Arizona RHJ January 2018

January 2018 - Vol. 10 Issue 1

2. 5 Maintenance Tips for Long-Lasting Rental Carpet Flooring 3. Can I Say “No Pot in My Apartments” 4. Dear Maintenance Men 5. The Multifamily Investing Forecast 2018

6. Landlords Missing Rent Payments Online after Company Bankruptcy 7. How Do You Practice Compliance In Apartment Leasing and Management?

How Apartment Rules to Protect Children Could be Discrimination

WWW.RENTALHOUSINGJOURNAL.COM • PROFESSIONAL PUBLISHING, INC Monthly Circulation To More Than 7,000 Apartment Owners, Property Managers, On-Site & Maintenance Personnel

13

Ways to Pet-Proof Your Rental Property

T

Forget the Millennials, the Baby Boomer Renters Want Apartments

he current trends in apart-

ment development are suddenly attracting a new kind of renter, Baby Boomer renters over age 55 who want to live in apartments in the suburbs, according to a new study.

T

hese ways to pet proof your

These potential new tenants are highly educated and have no children in the household.

“Whether driven by a change in lifestyle, a consequence of the housing crash, or an inability to downsize due to

rentals can be helpful as some landlords and property managers are concerned about opening their properties to pets.

However, they also know they can attract and keep more good tenants if they are a pet-friendly property. The maintenance checkup this week provided by Keepe focuses on ways to pet proof your rental By Vinney Chopra property to be sure you are protectingle-family vs multifamily real ing your investment and income as estate investing? It is a queswell as keeping your tenants happy. tion many real estate invesWays to pet proof your rental with a tors ask again and again. Certainly property makeover Property makeovers are the best way there are advantages to both. Startto minimize property damage by in- ing out as a single-family investor, vesting in durable, long-lasting solu- veteran multifamily investor Vintions. ney Chopra shares his thoughts on While they may require additional this question

lack of affordable homes, senior households are embracing renting in droves,” according to RentCafe.com.

Some highlights of the Baby Boomer renters report:

Between 2009 and 2015, the percentage of the renting population over 55 years old increased by a whopping 28% (vs. 3% increase in renters 34 or younger).

By education, the biggest changes came from renters holding a bachelor degree or higher: up by 23% (vs. 17% increase in college graduates).

Renter households with no children saw the most significant percentage increase when looking at family type: up by 21% (vs. 14% increase in families with children).

Nationwide, the number of senior renter households saw a 2.5 million gain between 2009 and 2015, the largest net increase by age group, according to the study.

Baby Boomer renters choosing suburban lifestyle ...continued on page 9

Single-Family vs Multifamily Real Estate Investing

S

costs and work, property makeovers designed to thoroughly pet-proof are ...continued on page 9

When I started my real estate investing career about 30 years back, I thought buying single-family homes to rent was a great investment and would potentially secure my future wealth.

So I began buying single-family homes and learning the business that went with it, such as financing, upkeep and the challenges that went with it.

Since they were scattered in many states we chose to hire property management companies to manage them. The cash flows were erratic but the tax benefits of owning and renting them was good.

We just kept on purchasing and holding them for retirement. But I have to confess this year we sold all of them except for a duplex we bought six years ago that cash flows very nicely.

Single-family and multifamily homes are great for both seasoned investors and up-and-coming investors. As with any real estate deal, please do your due diligence to ensure the deal makes

Text REALESTATE-ROI to 44222 to receive a digital copy of this year's Real Estate Opportunities in Investing (ROI) Finding Investing Success in Today's Housing Market

sense financially and fits your personal goals for your investing business.

“For those considering taking the plunge and investing in multifamily properties or single-family properties, it’s important to understand which investment vehicles do what,” writes Paul Esajian. “Deciding among single-fam...continued on page 2

Text 51WAYS to 44222

to receive the FREE e-book 51 Ways to Increase Your Rental Property Cash Flow (And 10 Ways to Ruin It)

Rental Housing Journal Arizona

5 Maintenance Tips for LongLasting Rental Carpet Flooring

F

looring in rental properties is always a challenge, especially getting your rental carpet flooring to last longer. The maintenance checkup this week provided

by Keepe focuses on ways to make your carpet last longer and be sure you are protecting your investment and income as well as keeping your tenants happy.

Rental carpet flooring can be one of the most high-maintenance parts of a property: signs of wear and tear as well as stains and dirt are most visible on carpet.

Poor carpet care is easy to spot and tough on the eyes, which can make an otherwise appealing space loose its value. Improving poor carpet conditions generally means needing a complete replacement, which can be a lengthy and costly project. The tips below outline more affordable and effective ways to protect carpet floorings and preserve their longevity.

No. 1 - Consider stricter pet policies

spot-cleaning rental carpet flooring

It is fundamental to inform tenants about the risks of letting stains dry on carpet fibers, which usually results in permanent staining and visible marks.

Utilizing an effective and carpet-friendly detergent and blot cleaning right away is the most effective approach to avoid permanent stains.

Consult a trusted professional carpet cleaner about ideal detergents and make the recommended product available to tenants.

No. 5 - Invest in area-appropriate flooring

properties, which can then be utilized to repair carpet damage as needed.

Always make sure to thoroughly communicate with your tenant what kind of responsible pet care is expected for animals to continue living in the property.

No. 2 - Schedule a deep-cleanCarpet is not a pet-friendly surface. ing service once a year for rentIt absorbs odor, and can easily hold al carpet flooring onto hair and stains. Indoor ‘accidents’ can take an unpleasant turn, and their odor can linger long after cleanup is attempted. The best way to ensure carpet flooring can be adequately repaired and cared for on the long run is to set a higher security deposit for pet-friendly

Most carpet manufacturers recommend having a yearly professional deep-cleaning as a way to prolong the life of carpets.

It is best to steer clear of providers who utilize harsh chemicals, which can

be harsh on carpet fibers and might lead to discoloration.

No. 3 - Include hard-surface areas

Constructing a hard-surface area to act as a “barrier” against the dirt and debris brought in from outside can be extremely helpful when it comes to protecting carpet from direct exposure.

A small tile or vinyl landing can be easily added in front of main entryways, and tenants should be encouraged to utilize floor mats to wipe their shoes on.

No. 4 - Provide tenants with approved detergents for

Carpet performs best and lasts longest in low-traffic areas, away from outside debris, food, moisture and pet exposure.

It is ideal to remove carpet from kitchens and dining areas, opting for vinyl, tile and laminate options instead.

This will avoid the high risk of food stains and spills while improving the look of the property.

Keepe is an on-demand maintenance solution for property managers and independent landlords. Keepe provides a network of trusted independent contractors and handymen who are available for maintenance projects in the Greater Seattle Area, Greater Phoenix area, San Francisco Bay area, and soon to an area near you.

•

Single-Family vs. Multifamily ...continued from 1 ily or multifamily properties is largely about personal preference and goals.”

So let’s take a look at single-family vs multifamily real estate investing and which is the right path for you.

Scattered houses vs units all on one site

“When you invest in scattered houses, the operating expenses are higher and management is more intense than it would be for a multifamily rental property with all the units on one site,” Jerry Chautin writes.

“That’s why management companies charge more for scattered houses. It is difficult to monitor for unruly parties, pet damage and illegal activities such as making and selling methamphetamines,” he says.

As a matter of fact we had that happen to us in CA inland rental single family home, where our property management company discovered a meth lab when the authorities cited us. We did get it all abated and re rented the house but after spending a lot of money in the process. The unexpected Capital needs due to having to buy a new boiler, air conditioning replacement or tune up, garage malfunction, tree roots getting too close to the house and many other expenses tend to eat in to the cash flow very quickly

3 advantages of single-family vs multifamily real estate investing 2

1.

Easier to get into, single smaller loan or cash deal 2. Appreciation due to the neighborhood growth 3. Easier to sell when needed “While the market where the investment is located naturally influences all of these factors, there are a lot of potential advantages to single-family vs multifamily real estate investing properties,” Andrew Bilen writes. ”Particularly for individuals looking to build their portfolio over time, Single-family vs multifamily real estate investing offers the option of acquiring units gradually, while the strengthening housing market and high demand for rentals help to minimize risk.”

3 advantages of multifamily vs single-family real estate investing 1.

Higher Cash Flows, more consistent also due to less effect of vacancy; if 2 tenants leave out of 20 units apartment, it’s still 90% occupied. Bigger pool of tenants; less risk!

2. Bigger control over value, the value is based on the net Income the multifamily generates. By adding value the rents can be increased over time as the leases expire.

3. Economies of scale. This is a big one. We only need to replace 2-3 roofs if need be for 20 units

as compared to 20 roofs in case of single family homes. Maintenance requests can be handled easily in one location rather than im multiple.

7 more advantages of multifamily over single-family real estate investing

There are lot more than 3 advantages of multifamily vs. single-family investing.

It is why I chose multifamily and I encourage Investors to go this route if they can as it just makes all the sense

in the world.

• No. 1 - Scalability is much easier in multifamily. Rather than purchasing individual properties and slowly growing your business one transaction at a time, in multifamily, you are purchasing 20 units or 100 units in one transaction.

• No. 2 - Forcing appreciation in multifamily is easier compared to single-family. You can give your apartment building (or even ...continued on page 4

Rental Housing Journal Arizona · January 2018

Rental Housing Journal Arizona

Can I Say “No Pot in My Apartments” When It’s Legal in My State?

By John Triplett Rental Housing Journal

“However, any time I waive any of these things does not constitute an overall waiver. It basically means you should not ever do it again,” he said.

“Just because you get away with it once, does not mean you get away with it every time,” Sachter said.

Can I say no pot in my apartments Photo by Raihan Rana via creative commons

C

alifornia just

became the world’s largest legal marijuana market. When pot is legal in a state, what issues does this present to property managers and landlords of rental properties? This was Rental Housing Journal readers’ top story in 2017

Property managers are often confused and seeking to better understand how to handle the issues of legal marijuana and medical marijuana when it comes to tenants and rental housing in their states.

Laws are changing all the time in many states, just as California did on January 1, 2018, as voters approve different levels of permission when it comes to marijuana. This leaves property managers trying to figure out what should be in their leases around the issue.

You may be able to ban smoking, but do you really know what your tenants are eating or growing in their apartments? Do you really want to know if they are good paying tenants?

Rental Housing Journal did a recent interview with Seattle, Washington attorney Bret Sachter, an expert in tracking the progression and transformation of marijuana laws, to discuss some common questions property managers have about marijuana and tenants.

“I’ve been asked this a lot,” Sachter said, “but it does not come up as often as you might think. The overarching issue here is that, with few exceptions, people can do what they want to protect their property, even if the prohibited behavior is not illegal. You can prohibit smoking, prohibit pets, but with marijuana it’s much easier because it is federally illegal. So you can pretty much prohibit it if you want to no matter what, even medical marijuana,” Sachter said.

