeCosmo

Rental Application Fraud in the Digital Age

Melissa DeCosmo Paul Jenney

Chelsea Sayegh

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

Guide to Connecticut’s Business Tax Credits Article From: cbia.com The Connecticut General Assembly’s

The first section of the report lists the

nonpartisan Office of Legislative

available credits, grouped by purpose

Research published the Guide to

(e.g., capital investment), and

Connecticut’s Business Tax Credits

summarizes eligibility criteria, amount,

Sept. 5, 2023.

and limits.

Connecticut offers numerous business The second section identifies which tax credits for various actions,

credits apply to which taxes. The last

including purchasing machinery and

two sections indicate whether each

equipment, making charitable

credit may be carried forward or

donations, conducting research, and

carried back if the taxpayer cannot use

investing in start-up businesses.

the credit, or transferred to another

Most credits apply to the corporation

taxpayer.

business tax, and some apply to other To view the document that breaks business taxes (e.g., the insurance

down the new credits, please click

premiums tax). Five credits apply to

here!

the personal income tax.

04 / News & Views From The Capitol

Register at CTPOA.com/events

How Artificial Intelligence (AI) is Being Used in the Rental Industry By: CTPOA Artificial intelligence (AI) is rapidly transforming

location, and amenities. This can help landlords

many industries, and the rental industry is no

maximize their rental income.

exception. AI-powered tools and technologies are being used to improve tenant screening,

Maintenance

pricing, maintenance, marketing, customer

AI can be used to predict when maintenance is

service, and more.

needed on rental units, which can help

Here is a comprehensive guide to the use of AI in the rental industry:

landlords avoid costly repairs and downtime.

For example, AI-powered sensors can be used to monitor HVAC systems and other equipment

Tenant screening

for signs of wear and tear.

AI-powered tenant screening tools can help

Marketing

landlords automate the process of collecting and reviewing tenant data, identify potential red flags, and assess a tenant's risk of financial hardship. This can help landlords make more informed decisions about who to rent to.

Pricing AI can be used to dynamically price rental units based on a variety of factors, such as demand,

06 / Realtor Report

AI can be used to target potential tenants with

personalized marketing messages. For example, AI-powered algorithms can be used to analyze a tenant's social media activity and rental history to identify potential interests. This information can then be used to create targeted marketing campaigns.

Customer Service AI can be used to provide tenants with 24/7 customer support. For example, AI-powered chatbots can be used to answer tenant questions and resolve issues.

Other applications of AI in the rental industry

Benefits of using AI in the rental industry There are many benefits to using AI in the rental industry, including: •

Improved efficiency: AI can automate

many tasks that are currently performed manually by landlords, such as tenant

In addition to the applications listed above,

screening, pricing, and maintenance

AI is also being used in a variety of other

scheduling. This can free up landlords' time

ways in the rental industry, such as:

so that they can focus on other important

•

Smart locks: AI-powered smart locks

aspects of their business.

allow landlords to remotely manage access

•

to their rental units. This can be helpful for

reduce costs in a variety of ways, such as by

Reduced costs: AI can help landlords

landlords who manage multiple properties or reducing the need for manual labor, who rent to short-term tenants. preventing costly repairs, and maximizing

•

Thermostats: AI-powered thermostats

rental income.

can learn a tenant's heating and cooling

Improved tenant satisfaction: AI can help

preferences and adjust the temperature

landlords improve tenant satisfaction by

accordingly. This can help landlords save

providing them with better customer service,

energy and reduce their utility costs.

more personalized marketing messages, and

•

Leak detectors: AI-powered leak

detectors can detect water leaks early on

a more comfortable and convenient living experience.

before they cause serious damage to a

Challenges of using AI in the rental

rental unit. This can help landlords save

industry

money on repairs and avoid tenant disputes.

While there are many benefits to using AI in

Noise detectors: AI-powered noise detectors

the rental industry, there are also some

can detect excessive noise levels in rental

challenges that landlords need to be aware

units. This can help landlords prevent parties of, such as: and other disturbances.

•

Bias: AI algorithms are trained on data

07 / Realtor Report

that may reflect existing biases in the

•

housing market. This means that AI-

conjunction with other screening methods,

powered rental industry tools could

such as personal references and rental

Use AI-powered rental industry tools in

potentially be biased against certain groups history. of people, such as minorities or people with low incomes.

•

•

Be aware of the potential for bias in AI-

powered rental industry tools and take

Lack of transparency: It can be difficult to steps to mitigate it.

understand how AI-powered rental industry tools work and why they make the decisions they do. This can make it difficult for landlords to trust the results of these tools.

Legal liability: Landlords who use AIpowered rental industry tools could be held

•

Use AI-powered rental industry tools in a

fair and consistent manner.

Consider using AI-powered rental industry tools that have been certified by a fair housing organization.

liable if the tools are found to be biased or

Overall, AI has the potential to revolutionize

discriminatory.

the rental industry by making it more

Best practices for using AI in the rental industry

efficient, cost-effective, and tenant-friendly.

