GOLFClassic
SEPT/OCT 2011
ANNUAL Meet the Candidates September 15
Fair Housing September 29
Maintenance Mania October 12
Hedingham Golf Club
Evictions Aren’t Simple or Easy.
That’s Why We Do Them. It’s a brave new world out there. North Carolina’s aggressive debt collection laws, which recently spawned a class action, can catch landlords and property managers off-guard. The lesson: lawsuits aren’t really simple or risk-free. Fill-in-the-blank evictions are no exception. Mistakes can cost you. In this brave new world, you need a friend. An ally. Someone to watch your back.
That’s what we do. • Our attorneys take the time to get to know your eviction case before it is ever filed. • Your leases and supporting documents are carefully reviewed before we draft your eviction so we can identify potential issues with your case and advise you about them. • Before, during, and after your eviction case, we’re there to provide you individual attention and answer the what-if’s, the how-to’s, and to fight for you every step of the way. Isn’t that why you hire an attorney in the first place? • We also file your evictions on your schedule. Our evictions are drafted and filed on a rolling, work-as-we-go basis, with no cut off dates. • The best part: We provide this level of individual service to you at reasonable flat rates. Try filing evictions our way. Call Will Brownlee (919-863-6151 direct) or any of our attorneys to find out how our firm can help you with your evictions in the future. We will be honored to serve you.
Brownlee Law Firm, pllc Raleigh:
Serving North Carolina Landlords
4020 WestChase Boulevard, Suite 530 Raleigh, NC 27607 Telephone: (919) 863-4305 Facsimile: (919) 863-4315
www.blfnc.com
Charlotte:
6135 Park South Drive, Suite 510 Charlotte, NC 28210 Telephone: (704) 247-4998 Facsimile: (888) 267-7689
Triangle Apartment Association OFFICERS Ken Sherman President Camden Properties Morrisville
Paul Yount, CAS, CAM Secretary For Rent Media Solutions Raleigh
Latoya T. Patterson, CAPS, CAM, HCCP Vice President Gingko Residential Durham
Frederick F. Dean, Jr. CPM, CGP Immediate Past President NRP Management Group Raleigh
Triangle Apartment Association 3739 National Drive, Suite 202 Raleigh, NC 27612 919.782.1165 • 919.782.1169 FAX www.triangleaptassn.org As of October 1, 2011, our new address: 7920 ACC Blvd, Suite 220 Raleigh, NC 27617
TAA Office Hours Monday through Friday, 8:30am-5:00pm.
Cliff Webster, Jr. Treasurer Kettler Management Raleigh
Affiliated with:
DIRECTORS Will Brownlee Brownlee Law Firm, PLLC Director 2011 Raleigh
Walter V. Morgan HD Supply Director 2011/2012 Morrisville
Vicki Franciosi Trademark Residential Director 2011/2012 Raleigh
Amanda Nicklow, CAM Fairfield Residential Director 2011/2012 Raleigh
LouAnn C. Frye, CAM Hawthorne Residential Partners Director 2011 Durham
Barbara O’Steen Kettler Management Director 2011/2012 Durham
Katie Kosnar Colonial Properties Trust Director 2011/2012 Raleigh
Laura Waddell, CAPS Davis Development Director 2011 Durham
Leslie Mathis, CAPS, CAM Mid America Apartment Communities (MAAC) Director 2011 Raleigh
Danny Young Prosource Fitness Equipment Director 2011/2012 Raleigh
Bob Metzger, CAM Crosland Director 2011/2012 Cary
TAA STAFF MEMBERS Josie H. Eatmon Executive Director jeatmon@triangleaptassn.org
Valli Gibson Members Services Coordinator vgibson@triangleaptassn.org
Suzanne Pratt Education Director spratt@triangleaptassn.org
Ellen Gioielli Staff Accountant egioielli@triangleaptassn.org
CherylAnn Houseman Government Affairs Director chouseman@triangleaptassn.org
Apartment Association of NC
6060 Piedmont Row Drive South, Suite 575 Charlotte, NC 28287 704.334.9511 • 704.333.4221 FAX www.aanconline.org
National Apartment Association 4300 Wilson Boulevard, Suite 400 Arlington, VA 22203 703.518.6141 • 703.248.9440 FAX www.naahq.org
TAA Mission Statement The Triangle Apartment Association is committed to serving the rental housing industry by providing education for professional development, protecting the interests of rental housing providers through legislative advocacy, fostering business partnerships, and participating in the betterment of the Triangle and surrounding communities.
This issue of the Apartmentor is designed and published by Moonstone Studio, LLC, proud members of the Triangle Apartment Association. September/October | the ApartMentor | 3
President’s Pen
We asked, you answered and we are listening. I wrote about the pending membership survey in the May/June ApartMentor. The results are in and though there were no earth-shaking revelations, I believe we now have a clear idea of what is important to the membership. We received an excellent cross section of member responses which were representative of the overall member mix. They were significant enough in number to offer real perspective. Forty percent of responses came from our member communities. Twenty eight percent came from management companies, and 27 percent from associate members. IROs represented six percent of member respondents. Each of the groups answered questions that were universal as well as questions that were specific to their businesses. In addition, each person completing the survey was able to comment on the topics in their own words. These individual comments provide the detail needed to allow us to drill down on programs and educational curriculum that meet specific member needs. Fifty eight percent of respondents have been members for more than five years. Fourteen percent have been members for less than one year and the balance falls in the middle. Fifty three percent believe there is good value in membership and 67 percent would absolutely renew their membership if it were up today. The group was split on AptXchange, with 38 percent using the product in some form and 40 percent not using it at all. Twenty eight percent had never heard of it. The trade show holds the greatest event popularity, with an 83 percent approval. All other functions fell into the 20 to 30 percentiles, individually.
4 | the ApartMentor | September/October
Members overwhelmingly believe the TAA’s industry focus is on target and feel they receive value as members. The areas most valued are industry updates and information, education and training. Political advocacy and legislative updates were also at the top of the list. Sixty two percent feel the website is very important and 70 percent visit it monthly. The event calendar, job postings and membership directory are the most visited areas of the site. The ApartMentor has value to 86 percent of TAA’s members. It is clear that you like to have a hard copy that you can easily revisit throughout the month. Will Brownlee’s “Landlord Lawyer” article is by far the publications’ most read section; 57 percent agreed. Event offerings, news updates, educational offerings and legislative update track closely after. Unfortunately, only 16 percent of you enjoy the “President’s Pen.” You may have to search the back pages of the next ApartMentor to find my article. I would like to extend my thanks to the 16 percent of you that read this and my sincere thanks to all of you that took the time to let us know what you think. I think we have a much better idea where we need to go and grow.
Ken Sherman Camden Properties 2011 TAA President
Triangle Apartment Association
4th Annual Maintenance Mania
COMPETITOR/SPECTATOR REGISTRATION–Deadline to register: October 4, 2011
e 1st Priz
$250
2nd Prize
3 rd Prize
$150
Additional cash & prizes to be awarded for competitor raffle and fastest race car!
$50
o Food Sponsor: $550
Does your Property have the fastest technicians around? Here’s your chance to prove it.
• Listed as a Food Sponsor on all communications that go to
the membership for this event
Come show your support for your maintenance techs and cheer them on to win cash, prizes and a chance to win a trip to the national championship in Las Vegas. Maintenance Mania® is a national competition where maintenance technicians compete against each other in skill-based games built around common maintenance activities. The competition includes a pinewood derby style car race where the cars are made out of maintenance supplies.
Wednesday, October 12, 2011
• Listed on the TAA website as a Food Sponsor • 1 ticket for company representatives to attend the event • Company name on banner located at the food tables • Company able to set up a small table near the food area
to display company information • Company name on the back of the t-shirts given to all
the contestants
o Event Station Sponsor: $350
Heaven and Earth Landscaping 6331 Westgate Road, Raleigh NC 27617 5:00 - 8:30 PM
• Listed as a Station Sponsor on all communications that go
Cost: Competitors & Spectators/$15, Non-sponsoring vendors/$40
• Volunteer required to work station for the entire event. • Company name on sign at designated game/station location • Small Table available next to event station for your
8 challenges to prove their skill: Fluidmaster Dual Flush Retrofit GE Appliance Repair Kidde Fire & Carbon Monoxide Safety Installation Kwikset Key Control Deadbolt Test Motorola & Niagara Conservation Race Car Competition* Pfister Faucet Repair Philips Advance Lamp & Ballast Retrofit Seasons Ceiling Fan Installation *All they need to do to compete is build a race car from maintenance products ahead of the event
to the membership for this event • Listed on the TAA website as a Station Sponsor • 1 ticket for company representative to attend the event
as Station Volunteer .
promotional items
o Prize Sponsor: $250
• Listed as a Prize Sponsor on all communications that go
to the membership for this event • Listed on the TAA website as a Prize Sponsor • Company name on single sign at designated prize
table location Sponsorship Deadline: 9-23-11 Cancellations must be in writing. Cancellations received by 09/30/11 will receive a full refund. Cancellations received after 09/30/11 will not be entitled to any refund.
