The Landlord Times Digital - Vol 2 Iss 7 by Professional Publishing, Inc

Volume 2 - Edition 7 2013

National Rent Growth Slows for Eighth Consecutive Quarter

xiometrics Inc., the leading provider of apartment data and market research, reports that at the national level annual effective rent growth slowed to 3.2% in the second quarter of 2013. For comparison, annual effective rent growth in the second quarter of 2012 measured 4.0%. Further, Axiometricsâ&#x20AC;&#x2122; data indicates that the effective rent growth rate has slowed for eight consecutive quarters as many Metropolitan Statistical Areas (MSAs) are decelerating from very strong growth the previous three years. Peak annual rent growth at the national level during this current cycle was 5.3% in July 2011. Despite the slowdown nationally, many individual markets are still generating very strong rent growth rates, with 20 of the top 88 MSAs reporting annual effective rent growth of greater than 4.0%. While the national growth rate has been slowly decelerating over the past eight quarters, it should also be noted that the current growth rate is still above the long-term average of 2.1%. Occupancy at the national level remained strong, measuring 94.7% in the second quarter of 2013. A year ago the occupancy rate stood at 94.3%. The improvement in occupancy has occurred despite an increasing wave of new apartment supply. During the second quarter, 40,739 new apartment units were delivered, up from 18,861 units delivered in the second quarter of 2012. Apartment deliveries have totaled 124,500 over the trailing 12 months. With the pace of new deliveries increasing, the total for new deliveries in 2013 should reach 185,348 units by the end of the year.

Asset Class Performance Class C properties continued to outperform Class A and B properties for effective rent growth in the second quarter of 2013, a trend that began in October 2012. Over the prior year, effective rents increased 4.1% for Class C properties, compared to 2.9% and 3.4% for Class A and B, respectively. Class C properties have an average occupancy rate of 93.3%, which is the lowest of the three groups, but they do show the best year-over-year occupancy growth. Class A properties have the highest occupancy rate at 95.2%, however this rate is 23 basis points lower than a year ago.

Phoenix Sees Largest Rent Increase Since 2007; Vacancies Plummet

Top Performing Markets For the second quarter, 11 MSAs had annual effective rent growth of 6.0% or greater, and all 11 of those markets were located in just four states: California, Colorado, Florida, and Texas. The top MSAs for effective rent growth in the second quarter of 2013 are outlined below: In addition to having all 11 of the top rent growth markets, California, Colorado, Florida, and Texas also had several other high-ranking MSAs for rent growth: 14. Austin-Round Rock, TX (4.5%), 16. Jacksonville, FL (4.3%), 17. MiamiMiami Beach-Kendall, FL (4.2%), 22. Dallas-PlanoIrving, TX (3.9%), and 24. TampaSaint Petersburg-Clearwater, FL (3.8%). Top Markets for New Construction Axiometrics also reports that the strong apartment performance the past three years has spurred a rebound in construction activity in many MSAs. Specifically, new units will be delivered in 182 MSAs around the country in 2013, and national deliveries will increase from 87,077 units in 2012 to 185,348 units in 2013. Texas had three of the top five MSAs in the nation for units delivered during the second quarter. Axiometrics notes that even with the escalated delivery numbers from last year, the Texas MSAs still show some of the best effective rent growth rates in the country as demand is maintaining pace with supply. Axiometrics is the only multifamily research provider to survey every property in its database at the floor plan level every month. Every property. Every month. Only Axiometrics. Learn more at www.axiometrics.com or by calling 214-953-2242.

Rental Housing Managers Can Recycle Electronics for Free!

UTAH

Metro Seattle Rents Surge 3%

State Law Prohibits Regular Inspections by Cities

METRO

COLORADO

HUD Awards $3 Million to City of Portland to Address Lead Hazards in....

Coloradoâ&#x20AC;&#x2122;s First Quarter 2013 Insight Into The Rental Applican Risk Index Report

Temp Staffing

NEED STAFFING?

Insuring Multi-family Properties for more than 20 years! In addition to our experienced claims service, we are appointed with a number of different insurance carriers to assure that we can provide your assets with:

• Coverage options that will best fit your property’s needs • Competitive Pricing!

Don’t Take Chances With Staffing! Our Temps are Tested, Trained, Experienced and Fully Insured!

Daily • Weekly • Monthly • Permanent Placement Temporary

Whether you are looking to insure a single location, portfolio or a program for an entire property management firm, let our team of specialists work for you! We welcome the opportunity to earn the privilege of working with you!

On-Site Staff

Managers • Leasing Agents • Maintenance

The Northwest’s Largest Apartment Staffing Services!

(425) 456-3663 • (503) 644-8233

Seattle/Tacoma Portland/Beaverton www.apartmentadvantage.com

Contact: Ken Johnson, MBA, CIC • kenjohnson@allianceins.net Nathan Worden • nathanworden@allianceins.net

425.404.3485 / 888.963.3500

Unlimited Use of Online Forms State speciﬁc forms for:

Arizona Alaska California Colorado Delaware Florida

Georgia Illinois Indiana Kansas Kentucky Massachusetts

Nevada New Jersey New York North Carolina Ohio Oregon

Pennsylvania Texas Utah Washington Washington D.C. West Virginia & More.

Most Fields Autopopulate From Online Database

$3.50 per unit per year/$17.50 Charge per year minimum *start up fees apply

PROMO CODE: LLT913 Expires: 9/30/2013

www.Rentegration.com

(toll free)

255 Metros Listed as Improving Housing Markets in July

total of 255 metropolitan areas across 49 states and the District of Columbia qualified to be listed on the National Association of Home Builders/First American Improving Markets Index (IMI) for July, released recently. This is down slightly from the 263 metros that made the list in June, but is more than triple the number of metros that were on it in July of 2012. The IMI identifies metropolitan areas that have shown improvement from their respective troughs in housing permits, employment and house prices for at least six consecutive months. Six new markets were added to the list and 14 were dropped from it in July. Newcomers include the geographically diverse metros of Cumberland, Md.; Saginaw, Mich.; Farmington and Las Cruces, N.M.; Kingston, N.Y.; and Olympia, Wash. “This is the sixth straight month in which at least 70 percent of all U.S. metros have qualified for the Improving Markets Index,” observed NAHB Chairman Rick Judson. “The relative stability of the IMI is representative of the broad recovery underway, which is much more extensive than what we were looking at one year ago.”

“Despite slight ups and downs in recent IMI levels, an overwhelming majority of U.S. metros -- including those located in almost every state -- remain solidly on the path to recovery even as the pace of their improvement is slowed by ongoing challenges related to the availability of credit, labor, lots and certain building materials,” added NAHB Chief Economist David Crowe. “Based on recent trends in home prices, housing permits and employment, the outlook for a continued housing expansion remains very positive for the remainder of 2013.” “The fact that more than twothirds of all U.S. housing markets continue to be represented on the improving list should be a boon to consumer confidence at a time when many are looking to take advantage of recently’s very favorable mortgage rates,” observed Kurt Pfotenhauer, vice chairman of First American Title Insurance Company. The IMI is designed to track housing markets throughout the country that are showing signs of improving economic health. The index measures three sets of independent monthly data to get a mark on the top Met-

Increase Your Laundry Room Capacity by as much as 50%

ropolitan Statistical Areas. The three indicators that are analyzed are employment growth from the Bureau of Labor Statistics, house price appreciation from Freddie Mac and singlefamily housing permit growth from the U.S. Census Bureau. NAHB uses the latest available data from these sources to generate a list of improving markets. A metro area must see improvement in all three measures

for at least six consecutive months following those measures’ respective troughs before being included on the improving markets list. A complete list of all 255 metros currently on the IMI, and separate breakouts of metros newly added to or dropped from the list in July, is available at www. nahb.org/imi.