However, it is important for landlords to use AI responsibly and to be aware of the

To mitigate the challenges of using AI in the potential challenges. rental industry, landlords should follow these best practices:

08 / Realtor Report

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

10 Things NOT To Do When Filing an Insurance Claim!

By: Ranciato Public Adjusters Group

1. DON’T delay filing a claim.

There are many factors that can affect your claim; delaying the filing of your claim is one. If you delay filing an insurance claim, the

typically know what is covered in their policy by either denying or underpaying your claims. If you have questions about what is covered ask your agent, attorney or public adjuster.

insurance company may not get a chance to

3. DON’T fail to prevent further damage to

see the real damage caused. You also risk the

your property.

damage worsening during the time you wait which can make a frustrating resolution and repair time.

2. DON’T forget to read your policy.

Understanding what your policy covers is extremely important during the claims process.

Read through your policy to understand your responsibility, coverage limits, perils insured against, endorsements and exclusions. If you fail to know and act on your responsibilities as the insured, this could cause your claim to be denied. Insurance company representatives do take advantage of the fact that insured’s don’t

10 / Insurance Insights

A major responsibility of yours as the insured is to prevent further damage. This includes stopping leaking water, tarping a roof, mitigating any water damage, boarding up windows and more. If you fail to comply with this part of the policy, portions of your claim

could be denied. Do not wait for your insurance representatives to come review damages or send a preferred vendor out. Do what you can to prevent further damage when the loss occurs and keep all receipts for reimbursement and parts for investigation purposes.

4. DON’T fail to document the damage.

Take photos and videos. Keep all invoices and receipts. Document as much as possible to ensure you are capturing all the damage caused. Your insurance company won’t see every little thing. You are the only person there to document from the beginning to end.

Even when your insurance company says they will compile a report with all damages, they may miss something that you know is there. Be sure to continuously document the damage and correspondence during the claim This includes presenting building damage reports, personal property reports, and repair process. This will also help if you must hire your own professional or end up in

remediation reports, additional living expense

court with your insurance company.

reports and more. Relying on any

5. DON’T be rushed into a settlement

professionals sent by the insurance company is a mistake. These professionals are

If your insurance company is offering you a

reviewing the damages with the insurance

check on the spot, be cautious. Take time to

companies’ financial interests in mind. Your

review all documents and damages. Don’t feel insurance company will hire any and all compelled to take the first offer, they typically

professionals they can to deny or underpay a

like to lowball and see where they can get

claim. We see engineers, construction

away with underpaying claims. If you are

consultants, electronics consultants etc.

unsure, ask a professional for consultation.

brought in on claims just to find a way to

Ranciato Public Adjuster’s provide free

underpay or deny a claim.

consultations and review of all documents.

7. DON’T start permanent repairs until

6. DON’T rely on their adjuster or any

your insurance company has agreed to all

other professionals they bring in to do the

damages.

right thing.

If you start making permanent repairs to your

Remember the adjuster sent to your home is

property, you no longer can justify the

there on behalf of the insurance company.

damage. If the insurance company doesn't

Your policy clearly states it is your duty to

agree on a portion of the damages and you

present your claim to the insurance company.

have already repaired the damage, even if

11 / Insurance Insights

you have photos, there is no guarantee they

no means to

will agree to repair or replace the damage.

guarantee you are

8. DON’T file too many claims You may think it is a good idea to file a claim,

satisfied and paying based on work performed. Our

but it is not always the best choice. If your claim suggestion is to get is under the deductible, you won’t collect a more than 1 quote payment and it will go against your “insurance score”. Yes, an insurance score is a real thing and filing too many claims will increase your premiums. Be sure what you are filing a claim for is worth the impact on your score.

9. DON’T be inclined to think you HAVE to use the insurance company’s preferred vendor.

from vendors.

10. DON’T be afraid to ask for professional help.

Navigating an insurance claim is complex.

Between your insurance policy, your duties as a policy holder, documenting damage, creating reports, reviewing reports and the repair process there is a lot to know and understand.

These are professionals brought in by your

Don’t be afraid to ask for help from a Public

insurance company. They are a preferred

Adjuster, we are the adjusters that handle the

vendor because they save the insurance

claim on your side. Ranciato Public Adjuster’s

company money by cutting corners and not

is 3 generations of adjusters who have been on

properly completing work. Most of the time they both sides of the insurance claim fields. Our require you to sign your claim funds over to adjusters are trained in all aspects of handling them before they even start work. This means

an insurance claim. We provide free

they will get paid whether they do the work

consultations to ensure your claim is handled in

correctly or don’t do the work at all. You have

your best interest.

12 / Insurance Insights

The Importance of Being Part of a Landlord Group By: CTPOA Being a landlord can be a rewarding

agreements, eviction forms, and other

experience, but it can also be challenging.

resources. The Connecticut Property

There are many things to learn and

Owner’s Alliance, or CTPOA, offers all of

manage, from finding and screening tenants

these features and puts a particular

to making repairs and dealing with legal

emphasis on monthly webinars. Each

issues. A landlord group can be a valuable

month they host informative webinars

resource for landlords of all experience

with speakers on all different topics,

levels.

ranging from service animals to making sure your lease is legal to providing

Here are some of the benefits of being part

relevant legislative updates.

of a landlord group: •

Education and resources: Landlord groups typically offer a variety of educational resources to their members, such as seminars, workshops, and newsletters on topics such as landlordtenant law, property management, and maintenance. They may also provide members with access to sample lease

•

Networking and support: Landlord groups provide a forum for landlords to network with each other and share ideas and experiences. This can be a great way to learn from other landlords and get support when you need it. With Covid, many in-person events were canceled, but some are slowly returning!