Maintenance Mania Sponsor and Registration Form Please list attendees and indicate either: Competitor (C), Owner/operator (OO), Non-sponsoring vendor (NSV), Guest (G) Company: ______________________________________________________________________________________________ Contact Name: ___________________________________________________________________________________________ Address:________________________________________________________________________________________________ City:______________________________________________________ State:____________________Zip:___________________ Tel: ________________________________________ Email: ______________________________________________________
o Payment is enclosed! o Please invoice (members only) Fax to: (919) 782-1169 Refer to website for cancellation policy
o To pay by credit card, call 919.782.1165, ext. 9 or register online at www.triangleaptassn.org
We’ve got you covered! • Carpet • Vinyl • Tile • Repairs • Re-Stretches • Subfloor Repairs • Floor Seals
Kindberg Contract Services, Inc. Floor Covering Sales and Installation
Specializing in the replacement needs of apartment communities throughout the triangle. • Scheduling to meet your turn schedule • Quality products and installation • Next day and same day service available • Emergency service available
Call today for a FREE estimate! 919-469-1536 Kindberg Contract Services is a proud member of 919-469-1536 • fax 919-468-5079 • 1301 Copeland Oak Dr. • Morrisville, NC
Breakfast Meeting: September 20, 2011 McKimmon Center, 1101 Gorman Street, Raleigh 8-10:30 a.m. One (1) CAPS, CAM CAS, NALP, CAMT Continuing Education credits $35 Members/$45 Non-Members Register to attend by Sept. 13, 2011 at www.triangleaptassn.org or complete form below. Breakfast Menu: Scrambled Eggs, Biscuits with Assorted Jams & Butter, Buttered Grits, Bacon, Freshly brewed Port City Java® coffee, tea and assorted fruit juices.
Ego Boosters vs. Ego Busters: Motivating Others Through Words and Actions Communications is the single most important skill in developing positive relationships. In this presentation, participants will be encouraged to examine their own behavior and recognize the impact their behavior has on others, by showing participants how positive actions beget positive results; and how small changes in verbal and non-verbal behavior can have a big impact on increasing the productivity and performance of an organization.
Participants ROI: • 50 ways to say “good for you” • 50 phrases that kill a good idea • Dealing with the difficult employee • Assertive vs. aggressive behavior • Using techniques for gaining support and cooperation
• Opening lines of communication through effective listening • Fostering the development of a team player
About the Speaker: Susanne Gaddis, PhD, CSP, known as The Communications Doctor® recognizes there is an epidemic of unhealthy interactions in today’s society. The good news is—she shares prescriptions—easy and engaging tips and techniques that help foster a climate for positive, diplomatic and motivational communications. As a communications professor, author and member of the National Speaker’s Association, Susanne Gaddis, PhD, has taught the art of successful communication since 1989. A recognized interpersonal communications expert, Susanne has appeared on nationally syndicated radio, TV and video programming and has authored articles.
REGISTRATION: September Breakfast Meeting
Signify beside the name if any of the following apply: First time attendees (FT), New Members (NM) Name(s) of Attendees: (Please print legibly)
1._______________________________________ 3.________________________________________________ 2._______________________________________ 4.________________________________________________ Property/Company Name:__________________________________________________________________________________________ Contact Name:_________________________________________________________________________________________________ Address:_ _________________________________________________City/State/Zip:_ ________________________________________ Tel:_________________________ Fax: _ _______________________Email:_________________________________________________ Billing Party: (if different from above)_________________________________________________________________________________ Billing Party Address: (if different from above) _ ___________________________________________________________________
Payment Options: o Please invoice me (due by 9/13/2011) o Payment Enclosed *To make a secured online payment using a credit card, please visit the TAA Website at www.triangleaptassn.org or if you wish to pay with a credit card over the phone, please contact the TAA office at 919-782-1165 ext. 9. **Reservations and Cancellations are due by 5 p.m. on Sept. 13, 2011. Reservations and Cancellations made after the deadline will be charged a $5.00 late fee. Please contact the TAA office regarding substitutions.
Sponsored by our 2011 Visionary Sponsors:
Government Affairs | National NEWS Senate Committee Advances Building Energy Efficiency Measure
On July 14, a Senate committee approved an energy efficiency bill (S. 1000) with several provisions of interest to apartment firms. Thanks to strong advocacy by NMHC/NAA and other real estate associations, the measure encourages improvements in building energy performance through provisions such as a loan guarantee program to assist property owners in financing energy efficiency upgrades in existing buildings. Significantly, the authors of the bill, Senators Jeanne Shaheen (D-NH) and Rob Portman (R-OH), substantially modified language regarding building energy code metrics that passed the House in 2009, which was strongly opposed by NMHC/ NAA and other real estate trade associations, although the revised provisions remain problematic. Prior legislative efforts would have required the Department of Energy (DOE) to adopt arbitrary code efficiency levels that were up to 50 percent more stringent than current code levels. S. 1000 instead requires DOE to establish building efficiency targets and to develop building codes accordingly. While NMHC/NAA believe that this language provides flexibility in establishing target performance levels, we remain concerned that an expanded role for the federal government in the building code arena will undermine the existing code development process and state-level code enforcement. Importantly, the bill specifically requires DOE to consider the cost effectiveness of new efficiency mandates. Language was also removed that would have established a “zero-net energy” building performance goal by 2030. It is unclear whether the measure can move through the Senate and House given competing priorities and budget concerns. Source: nmhc.org Payback Time
These two federal tax programs can provide quick green ROI. Like most green efforts, finding incentives for sustainable building and operating can involve navigating a plethora of utility company rebates and state regulatory agencies. But just as changing your incandescent bulbs out for CFLs can provide immediate ROI; two federal programs can bring immediate gratification to the apartment operator looking for some quick green payback. 45L tax credits: Under Internal Revenue Code Section 45L, apartment operators may be eligible for a $2,000 federal tax credit for each energy-efficient dwelling unit constructed in the past three years. “To better illustrate the tax
savings, a 50-unit apartment complex would be eligible for up to $100,000 in tax credits,” says Dori Eden, director of business development for Pasadena, Calif.–based tax consultancy and cost recovery firm KBKG. The process for obtaining the credits requires a detailed energy analysis that must be certified by a qualified third party, one reason why the credits are often left unclaimed. “In order to qualify, a dwelling unit must provide a level of heating and cooling energy consumption that is significantly less than certain 2004 energy standards,” Eden says. “Given that current energy codes have evolved tremendously over the past five years, many developers are already building to specifications that qualify them for the credit, plus there is an opportunity to retroactively claim any missed tax credits, if you amend your return before the three-year federal statute of limitations.” 179D energy tax benefits: For mid-rise and high-rise properties, the 179D energy tax benefits allow up to a $1.80 per square foot deduction for the design of energy-efficient buildings, including retrofits. “Most property owners who invest in green technology are able to capitalize on this deduction,” Eden says, “but there is a surprisingly low level of awareness regarding these green building tax benefits.” According to Eden, lobbyists from the National Association of Real Estate Investment Trusts (NAREIT) and other groups are in talks with the Treasury Department to change 179D language and turn the deduction into a tax credit, better allowing them to take advantage of the incentive. Source: multifamilyexecutive.com
Study Cites High Cost of State, Local Immigration Laws
A progressive think tank released a study on July 5 detailing what it says are the high costs of defending legal challenges to certain state and local immigration laws. The Center for American Progress (CAP) conducted its own research for the study, which focuses on “Arizonastyle” immigration legislation. Arizona’s April 2010 adoption of the highly controversial SB 1070 – which, among other things, sought to require law enforcement officials to verify the immigration status of lawbreakers and suspected lawbreakers – triggered a national debate concerning states’ ability to regulate illegal immigration. According to CAP, the cost of legally defending Arizona-style immigration bills has led some states to reconsider the passage of similar measures. In Kentucky, for example, a fiscalimpact analysis by the state Senate found that
the passage of legislation similar to Arizona’s SB 1070 would cost the state $40 million annually in legal fees and other associated expenditures. CAP also cites a Bloomberg study from last January that found small businesses would be saddled with an additional $2.6 billion in annual expenses if employers nationwide were required to use the federal E-Verify screening system. Though the U.S. Supreme Court has yet to rule on Arizona’s SB 1070, the state has so far spent $1.9 million defending the measure in lower courts. Likewise, Hazelton, Penn., has spent $2.8 million defending a law that aims to punish landlords that rent to illegal immigrants and businesses that hire them. These exorbitant costs coupled with the bleak budget picture in most states illuminate the need for state and local governments to carefully examine how they choose to address illegal immigration. (Center for American Progress)
Apartment Sector Riding High
The nation’s apartment sector recorded revenue growth of 2.4 percent in the second quarter, with effective rents rising 1.7 percent and occupancy climbing to 94.2 percent. The positive numbers surfaced this past week when the Commercial Real Estate Show interviewed a number of multifamily housing experts, including MPF Research Inc. Vice President Greg Willett. He stated, “Pricing can go to new highs as long as the occupancy is there to support the increases. At this point, it is starting to look like that is the case.” New residents from the 20- to 34-year-old demographic and fewer exits to single-family housing continue to drive demand for rental units. Looking at the supply side, what few construction projects there are in the pipeline are not likely to hit until the fourth quarter of next year or early 2013. National Apartment Association (NAA) President Doug Culkin remarked, “Because of lack of availability, vacancies continue to shrink, so our members are having a great market.” Other guests during the segment ranged from Ernie Eden, senior vice president of the Apartment Group at Bull Realty, to Jerry Wilkinson, 2011 chairman-elect of the NAA. Digested From “Commercial Real Estate Show: Multifamily Market Riding High” Citybizlist Baltimore Join us at our next GAC meeting; we meet the second Tuesday of every month at 9 a.m. in the TAA Education Center. If you have any legislative concerns and/or questions please feel free to contact Cheryl Houseman, TAA Government Affairs Director at chouseman@triangleaptassn. org or (919)782-1165 ext. 4.