Visit Us Online! • More News • Blogs • Post Comments • Videos • And More!

www.thelandlordtimes.com The Landlord Times: Your source for multifamily and apartment news and landlord, property management, property maintenance & real estate investing tips.

The nation’s #1 multifamily lender is lending in your backyard.

And Save Up To 50% on Utility Costs

Coin • Card Rent • Lease

HAINSWORTH LAUNDRY COMPANY

Life’s Good

Toll Free: (800) 526-0955 www.hainsworth.biz

Bringing you low fees, great rates and local market expertise. How did Chase become the nation’s leader in multifamily lending? With great rates, low fees and a deep understanding of the local market—in communities just like yours. If you have an apartment building to purchase or refinance, call us today to learn how we can put our resources to work for you. Lo W F e es | G r eaT raT es | s T r e a m L I n ed P roCess Call Todd Sechrist, Client Manager, (206) 500-4634 todd.sechrist@chase.com Credit is subject to approval. Rates and programs are subject to change; certain restrictions apply. Products and services provided by JPMorgan Chase Bank, N.A. #1 claim based on 2011 FDIC data. ©2012 JPMorgan Chase & Co. Member FDIC. All rights reserved.

DZ &

What Were You Thinking Moments!

DANA BROWN AND ZACH HOWELL

How much do we really know about electrical issues that occur in our apartment homes? This topic defiantly is not a subject you want for someone to say “What Were You Thinking Moments”! Understand the correct procedures and laws that pertain to the work required on your property before what could have been a simple phone call to a nightmare. WHAT? Suzy Manager – Dana, I recently had a resident call to request a work order. Their outlets in the bathroom were not working and a burnt wire smell was present. The resident sounded concerned, so I told them we would get our maintenance person there shortly. D – Suzy Manager, the resident should be concerned and so should you. I really hope this was NOT a “ W h a t We r e Yo u T h i n k i n g Moments”. How did you proceed?

By Dana Brown and Zach Howell him right up to the apartment. It wasn’t long before the electrical in half the unit went out. D - Please tell me that you called an electrician to come and asses the matter and repair the problem? Suzy Manager – Nope, the maintenance assistant thought that the breaker in the main panel might be the problem and proceeded to remove the cover and swap out the breaker switch. What he didn’t know is that there is a main shut off for that panel on the outside of the building,so he had to work on the issue while the wires were still on or “Hot”. As he was swapping the breaker he accidentally touched his screw driver on two pieces of adjacent metal and the “Hot” wire causing a major flash, shocking him with 240V of current and knocking him to the ground. Fortunately, he was OK and he came to the office and called an electrician to give a diagnosis and make the repair. Neither he nor I knew what the electrical code was and that the work must be performed by a licensed electrician. The cost of this mistake was great. Not only did I have to pay for the electrician to come out anyway and make

most common components fall under an exemption clause in the law which states they can work on certain components within the apartment home, but not others. While in the state of Washington no one without a Limited O7B license should be performing electrical repairs. You should make sure you and your maintenance team are informed and up to date on your local laws. The effect this has on our industry is obviously major. Some jurisdictions require what amounts to a journeyman electrician status to perform work, while another doesn’t require that licensure at all -- it creates uncertainty and conflict within the industry. When I train apartment maintenance technicians I follow three simple rules, and your staff can work on electrical components if they meet all these rules. 1. Pre-existing fixture: This means it’s already there and was installed properly at the time of development or by a licensed electrician. 2. Replace like with like: Only replace the component with the exact fixture type. An example would be a light track in the bathContinued on next page

ON-SITE-NW S

VALLEY, METRO, ARIZONA A D – Sorry that this lesson was so costly. This is a moment to learn from to ensure that your whole company understands the appropriate procedures for electrical.

Z - It is unfortunate that someone had to be put at risk before realizing that they were in over their head. It’s a sad fact that most techs in this industry do not receive proper training in electrical repairs and diagnosis, let alone basic electrical theory, how to keep themselves safe and follow a problem from symptom to source. The multifamily industry is regulated in different ways in different states and that can have a major impact on what repairs can be made and who can make them. For example in the state of Oregon the multifamily industry and the employees performing electrical repairs on the

Salsbury Ind

Feb, Apr, Jun, Aug, Oct, Dec

Suzy Manager – Well, not as I should have, apparently. This is a lesson for all of your readers. The office was busy and my maintenance manager was on vacation, so I called in our assistant maintenance person. I gave him the work order and sent

1010 East 62nd Street, Los Angeles, CA 90001-1598 Phone: 1-800-624-5269 • Fax: 1-800-624-5299

D&Z ...continued from previous page room can be replaced with another light track, even if design or finish wise they are not identical , as long as its meets the same code. On the other hand, to upgrade a regular receptacle outlet to a GFCI would not count as like with like ,because in essence you are upgrading the function and purpose of the that component This should be done by a licensed electrician. 3. Up to the panel: Only components that fall outside of the electrical panel should be worked on by onsite staff. This means if you have to remove the breaker panel cover you are crossing the line and should have an electrician perform that work as well. These are obviously just guidelines and all state and local jurisdictions will trump this view (as outlined in the Washington example above. But, for other areas that are not as tightly regulated this 1,2,3 guideline of pre-existing, like with like, up to the panel, and some basic training will help keep your staff safe and ensure that they understand the parameters of what they should and shouldn’t be working on.

D & Z would like to give away free class registrations to our readers from Multifamily NW. It is easy to qualify, just send in a funny story of what were you thinking moments that we can share in our article and you will go into a drawing to win a free class valued at $125 each. The contest will run through the end of June and the winner will be announced in the August issue of The Landlord Times. Send entries to dana@multifamilynw.org. Dana Brown and Zach Howell have been working and training Managers and Maintenance staff in the property management industry for 20 + years. They are excited to give back and share the crazy stories that can only happen in our industry. We would love it if you would share your stories and “WHAT WERE YOU THINKING” moments with us as well as questions that you need answers to. Dana can be reached at: dana@multifamilynw.org. Zach can be reached at: zach@aminstitute.net

TheLandlordTimes.com

PPI creative

Creative Graphic solutions by PROFESSIONAL PUBLISHING, INC.

Get Cutting Edge Designs From Professional Publishing • Corporate Branding • Print Advertisements • Banner Advertisements • Brochures • Flyers/Posters • Business Cards • Media Kits • Newsletters • Magazines • Event Invitations • Company Forms • And More!

Phone: 503.221.1260 • Email: design@propubinc.com

veryone knows you only get one chance to make a good first impression. What you communicate from the curb, carries over into the office environment and beyond. Paying attention to professional office attire is important year round, but especially during the warmer summer months. Now that the weather is heating up and everyone is trying to stay cool and comfortable, some employees may be presenting more than just their apartments! This can be a distraction to co-workers and residents, and disrupt the sales process. Here is a topic that continues to be a concern based on the question below:

Q: The staffs at some of our communities tend to “dress down,” especially at our smaller buildings where they have responsibilities in and outside the office. I have noticed that this sometimes carries over into their personal grooming as they transition from working outside and then come back into the office to assist clients. However, as the weather has warmed up and many of my managers have even more responsibilities outside the office, I have noticed an increase in inappropriate/ unprofessional attire and a decrease in attention to personal grooming. I am

concerned about the impression my managers are making on our residents, as well as prospective renters. Other than instituting a “uniform and personal grooming policy” or mandating a strict dress code, what can we do?