Keep an eye out on Facebook and the

14 / Property Management Tools & Tips

internet to see what groups are happening their partnership with The Landlord where.

•

Collection Agency)

Advocacy: Landlord groups often advocate for the interests of landlords at the local, state, and federal levels.

They may work to ensure that landlord-

•

A landlord group can advocate for

your interests as a landlord at the local, state, and federal levels.

tenant laws are fair and balanced, and

If you are a landlord, we encourage you to

they may also provide members with

consider joining a landlord group. It can

information on legislative changes that

be an invaluable resource for you and

may impact them. If you’re interested in your business. advocacy, CTPOA is the landlord group Here are some tips for choosing a landlord for you. Their team fiercely defends group: landlords at the Capitol and they’re always working to keep members informed on legislative updates.

Here are some specific examples of how a landlord group can be helpful: •

Look for a group that is active and has

a good reputation.

•

Make sure the group offers the

resources and services that are important to you.

A landlord group can help you find and

screen tenants by providing you with access to tenant screening services and databases.

•

•

A landlord group can help you stay up-

to-date on the latest landlord-tenant laws

and regulations.

•

Attend a meeting or two (virtual or in-

person) before you join to see if the group is a good fit for you.

If CTPOA checks off all the boxes for you, we encourage you to join for only $99 a year. You can learn more about benefits and features HERE. Once you have joined

•

A landlord group can provide you with a landlord group, be sure to get involved resources and support to help you deal and participate in the group's activities. with difficult tenants or maintenance

This is the best way to get the most out of

issues. (You get one no filing fee

your membership.

Collection account through CTPOA and

15 / Property Management Tools & Tips

Fall Planning for Your Finances Article From: morganstanley.com As fall arrives, the changing of the season

your target allocations, it may be time to

can be an ideal time to revisit your financial

consider rebalancing them. Your Morgan

plans with fresh perspective. Ask yourself:

Stanley Financial Advisor can help you make

What goals do you still need to tackle this

the necessary adjustments to bring your

year? And which ones do you want to pursue portfolio back in line with your overall in 2024?

For your finances, here are four moves you can make in the final months of 2023 to help set yourself up for success in 2024 and beyond.

1. Revisit Your Asset Allocation The end of the year is a good time to revisit your investment strategy and asset allocation to help ensure your portfolio is still apportioned among stocks, fixed income, cash and other asset classes in a way that fits your goals and risk tolerance. If recent gains or losses in financial markets have caused your investments to drift away from 16 / Financially Speaking

investing strategy and prepare for any changes in economic and market conditions that may be ahead.

2. Plan for Your Tax Return Whether or not you live in a state with high taxes, consider how mitigating the impact of taxation on your portfolio can help you build

and sustain your wealth over time. For example, a tax-aware asset location strategy, which accounts for differences in the tax treatment of various accounts, may help increase after-tax returns. And, for taxable accounts, a strategy known as tax-loss harvesting can help mitigate taxes on capital gains.

If you’re not doing so already, consider fully

setting up trusts gifting to reduce your overall

funding your employer-sponsored retirement

estate tax liability and providing for education

plan, such as a 401(k), since your

expenses for family members through a 529

contributions can be made on a pretax basis. plan or directly paying their tuition to an In 2023, you can save up to $22,500 through institution. your 401(k) plan, with up to $7,500 in additional contributions for those age 50 or older. Separately, for the 2023 tax year, you

4. Plan Your Charitable and Holiday Giving

can save up to $6,500 in an individual

During the holidays, many feel the call to give

retirement account (IRA), plus an additional

back through charity. When making your

$1,000 if you are age 50 or older.1

gifting plans, you need to also decide

3. Update Your Estate Plan You may want to consider periodically updating your wills and other estate planning documents. Year-end can be a good time to review the changes the past year brought to your family, as well as your overall estate plan to ensure it still reflects your situation and goals.

whether you want to give cash, appreciated securities, or through a gift of your volunteer time.

Another option for giving back is a donoradvised fund, which provides potential tax

advantages while helping you support your favorite causes. If you’re serious about creating a more substantial structure and commitment, you might consider a family

Those planning to give financial gifts to family foundation in which you engage your family members should keep in mind the annual gift members in the philanthropy as well. tax exclusion limit of $17,000 for 2023 ($34,000 for couples) and look to make those

gifts before year-end. Though the federal estate tax deduction rose to $12.92 million per person in 2023, individual states often have lower exemptions. Given that, you may want to share some of your estate with your family today to help them with their own finances. Strategies for this may include

Especially given recent inflation, holiday shopping may cost more this year. Before buying gifts for everyone on your list, consider first setting a budget for planned year-end spending, also keeping in mind any service providers and special people in your life to whom you’d like to give holiday bonuses.

17 / Financially Speaking

Fall and Winter Energy Savings Tips By: Energy Saver, from energy.gov The following tips will save money and energy while staying comfortable during the cool fall and cold winter months. Many of these tips can be used on a daily basis to increase your savings; others are simple and inexpensive actions you can take to ensure maximum savings through the

winter.