4 questions about pot, tenants and apartment leases

Sachter says in terms of Fair Housing issues, and the U.S. Department of Housing and Urban Development

No. 4 - Can I say 'no pot in my apartment?"

(HUD) it is a situation where HUD wants it in the lease that marijuana is illegal but enforcement is another issue, he said. It is not so much that HUD wants landlords to evict over marijuana, but that you have something in the lease language that allows for eviction in the instance of marijuana use on the property. “So it is pretty clear as far as HUD is concerned,” he said. Here are his answers to four questions on pot and apartments.

No. 1 - Tenants with a disability and medical marijuana

Question: If a tenant comes in and says I have a disability, here is a note from my doctor, I use medical marijuana, which is legal in this state, and I want to rent your apartment. Can a landlord prohibit that?

Answer: “A landlord can absolutely prohibit that because marijuana is illegal under federal law.” The landlord can say, “I understand our state allows medical marijuana but as it is still a Schedule 1 drug and I prohibit it on my premises.”

No. 2 - Marijuana is legal in my state - but what does the lease say?

Question: What if a tenant says marijuana is legal and they should be allowed to use it?

Answer: “If your lease prohibits smoking and prohibits use of illegal

drugs, then the legality of marijuana at the state level is irrelevant because under federal law marijuana is illegal.

If your lease does not have those types of clauses, you should talk to an attorney in your state or city to find the best solution for your lease.”

There is no law about reasonable accommodation for marijuana users, federal laws do not require it. As far as the federal government is concerned it is not ok.

“One thing I would say, and it is important, I would encourage landlords just to make everything clear,” in the leases, he said. “Clarify in a lease that you must abide by all laws state and federal.”

That is the case in residential. He said it can be different in commercial.

(There was a commercial case in Oakland, California and you can read more about it here.)

“But In residential it is not as tricky, and I am speaking very generally here,” Sachter said. “The states may have their own thing going on with legal marijuana laws, but it is still federally illegal.

Make it crystal clear in your leases is my best advice,” he said. “How can you attract tenants in a state where it is legal yet protect the owners of the property?

You cannot have it both ways.”

“I know in Seattle there are Airbnb bed and breakfasts that specifically market themselves accordingly, as part of marijuana tourism to come and stay in our place where it is legal.” But if a property manager doesn’t want that going on, then they have to be up front in the lease.

“If your tenant is Airbnbing to a tenant who is then using marijuana – well if you can’t catch them you cannot do anything about it. You have to prove they are doing this. They are going to be using marijuana regardless of what the lease says.”

No. 3 - What if the tenant using marijuana is a well-paying, good tenant?

“Landlords can certainly put a no-waiver clause in the lease. If I say, ‘Here is a list of prohibited things’ and if you do these prohibited things in the lease, you are subject to eviction,” he said.

Rental Housing Journal Arizona · January 2018

“Usually if you say, ‘No pot in my apartment’ and you find a tenant using marijuana and you haul them into court, more than likely the judge is going to say, ‘Have you stopped?’ to the tenant and ‘Are you going to do it again?’ and the tenant is going to say ‘No.” And then judge will say, ‘Ok, dismissed.”

To put a more legalistic term on it, usually a court will be in favor of “allowing the tenant to cure the defect,” rather than evict for most things like that, Sachter said.

Technically, in Washington, a landlord would serve a 10-Day notice to comply or vacate with the terms of the lease. This process, therefore, gives the tenant a chance to “cure” the violation before the landlord can evict. Check your local state laws on this.

What one experienced property manager says about pot

Sam Driver, Product Director for Buildium.com, and an experienced property manager at the property management software company, said as far as marijuana use in apartments, due to the newness of the legislation, the federal laws that supersede state and county laws, and liability concerns, it is not a topic that comes up a lot - yet.

“Generally, the safest solution is to choose the most conservative path-impose a no-smoking policy, which can in some cased cover outside areas, and a crime provision that includes local, state and federal laws. In many states, there are setbacks from doors, and it is particularly important if the building is a place of work which a multi-unit apartment building certainly is. So your lease should contain a provision explicitly banning smoking and illegal activity. Because the feds still outlaw it, this should be sufficient,” Driver said.

“This of course only covers the smoking angle. If a resident consumes it in another way, you'd likely never know,” he said.

Growing marijuana could put a power load on your apartments

“As for growing, that's less clear. But in general, unless the electrical system is designed for it, the loads grow lights put on the apartment unit could be excessive. I'd consider a reasonable use clause that specifies all high load equipment, including lights, air conditioners and any kind of pump be approved by you.

“This would put you in a position to take action if they are putting too much ...continued on page 11 3

Rental Housing Journal Arizona

Dear Maintenance Men:

Courtyard Design, Disaster Preperation and Kitchen Remodel

D

ear Maintenance Men: I want to create a seating and relaxing area in the middle of my building’s courtyard. My thoughts are to use decomposed granite and eliminate the current grass area. How do go about installing the surface without making a mess or a future headache for myself.

Bryan Dear Bryan: Decomposed granite or DG for short is a great way to add a durable, natural and water wise surface. A few things you need to know before you get started. The key word in DG is “Decomposed”. In other words, this granite is decomposing. There are three options: raw DG for flower beds, stabilized DG for walkways and resin-coated DG for driveways. For your purpose you need to use a stabilized DG for walkways.

It has a binder mixed into the DG. Non-stabilized DG is much cheaper, but will of course decompose, create dust when dry and slush when wet. To properly install DG, dig down three inches overall and use a wood, rock or brick border to keep the edges of the DG from crumbling. As an option, lay down a weed barrier cloth under the DG. Apply DG in one and a half inch layers, water down (don’t flood) and

tamp or use a heavy roller to compress the DG. Wait eight hours between layers to let the DG settle. Repeat the above for each subsequent layer. When installed properly, the DG surface will be rock hard, stable, dust free and will allow water to drain.

Dear Maintenance men: I am aware of having a disaster preparedness kit for my family, however, what do I do for my apartment building?

Jason

Dear Jason: A quick list of what should be in your family disaster preparedness kit: Flashlight with batteries, canned goods, a Gallon of water per person, a knife, Meds and blankets at minimum. Now this works ok for a family, but may not be appropriate for an apartment building. The residents may very well shelter in place during a disaster and be fine.

What may be in danger is your property! Start with a bit of preventive disaster maintenance.

1. Locate the main water shut-off valve and any minor shut-off valves. Make sure the valves

are in working order. If they are gate valves, it might be time to upgrade them to ball valves.

Old gate valves are notorious for breaking valve stems at the moment you need them to work.

2. Locate and clearly mark the main electrical panel.

3. Locate and mark the main sewer clean-out. Run a mainline snake or hydro jet at least once a year.

(A Friday evening main back-up is a disaster.)

4. Locate and mark the main gas or fuel oil shut-off valve.

5. Write down and post this information in a public area of your apartment building, including emergency phone numbers and how to get hold of management.

Alternatively; Post this information on the inside of a kitchen cabinet door in each rental unit.

Dear Maintenance Men: I am starting my planning for a major kitchen cabinet remodeling project in my rental units. However, I am having a difficult time making material and design decisions. What recommendations can you give?

Allen. ...continued on page 10

Single-Family vs. Multifamily ...continued from 2

•

•

4

a 4-plex or 8-plex) more curb appeal. Fix things in the property that make it more appealing as a living space for tenants, such as adding a media center, a dog park or a nicer laundry room.

These improvements can be done in larger multifamily complexes such as 70 units or more. You will push up the value of the property exponentially. You will attract tenants to your building vs. another landlord’s building. That’s what you want. Plus, you’re creating steadier cash flow, because your tenants will want to stay.

No.3 - More income in multifamily. We call these as Bill back Utilities or (RUBS). The residents are billed for a portion of the water, trash, sewer and pest control charges out of the total master bill that the owner receives.

This way along with paying the monthly rents the residents pay a flat fee or a proportional amount each month for these services.

Most of the multifamily properties are individually metered for electricity and each resident pays that separately by themselves.

No. 4 - Great tax breaks. There are great tax breaks that come with investing in multifamily.

When you provide housing it’s a good thing. The government thinks so, too. The city in which

•

•

•

the property is located likes the idea, because you are helping the residents of that city by providing clean, safe, affordable housing to people who might not otherwise find it. As a result, you can gain all sorts of tax incentives.

No. 5 - You can depreciate. I really like this, you can depreciate some parts of the apartments on an accelerated depreciation schedule. It’s great to employ a CPA company that specializes in this field. The savings are huge!

No. 6- Multifamily properties hold their value. Once the property is rehabbed, and you’ve made it attractive to tenants, it will also attract other investors who will be interested in buying the property later if you want to sell. You’ve put in place everything required to attract and retain tenants. That means steady cash flow, which is appealing to investors.

No. 7 - Investing in multifamily allows you to change lives. We provide great places for the residents to live in, we provide jobs for so many staff members at the property along with many vendors. Most importantly through syndications, we help a lot of Investors, who are doing well in ...continued on page 5

Rental Housing Journal Arizona · January 2018

Rental Housing Journal Arizona

The Multifamily Investing Forecast for 2018

By Vinney Chopra

and B class assets in B and A areas. In our companies, we have always gone after the jobs, and the emerging smaller markets outside of the large metro areas where there is path of progress and job market is healthy and growing. Below is a chart from Marcus & Millichap.

W

hat is your multifami-

ly investing forecast for 2018? I hear a lot that a correction is coming in multifamily Investing.

Is it really?

When?

Where, in what markets?

How long will it last?

These questions have been on the minds of a lot of multifamily Investing groups and multifamily syndicators.

The market has been strong for about eight or nine years. Usually the market cycle lasts about that long too.

I wanted to share my perspective on it. It is very hard to predit the future.

Especially in the times of uncertainty with talk of possibly lowering of tax rates, and cutting out of social programs and small business tax breaks all in the name of economic growth.

So it is very hard to project the multifamily investing forecast for 2018 due to 5 current factors.

Many markets across the nation have peaked.

The rents are at the highest level in years.

Is Class B and C the way to go?

The vacancies have been low.

There is less product for sale on the market The competition is fierce.

But the savvy and tough investment groups always find ways to acquire the right properties even in the heated markets.

One of the keys is to look at B and C properties in my multifamily investing forecast I have been fortunate to create a niche markets in Texas and Georgia.

I have been able to do 12 syndication acquisitions in the last couple of years.

We have purchased C properties and B properties in growth markets through developing great relationships with top brokers and making quick decisions when opportunities arose.

Just recently, Multifamily executive reports, “Class B and C multifamily housing will have the greatest potential for high returns in 2017 and well into 2018.”

Do I agree? Yes, I definitely think so.