A: These are some very valid concerns, and this issue needs to be addressed. However, it’s an extremely sensitive subject because how people dress and present themselves is very personal. Also, there is the financial aspect, as not everyone can afford to make a quality fashion statement! When you throw “gender” into the mix, this issue becomes even more complicated, as it’s tough for a male supervisor to approach a female employee on this issue and vice versa. Typically when a confrontation does occur, someone is embarrassed, offended or both. Then you end up right back where you started and nothing is resolved. For those companies who have been able to budget and implement a “uniform” standard of dress: Congratulations! You do not have any of the above headaches any more. Probably the only issue you have to deal with now on this subject is getting your employees to actually WEAR their uniforms!

message to the residents and prospects that visit their office. Until people really get to know you, all they have to go on is “appearances.” The employees who are dressed in business attire will “appear” to be professional, organized and prepared to serve their clients. Those dressed otherwise will not. As in every area of life, perception is reality. While you can’t judge a book by its cover, the next person who walks through your door could make a rental decision based upon what’s covering (or not covering) you! Having a standard of dress for all employees, no matter what community they work at, will consistently communicate a sense of pride and professionalism. If you have a question or concern that you would like to see addressed next month, please ASK THE SECRET SHOPPER by making contact via e-mail or fax. Your questions, comments and suggestions are ALWAYS welcome!

For everyone else, the answer is “education.” You must have a “standard of dress,” and expectations regarding personal grooming for all employees, no matter what type/size of community they work at. When a new employee is hired, they can be given information on what the dress code is. If this information is provided up front, employees will know how they are expected to present themselves. For existing employees who are not in compliance with the expectations because there was nothing in writing at the time they were hired, you can institute a “new company policy” and create a dress code. Of course you must remember one very important thing: Everything in life has a “trickle down” effect. Your efforts to get your employees to comply with a dress code standard will only work to the degree in which you comply with the dress code yourself. A leasing consultant does not have much motivation to dress up a notch if the assistant or resident manager is “dressing down.” On the other hand, an on site manager will not be inspired to comply with a dress code if the property supervisor or owner visits wearing casual attire. When employees working together dress inconsistently, this sends a mixed

Time to Think Exterior

What can we paint for you We are the apartment experts.

Call Interland Design!

Apartment Brokerage | Wealth Building | Asset Management

180

205

245

220

115

Now serving Phoenix, AZ Joseph Chaplik President / Designated Broker

480.305.5600 | www.josephbernard.net Interested in joining our award-winning brokerage team? Please call or visit our website for more information.

100% Satisfaction Guaranteed

Quick TTurn Around Service

No job too Large or Too Small

Remember, we paint Hallways & Cabanas

,17(5' &

MILLWORK CHANGEOVERS – REHAB SPECIALIST

July 2013 • Vol. 50 No. 7

THE OFFICIAL PUBLICATION OF THE ARIZONA MULTIHOUSING ASSOCIATION

By Tom Simplot, President and CEO, AMA

Gilstrap Honored with Lifetime Achievement Award

Where do we begin with Suzanne Gilstrap? Many of our newer AMA members may not know Suzanne personally. But I can tell you one thing is for certain…most if not all of our industry have been impacted in some capacity by her work on behalf of the apartment industry. In fact, the annual Tributes Awards ceremony can be credited to Suzanne as she, as the AMA’s Executive Director, created the first ever awards dinner twenty-one years ago. For those of you who do not know Suzanne, she has been our political face of the industry for over two decades. A fixture at the Arizona Capitol, Suzanne tirelessly protected our Continued on page 2

Phoenix Sees Largest Rent Increase Since 2007; Vacancies Plummet By Pete TeKampe, Marcus & Millichap The April issue of Apartment News reported ‘Valley Rents Set to Increase’; subsequently, Phoenix area rents rose by their largest margin since fourth quarter 2007. First quarter 2013 also had the lowest vacancy rate since third quarter 2006. Concession offerings during first quarter 2013 were at their lowest level since third quarter 2007. “The April issue of Apartment News reported ‘Valley Rents Set to Increase’; subsequently, Phoenix area rents rose by their largest margin since fourth quarter 2007.” Professional Publishing, Inc PO Box 30327 Portland, OR 97294-3327

RENTS In first quarter 2013, Phoenix area rents were $12 higher than in first quarter 2012. The average rent in the Phoenix metro area in first quarter 2013 was $756, compared to $744 recorded one year earlier. From fourth quarter 2006 to fourth quarter 2007, weighted average asking rental rates increased $16. In the last Trends update, it was reported that rental rate increases were likely in the next 90 days and that ‘rental rate increases will be augmented and potentially accelerated by the demand manifested in the latest eviction information.’ The dollar rental rate increase of YOY rent changes in first quarter 2013 is two hundred percent higher than that observed in third quarter 2012. As of the writing of this article, the latest eviction information, preContinued on page 5

Current Resident or

PRSRT STD US Postage PAID Seattle, WA Permit #741

Trade Show Takes the AMA Away with International Theme By AMA Summer always means vacations locally and abroad and the Arizona Multihousing Association’s annual Trade Show certainly swept its guests away to another land. The Trade Show committee, led by the visionary Kimberly Fitch of Nicolosi & Fitch, created a theme that brought inspiration and transported guests to another place.

Trade show guests stood near the Eiffel Tower, and the Hoover Dam, and other word landmarks that members presented. Attendees went “Around the World with the AMA” as they explored the sold out trade show ﬂoor. Teams created wondrous displays with international ﬂair for more than 1,000 visitors. Every corner of the “globe” was represented in the PhoeContinued on page 11

FIRE • SMOKE WATER • WIND STORM • MOLD ACCIDENT 5830 W. Thunderbird Rd., Suite B8 PMB #305 Your ONE-STOP Glendale, AZ 85304 Restoration 480-818-1820 or 602-292-3987 Why choose ADANAC? For more information • Full-service general contractor. visit adanacent.com or email adanac@cox.net • 20 years in the restoration industry. • • • • • •

Specialist in fire, water and storm repairs. 24/7/365 emergency service. Old-World European craftsmen on staff. We work to get you the highest settlement possible. Access to a public claims adjuster at no cost. Member of Restoration Industry Association (only 3 Valley companies) Offers five-year protection with warranty for materials and labor. A+ Rating with BBB; No complaints with BBB or AZ Registrar of Contractors. Holder of prestigious Certified Restorer designation. Licensed, bonded, insured.

Restore Your Damaged Home or Business Quickly and Beautifully. • • • •

Resource

RESIDENTIAL:

ADANAC’s skilled experts restore your home with craftsmanship and care, from foundations and flooring to ceilings and roofs, and everything in between. We can also complete major remodel projects, additions and new construction, from the ground up.

EMERGENCY: ADANAC gives you immediate expert response to your emergency damage 24 hours a day, 7 days a week, and 365 days a year.

COMMERCIAL:

MULTI-HOUSING:

When disaster strikes your business, every minute can cost you income. ADANAC has the equipment, materials and specialists to get you back in business quickly. ADANAC can also take your next refurbishment project with limited interruption to your property.