Government Affairs | LOCAL NEWS Ordinance Alert: Town of Cary Proposes Multifamily Impact Fee
Tentative schedule for enactment, consider attending these meetings.
In December of 2010, the Cary Town Council was given a presentation on impact fees. The purpose of the presentation was to discuss issues related to implementing the Town’s authority, provided by the General Assembly in 2007, to include multifamily developments (apartments and condominiums) as part of the Town’s land dedication ordinance. Council’s specific direction was to extend the process to include multifamily units based on appraised value with the acres per unit to be determined. Based on this proposal, this would add thousands of dollars per unit on all new multifamily developments. As vacancy rates continue to decline, multi family developers are actively searching for land suitable for new projects. Lenders are more willing this year to fund good projects in good locations, further motivating efforts to begin construction. The financial model for proposed projects must take into account the latest information concerning applicable fees, including permits and impact fees. Impact fees are the one-time charge for all new development intended to at least partially offset the cost of new governmental services for the project such as parks and infrastructure. TAA has been in contact with Cary and we will continue to voice the industry’s concerns with the proposal. Please help us by emailing the Town of Cary Council Members at council@townofcary.org and ask them not to support these new substantial fees as a back-door moratorium on multifamily industry!
Aug 8_________ Public Informational Meeting Herb Young Community Center – 6-8 pm Sept 13 _____________ Council Work session Oct 13______________Council Public Hearing Nov 14 __________P&Z Board – Work session Nov 21_ ____________ P&Z Board – Meeting Dec 15_ ________________ Council Decision
Wake County Commissioners Eliminate Open Space Impact Fee
The Wake County Board of Commissioners voted to eliminate a statute that required residential builders to allocate acres of open space or contribute to a fund to pay for it elsewhere. Under the ordinance created in 2002, builders were required to pay a fraction of the tax value per acre on a given lot or allocate land for open green space, or sometimes both. Developers will no longer have to do either. They will not have to directly contribute to the cost of open space preservation when building in a new area, lowering their upfront costs. Known as the Recreational Land Dedication Ordinance, the measure has resulted in a fund of $1.7 million intended for the purchase of recreational space within three miles of new development. But the geographic limitations of the ordinance have made it increasingly difficult for planners to find suitable land for open space. For instance, it may be impossible to find—or at least extremely expensive to
buy—open space near a new development in a densely developed part of the county. To date, $42,633 of the open-space fund has been spent. Through the land-allocation alternative, 154 acres across nine subdivisions have been designated as open space. “The county has more strategic methods to preserve open space and require parkland - methods more effective than this impact fee,” said Tim Maloney of the Wake County Division of Community Services. Under the Open Space Program - which allows the county to buy open space by selling bonds - the county has raised $91 million, allowing them to protect 4,600 acres of land during the past 10 years. The $1.7 million balance will be retained by the county and used for its intended purpose to purchase park land and protect open space.
Upcoming Municipal Election— Your Vote Matters
Beginning in August the TAA Government Affairs Committee has held candidate interviews, sent out candidate questionnaires and studied incumbent’s multifamily rental housing voting records to determine 2011 Municipal Election endorsements. All endorsed candidates will be asked to attend our Pro-Apartment Municipal CandidatesReception on October 6. TAA will also provide endorsement information on all of our social media outlets in hopes that you not only go out and vote for our apartment friends but you also share this information with your residents. Stay tuned for endorsement announcements!
Snapshot of Triangle Multifamily Impact Fees Municipality Open Space/Recreation City of Durham $513/ per unit City of Raleigh 4 different zones, Average amount $820.50 fixed per unit Apex $1731.00/ fixed per unit
Other impact fees that are associated with infrastructure/facilities 6 different zones, Average amount $387.66 $1022/per unit $200/per unit
Holly Springs Based on density of development $754/ fixed $1500/per unit per unit based on 12 units per acre Morrisville Payment-in-lieu of land dedication: 1/35th of an acre $375 per lot for infrastructure (pre-development cost ) times the number of dwelling units fees includes one inspection. Cary Proposed: Payment-in-lieu of land dedication: 2 zones; $439-central, 1/45th of an acre per unit or based on appraised $762-base/per unit value of land can= Thousands per unit! *This is a small sample of multifamily development fees; the GAC is working on a comprehensive list.
Government Affairs | INDUSTRY Resources Bed Bug Resources How to Hire a Pest Control Operator for Bed Bugs Call several companies. Introduce yourself and explain your interest in safer, more effective bed bug control through Integrated Pest Management. It is important to shop around—not all pest control companies are the same; make sure you spend the time to find the right company. Don’t just go with the lowest bid— make sure you hire a company that will really treat the problem. This may not mean the company that is the cheapest, but it will save you time, and even money, to treat it properly the first time.
When you call ask the following questions: 1) Do they offer an Integrated Pest Management (IPM) option? IPM should include the following services: • Inspection • Monitoring • Guidance on policies and activities you should put in place to prevent bed bugs from becoming a problem • Recommendations for preventing bed bug problems from spreading • Treatment strategies that go beyond pesticide treatment such as heat treat ments, steam cleaning, etc. • The use of least-toxic pesticides approved for bed bugs 2) Do they offer a building assessment? The assessment will help determine where and when you got the bed bugs to avoid future infestation.
3) Do they provide a pre-treatment checklist? It is essential that certain steps be taken before treatment for it to be effective, such as reducing clutter, cleaning, and washing linens and other items. If they do not provide pre-treatment preparation instructions, look elsewhere. 4) Do they perform a pre-treatment inspection? To treat for bed bugs, the technician must know where they are located. An initial in-
10 | the ApartMentor | September/October
spection by a trained technician will identify areas to treat.
5) Do they offer steam cleaning or other types of heat treatments? Applying heat is one of the best ways to kill bed bugs. Steam cleaning is a safe, environmentally friendly way to kill bed bugs and their eggs. Steaming correctly can make using pesticide sprays unnecessary. 6) Do they recommend mattress covers? Encasing mattresses in a zippered cover after treatment can help prevent future infestation. A pest control company that focuses on IPM should recommend using a mattress cover.
7) Do they only use pesticides recommended for bed bugs? Pesticides are designed to be used for specific pests and by a specific method. For example, some pesticides are illegal for use on mattresses. Ask for the names and labels of pesticides to insure proper use. 8) Do they provide service reports of work performed and written recom mendations of further actions to take to maintain a bed-bug-free facility? Service reports and IPM recommendations will help you prevent bed bug problems in the future.
9) Do they provide references? A reputable bed bug treatment company will give you references of previously treated facilities. Get those numbers and make sure to call.
Canine Scent Detection: Pros and Cons Canine scent detectors are another tool for dealing with bed bugs. Dogs are trained to react to the scent of bed bugs and can be useful for low-level, hard-to-find infestations. It is best to use canine detection with a licensed pest control operator. Be sure to check references and request certification credentials and a demonstration. Keep in mind: There are no state or federal licensing requirements for dogs, but in Illinois, trainers should have their structural pest control license.The quality of the dog
depends on the quality of the training. Ask how the dog is trained and how often. Dogs should be able to identify live and dead bed bugs. Source: Safer Pest Control Project
Water Rates Continue to Soar Effective July 1, 2011 many municipalities throughout the Triangle increased water rates, in some cases rates increased as much as 30 percent. Here are some practical tips to share with your residents about reducing their water bills by taking steps to conserve water.
Here are some ways to conserve water: • Turning off water while brushing your teeth saves 25 gallons/month. • Turning off water while shaving saves up 300 gallons/month. • Turning off water while washing your hair saves up to 150 gallons/month. • Shortening your shower by a minute or two saves up to 150 gallons/month. • Soak pots and pans instead of letting water run while you scrape them clean. • Running your clothes washer and dishwasher only when full saves up to 1,000 gallons/month. • Teach your children to turn off faucet tightly ater each use.