For the last nine years, my companies and other multifamily investing groups have enjoyed healthy cash flow returns along with the equity gains in the C+

Multifamily executive reports that what is driving this is, “the oversupply of Class A communities in combination with a drop in demand, the rising cost of homeownership, and millennials entering the market by the millions.

In the midst of this trend, foreign investors have begun to take notice and make their own plays on U.S. multifamily real estate.

As we all know, the U.S. is becoming more of a renters nation, the millennials are loving the “portability” aspect of living. They like living in B class apartments with nice aminities, no need to mow the lawns or take care of the swimming pools etc. and no need to drive to the fitness club because all of this is contained at the dwellings.

The growth of this segment of population as shown in the above graph tells the story.

I predit the market for B class apartment communities will be quite healthy for a long time.

Multifamily executive says, “Class B

Single-Family vs. Multifamily ...continued from 4 their profession but don’t have the time to invest.

You can tell that I really am very bullish on investing in multifamily as compared to single- family. I sincerely hope that after reading this article, you will also look into diversifying and start investing in multifamily.

The best game in my opinion is doing syndications- pooling money together in accordance with the SEC (Security and Exchange Commission) rules and regulations.

There are many indications that multifamily apartment investments will continue to be great as you evaluate whether single-family or multifamily real estate investing is best: • 75 million Baby Boomers are headed into retirement.

• Many of today’s apartment complexes may be converted to retirement communities in the future; the baby boomers are also downsizing.

• Many millennials aren’t buying homes.

• It’s getting more expensive to build new apartment units.

Vinney Chopra is the Founder and CEO of Moneil Investment Group and President of Ideal Investments Group. His latest accomplishments include acquiring 12 multifamily assets in the last 28 months, worth $132 million. His last two syndications were sold out in just a few hours, and one in 36 hours raising $4.7 million and another one $6 million in eight hours. Between the two syndication companies he founded, Vinney’s team is controlling over $200 million worth of assets. He is a mechanical engineer. After entering USA with $7, he graduated from The George Washington University with Master’s in Business Administration in Marketing, he shifted his focus to marketing and motivation. He was a professional fundraising consultant and motivational speaker for more than 35 years with a wonderful private company. Vinney and his wife started their real estate investments in 1983. Many times, people call him “Mr. Enthusiasm” or “Mr. Smiles.” He likes to bring great value to everyone he comes in touch with. He likes to add value to everyone around him.

•

Summary:

Single-family vs multifamily real estate investing is a question faced by many investors. I hope this discussion has helped you decide which course is best for your real estate investing future.

Rental Housing Journal Arizona · January 2018

5

Rental Housing Journal Arizona

Landlords Missing Rent Payments Online after Company Bankruptcy

D

ozens of landlords around the country are missing rent payments online and still trying to collect funds tied up in an online ecommerce dispute that had led to a Kentucky-based online company bankruptcy last month.

CC Operations LLC dba eCHECKit, filed a bankruptcy petition in October in Kentucky. eCHECKit is the payment processor for the 13-year-old Fort Collins, Colorado, company eRentPayment, which offers landlords and property managers the convenience of collecting rent payments online.

According to eRentPayment’s website, tenants pay rent on the company’s secure website and it is processed in the automatic clearinghouse, or ACH, network and then deposited in the landlords’ accounts.

It is still unclear how many landlords may have received some payments and how many are still missing rent payments online and seeking payments from reports.

The Ft. Collins, Colorado newspaper reported, as an example, landlord Wes Kalter’s tenants paid their $3,200 rent

eRentPayment Oct. 12 and had received 41 complaints last month and has suspended eRentPayments’ accreditation.

Missing rent payments online

us a route to fix this. ERentPayment is blaming eCHECKit ... all they are telling us is eCHECKit is declaring bankruptcy, and we’re out $250,000. They’re just blowing us off.”

But eRentPayment emailed customers, claiming that recent payments weren’t made because of issues with its payment processor, eCHECKit, which filed for bankruptcy protection.

The BBB of Colorado and Wyoming said it started getting complaints about

on Oct. 5, the same as always. The money paid to eRentPayment.com should have made it to Kalter’s account within three to five days. It never showed up, according to the newspaper.

Kalter says he has talked to 91 other landlords who are owed about $250,000 in rent payments, and to Fort Collins police.

Kalter told the newspaper he is not holding his tenants responsible and blames eRentPayment for “not giving

“In my husband’s and my case, it’s about $4,000 that we’re missing,” Sherrie Mills, a Denver Realtor who owns investment property, told the Business Den. Mills said she has used eRentPayment for three years.

Mills told the newspaper she’s disappointed by what she sees as a lack of communication by the rent management company. Next month, she’s avoiding rent payments online and asking tenants to cut her a check. “I think it’s turned me off permanently,” she said. “At no point did we think our funds were at risk.”

Multiple posts by various landlords around the country on Bigger Pockets discuss what has been happening with the payments.

Rick Sands, president of eRentPayment, wrote on his company Facebook page, payments made through the site now are being processing by New Yorkbased Esquire Bank, and those made after Oct. 12 are being processed without ...continued on page 10

5 REASONS TOTOUSE RENTEGRATION REASONS

5

4. Management Database - RentegraUSE RENTEGRATION

1. Access - Rentegration.com is a web based, multi-user software offering customers 24/7 access to forms generation, 1. Access - Rentegration.com is a archives, property management dataweb based, multi-user software offerbase, basic accounting, vendor ordering ing cus- tomers 24/7 access to forms and other services. generation, archives, property management database, basic -accounting, 2. Rental and Lease Forms Unlimited vendor ordering and other services. use of a full line of state specific rental and 2.lease forms.

All Rentegration.com Rental and Lease Forms - Unlimitforms are ofcreated attorneys ed use a full lineby of state specificand/or rental localand rental associations. leasehousing forms. All Rentegration.com forms are created by attorneys and/or 3. Simplified Accounting - Owners local rental housing associations. and managers can track income and ex3. for Simplified - Owners pense each unit,Accounting property and compaand managers can small tracksize income and ny. Perfect for mid and property ex- pense each unit, property and managers andfor independent rental owncompany. Perfect forneed mid or and small ers, who neither have the budget size property managerssoftware. and indepenfor larger, more expensive dent rental own- ers, who neither have the need or budget for larger, more expensive software.

Text REALESTATE-ROI to 44222

tion.com is an easy to use, database driven software. Most form fields are auto 4. Management Database - Rentepopulated from the database.

The modgration.com is an easy to use, database ules are all integrated and work together. driven software.

Most form arerentFor example, a customer can fields use the auto populated from the database.

The roll function to identify all delinquencies, mod- fees, ules are integrated andforms workwith apply andall create eviction together.

For example, a customer a few simple clicks of the mouse. can use the rent- roll function to identify allValue delinquencies, apply fees,management and cre5.

- Large property ate eviction forms with a few simple companies that use Rentegration.com Color Standards for National Tena clicks of the mouse. for only forms generation will save time • Logos areover providedother on the CDmethods. in all three forms: and money 5. Value - Large property manage- Mid all black, reversed to white, or in PMS 280 Blue/PMS 7543 Gray spot and small size property managers and Please see belowthat for specific examples. ment companies useuseRentegraindependent rental owners can manage tion.com onlyareforms • No for other colors acceptablegeneration for use for the logo. their entire business at a fraction of the will save over other • Notime alteringand of the money logo is allowed.

If you have a special circumstance cost of other and provided onand the CD, please callforms.

NTN NATIONAL HEADQUARTERS 1. methods.

Midsoftware small size proper• Logos should be put over a busy background. ty managers andnotindependent rental owners can manage their entire business at a fraction ofBLACK the cost of other W software and forms.

STATE SPECIFIC FORMS FOR

ARIZONA, CALIFORNIA, COLORADO, Exclusive Industry Partner of INDIANA, KENTUCKY, NEW JERSEY, NEW YORK, OREGON, PENNSYLVANIA, TEXAS, UTAH, WASHINGTON & MORE.

And receive a digital copy of Real Estate Opportunities In Investing Finding Investing Success in Today’s Housing Market

Blue PMS 280/Gray and PMS 7543 Exclusive Industry Partner State specific rental leaseof:

OR-RTG-20 Oregon

CHECK-IN/CHECK-OUT CONDITION

= (E)Excellent (VG) Very Good

(G)Good (F)Fair (P)Poor

IN Out TENANT(S): ____________________________________________________ DATE:________ LIVING AREAS ADDRESS: ____________________________________________________ UNIT: _________ KITCHEN CITY: _________________________________________ STATE: __________ ZIP: _________ Walls

In

Out

BEDROOM 3

Walls

DESCRIPTION OF PET(S) Windows Blinds/Drapes

Light Fixtures

Dishwasher Counter Tops

Doors/Woodwork

Locks

__ UNIT: _________ _ STATE: __________ ZIP: _________

____________________

48-HOUR NOTICE OF ENTRY

Windows

Rods

Pursuant to RCW 59.18.150, this is your WA-RTG-20 Washington 48 hour entering the dwelling notice that your

landlord or their agents unit and premises located at (Address) ____________________ will be CHECK-IN/CHE ____________________ CK-OUT CONDIT ____________________ ION REPOR __________________ T on

Floor

Carpet/Vinyl/Wood 3) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Disposal Vaccinations: Yes____ No____ License Number: ______________

AGREEMENT

WA-RTG-40 Washington

48-HOUR NOTICE OF ENTRY

TENANT(S): __________ ____________________ ADDRESS:

____________________ ____________________ Out CITY: __ DATE:________ ____________________ ____________________ __________

Blinds/Drapes

Ice Trays

2) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Vaccinations: Yes____ No____ Floor License Number: ______________ Shelves/Drawer

Additional Security Deposit Required:$

In

Walls

Stove/Racks

Refrigerator 1) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Vaccinations: Yes____ No____ Rods License Number: ______________

Light Fixtures

TENANT(S): _________ between the hours of __________________ (Date) and Doors/Woodwork ADDRESS . __________________ : __________________ (Time) _________ _________ (Time) _________ CITY: ___ Locks__________________ _________ The entry will _________ _________ occur for the following ___UNIT: ______________ ________ STATE: ________purpose: ____________________ Rating CeilingsScale = (E)Excellen ZIP: _________________ ____________________ t (VG) Very Good __________ ____________________ (G)Good __________ (F)Fair __________ Electric Outlets __________ __________________ (P)Poor IN Out ____________________ LIVING AREAS In __________________ Out KITCHEN In Out Walls

Cabinets Tenant(s) Tenant(s) certify that the above pet(s) are the only pet(s) on the premises.