For restoration and reconstruction on multi-housing facilities of any size, ADANAC scales up quickly and responds rapidly.

Trust your restoration experts!

ADANAC is there for you every step of the way! Specializing in fire, water and storm damage, ADANAC is nationally recognized within the restoration industry. Make no mistake, rebuilding a home or business requires a different skill-set than building a new home from the ground up. Timely response is needed to protect and preserve the remaining structure. Building materials, design, wiring and fixtures must be matched to the remaining structure. Issues such as moisture, mold, and debris may require attention. Special insurance requirements must be considered. When it comes to reconstruction, you want experts. Since 2003, ADANAC has brought hundreds of Arizona homes and businesses back to life.

“We work directly for YOU, not the insurance company.” 9299 W Olive Ave., Suite #814 Peoria, AZ 85345-8378

623-266-2761

emergency:

623-748-4628

For more information visit adanacent.com or email gary@adancent.com Operation’s License #189034 - KB01 5830 W. Thunderbird Rd., Suite B8 PMB #305 Glendale, AZ 85304 480-818-1820 or 602-292-3987 For more information

notEs FroM thE chAir

Cool Happenings in the Summer By Robert Hicks, Alliance Residential This year Arizona’s legislative session has kept us all glued to the news as our elected officials worked diligently, and long into the summer months, late into the evening, to pass the state budget and change the healthcare system in Arizona. In addition to the headline-making legislation, there were hundreds of bills moving through the legislature. Our advocacy team has been following a number of pieces of legislation affecting our industry and working on endorsements in upcoming races. In the late summer and fall, Phoenix voters in some of the council districts will be asked to vote for their representative to the Phoenix City

Council. This regulating body impacts the operations of our industry in a myriad of ways and so it’s important that our members take the time to learn more about these candidates for office. I hope you will carefully review their credentials and their positions on issues. Our team reviewed these candidates on issues important to the multihousing industry and the AMAPAC committee has made their endorsements in this month’s issue. The economic recovery continues as a measured pace which seems to give experts, investors, and the public some more confidence. Rents appear to be increasing slightly to meet the demands of the market. Recent announcements about new companies relocating to Arizona and expanding should improve the economic out-

look and bring new talent to the area. The growing number of multifamily communities opening and in the planning stages demonstrate a longer term confidence in the market. The AMA annual economic outlook should be the “must attend” event this year for your senior managers, owners and investors. This in depth look ahead, focused on our industry, will help you guide your planning in the future. Many of us are escaping the heat of Arizona for the cooler pines of the north and the beaches of California. For those of us here, there are plenty of opportunities to stay engaged. Be sure to stay up to date on events throughout the summer in Tucson and in Phoenix through our website – www.azama.org. q

Please Visit Us At w w w . a z a m a . o r g

EliminEX TERMITE & PEST CONTROL Since 1981

Valleywide Services

ALL PHASES OF PEST CONTROL Residential and Commercial

• • • • • • • •

Termite Specialists / Free Estimates Bed Bugs Bee Service / Emergency Beehive Removal Scorpion Control / Free Estimates Ant Programs Rodents, Gophers, Wasps Pigeon Control

REASONABLE RATES PHONE QUOTES

OFFICERS CHAIR OF THE BOARD: Robert Hicks, Alliance Residential CHAIR ELECT: Kimberly Fitch, Nicolosi & Fitch, Inc. VICE CHAIR: Christine Shipley, Dunlap & Magee Property Management TREASURER: Chris Evans, HSL Asset Management SECRETARY: Amy Smith, Bella Investment Group IMMEDIATE PAST CHAIR: Lesley Brice, MC Residential

DIRECTORS David Adame, Tiempo, Inc. Vicki Allison, Allison-Shelton Real Estate Services Jen Ambrosius, Apartment Guide Chapin Bell, P.B. Bell Companies Reid Butler, Butler Housing Company John Carlson, Mark-Taylor Residential Mike Clow, Greystar Real Estate Partners Keri Conyers, Alliance Residential Liz Culibrk, Fairfield Residential Amy Davidson, Cox Communications Kohl Eisenhour, Riverstone Residential Ken Gould, Madeline’s Meticulous Adam Greco, Burns Pest Elimination Matt Koglmeier, Koglmeier Law Group, PLC David Kotin, Kay-Kay-Realty Lesa LaRocca, Riverstone Residential Pam McCarthy, Simply Better Management Omar Mireles, HSL Asset Management Greg Morehead, Fairfield Residential Melanie Morrison, MEB Management Services Kim Pacheco, Scotia Group Management Dale Phillips, Mark-Taylor Residential Jim Pierson, Legacy Capital Advisors Erica Reinke, Camden Property Trust John Rials, Greystar Real Estate Partners Mike Rochon, Distinctive Carpets, Inc. Mark Schilling, MEB Management Pam Shelton, Allison-Shelton Real Estate Services Pamela Sullens, Silver Mountain Real Estate Group Ike Tippetts, Rainforest Plumbing & Air Rondetta Troutman, Picerne Real Estate Group Debbie Willis, P.B. Bell Companies Lynn Zoroya, Redi Carpet

“Thank you Platinum Members” Adanac Enterprises Corp. Apartment Guide Apartments.com/Republic Media Burns Pest Elimination Cox Communication Gorman Rooﬁng Services, Inc. Koglmeier Law Group, PLC Kowalski Construction, Inc. Law Oﬃ ces of Scott M. Clark, P.C. Rainforest Plumbing & Air Redi-Carpet-Arizona Valley Protective Services, Inc.

STAFF James Tunnell, Vice President jtunnell@azama.org Direct Line: 602-296-6212 Lucina Chavez, Community Relations Manager lchavez@azama.org Direct Line: 602-296-6213 Erika Kowalski, Operations Manager ekowalski@azama.org Direct Line: 602-296-6210 Robert Schmitz, Education Manager rschmitz@azama.org Direct Line: 602-296-6204 Amy Hindenlang Membership Administrator ahindenlang@azama.org Direct Line: (602)296-6209

TERMITE DEFENSE

LIC 5508 • CERT • INSURED www.eliminexpest.com Apartment News • July 2013

• Represents ethical rental housing providers in legislative, legal and regulatory matters. • Provides services, products, educational programs and networking opportunities that enhance the general welfare and economic health of all our members. • Cultivates opportunities for quality rental housing throughout Arizona.

Tom Simplot, President & CEO tsimplot@azama.org

602-942-BUGS 2

The Arizona Multihousing Association:

Michelle Rill, Events Manager mrill@azama.org Direct Line: 602-296-6205 Desi Brinkman Operations & Membership Coordinator dbrinkman@azama.org Direct Line: 602-296-6203

Cassidy Campana, Communications Manager ccampana@azama.org Direct Line: 602-770-6014 Stephanie Garcia Community Relations Coordinator sgarcia@azama.org Direct Line: 602-296-6208 Todd Bradford, Manager of Membership Benefit Services tbradford@azama.org Direct Line: 602-377-2553 Katie Allare Government Affairs kallare@azama.org Direct Line: 602-296-6211 Cathy A. Wagner, AMA Tucson – Director of Administration cwagner@azama.org Direct Line: 520-323-0643 FREE ext 401 Joanna Grassinger, AMA Tucson – Marketing & Member Relations jgrassinger@azama.org Direct Line: 520-323-0643

Apartment News (ISSN 0746-0686) is published monthly by Professional Publishing, Inc. for the Arizona Multihousing Consulting Corporation. Advertising rates available upon request. We are not responsible for nor guarantee any information, statements, products or services of any advertisers in the publication. The articles herein do not necessarily represent the views of the corporation or the majority of its members, unless so stated. Reproduction in part or whole is forbidden without written permission. Complete control, management and ownership along with the copyright and trade name belong to the Arizona Multihousing Consulting Corporation, 818 North 1st Street, Suite L160, Phoenix, AZ 85004. Periodical postage paid at Snohomish, Washington.