If you haven't already, conduct an energy assessment to determine where to save the most, and consider making a larger investment for longterm energy savings.

Cover Drafty Windows Use a heavy-duty, clear plastic sheet on a frame or tape clear plastic film to the inside of window frames during the cold winter months. Make sure the plastic is sealed tightly to the frame to help

reduce infiltration.

Install tight-fitting, insulating drapes or shades on windows that feel drafty after weatherizing.

Adjust the Temperature When you are home and awake, set the thermostat

Take Advantage of Heat from the Sun

as low as is comfortable.

Open curtains on the south-facing windows during

When you are asleep or out of the house, turn the

the day to allow sunlight to naturally heat the

thermostat back to save as much as 10% a year

home, and close them at night to reduce the chill

on your heating and cooling bills. A smart or

from cold windows.

programmable thermostat can make it easy to set

Be certain to plant deciduous trees on the south facing side of the home, especially in proximity to

back your temperature. But make sure the temperature is comfortable for pets!

windows. They will let the light and warmth in the

If you have a heat pump, maintain a moderate

windows during the winter and will shade the

setting or use a programmable thermostat specially

windows in the summer.

designed for use with heat pumps.

18 / Get Energy Efficient

If you have a heat pump, maintain a moderate

setting or use a programmable thermostat specially designed for use with heat pumps.

Find and Seal Leaks

between 50° and 55°F. If the fireplace is never used, plug and seal the chimney flue.

Install tempered glass doors and a heat-air

Seal air leaks around utility cut-throughs for pipes exchange system that blows warmed air back ("plumbing penetrations"), gaps around chimneys into the room. and recessed lights in insulated ceilings, and unfinished spaces behind cupboards and closets.

Add caulk or weatherstripping to seal air leaks

around leaky doors and windows.

Check the seal on the fireplace flue damper and make it as snug as possible.

Purchase grates made of C-shaped metal tubes to draw cool room air into the fireplace and

Maintain Your Heating Systems

circulate warm air back into the room.

Schedule routine service for home heating

Add caulking around the fireplace hearth. Find

systems.

out more techniques to improve your fireplace or

Replace furnace and heat pump filters once a month or as needed. Find out more about maintaining furnaces or boilers and heat pumps.

Regularly clean the flue vent of wood and pellet burning heaters and clean the inside of the

wood-burning appliance's efficiency. Learn tips for safe and efficient fireplace installation and wood burning.

Lower Water Heating Costs Keep the temperature of the water heater to the

appliance with a wire brush periodically to ensure warm setting (120°F). This will not only save that it is heating efficiently. Find other maintenance recommendations for wood- and pellet-burning appliances.

Reduce Heat Loss from the Fireplace Keep the fireplace damper closed unless a fire is

energy, it will also help avoid scalding.

Lower Holiday Lighting Costs Use lightemitting diode -- or "LED" --

burning. Keeping the damper open is like keeping holiday light

a window wide open during the winter; it allows

strings to

warm air to go right up the chimney.

reduce the

When using the fireplace, reduce heat loss by opening dampers in the bottom of the firebox (if provided) or open the nearest window slightly-approximately 1 inch--and close doors leading into the room. Lower the thermostat setting to

cost of decorating the home for the winter holidays.

19 / Get Energy Efficient

Connecticut Landlords: What Repairs Are You Responsible For? By: CTPOA As a Connecticut landlord, you are

•

responsible for making all necessary

including outlets, switches, and wiring.

repairs to your rental property, except for repairs that are the tenant's responsibility, such as repairs caused by the tenant's negligence which can be

•

Repairs to the electrical system,

Repairs to the heating and cooling

system.

•

Repairs to appliances that are

deducted from the tenant’s security

provided by the landlord, such as the

deposit.

refrigerator, stove, and dishwasher.

Here are some specific examples of

•

Repairs to common areas, locks and

repairs that landlords in Connecticut are

other security features.

responsible for:

Landlords are also responsible for

•

Repairs to the structure of the

keeping the rental property in a safe and

building, such as the roof, walls, and

sanitary condition. This includes

foundation.

removing trash, maintaining the

•

Repairs to the plumbing system,

including pipes, faucets, and toilets.

20 / The Legal Corner

landscaping, and providing adequate lighting.

If a tenant reports a repair to you, you

•

must make the repair within a

tear, such as fading paint on the exterior

reasonable amount of time. The amount

of the building.

of time that is considered reasonable will vary depending on the severity of the repair. Some situations like “No Heat” you have 24 hours to fix the broken heating system

•

Repairs caused by normal wear and

Repairs to personal property

belonging to the tenant, such as the tenant's refrigerator or TV. Tips for landlords

If you fail to make a necessary repair, the Here are some tips for landlords on how to comply with their repair responsibilities tenant may have the right to withhold rent or to make the repair themselves

and avoid disputes with tenants:

and deduct the cost from the rent. The

•

tenant may also be able to sue you for

repairs you are responsible for in the

Be clear and specific about which

damages. In addition to tenant remedies, lease agreement. the city can also cite you for failure to • Respond promptly to tenant repair maintain a property and levy a fine as requests. mooch as $2,000 now.