Ceilings understands that the additional pet(s) are not permitted unless the landlord gives ten Sink ant(s) written permission. Tenant(s) agree to keep the above-listed pets in the premises Electrical Outlets subject to the following terms and conditions: Floor

6

REPORT

TENANT(S): __________________________________ OR-RTG-24 Oregon ADDRESS: __________________________________ ________________________________ ______________UNIT: ______________ CITY: __________________________________ _ STATE: ________ ZIP: _________________

PET AGREEMENT Rating Scale

TENANT INFORMATION

Garbage Cans

Windows 1) The pet(s) shall be on a leash or otherwise under tenant’s control when it is outside the Antenna/Cable tenant’s dwelling TV unit.

Blinds/Drapes 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly.

Fireplace 3) Tenant(s) are responsible for the conduct of their pet(s) at all times.

4) Tenant(s) are liable for all damages caused by their pet(s).

Cleanliness 5) Tenant(s) shall pay the additional security deposit listed above and/or their rental agreement as a condition to keeping the pet(s) listed above.

6) Tenant(s) shall notBEDROOM allow their pets to cause any sort of disturbance or injury to the 1 BEDROOM 2 other tenants, guests, landlord or any other persons lawfully on the premises.

Walls 7) Tenant(s) shall immediately report to landlord any type of damage Walls or injury caused by their pet.

Windows 8) This agreement is incorporated into and shall become part of Windows the rental agreement exe Blinds/Drapes -cuted between the parties. Failure by tenant to comply with any part of this agreement Blinds/Drapes shall constitute a material breach of the rental agreement.

BEDROOM 3

Walls

Windows

BATH ROOM

Landlord

Walls

Stove/Racks

Blinds/Drapes

Towel Bars

Phone

Windows

Refrigerator

forms available in: AK, AZ, CA, CO, DC, DE, FL, GA, IL, IN, KS, KY, MA, NC, NJ, NV, NY, OH, OR, PA, TX, UT, VA, WA & WV.

Rental Housing Journal Arizona · January 2018

rentegration.com 503.933.6437 sales@rentegration.com Rods

Sink & Vanity

Floor

Toilet

Tub/Shower

Method Ice Traysof Service: Shelves/Drawe

Carpet/Vinyl/Wo

od

Light Fixtures

Blinds/Drapes

Personal Service:

Disposal

Post and Mail:

Rods

r * Add one additional

Floor day for compliance

if served by post

*

and mail.

www.Rentegration.com 503-933-6437 Rods

_____________________________ Floor Landlord

Light Fixtures

Doors/Woodwork

Fan (Exhaust) Doors/Woodwo rk

Rods

Ceilings

Electrical Outlets

Counter Tops

Electric Outlets Ceilings

Cabinets

Light Outlets Electrical Fixtures

______________________________ Floor Tenant ______________________________ Light Fixtures Tenant

Locks

Services

Fireplace Plumbing

Windows

Hot Water

Smoke Detectors

Blinds/Drapes

may be reproduced without written

pe

Locks

Ceilings

Electric Outlets

Smoke Detectors

BATH ROOM

Towel Bars

Electricity

Sink & Vanity

BEDROOM 1 Walls

Doors/Woodwork

Blinds/Drapes

Cleanliness Heating

Ceilings Electric Outlets

Windows

©2011 NO PORTION of this form

Sink

Floor

Garbage Cans

TV Antenna/Cable Essential

Doors/Woodwork

Locks ©2011 NO PORTION of this form may be reproduced without written permission.

Dishwasher

Floor Locks

Light Fixtures

BEDROOM 2 Walls Windows ©2009 NO PORTION Blind

Toilet Tub/Shower Fan (Exhaust)

of this form may Floor be reproduced w

sales@rentegration.com

PM

Rental Housing Journal Arizona

How Do You Practice Compliance In Apartment Leasing and Management?

By Ellen Clark

C

an you imagine how delight-

ed you’d be if all of your employees were compliance experts?

Studies of top performers in music, chess, and sports point to the importance of practice in the development of expertise.

With most skills in life, if you want to be great, you have to practice.

But how does one practice compliance?

As trainers, we sometimes fall into the “check the box” mindset.

We are happy when all employees take their fair housing or harassment training once a year.

Deep down, though, we know it takes more than that to be really good at compliance. It takes practice.

How can you create meaningful compliance practice initiative?

Here are some tips!

• Creating a recurring monthly training scenario will help your learners

to retain and transfer compliance lessons to their jobs.

• Make a practice plan. Create an initiative around compliance practice.

For example, create monthly compliance refreshers where employees get a few scenario-based questions to answer. Build a course in Vision X to deliver and score the questions.

• Create a little competition and make it fun. Set up a simple leaderboard or acknowledge participating employees in a company-wide email or with a few words at a team meeting.

You might be surprised what some healthy competition can do.

• Focus on meaningful, relevant scenarios • Use realistic scenarios and decisions that employees will encounter on the job.

• Making the practice scenarios relevant will ensure employees don’t feel they are wasting their time.

Use your experience to generate real scenarios, but also scan HUD, EEOC or state agency websites for important

compliance news, recent claims and court decisions. These are great for developing scenarios.

Learners tend to succeed when allowed to practice in a safe, low-stakes environment Create a safe space.

In job training contexts, practice allows learners to succeed or fail in a safe, low-stakes environment.

When presenting practice activities to employees, don’t penalize them for getting things wrong. People need to feel like they can try and fail without being afraid of consequences or feeling bad. Let them know that practice is low stakes because the high stake part is on the job!

Practicing compliance strategies will not only keep things fresh in employees’ minds, but will allow them to apply their knowledge to novel situations in order for them to go beyond memorization to understanding.

This is when you will start to see behaviors change on the job, which is what training is all about.

Read Ellen’s blog here.

About the author: Ellen Clark is the Director of Assessment at Grace Hill. Her work has spanned the entire learner lifecycle, from elementary school through professional education. She spent over 10 years working with K12 Inc.’s network of online charter schools - measuring learning, developing learning improvement plans using evidence-based strategies, and conducting learning studies. Later, at Kaplan Inc., she worked in the vocational education and job training divisions, improving online, blended and face-to-face training programs, and working directly with business leadership and trainers to improve learner outcomes and job performance. Ellen lives and works in Maryland, where she was born and raised.

For nearly two decades, Grace Hill has been developing best-in-class online training courseware and administration solely for the Property Management Industry, designed to help people, teams and companies improve performance and reduce risk.

•

How Apartment Rules to Protect Children Could be Discrimination

The Grace Hill training tip of the week focuses on how rules you think could protect children, could actually open up landlords and property managers to charges of discrimination.

By Ellen Clark

N

ormally, when you think of

familial status discrimination, you likely think of things like refusing to rent to families with children, charging families with young children higher deposits, or steering them to certain buildings.

But what about rules or policies that are intended to protect children?

Could these be discriminatory?

A story from a condominium complex in Fremont, California brings to light the issue around policies or rules that are intended to protect children, but actually could subject the property management to discrimination charges.

A condominium complex had a long-standing rule that tenants’ children could not run and play outside within the complex gates. The rule was set up by the homeowners’ association, citing safety concerns, and threatened to fine residents for violations.

One of the residents claimed that she and her children were subjected to threats, intimidation, and harassment.

A housing nonprofit called Project Sentinel brought a class action lawsuit pro bono and recovered $800,000 from the condo managers. Additionally, board

members of the homeowners’ association must undergo fair housing training and post signs indicating that children are allowed to play outside.

Excluding children from areas other residents can use could be discrimination

This news item reminds us that excluding children from areas that other residents can use could be considered discrimination—even if the intent of the exclusion is to protect them.

Here are some tips for working with families with children in a way that

Rental Housing Journal Arizona · January 2018

complies with fair housing law.

When working with prospective residents, it is ok to ask about the number of people who will live in the apartment home, but do not ask questions specifically relating to children.

Three questions to avoid asking: • • •

How many adults and children will be residing in your apartment home?

How many children are in your family?

How old are your children?

Instead, ask: “How many people will be residing in your apartment home?”

Do not discriminate against families with children by stopping or restricting children’s use of community facilities or services. Safety and liability are still important, but you must create your community policies carefully.

Avoid statements like: “Children may not skateboard on community property.”

Instead say: “Skateboarding is prohibited on community property.”

You may require direct adult supervision during children’s use of community provided services and facilities.

However, the rules must not unreasonably restrict a child from using the amenities.

Don’t prohibit children from using amenities

Avoid rules such as: “Children under the age of 14 are prohibited.”

Instead, say: “Persons under the age of 14 must be accompanied by an adult.”

Familial status was added as a protected class in 1988 with the signing of ...continued on page 9 7

Rental Housing Journal Arizona

Investing Forecast 2018 ...continued from 5 and C properties also allow real estate investors opportunities to enjoy a significant lift in NOI by making small property improvements. Examples of these value-adds include putting in communal clubhouses, adding dog parks, putting cafes, media centers and offering community events. These upgrades to B and C apartments can be relatively inexpensive to implement yet can generate higher rents, leading to rapid ROI growth.”

My present companies, Moneil Investment Group and Moneil Management Group have been bringing value to C and C+ communities and converting them to high occupancy Class B assets. The investors really like the fact that along with the cash flow returns they are enjoying the forced appreciation of their investment in equity gains.

Cafes and media centers are examples of value-adds

Millennials love apartments The generation has been dubbed Generation Rent and is expected to continue driving apartment demand through 2024. Experts assert millennials are interested in homeownership, but are too laden with debt to pursue it. Their interest in owning a home will become more apparent as they continue to age, pay off debt, get married and start families — but this is still a long way off for the majority of the generation.

Meanwhile, Class B and C properties are attracting a wide demographic, from working-class individuals to millennials entering the market to downsizing baby boomers.

These properties are typically 15- to 25-years old and are located in desirable buildings in well-established middle-income neighborhoods. They tend to offer residents the most bang for their buck, attracting renters in a down economy.

Why apartments are booming with Baby Boomers

There is a rental-demographic that’s feeling quite young and spry. And old age isn’t something they will be thinking about for years.

It’s the Baby Boomers, most of whom

will turn 65 by 2030. Every single day, for the next decade, about 10,000 Baby Boomers will become 65 years old, retire and turn their attention to where and how they’re living.

Born between 1945 and the early 1960s, this is a demographic that’s going to drastically redefine the composition of the U.S. population. In fact, 18 percent of all people living in the nation will be aged 65 and above in the next decade or so.

While they’ve been homeowners for the better part of their lives, recent housing studies show that approximately over the last 10 years, Baby Boomers have become the second biggest rental demographic, right after the millennials.

According to data coming from Harvard University’s Joint Center for Housing Studies reveals that between 2004 and 2013, renting saw a rise among people aged 50 to 75. Today, most renters are around 40 or older.

Despite being a strong demographic that’s leaning more and more towards renting, the Baby Boomers haven’t received quite the same attention as the younger millennials.