Copyright © 2013 Arizona Multihousing Consulting Corporation. All rights reserved. POSTMASTER: Please send address changes to: Apartment News, PO Box 30327, Portland, OR 97207-3327. Phone: 602-296-6200 or toll-free 800-326-6403. FAX: 602-296-6178. Tucson Office: Phone: 520-323-0643. FAX: 520-323-3399

ArizonA Multihousing AssociAtion Lifetime ...continued from front page interests and was the driving force behind some of the most impactful and groundbreaking legislation in the State. Whether you are a leasing agent, a maintenance tech, a regional manager or an owner, Suzanne probably had her hand in something that could have, or does, impact your job or the manner in which you perform your daily routine out on site. Suzanne came to the AMA in 1989 when she was named executive director of the association. While overseeing the day-to-day operations of one of the largest trade associations in the state, Suzanne also served as the AMA’s chief lobbyist at the state and local levels of government - essentially juggling two separate and very demanding job functions at once. In 1997, in order to fulfill her true passion of shaping public policy, Suzanne started what is now Capitol Consulting with her daughter Courtney (Gilstrap LeVinus), built it from the ground up and shaped it into one of the most successful local political consulting firms in Arizona. From there Suzanne went on to reshape the Arizona regulatory environment … saving AMA members billions of dollars, many of which would later be recognized by the National Apartment Association. Over the years, Suzanne developed strong working relationships with the State’s key policymakers including

four governors and was always recognized as honest, professional and effective. Suzanne had the reputation of never being outworked on an issue or campaign...for Suzanne losing was never an option. For the last twenty years, Suzanne has been dedicated to the mission of the AMA.

• The passage of the interior rental inspection fee preemption that is saving the industry nearly $17 million in annual inspection fees. Not to mention the pain and headaches that would go along with having our apartments inspected by the city each year. Those of you who own and operate in multiple states

It’s important to share a few highlights and ackoweldge the long-term impact of her work. Over her career, Suzanne is credited with: • The passage and implementation of the property tax equity legislation that has saved apartment owners over $3.5 billion on their property tax bills since its passage in 1990. That is $3.5 Billion with a B!

know that pain first hand. • The passage of the rental tax preemption legislation that inhibits cities and towns from increasing their rental tax rates. • It is because of Suzanne that our leasing agents are not required to be licensed by the Arizona Department of Real Estate and our maintenance technicians do not have to be licensed contractors. Once again this saves our industry hundreds

of thousands of dollars each and every year. And trust me the list goes on. Each and every year Suzanne saved the industry from some circus or another, a real life wonder woman. Those members who have served on the Government Affairs Committee or on the Board know these issues first hand and the negative impact they would have had on our industry. Suzanne was recognized by the National Apartment Association for “Excellence in Legislative Advocacy” for her work in creating one of the most successful association lobbying programs in the country and was also honored as the NAA’s “Executive Director of the Year” in 1992 in addition to receiving four NAA Paragon Awards for successes in government affairs. No other Association has received 4 Paragon awards for Government Relations! Her service to the industry has been invaluable. It is because of all of those years… all of those sleepless nights that she had, her fearless, tireless and nevergive-up attitude, all of those monthly government affairs meetings, phone calls and all the amazing things she did on behalf of the industry… that we honored her with the Lifetime Achievement Award. q

We are the apartment experts. Apartment Brokerage | Wealth Building | Asset Management

Now serving Phoenix, AZ Joseph Chaplik President / Designated Broker

480.305.5600 | www.josephbernard.net Interested in joining our award-winning brokerage team? Please call or visit our website for more information. 2

Apartment News • July 2013

ArizonA Multihousing AssociAtion

Gilstrap Grateful for Opportunities and Leadership Suzanne Gilstrap was honored with the Lifetime Achievement Award by the AMA. Below are her remarks from the Gala. The AMA would like to share her remarks and insights with the readers of the Apartment News. Thank you. I am so honored to receive this award. And to receive it at this event is so very special. When we started this event 21 years ago I never dreamed it would become such a big deal. Our very first Tributes banquet had 300 attendees and we thought that was incredible. I never dreamed it would grow to over 1,000. It does my heart good to see it become such an important event for the apartment industry. The AMA family is to be congratulated for making it so. Just a few thank you’s are in order--- and I don’t want to miss any of the great leaders that I have had the honor of working with for the past 25 years because they have all been great and each one has made a very special contribution. First, thanks to Keith Withycombe and the late Dan Hakes for hiring me in 1989. It was a dream come true and still is to this very day.

Apartment News • July 2013

And for Ross McCallister for supporting me when I said I wanted to just become the lobbyist for AMA and leave the association management to someone else. And to Chapin Bell, Nedra Halley, Matt Perrin, Mike Clow, Nancy Nicolosi, Tom and Pam Shelton, and Reid Butler who stood by us when we needed them to. Most of all, thanks to my family who supported me through my career change before AMA, and during my career with AMA. I won’t go so far as to say “it takes a village,” but it does require a supportive and loving family. I have just that and my three daughters, Julie, Heather and Courtney, my husband Hays and my granddaughter Stephanie are all here tonight to continue their support. The AMA, as a family, has accomplished much together. I accept this award tonight, but it really is not just my award, it is our award. The AMA leadership and the dedicated members of the industry ALL share in the accomplishments of the last 25 years. It was and continues to be a group effort. I know you will always make it so.

I always called the AMA my baby, because we sort of grew up together. Now my baby has grown up……you

are in good hands with Tom and my baby. q

ArizonA Multihousing AssociAtion

New Building Codes Approved Throughout Valley Including New Energy Code By Courtney Gilstrap and Jake Hinman, Capitol Consulting

previously reported, cities across the Valley are in the process of adopting the 2012 family of building codes published by the International Code Council (ICC). The building codes set minimum safety, construction and fire prevention standards for buildings and non-building structures in order to ensure the health, safety and protection of the public. Most jurisdictions are currently using the 2006 (ICC) building codes and many are making the jump to the 2012 codes, forgoing the 2009 edition (new codes are published every three years). Part of the suite of codes is the 2012 International Energy Conservation Code (IECC) which contains substantial changes from previous IECC editions. The IECC sets design and construction criteria for the building envelope, mechanical and electrical systems, lighting and other energy uses associated with buildings. The IECC is predominantly a prescriptive code, meaning the code spells out exactly how energy efficiency com-