Government Affairs |EVENTS & PAC UPDATES MARK YOUR CALENDARS! le–Area
The 1st Annual Triang
” Mixer
“Meet Your Candidate
ber 15, 2011 Join us on Thursday, Septem y from 5-7 p.m. at One Eleven Place in Car ociation, Triangle Community The Triangle Apartment Ass mercial Association of Coalition and the Triangle Com give one of a kind event that will ® REALTORS are hosting this gle with local candidates from you the opportunity to min the Triangle running in the towns and cities throughout rd elections! fall municipal and school boa and CRC, White Sponsor: IREM Big thanks to Red Sponsor: ting. was updated at time of prin Blue Sponsor: Greystar, list
The Triangle Apartment Association Political Action Committee (TAA-PAC) Invites you to attend a reception honoring: Pro-Apartment Municipal Election Cand idates Hosted by Kellie Falk-Tillett
Kellie’s Home 618 N. Boylan Ave #924, Raleigh Thursday, October 6, 5-7 p.m. Suggested minimum contribution $100. Accepted forms of payment: Personal checks made payable to TAA-PAC or Personal credit card contribution can secu rely be made online at www.triangleaptassn.org. Corporate contributions are prohibited by law! RSVP by Sept. 29 to chouseman@triangl eaptassn.org or (919) 782-1165 ext. 4.
but you must register The event is free to attend, aptassn.org in advance at www.triangle
TAA-PAC salutes all TAA Members that have made a 2011 contribution to the TAA-PAC! Your contribution will help TAA support political candidates who support the multifamily rental housing industry! With your support TAA will continue to build and develop relationships with elected officials to advance TAA’s political initiatives! Special Recognition for their strong commitment to the TAA-PAC: President Club Level $500 + Your Name Here! Capitol Club Level $250-$499.00 Cliff Webster, Jr. Leadership Level $99.00-$249.00: Vicki Franciosi Bob Metzger Katie Kosnar Brenda Brantley Advocate Level $50.00- $98.99: Erin Wheelock Barb O’Steen Norm Praet Leslie Mathis Will Brownlee Paul Yount Terry Ragland
Membership Level $25.00- $49.99: Ken Sherman Danny Young Walt Morgan Fred Dean Amanda Nicklow LouAnn Frye Latoya Patterson TAA-PAC is excited to announce that all 2011 TAA Board of Directors have made a TAA-PAC Contribution! Political decisions have a direct impact on everyone associated with the apartment industry! Property Owners You feel the brunt of the impact- it is your bottomline and investments that are affected! Employees Your income, and even your job, could be at stake! Associate Partners If your customers are not healthy or profitable, your sales will be less!
Make your contribution today by clicking triangleaptassn.org or mail your personal check to: TAA-PAC-3739 National Drive Suite 202-Raleigh, NC 27612 *Updated at time of printing TCORA- 527 Fund Contributions Full House Marketing $200.00 *527 organization or 527 group is a type of American tax-exempt organization named after a section of the United States tax code, 26 U.S.C. § 527. A 527 group is created primarily to influence the nomination, election, appointment or defeat of candidates for public office. The 527 Fund can accept corporate contributions, please consider making a contribution!
All proceeds will benefit TAA-PAC. Paid for and authorized by the TAA-PAC. TAA-PAC contributions are not tax deductible as charitable contributions for federal income purposes. State law requires political committees to report the name, mailing address, occupation and name of employer for each individual whose contribution aggregate is in excess of $50 in a calendar year. All contributions to TAA-PAC are voluntary. You may refuse to contribute without reprisal.
September/October | the ApartMentor | 11
Landlord Lawyer | Money Matters:
I
By Will Brownlee, Brownlee Law Firm, PLLC
I suspect that most readers of this column have experienced a certain feeling before. A rent check arrives, and you want to endorse and deposit it, as usual – but something gives you pause. The source of your hesitation could arise from a number of things: a prior unpaid balance that the tenant failed to include; an unpaid water bill ignored by the tenant; a pending eviction case that the rent payment could impact; distant and faded memories of a prior seminar or training class you attended. The thought may cross your mind, where you ask yourself, “Isn’t there some rule of thumb about ‘no partial payments?’” The short answer is Yes . . . and your instincts would be generally correct, but instinct alone may not always guide you to the correct answer. The key is to learn and remember why you should accept or reject an attempted rental payment. Once you master these rules, the answers should fall easily into place. Some of you know these rules well and apply them daily – and for you, think of this article as something of a refresher course. For everyone else, never fear: by the time this article is done, you’ll be well on your way to mastering these concepts yourselves. Let’s begin.
The Concept of Waiver. Your relationship with your residents is based on a contract: the lease. When you attempt to enforce any contract, the concept of waiver – essentially, where you may “waive” your right to enforce a provision of the contract – is key, and this is especially true for residential landlords in North Carolina. The rule of waiver is this: acceptance of any money from a resident constitutes a waiver of a prior breach of the lease – and in terms of a pending eviction case, waiver can render your case moot and vulnerable to dismissal. This rule, sometimes called the “common law waiver rule,” has long been the law in the State of North Carolina, cited primarily from the landmark N.C. Supreme Court case of Winder v. Martin, 183 N.C. 410 (1922). The Winder v. Martin court stated: “It is the generally accepted rule that if the landlord receive rent from his resident, after full notice or knowledge of a breach of a covenant or condition in his lease . . . such constitutes a waiver of the forfeiture which may not afterwards be asserted for that particular breach, or any other breach which occurred prior to the acceptance of the rent.” Essentially, you are forced to choose between acting to enforce a breach of lease and acceptance of money – as you cannot have both. Cases such as Winder v. Martin are where the warning of “no partial payments” originated, since historically, case law has determined that the acceptance of any rent operates as an absolute waiver of the right to evict. Note that 12 | the ApartMentor | September/October
this issue extends far beyond partial payments; it also affects every potential breach of lease, from noise complaints, unauthorized residents or pets, and damage to property. In short, if you are aware of any breach of lease, and you choose to accept a rent payment after you become aware of the breach, you will have waived that breach for the purposes of eviction – and likely waived the breach for the duration of the lease as well. Technically speaking, the issue of “waiver” is a defense that only a resident can raise – something referred to in the law as an “affirmative defense.” Even if you have accepted rent following a breach, it is still possible to attempt a summary ejectment filing and perhaps even win, if the resident fails to appear and raise the waiver issue. However, fair warning: magistrates are fully aware of the waiver issue and often improperly insert the issue into the proceedings on their own – even without resident input – and may dismiss the case upon learning that you accepted rent. Again, rejecting all rent payments after breach is the better approach. Now that we have discussed waiver at length, let’s address three common scenarios that involve a more complex application of waiver, acceptance, and other state laws as well – where the question of rejection of rent may not be as simple as it appears. Scenario # 1: Holding the Uncashed Check in the Resident’s File Many managers understand the idea of
waiver and avoiding the trap of partial payments quite well – so well, in fact, that they steadfastly refuse to cash a resident’s check that was written for less than the full amount. Great job. However, refusing to cash the check is only one-half of the equation – as the check has not been rejected yet. For a successful rejection to occur, the safest approach is to return it as well. This is the part that is arguably the most painful. A manager can sometimes have a sense of tactical advantage when holding onto a check. “I might be able to cash this later – maybe when the resident tenders the rest or maybe when they move out,” you might say. True, those are possibilities, but the risk of waiver rearing its ugly head is more likely. Yes, waiver – for even though you have not endorsed or cashed the check, it is still possible to waive your rights to enforce the lease merely by holding onto an uncashed check too long. This issue was discussed by the N.C. Court of Appeals in the case of Office Enterprises, Inc. v. Pappas, 19 N.C.App. 725, 200 S.E.2d 205 (1973). In the case, the landlord received a rent check and sent it to the landlord’s attorney, who held it uncashed for his client. The Court found that “the payment was never returned to the defendant [tenant], and the plaintiff [landlord] at all times had it in its control. The plaintiff was thereby estopped from setting up a breach in any of the conditions of the lease and demanding a forfeiture thereof.” The lesson is simply to think of the check as the proverbial hot potato: hold on to it
Knowing When to Accept or Reject Rent Payments—and Why too long, and you will get burnt. In the landlord world, that means falling into the waiver trap and losing your right to enforce the lease or evict. Again, the best approach is to return immediately any check you do not want to accept in order to preserve your rights to enforce the lease. Scenario # 2: Rejecting the Rent For Based on Unpaid Submetered Water As discussed in more detail in the last Apartmentor issue, some landlords may be tempted to reject a rental payment if the tenant owes an unpaid submetered water bill, even those bills accruing from a number of prior months of water usage. Some landlords may also file an eviction lawsuit and attempt to claim that the reason behind the eviction is not the water bill itself – in essence, a landlord may attempt to argue that they were forced to reject the rent as it was “not a payment in full,” and thus the eviction is actually for breach of lease, even sometimes citing nonpayment of rent as a factor. Such a practice is barred by N.C. Gen. Stat. § 42-26(b), which states that: An arrearage in costs owed by a tenant for water or sewer services pursuant to G.S. 62110(g) [author’s note: this is the statute that allows landlords to have submetered water] shall not be used as a basis for termination of a lease under this Chapter. Any payment to the landlord shall be applied first to the rent owed and then to charges for water or sewer service, unless otherwise designated by the tenant. § 42-26(b specifically prohibits landlords from using an unpaid submetered water bill as a reason – i.e., “basis” – to terminate a lease and file a summary ejectment/eviction against your resident. This is true regardless of how late or how delinquent the unpaid balance may be. The statute’s use of the word “basis” is no accident. Taken literally, the statute prohibits landlords from using unpaid water bills as “a basis” for eviction. This would imply that an unpaid water bill can never be used as one of many reasons to terminate a lease or to reject a payment of rent as a prelude to terminating a lease. Such a practice is barred by § 42-26(b), since the failure of the resident to pay for water would be a basis of the landlord’s decision to reject the rent in the first place.