Property managers, landlords and real estate investors alike have been exploring ways in which they can make their rentals appeal to the more dynamic millennials. Fortunately, the things that the Baby Boomers and millennials want aren’t too different. They want a sense of community fused with interiors that are suited for their specific needs.

Great opportunites lie ahead for more senior living facilities and nice, well-cared for communities to meet their demand.

How about foreign investors in 2018 – what will we see in multifamily investing forecast for 2018?

Multifamily executive reports, “More foreign investors are seeing this potential in the U.S. multifamily housing market. According to an analysis by Real Capital Analytics, as reported in National Real Estate Investor, foreign buyers poured a record $91 billion into U.S. commercial assets in 2015, $19.6 billion of which was invested in apart-

Do you need help with content marketing , e-mail marketing or social media?

ment communities. And through June 2016, foreign buyers invested a record $5.1 billion in apartment communities.

“To put that number into perspective, over the course of the previous decade, foreign investors averaged a mere $5.4 billion in multifamily product annually. We’re seeing much of this money coming out of China, as well as Canada and Mexico. Additionally, in the commercial real estate industry, we’ve begun seeing an influx of investors from the Middle East and South Africa, many of whom are pouring money into multifamily properties. The reality is that the combination of a pro-deregulation president and potentially unstable economies abroad is making the current U.S. market especially attractive to investors from overseas, therefore drumming up foreign investment in the U.S. real estate market.”

Multifamily on the rise Multifamily saw the next biggest inflow of overseas capital, with a broader subset of foreign sovereign wealth and pension funds increasing their exposures to the space.

“While some overseas investors are focused on suburban investment strategies due to current urban development levels and pricing, others are seeking to align U.S. multifamily with office exposure from a market and sub-market perspective,” says JLL Americas Research Director Sean Coghlan. “We will see more transactions from these groups, likely at scale, in non-conventional structures and with strong domestic sponsors. However, selectivity will remain the norm.”

Ongoing diversification With pricing elevated in primary markets, and targeted opportunities remaining limited, foreign investors will continue to expand the scope of their U.S. real estate investment strategies by both asset type and location, including moves into selected non-primary markets.

What about rates of rent growth in 2018?

This statistic presents a forecast of multifamily rent growth in the United States from the second quarter of 2017 to the fourth quarter of 2018. It

was expected that the multifamily rent growth would amount to 6.2 percent in the fourth quarter of 2018 in the United States. Multifamily real estate refers to a housing structure where multiple apartments are contained within one housing unit, or when several buildings form a larger complex. In the United States, 397 thousand multifamily houses were started in 2015. An average size of such a housing unit was 1,074 square feet in that year.

As outlined above it looks like a healthy rental growth across the quarters in 2018. I definilty say that the rental growth depends on so many other factors and the forces behind the demand in local markets.

Overall, I see a bright future for multifamily Investing in 2018 and beyond!

Resources: 2017–2018 Forecast: Class B and C Apartments Will Rule JLL: Foreign CRE Investment Remains Strong U.S. real estate remains top draw for foreign investors Growing demand and tight supply are lifting home prices and rents Vinney Chopra is the Founder and CEO of Moneil Investment Group and President of Ideal Investments Group. His latest accomplishments include acquiring 12 multifamily assets in the last 28 months, worth $132 million. His last two syndications were sold out in just a few hours, and one in 36 hours raising $4.7 million and another one $6 million in eight hours. Between the two syndication companies he founded, Vinney’s team is controlling over $200 million worth of assets. He is a mechanical engineer. After entering USA with $7, he graduated from The George Washington University with Master’s in Business Administration in Marketing, he shifted his focus to marketing and motivation. He was a professional fundraising consultant and motivational speaker for more than 35 years with a wonderful private company. Vinney and his wife started their real estate investments in 1983. He currently owns single-family homes and multifamily units in Texas, California, Atlanta, Arizona and India. Many times, people call him “Mr. Enthusiasm” or “Mr. Smiles.” He likes to bring great value to everyone he comes in touch with.

•

w

Advertise in Rental Housing Journal Arizona Rental Housing Rental Housing Journal Valley

Journal Arizona

2. How to Raise Money Property Investing for Multifamily

October 2017 October 2017

4. Dear Maintenance

Hank:I have a tenant Landlord DotoYou 8.

Landlord Hank:I have a tenant Dear On 8. Men As One – Such Give Feedback an Overview 7. Try Gain Low-Cost Incentives One On 5. Dear As Which Such on a regular basis People Rental Can Actually Property who fight Learn an Overview –Fair TryFrom? couple Flooring 7. Training whoisfight couple - In Your Next Housing YourTraining Righton Management Property Tenants? to Gain fora regular basis Next Training 3. 4 Roof Housing - In Your FairPreventive – what do I do? – what do I do?

2. 3 Low-Cost Incentives 9. How Completion Maintenance Training In aPractice Compliance Do You Better In a Fits Training Segmented Better Should Take Before FitsSteps You Property Management Training Apartment in Winter Segmented Leasing and Management?

Day Professional’s Day Busy Multifamily Message Completion 3. RHA Oregon President’sBusy Multifamily Professional’s 10. Is the Outdoor of Getting Involved The Value Faucet Message Property Winter-Proof?at Your Rental 3. RHA Oregon President’s Involved The Value of Getting

Valley 2. 3 Rental Housing Journal

December 2017

- Vol. 9 Issue 12

WWW.RENTALHOUSINGJO ·ALBANY · CORVALLIS EUGENE · SALEMEUGENE Monthly Circulation · CORVALLIS SALEM ·ALBANY ·URNAL.COM • PROFESSION To More Than 7,000 AL PUBLISHING Apartment Owners, , INC Property Managers, PUBLISHING, INC INC PUBLISHING, •L PROFESSIONAL On-Site & Maintenance WWW.RENTALHOUSINGJOURNAL.COM NAL.COM • PROFESSIONA Personnel

Outsmarting

the ilythe Jack Frost gifam MultTackling Rental Startup ny Tacklin CompaCompany Rese arch che Tootha nanceMark ty MainteMaintenance 10 10 Startup etToothache Report ProperProperty Rental

WWW.RENTALHOUSINGJOUR

Are Your Properties Ready for Winter?

Rules to SuccessRules to Successful Multifamily ily Inful Multifam Syndication Syndication Investing vesting

by John Triplett

by John Triplett the rentnew company is tackling Marcus & Millichap company is tackling the rentnewchallengal property maintenance the 480-unit and Biltmore Gateway maintenance challengal property landlords Strong Household that will es that face many withlandlords Formation deliver in an ample late 2017 on 24th andamount of apartments managing face many inthat dayesStreet Supports Healthy near property managers every Demand Camelback completion in the managing day infor Road. property managers everyslated next two housing. onstruction remains rental Surplus of Class A housing. rentalRental vigorous.

Housing quarters. units boosts Robust housing In an interview with demand in cancy.

CEO and vawith Rental Housing In an interview South Scottsdale Co-founder Keepe and the west-re- Investment Trends Phoenix will prompt Journal, the delivery ern CEO submarkets discussed primaryCo-founder Journal, the Keepe Avondale, of more than 6,000 • In theand past, re- market has Goodyear Rishi Mathew of rentals and discussed the primarythis Mathew attracted the company, West Glendale to start led himRishi straight year. The submarketsfor a third many have experienced search that Coast investors seeking Phoecompany, andhim to start the West that led search of Central strong rent growth Seattle Phoenix and South to escape currently operatingininrecent months, compressing yields answer Scottsdale have while Phoein Seattle and the and operating currently question of such asaCentral received a large portion and provided their local markets. nix,others, Phoenix,a question and answer nix, and provided Approximately of the metro’s have seenthe company. overall completions or declining rents. one-third of buyers about minimal in the the company. about research in the on rentHere, average effective

By Vinney Chopra

by Christian Bryant years with approximately previous two rent is almost 25more years came from California. past five In doing the primary had renton In doing percent higher than “Wethe primary research units delivered. Looking 3,400 total the metro average, with al property maintenance, • Although morevelocity

By Vinney Chopra “We hadsales maintenance, al property ahead, North while vacancy conversations f you want to know what you need to 400 isdifferent was slightly about 400 Tempe/University ven though basis down in the with consumand North Central abovethan conversations different 400 points than contractors, in successful multifam-the current legislative Phoenix start investing past 12 months ending the metro managers, rate. The property what you need to climate for landlords high managers, have number the consumin contractors, property most f you want to know September compared development of Class A units delivered ily syndications, I can help. in Oregon underway with the preon page 6vious successful multifamis very distracting, in Central start investing inMy annual period, it has don’t let it respectively,with 2,600 and 2,100 units, Phoenix over the past ...continued success help. of knowledge keep youand increased on page 6 I canwealth few years has in- ...continued from protecting coming to market ily syndications, by 50 percent your property 40 more than investing in real estate in comparison with in the creased vacancy in this area. success and andfor next 24 months. The preparing for winter. the Metrowyearlong span ending My wealth of knowledge largest project is ide, vacancy will in your education If they take withthe help than years canmore 40 in September continue to adjust for proper steps before in real estate investing winter comes, syndication multifamily in investing. your educationmany landlords will avoid years can help with more than 25 syndicompleted unnecessary I haveinvesting. damage, ...continued on page syndication 6 after-hours multifamily I practice daily that is what cations. Here repair expenses, more than 25 syndiI have completed multi- These expenses as a lawsuits. success and me to has helped leaddaily that can I practice soar up into the tens cations. Here is what today: family syndicator of thousands success as a multiof dollars. Next has helped lead me to to improvements that will increase family syndicator1 today: rent, and – Educate yourself Clark managing your tenant,By Ellenproperly investing in be expensive, ranging to upfront and money Spend the time repair Ellen Clark Bymaintenance and from $30,000 to 1 – Educate yourself $100,000 depending mistakes as avoidance as many ofhave relieve yourselfupfront will tothe largest compliance news is a ver-changing on a number of and money impact news is a Spend the time compliance wipe to your canver-changing big mistake oneterm variables: the size of possible. Justmistakes long- to as keep up with. challenge bottom line. your building, loof as many If you tomanage with. relieve yourself you keep up field - my thinkin any out. To excel own cation of the electric your wipe of the trickiest things about One properties, challenge big mistake can strike, size of the youinreally possible. Just one things about we need to get obsessed ing is that trickiest main feed conduit, afford thecan’t of compliance is keeping up with training with skip these steps.One in any field - mytothinksize of the electric up you out. To excel And intricacies, keeping depth - all if youishave learning itgetin obsessed in thecompliance room and the number training a laws, rules, and regcompliance changing professional need to of chargers wantmanager, ing is that we foundations, rules, and regyou ulations. and the systems procedures, laws, need to ed. verify With compliance intricacies, the adaptive all changing that power allocation, you their weatherization learning it in depth the business. structure of policies don’t need to bring and the ulations. systems You canandcreate a great compliance procedures in additional power. mimic these guidelines. foundations, procedures, great Knowledge is power. a assign Your existing capacity To compliance learners or set it to your course, You can create be as prepared is all you need. . structure of the business. or set possible, learners and your roleasmodtothere the very best It’s great to find assign ait month later, it training, Adaptive power allocation for are aitdate three power. areas tocourse, focus Knowledge isels month later, on: the needs a updated. means reand methods discover what property, in that field, This can feel like an directing the available to bethe the very best role mod- a date for training, unused tenant can feel like an It’s great to find and imitate them.toTry they are employing be updated. overwhelming cycle. endless,This electric capacity to understand. discover what methods needs...continued car chargers. It reels in that field, cycle. portant for learners to mentor in them, get a coach to find a great onhelp, scrampage directs tips for 8 are somefor practicalaside here To understand. learners forwith repeatedly scram- portant and imitate them. Try endless, overwhelming bigto ideas power instantaneously so you aren’t aside repeatedly setaren’t so you tips set they are employing especially in the beginning. or a mentor, Providing learners to and are some practical a mechIdentify the ever-changing compliance To help, heremanaging in them, get a coach Identify a mechor budget. chargers framework for time ideas or budget. afrom with big for time bling as available. them with learners to find a great mentor equips Providing contribute to their orga-theworld. canbeginning.