The first step in providing such meaning the home produces as much ponents are designed and installed. The IECC is a separate and distinct flexibility is allowing builders to energy through renewable resources, code from what would be considered comply with either the residential such as solar panels, as it consumes. or commercial provisions of the en- A building complying with the 2012 a “green” code. Most of the larger jurisdictions in ergy code; currently multi-family is energy code should score anywhere Arizona have already adopted some broken up into two chapters, com- between 70-73. Of note, several AMA version of the IECC, the 2006 edition mercial or residential, depending on members who have recently conbeing the most common. The 2012 the building height. The two chapters structed new apartment homes have IECC significantly increases the en- have very different requirements (in- reported HERS scores ranging from ergy efficiency requirements for all sulation standards, testing standards, the low 60s to the low 70s. What’s unique with HERS, is that building types. If the 2006 IECC is etc) and may not be suited to a speconsidered the current energy stan- cific multi-family project. The AMA’s it is a “performance” standard, aldard, the 2012 IECC will increase amendment to the code allows build- lowing the designer to choose how the energy efficiency of buildings by ers to make this choice between chap- the standard is met so long as the 30%. The energy code only applies to ters based on their project’s unique identified HERS score is achieved. new construction or any buildings design. Most of the jurisdictions If jurisdictions choose to adopt the that have or will be adopting the “HERS amendment,” as proposed by undergoing major renovation. 2012 IECC have chosen to adopt this the homebuilders association and the Alternative Path to Compliance AMA, builders can choose the HERS Energy efficient buildings seems to (AMA) amendment. The second component has been path instead of complying with the be the wave of the future, in part due to federal mandates passed on to the met with a little more resistance, but prescriptive requirements of the local jurisdictions, but also the politi- we are confident that it will become 2012 IECC. Again both amendments cal climate and marketplace demand a more widely accepted practice in achieve the AMA’s objective of profor new energy efficient buildings. the future. The Homebuilders Asso- viding the greatest amount of ﬂexWith this in mind, the AMA’s position ciation of Central Arizona, with the ibility with the new energy efficiency is simple, if local jurisdictions choose AMA’s support, is recommending standards. The city of Phoenix has formally to adopt the new energy code (again that cities adopt an alternative path some jurisdictions are mandated by to compliance for the energy code adopted the 2012 building code including the AMA amendment and the federal government), then build- utilizing the HERS Index. • Logos are provided on the CD in all three forms: The home energy rating system or the HERS amendment. We are working officials should grant designers all black, reversed to white, or in PMS 280 Blue/PMS 7543isGray or 4/color applications. ing with other jurisdictions to recthespot nationally recogand builders the greatest amount of HERS Index Please see below for specific use examples. ﬂexibility to achieve this new energy nized scoring system for measuring ommend that they adopt the same a home’s standard. • No other colors are acceptable for use for the logo. energy performance. Based amendments in order to achieve reon testing results, an energy-rated gional consistency. • No altering of the logo is allowed. If you have a special circumstance requires somethingWe notwill provide another update home receives a HERSthat Index Score. provided on the CD, please call NTN NaTioNaL HeadquarTerS 1.800.228.0989 for assistance. The HERS Index Score can be de- regarding the new building codes, scribed as a sort of miles-per-gallon including the energy code, as soon as • Logos should not be put over a busy background. sticker for homes to measure energy more jurisdictions formally adopt the efficiency. A new home or building codes. If you have any questions regardtypically receives a score between BLACK WHITE (with 40% gray circle) “100” and “0” based on its perfor- ing the new energy code, please let mance; a lower number represents a me know. q more energy-efficient home. Courtney LeVinus is a principal with A comparable building designed to the 2006 energy code would typi- Capitol Consulting and Jake Hinman cally receive a “100” HERS score. leads legislative affairs for the firm. They A building receiving a score of “0” can be reached at 602.712.1121. would be considered energy neutral,

Color Standards for National Tenant Network Logo

WHAT ARE YOU WAITING FOR? CRIMINAL REPORTS? • With NTN, Instant means instant – 15 seconds

CORRECTION

QUALITY DATA?

• NTN has the largest proprietary database of resident performance history

Blue PMS 280/Gray PMS 7543

The June edition of Apartment News featured an interview with Joseph Chaplik, President of JosephPMS Bernard Investment Real Estate. The headline should have 280/PMS 7543 over color read “6 Questions with Joseph Chaplik.”

PERSONAL SERVICE? • Arizona office ready to help you succeed

DON’T WAIT ANY LONGER…… CALL NTN TODAY NTN-ARIZONA@NTNONLINE.COM uNaCCePTaBLe CoLor uSaGe

480.607.5288

do NoT change the color

do NoT alter in any way

do NoT put over a busy background

YOU CAN HAVE IT ALL National Tenant Network ..because Resident Screening is more than just the promise of a low price 4

Apartment News • July 2013 02

ArizonA Multihousing AssociAtion Market Update ...continued from front page viously noted to be the most reliable indicator of near- and intermediate term rental rate changes, suggests that continued rental rate increases will occur in 2013. Highest Submarket Rents in First Quarter 2013 North Scottsdale/Fountain Hills ..... North Tempe ......................................... North Paradise Valley ........................ South Scottsdale .................................. Chandler ..............................................

$979 $929 $893 $892 $891

North Scottsdale/Fountain Hills again was ranked first with the highest rent among all 30 submarkets. North Tempe was the only submarket with average rents above $900 for the period. Every other submarket in the top five rental category had weighted average asking rents above $890 for the period. Every submarket in the top five rental rate category also had higher rents than recorded one year earlier. Chandler was the only submarket in this category with a vacancy rate above 9 percent for the period. Two of the submarkets in this category, South Scottsdale and North Scottsdale/Fountain Hills respectively had the lowest and second lowest vacancy rates for the period. Lowest Submarket Rents in First Quarter 2013 Central Black Canyon ........................ West Central Phoenix ......................... Metrocenter ......................................... West Phoenix ....................................... Glendale ...............................................

$575 $580 $615 $623 $629

Central Black Canyon usually ranks as having the Phoenix area’s lowest average rental rate. This was the case in first quarter 2013 with average rents of $575. Central Black Canyon, West Central Phoenix, and West Phoenix all recorded higher rents in first quarter 2013 compared with first quarter 2012. Metrocenter and Glendale respectively lowered rents by $15 and $4 to combat high vacancies that existed during the time between first quarter 2012 and first quarter 2013. West Central Phoenix and West Phoenix were the only two submarkets in the lowest rent category to have vacancies under ten percent during first quarter 2013. VACANCY Valley vacancies during first quarter 2013 were 8 percent, the lowest since third quarter 2006 when vacancies stood at 7.7 percent. First quarter 2013 was the thirteenth consecutive quarter that vacancies were lower than the same period of the prior year. In first quarter 2013, 73 percent of all submarkets recorded vacancies lower than those observed in first quarter 2012. The period also saw 77 percent of Valley submarkets with rents higher in first quarter 2013 compared to first quarter 2012. Highest Vacancy Rates in First Quarter 2013 North Central Phoenix ......... 16.7 percent Central Black Canyon ........... 15.1 percent Glendale .................................. 11.3 percent Metrocenter ............................ 10.2 percent Southeast Central Phoenix ..... 9.8 percent Apartment News • July 2013

Central Black Canyon usually has the Phoenix area’s lowest rent and highest vacancy and in first quarter 2013, the submarket had the Phoenix area’s second highest vacancy. North Central Phoenix had the highest vacancy for the period. North Central Phoenix and Glendale recorded higher vacancies in first quarter 2013 compared to first quarter 2012 while Central Black Canyon, Metrocenter and Southeast Central Phoenix all recorded lower vacancies for the same period. Lowest Vacancy Rates in First Quarter 2013 South Scottsdale ...................... North Scottsdale/ Fountain Hills .......... Central Valley ........................... Southeast Valley ...................... South Tempe ............................