Scenario # 3: Rejecting the Rent For Already-Waived Fees and Costs Some landlords and managers fall into the trap of assuming that a whole new month equals a chance to resolve unfinished business, perhaps even attempting to correct old mistakes. A good example is where a manager has accepted a partial payment to resolve a pending eviction case or other dispute. For instance, let’s imagine a situation where a resident owes $1,000 in rent, $50.00 in late fees, and $200.00 in eviction costs and attorney’s fees – but for some reason, the manager was willing to accept $1,000.00 in rent to settle the eviction case, convinced they would just circle around to the late fees and eviction costs “later” – namely, when rent is due the following month. “I’ll just reject the rent unless they include these prior charges,” the manager might say. Unfortunately, the manager already lost the power to do that by virtue of accepting less than the full amount – as those additional charges have been waived. They cannot be resurrected the following month merely by rejecting rent. This is particularly true of uncollected late fees, especially in the context of N.C. Gen. Stat. § 42-46(b), which sets out the following rule: “A late fee for a specific late rental payment may not be deducted from a subsequent rental payment so as to cause the subsequent rental payment to be in default.” If a landlord does not have the power to deduct a prior late fee from a future rent payment, then the landlord also lacks the right to reject a rental payment because it does not include a prior, uncollected late fee. Instead, the better policy is to collect all fees and cost at the time the rental payment is tendered – or else plan to write them off entirely. Is it possible to resurrect these older late fees and costs? Yes, perhaps – though likely as a condition of settling an eviction lawsuit. Though you would not want to file an eviction for uncollected fees, as they are likely waived, you may have an opportunity to do so the following month if rent is late again. Assuming an eviction lawsuit is filed for breach of lease based entirely on the resident’s rent delinquency for the current month, you have the right to demand any settlement you wish as a condition of dismissing the case, and that settlement demand could include the prior late fees and costs.
The Bottom Line As discussed above, the principle of waiver can be a tricky one to navigate. Since our rental industry is based on contracts – specifically, leases – waiver is an inescapable concept affected directly by the treatment of rent payments. There is some hope that N.C. law will change, though. Indeed, N.C. House Bill 493 (introduced in 2011) includes a potential change to N.C. law that would permit a landlord to accept a partial payment and maintain the right to evict without fear of waiver. H493 passed the N.C. House and will be considered by the N.C. Senate in 2012. If it becomes law, it may radically alter how waiver affects landlord lease contracts – and I will be happy to report it to you. Until then, waiver will continue to affect how we view rent payments. That said, if you can master this principle and take care to avoid its pitfalls, I believe that you will be a more confident landlord – one who can use these lessons to preserve the powerful legal rights provided in your lease and to exercise leverage over your residents to pay the debts they owe. In this regard, I hope you enjoyed this article and that this information will empower you to make better, more informed decisions in managing your communities. Stay tuned to future issues of The Apartmentor, where we will discuss other landlord issues. Author’s Note: The information contained in this article should not be construed as specific legal advice for your exact situation. Before acting on any information contained in this article or should you have any questions about the issues raised in this article, you should first consult with your attorney. Also, Landlord Lawyer is not meant as a replacement for your own best business judgment. A “legal answer” may not always be the “best” answer for you or your communities, and we applaud and celebrate any creative solution to a problem that avoids litigation, reduces your exposure to risk, encourages positive relationships with your residents, and improves your bottom line.
September/October | the ApartMentor | 13
5-Star Appreciation Dinner Presented by the PSC Committee
The Sponsorship Deadline is September 15, 2011. The cost of the sponsorship is $225 for one member of your company to enjoy a relaxing evening with Regionals and Owners in the apartment industry. The price includes dinner, music, cash bar and is open to TAA Associate Members only. The Products & Services Committee has designated this event to serve as a networking, social opportunity to get to know the Regionals and Owners; and as such, there will be no sales presentations or pitches during the evening. You will be, however, able to submit one printed marketing flyer/brochure to be included in a folder that each Regional will receive at the end of the evening.
Each Sponsorship is $225 H You must be a Sponsor to attend H Only 6 Sponsorships left Name:___________________________________________________________________________________________________________________ Company Name:__________________________________________________________________________________________________________ Address:_________________________________________________________________________________________________________________ Phone:___________________________________________________________________________________________________________________ Email:_ __________________________________________________________________________________________________________________
Sponsors Only
14 | the ApartMentor | September/October
o Payment Enclosed o Please invoice me To pay by credit card, call 919-782-1165 ext. 9 or pay online at www.triangleaptassn.org
Join the TAA discussion follow us on Twitter, like us on Facebook. In an effort to reach our members using new media, TAA has launched a social networking campaign! We have a very active stream with lots of apartment news and of course information on upcoming TAA events and activities.
So what are you waiting for? Follow us today!
http://blog.triangleaptassn.org/
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On the Move Brantley Properties has acquired The Reserve at Bradbury Park and BRC Goldsboro. Colony Apartments (proudly managed by Bell Partners) has changed their name to The Park at Chapel Hill.
Where SOCIAL MEDIA
Meets
LEAD GENERATION
Creekside Hills Apartment will now be proudly managed by Colonial Properties Trust and have changed their name to Colonial Village at Beaver Creek. The Lakes Apartments, now managed by Pegasus, has changed their name to The Lakes of Raleigh. Perlmark Real Estate Partners has assumed ownership of Perry Point. Greystar will continue to provide management services for the property. Woodfield Glen Apartments, is now owned and managed by GrayCo. Properties, LLC. Zehman-Wolf Management LLC & Wolf Residential LLC has changed their names to Wolf Real Estate Management LLC.
CONTACT YOUR LOCAL REPRESENTATIVE FOR MORE INFORMATION AT (919) 841-8732 TODAY!
2011 Golf Classic | Hedingham Golf Club The Triangle Apartment Association Presents
4801 Harbour Towne Drive, Raleigh, NC 27604 Friday, September 23 – 9:00 a.m.
Format: Shotgun start at 9:00 a.m. Superball format.
Teams: You may put together your own foursome; how-
Each team consists of 4 players. Players move their ball to the site of the best shot of all four team members and take their next shot from there. Everyone gets a chance to play every shot on every hole! Designed for all levels of golfing skill -- beginners too! Men and women are encouraged to participate.
Prizes: Prizes will be awarded for longest drive, accurate drive, closest to the pin, and much more! Raffle drawings will be held for more prizes and gift certificates!!
Cost: $100 per person (includes green and cart fees, range balls, and lots of fun!) Soda and Water will be provided. Participation limited to TAA members and guests of TAA members (NOTE: one guest per member.) ($120 walk-in fee the day of)
Alcohol: Participants are not allowed to bring alcohol to Hedingham Golf Club. Beer will be available for purchase in the clubhouse.
ever, all four registrations must come in together and be paid together! TAA staff will pair single registrations.
Registration: REGISTER EARLY!! THIS TOURNAMENT ALWAYS FILLS UP BEFORE THE DEADLINE DATE!! Send in the form below with your check for $100 per person by September 16, 2011. Pre-selected foursomes must register together and pay together. Checks should be made payable to TAA. There is a limit of 144 golfers for the tournament. Registration will be on a first come, first served basis.
TAA 2011 Golf Classic Registration Form Golfer Names
Company or Property
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Team Contact Name _ ________________________________________
Email_______________________________________________
Mailing Address____________________________________________________________________________________________________ City_________________________________________________________State________ Zip Code_ _________________________________ Telephone__________________________________________ Fax ___________________________________________________________
If you are registering as a foursome, please include all four golfer names. NOTE: One guest per member! If you are registering as a single golfer to be paired with other golfers, please just include your information. Pre-selected foursomes must register together and pay together. The registration deadline is Friday, September 16, 2011. Cancellations before September 16, 2011 will be 100% refunded. Cancellations after September 16, 2011, and no-shows will be responsible for the full fee.
o Payment is enclosed! o Please invoice (members only)
o To pay by credit card, call 919.782.1165, ext. 9 or
register online at www.triangleaptassn.org Return form(s) and payment(s) by Sept. 16, 2011 to: Services & Events Coordinator, Triangle Apartment Association, 3739 National Drive, Suite 202, Raleigh, NC 27612 Tel: / Fax:| (919) 782-1165 16 (919) | the782-1165 ApartMentor September/October
Conncct With NAA Legacy Partners’ 1600 Vine Named NAA PARAGON Community of the Year By Michael E. Gorman ,CAPS ,CPM ,CCIM, Rose Property Group 2011 National Apartment Association Chairman of the Board
NAA recognized 1600 Vine for Best Community of the Year during its Education Conference & Exposition in Las Vegas in June. Located in Hollywood, Calif., 1600 Hundred Vine was also awarded a PARAGON for the Best Community Less than 5 Years Old and Over 150 Units.The PARAGON awards recognize the multifamily housing industry’s top communities, executives, employees and affiliate programs. A list of all winners and details about each will appear in the September 2011 issue of units magazine. NAA Income & Expenses Survey Released NAA’s annual Survey of Income & Expenses includes an executive summary, detailed data, reports and charts about rental communities. The executive summary appeared in the August 2011 issue of units magazine and full results will be made available on a CD for purchase in early September. Contact NAA’s Valerie Hairston at valerie@naahq.org to order your advance copy. Attention Independent Rental Owners The new Independent Rental Owner Professional (IROP) designation program is offered to the rental owner who manages their personally held multifamily property or properties. The independent rental owners who take the IROP course will learn the many business practices of professional property managers and can now earn the IROP designation and certificate after completing the course of study and passing the online exam. Visit http://www.naahq.org/IROP. Assembly of Delegates to Meet in November The Assembly of Delegates (AOD) is NAA’s largest business meeting of the year, where all NAA and NAAEI Boards, Committees and Task Forces meet and the new incoming volunteer leadership is installed. The 2011 Assembly of Delegates meeting will be held at the Intercontinental Buckhead Atlanta. Contact Diane Bombard at Diane@naahq.org or 703/797-0621.