See how you If a stove like this(for ever-changing compliance bling quickly (for in the cohermanaging offa that out quickly information anism to getout a framework with them learnisin power

by Peter Vierthaler canequips theythis anism to get information can be used to charge or a mentor, especially whichlike goals. nization their to LMS) in the their orga- world. alert or anan the LMS) around which cars. alert inaround an or income email example, a coherthey can Thislearn more wasinnever example, an email See how you can contribute and possible before. way.vacancy. The less entbetween up between comescritical cost your complicomes up something ifcritical ent way.

No. 1: of electricity every building has nization their goals. a theme in Suddenly f you own ifansomething can Make “change” be billed capacity apartment 2 – Dream big back updates. torevisit updates. training the scheduled building charge in your a themefive, No. 1: ittoperiodically. “change” Make changingtraining tenants. withscheduled up Make a plan to keep ten,compliwith twenty or partially parking training and changing ance spaces, with anticipate deadup Set realistic concrete goals with you keep always to to have charge to always anticipatehelpance understand Training revisit just people and training laws struck oil. up toitaperiodically. better compliance Make a plan big Training people learners 100 vehicles using existElectric 2 – Dream lines and chargeable Thisismay New laws is key. technology and expectations for massive action laws compliance key. hybrid of engaglaws regarding change creates better understand learners carshelping This power. regarding compliance importance is a givtraining, change In compliance themay change are compliance concrete goals with dead-A goal significantly a rising share appreciate Set realisticdaily, and of is difand monthly. weekly change is a giv-more electric capacity to the automobile action the importance of engagtraining. and appreciate for massive en. training, charge cars in In compliance market. Are youing in regular compliance Drivers simply enter their car lines and expectations your be to wish may you ferent from a wish; ready garage diffor ing type, or lot. them training. compliance A goal is in regular and miles No. 2: en. build and monthly. doesn’t is coming, it build desired, Since you know the power that they 2: and time of departure.

Car charging daily, weeklyrich, mean but that will be you’ve everyou know it is coming, isNo. a new sourceMake in training ideaHave big wish; you may wish to wish come in trainingneed to charge? The load management controller plans. into your a big “change” Since youidea enue. ferent from ataken Make “change”ofarevreceived true. change Parking spaces yourever to make stepsmean inquiries yet from junction in conyou’ve with car chargers plans. ever-evolv-is ever-evolvchange into your training regularcompliance to update a planrent of iscompliance Make world tenants with 4smart chargers of“The rich, but that doesn’t world looking for “The page up to on true. to regularcharge $50 more per stall. does the training cars? If not, ...continued wish come is imthatconcept update rest. This comprehensive concept in place and resources processes Have ly. to a fundamental Make a plan you soon ing” isEartaken steps to make your ly and is a fundamental adopters will. that is imon page 4system bills of car ing” resources charging page 5 ...continued on will realize vehicle...continued ly. Have processes in place owners for consumed Adding capacity for power, it car charging can ...continued on page 5 ...continued on page PRSRT STD Professional Publishing Inc., 4 PRSRT STD US Postage

I

We can help!

Contact us at

Inbound Marketing Certified

info@rentalhousingjournal.com 8

I

4Q17 – Phoenix Metro

A

C

A

Area

E

ing Chang Changing up with up with to Keep 4 Ways Keep toCash 4 Ways ng Flow l Housi from Car in Renta Housing Rental in Compliance Charging liance LawsLaws Comp

E E

I

PO Box 6244 OR 97007 Beaverton,Inc., Professional Publishing PO Box 6244 Beaverton, OR 97007

US Postage PAID Portland, OR Permit #5460

-ROI to 44222

Text REALESTATText REALESTATE Text REALESTATE-ROI year's to 44222 E-ROI to 44222 a digital copy of this receive

PAID Portland, OR Permit #5460

Text to to receive a digital (ROI) year's 51WAYS to 44222 this to receive a digital copy of copy of Opportunities in Investing this year's Real Estate Opportunities Real Estate (ROI) in Investing Real Estate Opportunities to receive the FREE e-book in Investing (ROI) Success in Finding Investing Investing Success51 Finding Investing in Ways to Success inToday'sFinding Increase Your Housing Market Today's Housing Today's Housing Market Rental Property Market Cash Flow (And 10 Ways to Ruin It)

Circulated to over 6,000 apartment owners, on-site and maintenance personnel monthly.

Call 503-221-1260 for more info Rental Housing Journal Arizona · January 2018

Rental Housing Journal Arizona

Forget the Millenials ...continued from 1 Since 2009, 39% more Baby Boomer renters over 55 have chosen the suburban lifestyle for their rental housing.

Among the 20 largest metros in the US, Riverside boasts the highest percentage increase in terms of senior renter-occupied households (63%), while Los Angeles posts the biggest gain (approx. 134,000).

Comprised mostly of Baby Boomers, this generation has lived a big part of its life in the suburbs, essentially being responsible for the launch and prosperity of the consumer suburb. Owning a home and raising a family in a suburban community truly defined this age group. Now it finds itself in a big empty house, with too much space to keep up and high property taxes to pay. They are not moving into the city in an urban environment.

“Lowering living expenses, looking for a different lifestyle, less house-related work and overall less responsibility can be achieved by downsizing, so a lot of retirees opt to rent,” Simona Solomie, a real estate broker with Remax Masters of Morton Grove, Illinois, who works with home sellers, buyers, and renters in the western and northwestern suburbs of Chicago, told RentCafe in the study.

Baby boomers also account for the highest increase in renters in urban areas, but the spike in numbers is much higher in the suburbs (21% vs 39%). The second highest increase comes from renters aged 35-54, 27% in the suburbs and 8% in the city.

Discrimination ...continued from 7

New York City gained an additional 124,000 renter households over 55 during this time period and about 54,000 under 34.

While Los Angeles and New York had the biggest numbers, the fastest growing areas Phoenix, Riverside and Tampa showed the biggest increases in Baby Boomer renters.

Here are the top 10: Riverside, CA – 63% Tampa, FL – 61% Phoenix, AZ – 59% Dallas – 46% Seattle – 45% Atlanta – 44% Washington -44% Denver – 43% Minneapolis – 38% San Diego – 33%

the Fair Housing Amendments Act. This act made housing discrimination against families with children illegal and protects not only married couples with children, but also those who are single parents, legal guardians, mothers who are expecting, and people in the process of obtaining legal custody of a child.

Take time to review this important area of the law with employees so that families with children feel both safe and welcome in your community.

Ellen Clark is the Director of Assessment at

Grace Hill. Her work has spanned the entire learner lifecycle, from elementary school through professional education. She spent over 10 years working with K12 Inc.’s network of online charter schools - measuring learning, developing learning improvement plans using evidence-based strategies, and conducting learning studies. Later, at Kaplan Inc., she worked in the vocational education and job training divisions, improving online, blended and face-to-face training programs, and working directly with business leadership and trainers to improve learner outcomes and job performance. Ellen lives and works in Maryland, where she was born and raised.

•

This Baby Boomer renter is interested to live in a place that offers a convenient, quality lifestyle, a comfortable living space, a place to exercise, and a place to socialize all-in-one.

•

Cities with largest increase in Baby Boomer renters

In all 20 largest U.S. metros in the study, without exception, the rate of increase in senior renters greatly surpasses that of younger renters.

The two largest gains were in the Los Angeles metro and New York metro.

The Los Angeles metro gained 134,000 new senior renter-occupied households and lost 26,000 renter households under 34 years of age.

Pet Proof ...continued from 1 the most secure way to protect a property and increase the safety of pets.

• No. 1 - Vinyl, linoleum and tile floors are tough, impermeable and scratch resistant. Converting existing flooring into one of those durable alternatives significantly reduces the likelihood of flooring damage that results from the activity of pets and their potential ‘indoor accidents’.

• No. 2 - Bamboo is a good option if a warmer look is desired, as it is harder than most wooden flooring, making it not so vulnerable to scratches, and it is also not as permeable having less natural grooves.

• No. 3 - Polyurethane can be utilized to seal wooden floors if pursuing a complete floor makeover is out of the question.

• No. 4 - High-gloss, semi-gloss and satin paints result in hard, moistureproof finishes that are preferable when it comes to preserving and protecting walls. These finishes create washable surfaces that are not vulnerable to stains and chips.

Affordable ways to pet proof your rental property

If pursuing a complete property makeover is not feasible, encouraging tenants to pet-proof their living space is still possible and certainly adequate to avoid the likelihood of damages.

The ideas below describe affordable, easy and efficient ways to protect indoor spaces and promoting the safety of pets.

• No. 5 - Area rugs are ideal for making spaces look welcoming and cozy while avoiding risks associated with carpet flooring. They add a personal touch to pet-resistant flooring, while also being easy to replace as needed.

• No. 6 - Outdoor rugs can be utilized indoors as they are naturally more durable and designed for easy cleanup.

They are available in many different patterns and shapes that can suit most indoor spaces.

• No. 7 - Shelves and wall hangings allow decorative pieces, houseplants and more delicate items to be displayed while being out of reach of curious pets.

Rental Housing Journal Arizona · January 2018

Taking into account how far off the ground pets can reach is fundamental to make sure that anything sharp, valuable or toxic is safely stored, and shelving helps with utilizing height as a practical advantage.

• No. 8 - Thick, heavy blinds are preferable to fabric curtains and flimsy plastic shades. Dragging fabric, noisy blinds and hanging cords invite biting and pulling, which is why shorter draw strings and heavier materials are a safer option.