• Hire qualified and licensed Repairs landlords are not responsible contractors to make repairs. for • Keep records of all repairs that are Connecticut landlords are not made. responsible for the following repairs: • If you are not sure whether a • Repairs caused by the tenant's particular repair is your responsibility, negligence, such as damage to the walls consult with a lawyer or landlord-tenant caused by the tenant hanging a heavy association. picture without using proper hardware.

By following these tips, you can help to • Repairs caused by the tenant's ensure that your rental properties are in guests, such as damage to the carpet good condition and that your tenants are caused by the tenant's guest spilling red happy. wine.

21 / The Legal Corner

Assistance Animals… A Fourfold Challenge By: Victoria Cowart, CPM, NAAEI Faculty In operations, we all feel pressured to have a certain depth of knowledge on critical topics.

This pressure rises to another level with the work of our on-site, centralized, supervisory,

and corporate team members. That pressure increases to a whole new level when it touches the lives of our applicants, residents, and

But let's stop there for just a moment.

What is a reasonable accommodation? An accommodation is defined as a change, exception, or adjustment to a rule, policy, or practice in housing — but "reasonable"? Now that's a more subjective point.

possibly even our guests with disabilities. And if HUD’s Assistance Animals Notice that wasn't enough, this particular topic makes

So, what is our obligation when managing

up approximately 60 percent of HUD

rental housing, for instance, while considering

complaints. With that, the pressure for

the FHAA?

operational knowledge and excellence rises fourfold.

We are legally required to consider all requests

for an accommodation, and the requests don't

The right to reasonable accommodations

have to come in a particular format or contain

applies to all applicants and residents who

specific language.

have disabilities, and yes, those guests with disabilities associated with our residents. These rights are afforded by the Fair Housing Amendments Act (FHAA).

22 / Vendor Spotlight

How do we begin to understand what to do with these requests? In 2020, HUD released its first notice on the topic in seven years. The HUD 2020–01 Assistance Animals Notice offers the

industry excellent guidance, language, and

interactive process. HUD defines an

opportunities to improve our work in this

interactive process as a good-faith dialogue

subject area.

between you and the requester. This dialogue

The notice offers clarity, including on the overarching language to use on the topic of assistance animals.

may reveal a possible support animal. This could be the case when a requester says yes to the disability question. Still, their answer to the task question makes it evident that the

What Are Assistance Animals?

animal has not had any training to ameliorate

There are two types of assistance animals.

one or more of the symptoms associated with

There are service animals, and there are

a disability.

support animals. Each of these requires a

Remember, though, it is impermissible to

different approach when we process requests. require any documentation supporting a You can think of them as different paths we service animal request. You should not ask will travel based on the type of assistance

for a training certificate or other

animal being considered.

documentation from healthcare providers.

Let's travel along the first path, that of the

That said, if the first answer is "yes" and the

service animal.

second answer is "…yes my service animal

Service Animals

has been trained to wake me during night

terrors," you likely have a service animal.

The definition of a service animal is an animal Conversely, if the second answer is, "…yes trained to do work or perform tasks for the

my service animal sits in my lap and comforts

benefit of a person with a disability.

me during intermittent explosive outbursts,"

Throughout the country, a service animal is

you likely have a support animal rather than a

typically but not always a dog. In California,

service animal.

other animals can be service animals, as well.

In processing a request for a service animal,

we are generally permitted to ask whether the animal necessary for a person with a disability, and what work or task has the animal been trained to perform. If the person’s disability is not evident, we can then evaluate those answers to see if they indicate an actual service animal. Occasionally, the answer will lead you to engage further in the

Support Animals That leads us to our second type of

assistance animal, the support animal.

Support animals may be animals that perform a task, but are typically animals that provide therapeutic emotional support, hence the emotional support animal, or “ESA”, we hear about most frequently. On this path, we are permitted to seek documentation from the

23 / Vendor Spotlight

requester – unlike in the service animal

It means your frontline team members should

process.

let you know if they were able to visually

We are permitted to look for five things in that documentation if the person’s disability and disability related need (the nexus) is not evident. Under the FHAA, and the most recent HUD guidance in the FHEO 2020-01 Assistance Animals Notice, we have a right to reliable documentation from a health-care provider, or other professional or person in the know, confirmation of that provider’s knowledge of requestor, and confirmation of their disability

confirm that the requester has a disability. If team member confidently determines the presence of a disability, there is no need nor a legal avenue to pursue further documentation.

Likewise, if the individual is receiving disability benefits or disability income, as noted in their

application, they are considered to be on record or regarded as having a disability. Again, if that is the case, you are not looking for further documentation.

and disability-related need for the requested

With a request for a support animal, you can

support animal.

look for the items noted above. If you find

Let's stop for a moment and visit the confirmation of disability.

You have a right to require this documentation to include confirmation of the disability only when the disability cannot be visually confirmed or when the individual is not on record or regarded as disabled.

So, what does that mean in practice?

24 / Vendor Spotlight

documentation is missing, you should consider continuing the interactive process and requesting the information in accordance with HUD's notice.