Save The Dates! Save the Dates for the 2012 NAA Student Housing Conference, to be held Feb. 29 to March 2, 2012, at the Wynn Las Vegas. The 2012 NAA Education Conference & Exposition will be held June 28-30, 2012, in Boston. Make sure to visit the NAA website in the coming weeks for information regarding keynote speakers, breakout education sessions, registration, hotel information and more. Visit http://www.naahq.org for details. Online Resource Center Expands You can now share even more of your affiliate’s resources thanks to recent improvements made to the NAA Community Site & Online Resource Center http://community.naahq.org/. YouTube videos, Webinars, audio files and other large file types can now be shared in the Online Resource Center, in addition to traditional formatted documents. Participate in NAAPAC The success of NAAPAC starts with you. For information on ways to hold a fundraising event, please contact NAA’s Kathleen Youngblood at Kathleen@naahq.org or 703/797-0633. Prepare for SHCM Exam Online Affordable housing management professionals can now prepare to earn their Specialist in Housing Credit Management (SHCM) certification by studying online. This convenient and affordable Webinar-based study method is based on the National Affordable Housing Management Association’s (NAHMA) “Practical Guide to Tax Credit Housing Management” workbook. Participants will receive course materials in pdf format. Register at: http://www.naahq.org/onlinelearning.
September/October | the ApartMentor | 17
Education |
Don’t have time to provide them the training to help them be the best they can be? Fret no more! Let TAA take care of the training for you!!
National Apartment Leasing Professional Designate Program Take your career to the next level by becoming a National Apartment Leasing Professional (NALP) designate. NALP: Candidacy requirements include completion of the NALP Curriculum, successfully passing the online exam (score 70 or above), successfully complete three market surveys and make a comparison of those surveys in a verbal/written presentation and six months of apartment industry experience.
Dates: Fridays October 7, 14, 21, 28, 2011, 9:00 a.m. - 5:00 p.m. Friday, November 4, 2011, 9:00 a.m.- 2:00 p.m. NALP Presentations NALP Designation Course Fee TAA Members: $415, Non-Members: $465 TAA Members only: 2-month payment plan of $207.50 (September & October) or (October & November)
NALP Course Outline • Keys to Success in Leasing Job Responsibilities, Goal Setting, Career Prospects • Telephone Presentations Telephone Skills, Active Listening, Telephone Etiquette • Leasing and the Internet The Internet and the Prospective Resident • The Leasing Interviews First Impressions, Greeting and Conducting the Leasing Interview • Leasing Demonstration & Follow-Up Demonstrating, Closing, Resolving Objections • Rental Policies and Procedures Rental Policies and Procedures, Application and Verification Process, Lease Preparation and Signing, Move-in Process • Legal Aspects/Fair Housing Fair Housing Laws, Criminal Background Checks, Equal Credit Opportunity Act, Resident Safety Practices • The Market Survey Understand the Market Survey, Market Survey Presentation, Tips for Preparation and Presentation, Question and Answers Register on page 19 Registration deadline is 09/26/11. Cancellations must be in writing. Cancellations received bySeptember 09, 2011 will receive a full refund. Cancellations received by September 16, 2011 will receive a 75% refund. Cancellations received by September 23, 2011 will receive a 50% refund. Cancellations received by September 30, 2011 will receive a 25% refund. Cancellations received less than one week prior to the seminar will not be entitled to any refund.
Fair Housing and Beyond Four (4) CAPS, CAM, CAS NALP, and CAMT continuing education credits.
Thursday, September 29, 2011 Registration: 8:30 a.m. Seminar: 9:00 a.m.–1:30 p.m. TAA Education Center, Raleigh, NC This cutting-edge program delivers relevant knowledge of fair housing and provides explanations of the federal, state,and local protected classes; and how discriminatory acts can impact your bottom line of operations. It’s an interactive seminar that uses DVD-delivered scenarios to demonstrate how real-life circumstances require students to think through situations encountered on-site, and vividly shows them the serious consequences of incorrect responses and provides coaching on how to avoid costly mistakes. The “Fair Housing & Beyond” seminar is the result of an exciting collaboration between the Institute of Real Estate Management (IREM) and the National Apartment Association Education Institute (NAAEI) to address the need for comprehensive fair housing training in the residential real estate management industry. Fair housing violations continue to present day-to-day issues within the rental housing community.“Fair Housing and Beyond” departs from other fair housing classes that primarily enforce memorization.
Training for: • Management Company Executives • Property and Site Managers • Leasing Professionals • Maintenance Technicians • Vendors at your property
Register on page 19
Registration Polices: Registration deadline is 09/19/11. Cancellations must be in writing. Cancellations received one month prior to the seminar will receive a full refund. Cancellations received by September 09, 2011 will receive a 75% refund. Cancellations received by September 15, 2011 will receive a 50% refund. Cancellations received by September 22, 2011 will receive a 25% refund. Cancellations received less than one week prior to the seminar will not be entitled to any refund.
Congratulations!! Go out to Julie A. Chu of Ashbrook Apartments who has earned the Certified Apartment Manager (CAM) designation from the National Apartment Association Education Institute (NAAEI)
Education
|
HVAC Industry’s Transition R-410A Refrigerant Replacing R-22 Four (4) CAPS, CAM, CAS NALP, and CAMT continuing education credits.
Tuesday, September 27, 2011 Registration: 7:30 a.m. Seminar: 8:00 a.m.–12:00 p.m. TAA Education Center, Raleigh, NC Fully understanding the changes in government-required standards for refrigerant and HVAC systems can be a daunting and potentially expensive endeavor. R-410a refrigerant became the brand of choice in 2010 and will soon become “THE STANDARD” (replacing R-22), which could lead to greater supply costs and repair time for owners, depending on what they and their respective maintenance staffs do now to prepare for the change. The R-22 refrigerant, which still may be used, is expected to rise dramatically. The R-410a refrigerant is being embraced because it is ozone-free and does not contain chlorine.
Developed jointly by the industry leaders in multifamily management
Registration Form | You may also register online at www.triangleaptassn.org
o Seminar: HVAC Industry’s Transition R-410-A Refrigerant Replacing R-22 Seminar Fee: $39 Members/$89 Non-Members
o Seminar: Fair Housing & Beyond
Seminar Fee: $79 Members/$109 Non-Members
o Seminar: NALP Designation Course
Seminar Fee: $415 Members/$465 Non-Members
o Please invoice me the 2-month payment plan of $207.50 (Sept. & Oct.) or (Oct. & Nov.)
Name: _ _________________________________________________ Property/Company Name:_____________________________________ Address:_ ________________________________________________ Company Name:_ __________________________________________
This seminar is a must attend for all maintenance supervisors, technicians and apartment owners/operators
City/State/Zip:_ ____________________________________________
Topics covered:
Fax:_____________________________________________________
• Understanding and troubleshooting R-22 and R-410a residential refrigeration systems
Email:___________________________________________________
• Refrigeration theory
Billing Party Address:_ _______________________________________
• Component operation and diagnostics
Payment Options:
• How to recognize and solve problems commonly encountered in the field.
o Please Invoice Me
Instructor This seminar will be led by Mike Sadtler. Mike served as the department head of the HVAC program at Wake Technical Community College for 25 years. He has 30 years in the industry and is (NATE) North American Technician Excellence certified in all areas and an ACCA instructor. Registration Polices: Registration deadline is 09/21/11. Cancellations must be in writing. Cancellations received by August 30, 2011 will receive a full refund. Cancellations received by September 06, 2011 will receive a 75% refund. Cancellations received by September 13, 2011 will receive a 50% refund. Cancellations received by September 20, 2011 will receive a 25% refund. Cancellations received less than one week prior to the seminar will not be entitled to any refund.
Telephone Number:_ ________________________________________
Billing Party:_______________________________________________
(Note: Invoicing available for TAA members only)
o Payment Enclosed o Credit Card Option
Type of Card: ____ Visa ____ Mastercard ___ Am Express
In an effort to further protect our members’ credit card information and in compliance with the standards set by the PCI Security Standards Council we can no longer accept credit card payment by mail, email or fax. To make a secured online payment, please visit the TAA Website at www.triangleaptassn.org or if you wish to pay with a credit card over the phone, please contact the TAA office at 919.782.1165 ext. 9. Mail/Fax Payment To: Triangle Apartment Association 3739 National Drive, Suite 202, Raleigh, NC 27612 Telephone: 919.782.1165 Fax Number: 919.782.1169 As you register for TAA courses and seminars, please keep in mind that all fees are due by the seminar date or first day of the specific course. I have read and understand the TAA Registration Policies: Signature:_______________________________Date:__________
Education || Non-Technical & Technical Courses
The American National Standards Institute (ANSI) accreditied certificate course
Maintenance expenses are the single largest controllable element in any operating budget. The CAMT(Certificate For Apartment Maintenance) course is designed as an introduction for new maintenance professionals or as a refresher for the veteran employee, to give these professionals the knowledge and tools necessary to run an effective maintenance program.This program has both classroom and online training components. CAMT is the only Apartment Maintenance program to be nationally accredited by the American National Standard Institute (ANSI).