• No. 9 - Plexiglass and lucite panels are inexpensive and can be affixed to doors and windows to add a layer of protection from scratches.

• No. 10 - Non-textured furnishings minimizes the scratching and biting appeal that most texturized materials have for pets.

• No. 11- Metal, plastics and resin furnishings are sleek and thus less stimulating than wool, leather, and other coarse surfaces that make for inviting scratch and bite posts.

• No. 12 - Microfiber and heavy, tightly-woven fabrics are most resistant

to tear and wear, which is important to consider when choosing linens, couches, armchairs and similar home decor.

• No. 13 - Baby gates can be used to separate pet-friendly spaces from other areas, especially those prone to housing products that are not safe for pets or displaying more delicate furnishings or flooring.

Resources: Why A Pets Allowed Policy Makes Cents Recommended Pet Policies for Condominiums and Apartment Buildings 7 Questions Landlords Have About Pets and Pet-Friendly Apartments Keepe is an on-demand maintenance solution for property managers and independent landlords. Keepe provides a network of trusted independent contractors and handymen who are available for maintenance projects in the Greater Seattle Area, Greater Phoenix area, San Francisco Bay area, and soon to an area near you. Learn more about Keepe at http://www. keepe.com

• 9

Rental Housing Journal Arizona

Maintenance Men ...continued from 4 Dear Allen, When doing a kitchen or bath material selection, cohesive and functional design is important. Kitchen and bath rehabs are some of the most expensive work you can do in an apartment unit and proper planning is a must. In order to appeal to a larger segment of the population, try to keep the interior color scheme to neutral earth tones. Cabinetry quality varies greatly. Don’t let the cabinet fronts fool you. Manufactures designed their cabinets to look good at first glance. Keep in mind, being in a rental environment, the cabinets also need to hold up to abuse. Look at the actual construction of the cabinet box or frame. Keep in mind; you do not need to use custom cabinets to fit your existing layout. The use of prefabricated modular cabinetry can greatly reduce the time and cost to have a finished kitchen or bathroom. Using real wood cabinet fronts with 3/8” plywood sides is essential for durability. The

Missing Rent Payment ...continued from 6

drawer fronts and sides should be connected with a dovetail or other positive lock construction. Drawers that are held together by nails or cabinets built with particle board will not hold up to tenant abuse.

On a side note; if you are gutting the kitchen or bathroom, use this time to relocate and add more electrical outlets and under cabinet lighting.

If you need maintenance work or consultation for your building or project, please feel free to contact us. Jerry L'Ecuyer is a licensed contractor & real estate broker. He is currently on the Board of Directors and Chairman of the Education Committee of the Apartment Association of Orange County. Jerry has been involved with apartments as a professional since 1988. Frank Alvarez is the Operations Director and co-owner of Buffalo Maintenance, Inc. He has been involved with apartment maintenance & construction for over 20 years. He is also a lecturer & educational instructor. Frank can be reached at (714) 956-8371 Frankie@BuffaloMaintenance.com For more info please go to: www.BuffaloMaintenance.com •

Text REALESTATE-ROI to 44222 to receive a digital copy of this year's

Real Estate Opportunities in Investing Finding Investing Success in Today's Housing Market

issue. The latest Facebook posts from the company, however, indicate that some payments from early October still had not reached landlords’ bank accounts. The posts have attracted dozens of comments from frustrated customers, according to Business Den. The issues faced by Kentucky-based payment processor eCHECKit, have put Tempe, Arizona’s Check Commerce in the middle of the dispute, according to a report by the East Valley Tribune.

The newspaper reported the Tempe-based company, rent payment online processor for eCHECKit, froze over $4 million of eCHECKit’s funds in a reserve account due to irregularities it noticed in debit and credit instructions that eCHECKit submitted on behalf of its merchants.

In a notice to consumers, Check Commerce stated, “At that time, Check Commerce believed that eCHECKit lacked sufficient available funds to cover the corresponding credit transactions for the debits it had submitted on behalf of its merchants,” according to the newspaper.

The issue began when property owners using the eRentPayment online platform realized they had not received automated clearing house payments submitted by tenants in early October, the newspaper reported. It became clear that issue stemmed from financial problems faced by eRentPayment’s payment processor, eCHECKit, the newspaper reported. eRentpayment said on their website last month, “We regret to inform you that our payment processor, eCHECKit, has informed us that it expects to file for bankruptcy protection. We are told that it suffered losses due to a fraud and that its processor, Check Commerce, has held over $4 million of its funds and will not release the funds to the intended recipients at this time. Please note that eRentPayment had nothing to do with the fraud eCHECKit suffered. It was apparently caused by another client of eCHECKit, according to a statement on erentpayment.com.

“The transactions potentially affected were submitted after approximately 7:31:00 PM (Pacific time) on 10/03/2017 through approximately 7:01:33 PM (Pacific time) on 10/12/2017. Any transactions submitted after this time period should not be affected as they are being processed through eRentPayment’s new direct bank relationship. Similarly, any future transactions should not be

affected as they will be run through the new direct processing relationship.

“We do not know if or when Check Commerce will send the pending transactions to the recipients. Accordingly, you should consider your options including having the tenant contact his or her bank to request the transaction be reversed. Specifically, the tenant may initiate a return for an “Incomplete Transaction.” We understand that the return code for this is “R10” and the bank will require a written statement from the tenant. Also, the tenant will have a limited time period to request the return from his bank, usually within 60 days from the date of the transaction,” the company said on its website last month.

“We are contacting the Attorney General of Arizona, the National Automated Clearing House Association, and reviewing legal action against the relevant parties,” according to eRentPayment.

Resources for rent payments online Ft. Collins Company At Center of Rent Payment Dispute Disappearing rent payments frustrate customers of Fort Collins firm Tempe firm’s $4M dispute sticks landlords nationwide Kentucky Western Bankruptcy Court Case 3:17-bk-33389 Online rent payments to Virginia.

Beach landlord held up by bankruptcy •

NAME ADDRESS CITY

STATE

ZIP

E-MAIL ADDRESS

I am an: OWNER Publisher Will Johnson – will@propubinc.com Designer/Editor Steve Olsen – steve@propubinc.com

Advertising Sales Will Johnson – will@propubinc.com Terry Hokenson – terry@propubinc.com Janet Nilsson – janet@propubinc.com

Rental Housing Journal is a monthly publication published by Professional Publishing Inc., publishers of Real Estate Opportunities in Investing & Real Estate Investor Quarterly

www.rentalhousingjournal.com The statements and representations made in advertising and news articles contained in this publication are those of the advertiser and authors and as such do not necessarily reflect the views or opinions of Professional Publishing, Inc. The inclusion of advertising in this publications does not, in any way, comport an endorsement of or support for the products or services offered. To request a reprint or reprint rights contact Professional Publishing Inc. PO Box 6244 Beaverton, OR 97007.

(503) 221-1260 - (800) 398-6751 © 2018 All rights reserved.

10

INVESTOR

PROPERTY MANAGER

*Print subscriptions $25/year $15 each additional market

I would like: Editions: VISA

VENDOR

OTHER

$8 each additional market

PRINT

E-MAIL

ARIZONA SALEM/EUGENE, OR

COLORADO SEATTLE/TACOMA

PORTLAND, OR UTAH

MASTER CARD

CARD NUMBER NAME ON CARD BILLING ADDRESS

EXP.

CVV

OR MAIL A CHECK TO: Rental Housing Journal PO Box 6244 Beaverton, OR 97007

Rental Housing Journal Arizona · January 2018

Rental Housing Journal Arizona

No Pot ...continued from 3 load, without specifically calling out the use of the equipment. Pumps are a good area for monitoring, because of the intermittent load, they trip breakers, and anyone who is using a hydroponic system would need several,” Driver said.

What if I want to market my apartment to marijuana users?

“If, however, you wanted to roll the dice and market to this crowd, assuming your state laws allow it, remember that the federal laws would cover any bank deposits from proceeds," Driver said.

“In this case, you'd be able to do it, assuming no federal intervention, in compliance with local laws. No insurer would provide EO&E (errors and omissions excepted) insurance to you, and you wouldn't be able to deposit any funds into a federally-accredited bank.

So you'd have to self-insure, and run an entirely cash business, but you could do it, risking only federal enforcement.

“The big question is, 'Would the premium rents be worth the risk of forfeiture?' If you run afoul of the federal

drug laws, the asset seizure possibility is a huge risk. You could lose the building.

“If you're managing other owners' properties, then you'd be risking their assets even if you used different leases, unless you kept fully separate books, bank accounts, and co-mingled nothing. So I'd say it would be all-or-nothing," he said.

“The timing is tricky, too. Leases contain a provision that stipulates that the contract is in force in a specific jurisdiction. If they change the laws rendering your lease out of compliance, what happens during the remaining time of the lease? Is it invalidated? Or does the contract remain in force until it expires?

“Good questions for your lawyer,” Driver said.

How to keep up with status of pot laws in the different states

ProCon.org, a 501(c)(3) nonprofit nonpartisan public charity, provides professionally-researched pro, con, and related information on more than

50 controversial issues from gun control and death penalty to illegal immigration and marijuana laws across the country. "Using the fair, FREE, and unbiased resources at ProCon.org, millions of people each year learn new facts, think critically about both sides of important issues, and strengthen their minds and opinions," according to the company's website.

Here are where the pot laws stand for medical and recreational marijuana in several states, how it was passed, and what is permissible in the possession limit, according to procon.org. You can see their excellent full chart here state by state. Keep this link as they update the ever-changing pot laws in the different states.

Here are what some some states are doing with links to more information on each state's pot laws.

Oregon: Ballot measure 67, 24 oz usable; 24 plants, 6 matures and 12 immature Washington: 8 ounces usable, 6 plants

Arizona: medical marijuana is legal 2.5 ounces usable, 12 plants Colorado: 2 ounces useable, 6 plants, 3 mature, 3 immature Utah: prohibited with a few narrow exceptions As a Presidential Scholarship recipient, Bret received his law degree from the Seattle University School of Law. In addition to his law degree, Bret holds a bachelor’s degree in evolutionary psychology and master’s degree in psychology. Bret has taken an interest in tracking the progression and transformation of marijuana laws, as they are among the most recent and highest-profile legal issues affecting entrepreneurs in Washington and, increasingly, all around the country. You can call him at 206-295-2547

•

Tenant Screening 4 Less...

“Screen Your Tenants Online Anytime” (FREE Membership Available)

5 REASONS TO USE RENTEGRATION

5

1. Access - Rentegration.com is a web based, multi-user software offering customers 24/7 access to forms generation, archives, property management database, basic accounting, vendor ordering and other services.