4.8 percent 5.1 percent 5.4 percent 5.5 percent 5.6 percent

South Scottsdale had the Phoenix area’s lowest vacancy rate in first quarter 2013 at 4.8 percent. North Scottsdale/Fountain Hills was 3/10 of a percentage point behind at 5.1 percent with the Phoenix area’s second lowest vacancy rate for the period. North Scottsdale/Fountain Hills is the only submarket in the low vacancy category with a higher vacancy rate in first quarter 2013 than it recorded in first quarter 2012. Largest Percentage Rent Increases from First Quarter 2012 to First Quarter 2013

South Phoenix .......................... 5.3 percent North Tempe ............................ 5.1 percent South Paradise Valley ................ 5 percent South Scottsdale ...................... 3.5 percent Uptown/Central Phoenix ...... 3.4 percent

“South Phoenix landlords were able to increase rents by 5.3 percent from first quarter 2012 to first quarter 2013 due to area vacancies falling from 9.3 percent to 6.5 percent.”

South Phoenix landlords were able to increase rents by 5.3 percent from first quarter 2012 to first quarter 2013 due to area vacancies falling from 9.3 percent to 6.5 percent. In fact, every submarket in this category reported lower vacancies in first quarter 2013 compared to first quarter 2012. As noted above, South Scottsdale had the lowest vacancy of all 30 submarkets for the period and it had the Phoenix area’s fourth largest percentage increase in average rents for same period at 3.5 percent. Largest Percentage Rent Decreases from First Quarter 2012 to First Quarter 2013

Northwest/ Southwest County . -6.9 percent Ahwatukee ................................. -3 percent Metrocenter ............................. -2.4 percent West County ............................... -1 percent Peoria/Sun City ..................... -0.9 percent

Northwest/Southwest County landlords continue lower rents in order to maintain a relatively low vacancy rate. The 6.9 percent rent reduction is also indicative of the difficulty in keeping non-infill located apartment communities full and on

a rising rent schedule. This area typically has a high concession ratio as well. Rental rate reductions for the area have been effective as vacancies currently stand near three year lows. One of the microeconomic drivers in the Ahwatukee submarket is single family housing. Area landlords have had to compete with rental homes and consequently, have lowered rents 3 percent to maintain relatively high occupancy and a low concession ratio. CONCESSIONS First quarter 2013 was the twelfth consecutive quarter that the percentage of communities offering concessions declined compared to the same quarter of the prior year. Concessions stood at 67 percent in first quarter 2013 compared to 72.5 percent in first quarter 2012. Highest Percentage of Communities Offering Concessions in First Quarter 2013 West Phoenix ............................. Glendale ..................................... Northwest Black Canyon ........ West Central Phoenix .............. Metrocenter ...............................

92 percent 89 percent 86 percent 83 percent 80 percent

Fountain Hills had the second lowest concession ratio for the period. With continued improvements in economic conditions, concessions will mollify further this year and market conditions in several submarkets are indicating a need for newly constructed apartment units. NEW CONSTRUCTION In first quarter 2013, there was one project comprising 60 units added to the Phoenix metro area’s housing stock. This compares to two projects totaling 330 units built in first quarter 2012; no new apartments constructed in first quarter 2011; two projects totaling 425 units in first quarter 2010, nine projects totaling 2,793 units in first quarter 2009; five projects totaling 1,334 units in first quarter 2008; three projects totaling 1,025 units in first quarter 2007; two projects totaling 334 units in first quarter 2006; four projects totaling 782 units in first quarter 2005; five projects totaling 1,118 units in first quarter 2004; four projects totaling 971 units in first quarter 2003; and eleven projects totaling 2,214 units in first quarter 2002. Most Units Scheduled For- or Under Construction as of First Quarter 2013

Every submarket in the highest concession ratio category in first quarter 2013 is located on the west side of the Phoenix metro area. West Phoenix had the highest concession ratio, 92 percent for the period. From first quarter 2012 to first quarter 2013, this submarket’s vacancies fell from 11.8 percent to 9.4 percent while asking rents increased 0.5 percent. It has been proven that lowering rents is more effective at keeping vacancies low and enhancing property revenue streams and asset values than offering high concessions. Area landlords would be better served to lower asking rents, employ thorough resident screening programs and employ resident retention and property operational stability programs instead of increasing concessions.

As of first quarter 2013, South Scottsdale had the most number of units scheduled for- or under construction. The submarket had 1,061 units in four projects being built. North Tempe, the submarket that borders the South Scottsdale’s southern edge was second in immediate development pipeline with four projects comprising 926 units currently being built. As of first quarter 2013, there were 26 apartment projects comprising 5,048 units in the immediate development pipeline.

Lowest Percentage of Communities Offering Concessions in First Quarter 2013

Most Units in Future Development Pipeline as of First Quarter 2013

Central Valley ............................ North Scottsdale/ Fountain Hills ........... North Paradise Valley .............. Ahwatukee ................................ South Phoenix ...........................

29 percent 31 percent 37 percent 38 percent 48 percent

Central Valley had the Phoenix area’s lowest concession ratio in first quarter 2013. As previously noted in Trends, this submarket is served by the metro light rail system and rental home consumers seeking convenience, access to jobs, education, popular restaurants, major entertainment venues and a living experience that benefits the environment demand units in the area. The concession ratio is not the only metric that demonstrates the demand and benefits of having light rail serve this infill location. Central Valley landlords increased rents 2.4 percent and the area experienced a 200 basis point drop in vacancies from first quarter 2012 to first quarter 2013. North Scottsdale/

South Scottsdale ...................... 1,061 Units North Tempe ............................... 926 Units Southeast Valley ......................... 610 Units Central Valley ............................. 460 Units Cave Creek .................................. 436 Units

North Scottsdale/ Fountain Hills ......... South Scottsdale ...................... Southeast Valley ...................... North Tempe ........................... Cave Creek ...............................

3,048 Units 3,019 Units 2,881 Units 2,664 Units 1,591 Units

North Scottsdale and South Scottsdale are the two submarkets with the greatest number of apartments in their future development pipeline, totaling 6,067 units. As of first quarter 2013, there were 21,207 units composing 77 projects in the future development pipeline. q Pete TeKampe is a commercial real estate broker who specializes in creating wealth for private real estate investors. He is a Vice President Investments at Marcus & Millichap and can be reached at ptekampe@marcusmillichap.com or by calling 602-687-6767. *Source: RealData Inc/Phoenix; Peter E. TeKampe, P.C.