This course provides maintenance personnel with the knowledge on how to keep the interior and exterior of the buildings on their community in excellent shape, both through repair and preventive maintenance. This course also teaches participants how to perform “makeready” activities and gives them helpful checklists to use on the job.
How to Obtain and Maintain the (CAMT) Certificate For Apartment Maintenance Technicians To obtain a CAMT designation you must have one year of apartment or rental housing maintenance experience before eligible to receive the Cetificate for Apartment MaintenanceTechnicians. An eligible CAMT certificate candidate has twenty-four (24) months to complete all the requirements of the certificate.Take just one module or become a CAMT certificate holder. Additionally, all CAMT certificate holders are granted a one-year membership in the Apartment Institute for Maintenance Excellence(AIME). To maintain a CAMT you must: pay annual renewal dues and will be required to complete three hours of training every year.
B - Electrical Repair and Maintenance Course Wednesday, September 14, 2011 & Tuesday, October 18, 2011 9:00 a.m.-5:00 p.m. Registration Deadline: 08/24/11 This course provides the solid foundation in electrical work that maintenance personnel must have to be successful on the job, especially when working with appliances and HVAC. Course Location: TAA Education Center Cumberland Building-Glenwood Place 3739 National Drive, Suite 202 • Raleigh, NC 27612
CAMT Certificate Course Fee TAA Members: $1,098 Entire Course or $175 Per Module (Includes Text, Class Instruction for All Modules, Online Exam) Registration Policies The registration deadlines for each of the courses are indicated under each module. Registration fees must be paid prior to each registration deadline in order to receive text materials and to attend classes. Cancellations must be in writing. CAMT Course Modules: Non-Technical Online Courses:Consist of online learning followed by online practices and scenarios. 1A - Inside the Apartment Business: This course covers the technician’s responsibilities; compliance with relevant laws, regulations, and guidelines; safety standards; and customer service. 2A - People, Projects and Profits: This course covers business skills, such as finance and budgets, time management, and project management, as well as “softer” skills such as communicating with bosses, peers, residents and being a good team player. 3A - Interior & Exterior Maintenance Repair Tuesday, September 13, 2011 1A, 2A & 3A 9:00 a.m.-5:00 p.m. Registration Deadline: 08/23/11
Technical Courses: Consist of hands-on classroom training followed by online practice scenarios.
1C - Heating Systems and Maintenance Repair Wednesday, October 19, 2011 9:00 a.m.-5:00 p.m. Registration Deadline: 10/03/11 Prerequisite: The CAMT Electrical Maintenance Repair course is strongly recommended beforehand. This course on heating systems will help maintenance personnel understand their role in heating repair and maintenance.
2C - Air Conditioning Maintenance and Repair Thursday, October 20, 2011, 9:00 a.m.-5:00 p.m. Registration Deadline: 10/03/11 Prerequisite: The CAMT Electrical Maintenance Repair course is strongly recommended beforehand. This course on air conditioning will help maintenance personnel understand their role in air conditioning repair and maintenance; improve their knowledge and skills and be able to perform repairs with a greater confidence. D - Appliance Maintenance and Repair Course Tuesday, November 8, 2011 9:00 a.m.-5:00 p.m. Registration Deadline: 10/24/11 This course on appliances will help maintenance personnel understand their role in appliance repair and maintenance. E- Plumbing Maintenance and Repair Course Wednesday, November 9, 2011 9:00 a.m.-5:00 p.m. Registration Deadline: 10/25/11 This course teaches maintenance personnel how to maintain and repair plumbing systems and fixtures. Review and Online Exam Prep: Thursday, Nov. 10, 2011, 9:00 a.m.-5:00 p.m.
CPO and CFC
Legal Issues
CPO - Certified Pool & Spa Operator Course & Exam Saturdays, September 17 & 24, 2011 8:30 a.m -5 p.m. both days Registration: 8 a.m. Cost: $215 Members/$265 Non-Members Retest: $115 Members/$165 Non-Members Cost: Spanish Materials: $222 Members/$272 Non-Members Registration Deadline: August 30, 2011 TAA Education Center - Raleigh
Thursday, October 13, 2011 Workbook Sponsor: Cary Reconstruction Registration: 8:30 a.m. | Seminar: 9 a.m.-5 p.m. Break Service Sponsor: Apartment Finder Cost: $149 Members/$199 Non-members Registration Deadline: October 6, 2011 TAA Education Center - Raleigh (Lunch provided)
Certifications
CFC–Certification & Testing Saturdays, October 8 & 15, 2011 8:30 a.m.-3:30 p.m. both days Cost: $199 Members/$254 Non-Members Retest: $99 Members/$154 Non-Members Spanish Materials: $227 Members/$277 Non-Members Registration Deadline: September 27, 2011 TAA Education Center - Raleigh
Seminars
Thursday, October 27, 2011 Workbook Sponsor: BELFOR Property Restoration Registration: 8:30 a.m. | Seminar: 9 a.m.-5 p.m. Cost: $149 Members/$199 Non-members Registration Deadline: October 20, 2011 TAA Education Center - Raleigh (Lunch provided)
Education | CAMT Course Registration Form Name:____________________________________________________________________________________________________________________ Property Name:_ ____________________________________________________________________________________________________________ Company Name:_ ___________________________________________________________________________________________________________ Address:_ _________________________________________________________________________________________________________________ City/State/Zip:_ _____________________________________________________________________________________________________________ Telephone Number:_ _________________________________________________________________________________________________________ Fax Number:_ ______________________________________________________________________________________________________________ Email:____________________________________________________________________________________________________________________ Billing Party:________________________________________________________________________________________________________________ Billing Party Addresss:_________________________________________________________________________________________________________ CAMT Certificate Course Fee:_ __________________________________________________________________________________________________ TAA Members: $1,098 Entire Course or $175 Per Module Non-Members: $1,298 Entire Course or $225 Per Module
o I am registering for the Entire CAMT Course Contact Education Director Suzanne Pratt at: spratt@triangleaptassn.org or 919.782.1165 ext 6.
I am registering for the following Individual Module(s): o 1A (Call TAA office at 919.782.1165 ext. 6) o 2A (Call TAA office at 919.782.1165 ext. 6) o 3A (Call TAA office at 919.782.1165 ext. 6) o B (Call TAA office at 919.782.1165 ext. 6)
Payment Options: o My registration fee is enclosed. o Please invoice me Note: Invoice requests available only to TAA members. o Please invoice me the 3-month payment plan of $366 (Aug, Sept & Oct) or $366 (September, Oct & Nov). Credit Card: o Am. Express o Visa o Mastercard In an effort to further protect our members’ credit card information and in compliance with the standards set by the PCI Security Standards Council we can no longer accept credit card payment by mail, email or fax. To make a secured online payment, please visit the TAA Website at www.triangleaptassn.org or if you wish to pay with a credit card over the phone, please contact the TAA office at 919-782-1165 ext. 9.
o 1C (Registration Deadline: 10-03-11) o 2C (Registration Deadline: 10-03-11) o D (Registration Deadline: 10-24-11) o E (Registration Deadline: 10-25-11)
Registration Policies: CAMT module fees and registration deadlines are indicated to the left. Registration fees must be paid prior to each registration in order to receive text materials and to attend course/classes. Cancellations must be received in writing. Cancellations received one month prior to course module date will receive a full refund; received three weeks prior, 75% refund; received two weeks prior, a 50% refund; received one week prior, a 25% refund; and cancellations received less than one week prior will not be entitled to any refund. I have read, understand and agree to the CAMT registration policies. Signature: __________________________________________________ Date:______________________________________________________ Please Mail/Fax Your Registration Form and Payment To: Triangle Apartment Association, 3739 National Dr., Suite 202 • Raleigh, NC 27612 Fax: 919.782.1169
Roundtable Breakfasts Leasing Roundtable Breakfast Breakfast Sponsor: Fitness Concepts Thursday, September 22, 2011 9 a.m.-10:30 a.m. TBD R.S.V.P. by emailing Education Director Suzanne Pratt at: spratt@triangleaptassn.org or call at (919) 782-1165 ext 6.
Maintenance Roundtable Breakfast Breakfast Sponsor: Maintenance Supply Headquarters Wednesday, October 26, 2011, 8 a.m.-9:30 a.m. TAA Education Center R.S.V.P. by emailing Education Director Suzanne Pratt at: spratt@triangleaptassn.org or call at (919) 782-1165 ext 6.