Attempt to the best of your ability to be prompt in your receipt, analysis, and response to these requests. Requesters have a right to a prompt response. That generally is 10 days, although the courts make clear that each request is to be

treated on a case by case basis.

In the end, as in most things in life, our response options are nothing, something, or everything. Nothing, in this matter, is a denial of the request. The most apparent reason for a denial is that you've been unable to confirm disability in any of the three ways provided.

We are talking about civil rights at the root of this conversation.

When you do that

and you move the assistance animal in, please exercise great caution not to have the requester sign any documentation with the word pet in it because assistance

If the requester does not have a disability, or

animals are not pets. Please do not charge a

there is a lack of documentation for the

pet fee, a pet deposit, pet rent or refer to pet

approval, the team member should pivot the

rules. In fact, do not think of these animals as

discussion or exchange to one regarding pet

pets at all because they are not. You and your

policies. The something option is to share with teams would do well to think of them as if they the requester that you have analyzed the are a walker for a person with mobility answers (service animal) or the

challenges. Would you charge a resident to

documentation (support animal), and that you

bring her walker onto a property or in her

need to continue the interactive process. You

home? Of course not.

would do this when you believe you have person with a disability making the request.

When the request is unclear or incomplete or possibly one that you consider unreasonable

This line of questioning of standard operating procedures should provide clarity and empathy for applicants, residents, and guests.

it is an advisable approach to continue to seek In the end, this is a complex web of legislation clarity by explaining that you are not denying

and regulation. Our teams face a true

the request but are seeking more information

challenge in navigating these requests and

— and possibly even want to explore if other

often much friction with applicants and

options would meet their needs in the case of

residents.

a request that must be denied.

The complexity of this responsibility makes

Finally, the everything option is to approve the asking the question, “Are we the best people request for reasonable accommodation for the to perform this task” a reasonable one. At service or support animal.

Assistance Animals Are Not Pets

PetScreening, we process the assistance animal accommodation requests for teams that want or need the expertise.

25 / Vendor Spotlight

Victoria Cowart, CPM, NAAEI Faculty Director of Education and Outreach Education Sessions for Companies & Associations 704.951.7360

www.petscreening.com

Victoria Cowart, CPM, NAAEI Faculty, is the Director of Education and Outreach for PetScreening. Previously, she was a direct multi-family industry member with extensive experience providing management and oversight for multifamily housing communities, mobile home communities, and HOAs. She is a property management instructor and a proud graduate of the NAAEI Advanced Facilitator Training.

Victoria obtained her degree in the management of human resources and then her industry CPM designation. She has served the industry as President of both the local and state affiliates in SC as well as having served as a Regional VP for Region IV for NAA. Victoria has chaired four Committees for NAA, most recently serving as the 2021 Legislative Chair. She is passionate about legislation and education, and creating ease and understanding for industry members. Victoria is a wife, mother, and proud PetScreening pack member.

Rental Application Fraud in the Digital Age By: Paul Jenney, Compliance Officer with TenantTracks The process to apply for a rental unit

The digital pool of applicants adds more

looks much different than in years past.

people to the pile of applications we are

Rather than meeting with a landlord in

getting for every unit, but quite frankly,

person, applicants can send an

many of them are looking for a ‘mark’ that

application online without ever meeting

they can get one over on via one trick or

face-to-face.

another. Small landlords are easier to

Zoom calls are common, as are virtual showings.

deceive than major management companies due to the belief they have a less robust set of tools.

Reducing fraud should be a top-tier

One of the leading credit bureaus Trans

concern as it becomes more and more

Union (which is TenantTracks’ primary

commonplace. Every day we are hearing vendor) conducted a study in 2020 about

of more scams, from people queuing up

application fraud. They found in addition

people to be their ‘landlord’ for

to the switch from in-person applications

references, to sophisticated operations

to digital applications, the COVID-19

generating paystubs, and even tax

pandemic was another contributing factor

returns.

to the rise of fraud in the rental housing industry.

28 / Tenant Screening Tips & Tricks

They found that: •

•

The best way to catch fraud is to have

41% of respondents discovered fraud

systems in place to prevent it.

after move-in

Through the process of identity verification,

67% are concerned about the future of

you can make sure that you are speaking to

fraud growth

the person you believe that you are speaking to. Cross referencing the

Over the course of the coronavirus

pandemic, fraud has steadily increased, and 22% of applicants failed authentication or were identified as high risk. During the pandemic, fraud reached a high of 15% compared to 10.3% over the same period in 2019.

It’s important for landlords to understand

the risk factors of fraud, as it can result in several negative consequences. Some lasting impacts of fraud, as identified by Forrester (who conducted Trans Union’s study), include:

information you see can show you what lines match up and what doesn’t. Does their government-issued ID match with their other records? That can include credit information, eviction history, criminal history, and employment records.

Start with a completed rental application.

Everything should be filled out, and of course, a full release to conduct an extensive background check. If you are doing this online, have them upload a copy of their government issued ID for a first line defense. If the information on the ID and

•

Increased repetitional damage: 59%I

the application do not much, that should be

•

Increased evictions: 51%

your first red flag.