4. Management Database - Rentegra-

REASONStion.com TOis an easy to use, database driven software. Most form fields are auto populated from the database. The modUSE RENTEGRATION ules are all integrated and work together.

For example, a customer can use the rentroll function to identify all delinquencies,

2. Rental and Lease Forms - Unlimited apply fees, and create eviction forms with

use of a full line of state specific rental a few simple clicks of the mouse.

1. Access Rentegration.com is a web based, and lease forms. All -Rentegration.com 5. Value - Large property management forms multi-user are created by software attorneys and/or offering cus- that tomers 24/7 companies use Rentegration.com Color Standards for National Tenant Network Logo local rental housing associations. access to forms generation, archives, properfor only forms generation will save time 3. Simplified Accounting - Owners and money • Logos areover providedother on the CDmethods. in all three forms: Mid ty management database, basic accounting, all black, reversed to white, or in PMS 280 Blue/PMS 7543 Gray spot or 4/color applications. and managers can track income and ex- and small size property managers and Please see below for specific use examples. vendor ordering other services. pense for each unit, property andand compaindependent rental owners can manage • No other colors are acceptable for use for the logo. ny. Perfect for mid and small size property their entire business at a fraction of the • No altering of the logo is allowed. If you have a special circumstance that requires something not managers independent own2. and Rental and rental Lease Forms Unlimited use cost of -other software and forms. provided on the CD, please call NTN NATIONAL HEADQUARTERS 1.800.228.0989 for assistance. ers, who neither have the need or budget • Logos should not be put over a busy background. of a full line of state specific rental and lease for larger, more expensive software.

forms. All Rentegration.com forms are created by attorneys and/orSTATE local rental housingFORMS asso- FOR SPECIFIC ciations.

ARIZONA, CALIFORNIA, COLORADO, BLACK

INDIANA, KENTUCKY,and NEW JERSEY, 3. Simplified Accounting - Owners NEW YORK, OREGON, PENNSYLVANIA, managers can track income and expense for TEXAS, UTAH, WASHINGTON each unit, property and company. Perfect & MORE. for mid and small size property managers Exclusive Industry Partner of: and independent rental own- ers, who neither have the need or budget for larger, more expensive software.

Blue PMS 280/Gray PMS 7543

WHITE (with 40% gray circle)

PMS 280/PMS 7543 over color

OR-RTG-20 Oregon

CHECK-IN/CHECK-OUT CONDITION

REPORT

TENANT(S): ________________________________ OR-RTG-24 Oregon ADDRESS: ________________________________ __________________________________ ________________UNIT: ______________ CITY: ________________________________ ___ STATE: ________ ZIP: _________________

PET AGREEMENT Rating Scale

= (E)Excellent (VG) Very Good

TENANT INFORMATION

(G)Good (F)Fair (P)Poor

IN Out TENANT(S): ____________________________________________________ DATE:________ LIVING AREAS ADDRESS: ____________________________________________________ UNIT: _________ KITCHEN CITY: _________________________________________ STATE: __________ ZIP: _________ Walls Walls

DESCRIPTION OF PET(S) Windows

Stove/Racks

Blinds/Drapes

In

Out

Ice Trays

Light Fixtures

Dishwasher Counter Tops

Doors/Woodwork

Locks

TENANT(S): __________________ __________________ ADDRESS:

__________________ ________________ Out CITY: __________________ DATE:________ __________________ ________________ __________________

UNIT: _________ _____ STATE: __________ ZIP: _________

48-HOUR NOTICE OF ENTRY

Pursuant to RCW 59.18.150, this is your WA-RTG-20 Washington 48 hour entering the dwelling notice that your

Blinds/Drapes

Rods

2) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Floor Vaccinations: Yes____ No____ License Number: ______________ Shelves/Drawer

landlord or their agents unit and premises located at (Address) __________________ will be CHECK-IN/CH __________________ ECK-OUT CONDITION __________________ REPORT __________________

Floor

Carpet/Vinyl/Wood 3) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Disposal Vaccinations: Yes____ No____ License Number: ______________

AGREEMENT

In

BEDROOM 3

Walls

Windows

Refrigerator 1) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Vaccinations: Yes____ No____ Rods License Number: ______________

Additional Security Deposit Required:$

WA-RTG-40 Washington

48-HOUR NOTICE OF ENTRY

on

Light Fixtures

TENANT(S): _________________ of (Date) and _________________ Doors/Woodwork ADDRESS: . _________________ _________________ (Time) _______________ _________________ (Time) CITY: Locks_________________ The entry will occur ______________UNIT: _________________ for the following purpose: ______________ _ STATE: __________________ ________ ZIP: _________________ Rating CeilingsScale = (E)Excellent __________________ (VG)

Cabinets Tenant(s) Tenant(s) certify that the above pet(s) are the only pet(s) on the premises.

Ceilings understands that the additional pet(s) are not permitted unless the landlord gives ten Sink ant(s) written permission. Tenant(s) agree to keep the above-listed pets in the premises Electrical Outlets subject to the following terms and conditions: Floor

Electric Outlets

IN

between the hours

______

Very Good (G)Good __________________ __________________ (F)Fair (P)Poor __________________ __________________ Out __________________ ______ __________________ In Out ______ KITCHEN In

4. Management Database - Rentegration.

Garbage Cans

LIVING AREAS

Windows 1) The pet(s) shall be on a leash or otherwise under tenant’s control when it is outside the Antenna/Cable tenant’s dwelling TV unit.

Blinds/Drapes 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly.

Fireplace 3) Tenant(s) are responsible for the conduct of their pet(s) at all times.

4) Tenant(s) are liable for all damages caused by their pet(s).

Cleanliness 5) Tenant(s) shall pay the additional security deposit listed above and/or their rental agreement as a condition to keeping the pet(s) listed above.

6) Tenant(s) shall notBEDROOM allow their pets to cause any sort of disturbance or injury to the 1 BEDROOM 2 other tenants, guests, landlord or any other persons lawfully on the premises.

Walls 7) Tenant(s) shall immediately report to landlord any type of damage Walls or injury caused by their pet.

Windows 8) This agreement is incorporated into and shall become part of Windows the rental agreement exe Blinds/Drapes -cuted between the parties. Failure by tenant to comply with any part of this agreement Blinds/Drapes shall constitute a material breach of the rental agreement.

Out

Walls

BEDROOM 3

Walls

Landlord

Windows

BATH ROOM

Walls

Stove/Racks

Blinds/Drapes

Towel Bars

Method Ice Traysof Service:

Sink & Vanity

Toilet

Blinds/Drapes

Personal Service:

Shelves/Drawer

Tub/Shower

Post and Mail:

Rods

* Add one additional

Carpet/Vinyl/Wood

Phone

Windows

Refrigerator

Rods

Floor

Disposal

Floor day for compliance

if served by post

*

com is an easy to503-933-6437 use, database driven softwww.Rentegration.com sales@rentegration.com Rods

_____________________________ Floor Landlord

Light Fixtures

Doors/Woodwork

Light Fixtures

Fan (Exhaust) Doors/Woodwork

Ceilings

Electrical Outlets

Doors/Woodwork

Ceilings Electric Outlets

Smoke Detectors

Blinds/Drapes

ware. Most form fields are auto populated from the database. The mod-UNACCEPTABLE ules are allCOLOR in- USAGE tegrated and work together. For example, a customer can use the rent- roll function to identify all delinquencies, apply fees, and create eviction forms with a few simple clicks of the mouse.

BATH ROOM

Towel Bars

Electricity

Sink & Vanity

Hot Water

Toilet

BEDROOM 2

Walls

Smoke Detectors

Tub/Shower

Walls

Windows ©2009 NO PORTION

Blinds/Drapes

may be reproduced without written

“Low-Cost • Fast • Easy • Tenant Screening”

Ceilings

Electric Outlets

Floor

Windows

Services

and mail.

Doors/Woodwork

Locks

Cabinets

Sink

Light Outlets Electrical Fixtures

Garbage Cans

TV Antenna/Cable Essential

Fireplace Plumbing

Cleanliness Heating

BEDROOM 1

Windows

©2011 NO PORTION of this form

Light Fixtures

Dishwasher

Counter Tops

Floor Locks

Electric Outlets Ceilings

Rods

______________________________ Floor Tenant ______________________________ Light Fixtures Tenant

Locks

Locks ©2011 NO PORTION of this form may be reproduced without written permission.

permission.

Blinds/Drapes

Rods

Fan (Exhaust)

of this form may Floor be reproduced without Electric Outlets

Rods

Floor

written permission.

Light Fixtures

Floor

Light Fixtures

Light Fixtures

Doors/Woodwork

Doors/Woodwork

Locks

Essential Services

Plumbing

Locks

Ceilings

Heating

Ceilings

Electrical Outlets

Electricity

Electric Outlets

Smoke Detectors

Hot Water

Smoke Detectors

Smoke Detectors

©2009 NO PORTION

of this form may

be reproduced without

written permission.

DO NOT change the color

DO NOT alter in any way

DO NOT put over a busy background

5. Value - Large property management companies that use Rentegration.com for only forms generation will save time and money over other methods. Mid and small size property managers and independent rental owners can manage their entire business at a fraction of the cost of other software and forms.

Exclusive Industry Partner of

State specific rental and lease forms available in: AK, AZ, CA, CO, DC, DE, FL, GA, IL, IN, KS, KY, MA, NC, NJ, NV, NY, OH, OR, PA, TX, UT, VA, WA & WV.

rentigration.com 503.933.6437 sales@rentegration.com

You can save money by becoming a “Volume Discount Member” 02

You Receive All This:

• National Credit Report • National Eviction Report

With Your “Volume Discount Membership” You Receive All of the Above Reports For Only

• FICO Score • Tenant Qualifier Report

9

$ 99

If you do more than 16 credit and eviction reports a year, our “Volume Discount Membership” is for you.

30+ Years Serving Housing Providers

• You will save $4.95 on every eviction/credit report • You will save $9.00 with the recommended 4 Star Tenant Screening Report • Volume Discount Membership is only $77 a year • Free Non-Discount Membership Available

To Register or Start Your Free Membership Go To www.tenantscreening4less.com

888-802-7020

Rental Housing Journal Arizona · January 2018

11

Rental Housing Journal Arizona

The AMA Crowd You Know & Love is Online

Introducing Arizona’s first online community for multifamily professionals! Kick your multifamily career into overdrive with incredible features including a members-only AMA Forum to chat with your customers and colleagues, a database of articles written by industry rockstars, an up-to-date multifamily job board, AMA event listings and more...

REGISTER TODAY: AZMULTIHOUSINGFRIENDS.COM MULTIHOUSING FRIENDS IS AN AFFINITY PARTNER OF THE ARIZONA MULTIHOUSING ASSOCIATION

12

Rental Housing Journal Arizona · January 2018