22 | the ApartMentor | September/October
2012 Trade Show
April 18, 2012 – Exposition Center, NC State Fairgrounds, Raleigh, NC
2012 Trade Show Booth Price Sheet Through 12/31 Tabletop_ ______________$225______________ 10x10_________________$350______________ Premium Booths*_________$450______________ 10x20_________________$650______________ 20x20_________________$1,150_____________
Jan.-Feb. 2012 $275______________ $400______________ $550______________ $750______________ $1,300_____________
March 2012 $325____________ $450____________ $625____________ $800____________ $1,450_ _________
April 2012 $375 $550 $700 $875 $1,600
* Premium Booths are Food Court-Facing Booths and 100, 200, and 201 and are priced individually when combined as 10x20 or 20x20 groupings.
Vendor Spotlight 4LessPublishing has changed their name to RentGuider. Still under the leadership of Curtis Passfield, the organization has found their TAA membership invaluable. “Being a new member of this vibrant and dynamic group of industry experts and leaders has really opened doors for us that we would not have had access to otherwise,” said Curt. RentGuider has been a member of TAA for less than a year, but already Curt has become involved in both the Products and Services Committee and the Special Events Committee. RentGuider offers a “new twist” on apartment location service. The guide aims to provide industryleading customer service to both apartment seekers and member apartment communities.
September/October | the ApartMentor | 23
Tots Tubs of Love |
TAA: Your mission, should you choose to accept it, is to make a difference in the lives of homeless individuals and families. Thank you in advance for your willingness to give!
THE PARTICIPANTS
• The Triangle Apartment Association • The Raleigh and Durham Rescue Missions • Orange County Social Services The Triangle Apartment Association is partnering with the organizations and agencies above to assist with their various needs for the 2011 holiday season. We are asking our members to collect NEW infant items (0 months – 3 years of age) to support the “TOTS TUBS of LOVE” project.
3 Steps to Participate: 1. Complete and fax the Commitment Form to the TAA office 2. Collect Items from September 1 - November 16, 2011 3. Bring tubs to TAA Triumph Awards Banquet on November 17, 2011 (being held at the Embassy Suites Hotel, Harrison Blvd, Cary, NC)
Mission im Possible Commitment Form
o
Yes, Count us in! We’ll participate in the TAA Community Service Project!
Contact for Campaign: ___________________________________________________________________________________________ Community/Business: ____________________________________________________________________________________________ Address _ ____________________________________________________________________________________________________ City _ __________________________________________________________ State_ __________ Zip ___________________________ Tel _________________________________________________________________________________________________________ Fax _________________________________________________________________________________________________________ Email Address _________________________________________________________________________________________________ Signature:_ ___________________________________________________________________________________________________ Date: ______________________________________________________________________________________ Please Fax Your Commitment Form to the TAA office at (919) 782-1169, Triangle Apartment Association, 3739 National Drive, Suite 202, Raleigh, NC 27612, Tel: (919) 782-1165 • Fax: (919) 782-1169 / www.triangleaptassn.org
HOLIDAY “ TOTS TUBS OF LOVE” ITEMS: This holiday season, we are specifically looking to collect tubs with lids filled with NEW items for infants (ages 0 months – 3 years of age) that will be distributed as gifts to those in need. Though the selected charities appreciate the generosity of their supporters, they cannot use items that are torn, stained, or otherwise in need of repair. Listed below are items needed for the “TOTS TUBS of LOVE” community service project. The Triangle Apartment Association is asking its members to collect new items from September 1 through November 16, 2011 to assist with the effort. Infant items (pampers, diapers, pull-ups, wipes, washcloths) Formula (Enfamil, etc) Sleepwear & infant T-shirts (0-months – 3 years) Clothing (girls, boys, 0-months – 3 years of age) Coats (girls, boys, 0-months - 3 years of age) Socks & shoes (girls, boys, 0-months – 3 years of age) Knit caps, gloves, scarves (girls, boys, 0-months – 3 years of age) Baby bibs (cloth or disposable) Baby shampoo
24 | the ApartMentor | September/October
Baby powder Baby bath Baby bottles Baby blankets Crib sheets Children’s medical supplies (tylenol, benadryl, band-aids) Children’s toys (play dough, construction paper, washable paints & markers) Additional Need This Year: Toys for older children Triangle Apartment Association 3739 National Drive, Suite 202, Raleigh, NC 27612 Tel: (919) 782-1165 • Fax: (919) 782-1169
TAA’s Triumph Achievement Awards 2011 Triumph Awards
Thursday, November 17, 5:30-8:30 p.m. Embassy Suites, Cary Sponsorship Opportunities Platinum Sponsorship: $1,500 (SOLD) Gold Sponsorship: $1,250 (Limit 1) • 2 event tickets • One nominee fee waived • Recognized as a Gold Sponsor on all pre-event & post-event materials • Listed as Gold Sponsor on TAA website, including link to your website • Listing on Event Program as Gold Sponsor • Company name mentioned during program • Name badge ribbons denoting Gold Sponsorship during Event • Property Manager of the Year Award Presentation with Mistress of Ceremonies Valet Sponsor: $100 (Limit 1) • Company sign prominently displayed at entrance • Company name mentioned during program
Sponsors:
Silver Sponsorship: $500 (5 remain) • 1 event ticket • One nominee fee waived • Presentation of one (1) Award with Mistress of Ceremonies • Recognition in The Apartmentor Magazine • Listed as Silver Sponsor on TAA Website • Listing on Event Program as Silver Sponsor • Name badge ribbons denoting Silver Sponsorship during Event Signature Drink Sponsorship: $500 (Limit 2) • Company name on signature drink signage on bar, served during event. Welcome desk sponsor: $200 (Limit 1) • Company sign prominently displayed with company reps welcoming guests • Company name mentioned during program
Platinum: Brownlee Law Firm Silver: Apartment Finder, Cary Reconstruction, Cort, ARCO Company Name:_ _______________________________________________________________________________________________ Name:_______________________________________________________________________________________________________ Phone:_______________________________________________________________________________________________________ Email:________________________________________________________________________________________________________ Sponsorship:_ _________________________________________________________________________________________________
Payment Options: o Payment Enclosed o Please invoice me | To pay by credit card, call Ellen Gioelli at 919.782.1165, ext. 9 Return to Josie Eatmon at jeatmon@triangleaptassn.org or fax to (919) 782-1169 No Later Than October 14, 2011
Calendar of Events SEPTEMBER 5 Labor Day – TAA Office Closed 6 Specialist in Housing Credit Management Certification Webinar 2-3 p.m. 13 CAMT Modules 1A, 2A, 3A: Interior & Exterior Maintenance Repair 8:30 a.m.-5 p.m. TAA Education Center, Raleigh 14 CAMT Module B: Electrical Repair and Maintenance Course 8:30 a.m.-5 p.m. TAA Education Center, Raleigh (9/14 & 10/18) 15 Meet the Candidates 5-7 p.m. One Eleven Place, Cary 17 CPO Course & Exam. 8:30 a.m.-5 p.m. TAA Education Center, Raleigh. (9/17 & 9/24) 20 Breakfast Meeting 8:00-10:30 a.m. McKimmon Center, Raleigh
22 Leasing Roundtable. 9-10:30 a.m. TBD, Raleigh.
12 Maintenance Mania 5-8:30 p.m. Heaven & Earth Landscaping, Raleigh.
22 IRO Risky Business 6-8:30 p.m. TAA Education Center, Raleigh
13 Legal Issues Seminar 9-5 p.m. TAA Education Center, Raleigh
23 2011 TAA Golf Tournament 9 a.m.-4 p.m. Hedingham Golf Course, Raleigh
19 CAMT Module 1C: Heating Systems & Maintenance Repair Course 9 a.m.-5 p.m. TAA Education Center, Raleigh
27 R-410A Seminar 8 a.m.- Noon. TAA Education Center, Raleigh. 29 Fair Housing & Beyond 9 a.m.-1:30 p.m. TAA Education Center, Raleigh
OCTOBER (New Location) 7
NALP 9 a.m.-5 p.m. TAA Education Center, Raleigh. (10/14, 10/21, 10/28)
8
CFC 8:30 a.m.-4 p.m. TAA Education Center, Raleigh. (10/8 & 10/15)
20 CAMT Module 2C: Air Conditioning Maintenance & Repair Course 9 a.m.-5 p.m. TAA Education Center, Raleigh 26 Maintenance Roundtable Breakfast 8 – 9:30 a.m. TAA Education Center, Raleigh 27 Legal Issues Seminar 9-5 p.m. TAA Education Center, Raleigh 27 Swimming Pool Winterization Webinar 2-3 p.m. Webinar 27 5-Star Appreciation Dinner 6-9 p.m. Brier Creek Country Club, Raleigh.
TAA Celebrates New Space with Beam Signing Celebration The TAA Office Task Force hosted an informal “topping off” or “beam signing” celebration in June shortly after the closing on the association’s newly acquired space. TAA President Ken Sherman toasted TAA’s new home while attendees celebrated the momentous occasion in the association’s history. Current and past TAA leadership autographed beams while TAA Treasurer Cliff Webster, Jr. served as the official tour guide showing those in attendance the space and floor plan. Construction on the up-fit began last month and we look forward to showcasing the new space at an Open House later this year. Visit the TAA blog at: http://blog.triangleaptassn.org/ for a photo gallery of the construction.
26 | the ApartMentor | September/October
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