•

Internal time spent comparing

From there, you can verify everything your

applications to find discrepancies: 46%

applicant provided, and whatever is

•

Increased financial loss: 35%

•

Lighter vacancies: 32%

•

Increased bad debt: 22%

required within your rental criteria (you do have a WRITTEN criteria checklist, right?),

29 / Tenant Screening Tips & Tricks

is accurate and meets with your

With fraudsters becoming smarter,

expectations. That would include

companies are having difficulties staying

checking for omitted information,

ahead of their advanced tactics. Some

noticeable gaps in their rental or

types of fraud landlords should be aware

employment history (cue criminal

of include:

records possibility here), or references that just don’t seem to be as accurate.

Types of Fraud With increased digitization comes more types of fraud.

We have all heard of data breaches.

Fairly every week we are being notified that our own data has been

compromised and offer us credit monitoring free. You should take advantage of these offers. Forrester estimates that one recent breach alone

•

Rental application fraud: This the

practice of lying on a rental application, whether it be providing false income or uploading an altered photo.

•

Synthetic fraud: This is one of the

fastest-growing types of fraud. It’s where an applicant creates a fake identity using real and false information. For example, a fraudster may create a fake Social Security number and pair it with a real address to create a fake identity to gain access to a rental property.

caused an increase 5% to 10% in identity theft-related fraud in the U.S.

30 / Tenant Screening Tips & Tricks

•

First-party fraud: This type of fraud extremely good at returning complete

is performed by the individual, which is

and accurate information even when

typically the tenant, where they use

identities are manipulated. It’s central

fake or altered information, such as pay to their business and there are stubs and previous addresses, to

extraordinary business and regulatory

qualify for a rental property.

pressures on them to do this well.

•

Third-party fraud: This is when an

individual uses another person’s identity or information to qualify for a rental property, such as misrepresenting who they are with someone else’s Social Security

They must have sophisticated tools for finding addresses, social security number fraud, address matches and mismatches, soundex and nickname logic, and a host of other tools to correlate the data supplied vs the

number, name, and date of birth.

output data that paints a complete

Much of this can be mitigated with

adequate screening both on the due-

picture of the applicant and that it is actually the individual applying.

diligence phase of calling landlords and employers, verifying documentation, and during the tenant screening report.

You must learn how to QUALIFY the

The more homework you do at the outset to prevent fraud, the better the outcome for your bottom line.

reference as a reliable historian (this skill is a must have) to weed out those

feeding you false information. You also need to be able to identify if a government issued ID is falsified.

Bartenders been doing this for years, so it’s a skill that can be acquired.

Consumer reporting agencies are

31 / Tenant Screening Tips & Tricks

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.

October 2023 Sun

Mon

Tue

Wed

Thu

Fri

Sat

1

2

3

4

5

6

7

8

9

10

11

12

13

14

15

16

17

18

19

20

21

CTREIA

CTREIA

23

24

25

27

28

CTPOA Tri-County

GHAR

22

29

30

31

CTPOA

26

Events & Meetings & Networking

Connecticut Real Estate Investors Association (CTREIA)

Connecticut Real Estate Investors Association (CTREIA)

Connecticu Property Own Alliance (CTPOA)

Next Meeting: Oct. 16th

Next Meeting: Oct. 17th

Next Meeting: Oct 19

Time: 5:45 PM - 9:00 PM

Time: 6:00 PM - 8:00 PM

Time: 6:00 PM

Where: Sheraton Rocky Hill Where: CTREIA 100 Capital Blvd 415 Silas Dean Hwy, 304A Rocky Hill, CT 06067 Wethersfield, CT 06109

Where: Hub and Spok 3001 Fairfield Ave Bridgeport, CT 06605

Contact: (860) 265-4414

Contact: (860) 265-4414

Contact: (800) 369-61

About: Dive into the inspiring journey of Stephanie Cabral, who successfully made the jump from W2 to full-time landlord by scaling a rental portfolio to 19 units and and achieving financial, time, and geographic freedom while self-managing her portfolio.

About: Whether you're About: Post Pandemi interested in real estate as a World side hustle or you are wanting to finally leave • The New Eviction Prevention Program the corporate rat race, CTREIA’s proven Coaching • Impact of the Right Program will Counsel Program give you the knowledge and tools to become a real • Covid requirements estate investor. in force regarding s

Register here!

Register here!

papers & more!

Register here!

ut ners

Connecticut Property Owners Alliance (CTPOA)

Greater Hartford Association of Realtors (GHAR)

Next Meeting: Oct. 19th

Next Meeting: Oct. 24th

Next Meeting: Oct. 25th

Time: 4:00 PM - 7:00 PM

Time: 6:00 PM - 8:00 PM

Time: 12:00 - 2:30 PM

ke

Where: BLDG 4 642 Hilliard Street Manchester, CT 06040

Where: Taino Smokehouse Where: Mill on the River 1388 E Main Street 989 Ellington Road Meriden, CT 06450 South Windsor, CT 06074

153

Contact: (860) 646-2450

Contact: (800) 369-6153

9th

Tri-County Alliance of Realtors (NA)

ic

About: Grow your Real Estate About: We’ll reconnect, Business with our network of network, discuss current experienced Affiiate Members. events and enjoy a great Lenders, inspection companies, meal. m junk removal, legal, CPA – and Please be prepared to so many more. There will be t To games, prizes, a BINGO game order and pay for your own food and drinks. to win FREE local dues for s still 2024, and great food!

This event is FREE to serving attend but we encourage Register here! you to RSVP here so we can get an accurate headcount.

Register here!

Contact: (860) 561-1800 About: Enjoy lunch at The Mill on the River as Michelle Dumas Keuler Managing Director of Housing/Training for the Commission on Human Rights and Opportunities, discusses Victims of Domestic Violence as a Protected Class in CT as it relates to Fair Housing.

Register here!

Name

Contact

Service

BestWay Mortgage, Brandon Parenti

Phone: (203) 441-4059

Mortgages & Loans

Website: Click here!

(Professional Services)

Pro Property Management

Phone: (203) 909-6333

Property Management Services

Website: Click here!

(Professional Services) The Law Office of Yona Gregory

Phone: (860) 443-9662

Attorney / Evictions

Website: Click here!

(Professional Services)

The Brodrick Law Firm

Phone: (203) 758-8822

Attorney / R.E. Closings

Website: Click here!

(Professional Services)

Phone: (888) 610-4710

Tenant Screening

Website: Click here!

(Professional Services)

Tammy Enquist Canfield: Comparion Insurance Agency

Phone: (203) 695-3893

Insurance

Website: Click here!

(Professional Services)

ServiceMaster Restore

by Recovery Solution

Phone: (860) 735-4704

Restoration

Website: Click here!

(Maintenance & Tradesmen)

Eversource Energy

Phone: (800) 592-2000 Website: Click here!

Energy Efficiency Provider (Suppliers & Wholesalers)

Phone: (720) 706-8902

Rental Insurance

Website: Click here!

(Professional Services)

TenantTracks

The Guarantors

Premier Real Estate Investment Group

Phone: (860) 335-0681

Cesar L. Sousa, Real Estate Attorney

Phone: (203) 583-8299

Real Estate Multi-Family

(Professional Services)

Website: Click here!

Attorney / Personal Injury (Professional Services)

PosiGen

Phone: (866) 767-4436 Website: Click here!

Solar Panels/Green Energy (Maintenance & Tradesmen)

Pet Screening

Website: Click here!

Tenant Screening (Professional Services)

Nick Minicucci: New England Residential Finance, LLC

Phone: (203) 509-2717

Mortgages & Loans

Website: Click here!

(Professional Services)

Landlord Collection Agency

Phone: (800) 369-6153

Collection Agency

Website: Click here!

(Professional Services)

Junk Bear

Phone: (860) 378-2801

Rubbish & Hauling

Website: Click here!

(Maintenance & Tradesmen)

First World Mortgage: Jesus A. Carrero

Phone: (203) 715-0961

Mortgages & Loans

Website: Click here!

(Professional Services)

The Miranda Team Home Inspections

Phone: (203) 490-7855

Home Inspections

Website: Click here!

(Professional Services)

Name

Contact

Service

Marion Szarzynski, HomeBridge Mortgage Loan Originator

Phone: (203) 768-5098

Mortgages & Loans

Website: Click here!

(Professional Services)

Brenda Tate, Photographer

Phone: (860) 631-7622

Real Estate Photography

Website: Click here!

(Professional Services)

Jeff Zappone, Loan Officer at CrossCountry Mortgage

Phone: (203) 592-3602

Mortgages & Loans

Website: Click here!

(Professional Services)

Dawn Cabral, Broker/ Owner, GRI, SRES at West View Properties LLC

Phone: (203) 228-7564

Real Estate Residential

Website: Click here!

(Professional Services)

Dana M Guiliano

Phone: (203) 419-5857

Attorney / Evictions

(Professional Services)

Venoal M. Fountain, Jr., Partner at Hirsch, Levy & Fountain, LLC

Phone: (203) 336-3144

Attorney / Evictions

Website: Click here!

(Professional Services)

Attorney Emanuele A. Mangiafico

Phone: (860) 827-8064

Attorney / R.E. Closings

Website: Click here!

(Professional Services)

Reckmeyer & Reckmeyer, Law

Phone: (860) 333-5677

Attorney / Evictions

Website: Click here!

(Professional Services)

Ranciato Public Adjusters Group, LLC

Phone: (888) 298-9014

Public Adjuster

Website: Click here!

(Professional Services)

About the CTPOA Vendor Program Let the Connecticut Property Owners Alliance help promote your business to the Real Estate and Property Owner community through our Vendor Affiliate Member Program!

Your company will be listed in our priority vendor database for all CTPOA members. Our events will allow you to display your promotional materials on our vendor tables, interaction with prospective customers and grow your presence on social media. CTPOA makes it easy for you to gain more customers without spending valuable time searching for them.

Providing a Wide Range of Benefits

To sign up to be a CTPOA Vendor, click here!

P. (800)369-6153

F. (888)900-9773

E. info@ctpoa.com

www.ctpoa.com

CT Real Estate Today allows you to hit your target audience for all things real estate.

Contact us at info@ctpoa.com

ADVERTISE WITH US!

Becom

V

The Conne composed o REALTORS improve the bu

Follo

me a CTPOA Member!

Visit: https://ctpoa.com/

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

•

Informing you of law changes impacting your business

•

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