ArizonA Multihousing AssociAtion

Beauty: Does Multifamily Have It By LinnellTaylor Marketing

hink Craigslist and how successful the site is for anything from apartment marketing to selling used furniture all while being one of the dullest, ugliest sites. During his general session Beauty: Does Multifamily Have It? at this year’s Apartment Internet Marketing Conference, Gary Angel, president and CTO of Semphonic, quickly and passionately

got the online marketers in attendance to question: “so beauty – does it even matter?” There is no right answer for every company. Google and Apple – both companies are highly successful but have vast differences in how they view the purpose of and use elements of beauty. “Think about the measurement of beauty – it’s in the eye of the beholder,” challenged Angel. “Any piece of creative will work better for some than others. Beauty isn’t always

functional so you have to make decisions – beauty versus functionalism.” For Craigslist its success comes from functionality; it was designed to meet user need, not be “pretty.” So to balance the desire for beauty with need for functionalism Angel offered methods to evaluate the effectiveness of creative elements: • Behavioral – Does beauty support function and inﬂuence behavior? Are visitors engaging your site

more; are they staying on pages longer and drilling deeper into your site? Or are they quickly bouncing off? “Measure every site component by its effectiveness in a particular role. Track functional measurement by comparing page effectiveness with different aesthetic treatments. All the analysis in the world can never replace the need to test,” said Angel. • Voice of Customer (VoC) – Angel says to engage user surveys to ask about opinions, likes and dislikes. Make sure your online surveys are relevant to the survey taker – not about what you want. Practice proper segmentation. Ask why were they here, what were they trying to accomplish on my website? Ask about them and then tie that back into your art and its effectiveness. Ultimately what it comes down to is this: examine the intersection of VoC and behavioral analysis to determine what elements of beauty and functionality need to be enhanced, changed, improved. Sometimes ugly and functional is better than pretty and a pain. q

SUSTAINABILITY

COLOR

Gary Angel challenges AIM Conference attendees with “so what is beauty and does it matter?”

INNOVATION

PPG Pittsburgh Paints introduces .... the Maintenance Specialist Team, serving the state of Arizona, with dedication to the multifamily segment. We provided many services including: Convenient E-Billing Onsite delivery Maintenance Training Classes

Please contact the Specialist in your area with any questions.

Facts About PPG

Amy Cooper-East Valley 602-319-7230 amy.cooper@ppg.com Rick Secor-West Valley 480-440-7410 rsecor@ppg.com Juleen Shetterly-Tucson 520-310-9509 jshetterly@ppg.com

PPG Architectural Coatings Because Every Job Matters

www.voiceofcolor.com Apartment News • July 2013

ArizonA Multihousing AssociAtion

Building the Right Campaigns Online to Attract Students By Linnell Taylor Marketing

laire Murphy, national director of marketing for Grand Campus Living joined Madison Meier, Campus Advantage’s national director of property management systems and moderator and industry consultant Casey VanZandt in an in-depth, quick-witted and fast moving look at how to best market and advertise to student housing during this year’s Apartment Internet Marketing Conference. “Responsive designed websites are a necessity,” said Madison Meier. “If your site is not mobile friendly, students will move right on to the next site.”

First and foremost: websites. We all know this interconnected, mobile and agile generation goes straight online to conduct apartment searches. How to best ensure connectivity with them? “Responsive designed websites are a necessity,” said Meier. “If your site is not mobile friendly, students will move right on to the next site.”

“Your site has to have visual impact for students to pay attention,” added Murphy. “It has to be user friendly with fast download times. Google will drop you down in searchability when images take more than 1.5 seconds to download.” When engaging onsite staff to assist in advertising, social media and SEO it is important they have a strong understanding of why they are doing what they are doing. “Students will do more long tail searches. They are more specific and use more words,” explains Murphy. “By educating our staff they are better prepared to ensure all the keywords are included in all social media.” So how do you manage the everchanging, fast paced world of all things social media? Here’s what the ladies had to say about it: • Facebook: Work hard to get 250 fans. Once there you can purchase sponsored stories that tell you what your friends are doing. This typically leads to their friends searching thru and liking your page too. Students are 80% more likely to like something if friends already do it, said Meier.

• Instagram: Van Zandt emphasizes the importance of cross promotion with #hashtags between #Instagram and #Facebook. #Supercool from #search standpoint. It delivers the ability to #buildfollowing on Instagram through Facebook and #viceversa.

• Vine: Murphy and team plans to use it as a resident referral contest – shout out your favorite amenity. “We will see how it does. It is ok to fail because you learn. We don’t use FourSquare because students don’t use it.” q

Student Housing Campaigns at AIM 2013 — with Madison Meier, Claire Murphy and Casey VanZandt.and does it matter?”

ON-SITE-NW SEATTLE

VALLEY, METRO, ARIZONA APT. NEWS

Salsbury Industries

Dec P l eFeb, a sApr, e Jun, V iAug, s i Oct, t U s At www.azama.org

1010 East 62nd Street, Los Angeles, CA 90001-1598 Phone: 1-800-624-5269 • Fax: 1-800-624-5299 Apartment News • July 2013

ArizonA Multihousing AssociAtion

So Many Apps, So Little Time Look for app-ortunities that make life easier for you and your residents By Nick Frantz, One Call Now

have a friend who’s nuts about apps. He’s always downloading the latest and greatest. Whenever we meet, he tells me about a new one he’s found. The last time we talked, he said, “So many apps, so little time.” Now that was a comment that stuck. Apps… all these wonderfully creative little tools. Some are useful. Some are just fun. But for me, the best ones are the apps that save us time. There are dozens of apps available to help property managers. But resident-specific apps would be a big help, too. So how do you cut through the clutter to find them?

Think “functions” ﬁrst… then look for the apps. Here are three primary functions that provide ample app opportunities for you and your residents: 1. Maintenance Requests In a 2011 SatisFacts Research survey, residents reported that the quality of maintenance services is the number one factor inﬂuencing retention. Number one! You want— you need—to make maintenance requests, scheduling and follow-up easy for you and easy for your residents. Your property management software may offer an app for residents to use to submit maintenance requests. Maintenance issues don’t always wait until you’re in your office. Use your message notification service to confirm appointments and satisfaction. Check for apps that allow you to communicate with residents and staff anytime, from anywhere. And apps that make it easy for message recipients to add appointments to their calendars.

2. Payment Processing Online payment processing is good for your cash ﬂow. Some property management software offer payment processing apps for residents. Use your message notification service to send automatic reminders that help keep payments coming in on time. 3. Communications In the same 2011 SatisFacts Research survey, residents ranked the ability to easily communicate with the community staff fourth in nearly 50 items analyzed. A good message notification service helps property managers meet the challenge of timely communications with staff and residents. But managing the daily ﬂow of incoming communications is challenging for recipients, too. Again, look for apps from your message notification service that are created specifically help recipients manage their messages and their calendars.

Time is a valuable commodity. With only so much of it in a day, it’s a struggle to keep up—to get everything done. Hassle-free time savers are always welcome. Make life easier for you and your residents with apps that shave minutes off your days and turn multiple steps into just a few taps. q Nick Frantz is the National Sales Manager for Property Management Solutions at One Call Now. He specializes in Property Management solutions – commercial and residential – assisting in communications between property managers and staff/residents. For more information regarding resident communication solutions please visit www.onecallnow.com, or call (877) 698-3262 to find out how thier text, email and voice messages can work for your community.

Please Visit Us At www.azama.org

RMOR FIRE PROTECTION, INC.

Sunny Lewis sunny@armorfirepro.com

Cell 480-238-0625 Office 480-633-5922

Armor Fire Protection is a locally owned and operated company that has been in the valley for over 15 years. We offer all Fire Protection Services, Maintenance, Repairs, and New installs for; Sprinkler Systems, Kitchen Hood Suppression Systems, Fire Extinguishers, Commercial and Residential Annual Inspections and Certifications, Sales, E-lights, Alarms, Hydrants, and Backflow Tests.

www.armorfirepro.com 8

Apartment News • July 2013

ArizonA Multihousing AssociAtion nEW MEMBErs REGULAR MEMBERS 3822 S. 62ND LANE 3822 S. 62nd Lane Phoenix, AZ 85043 Phone: (805) 208-2722 Contact: Gregory A. Charles IROC AEROTERRA SENIOR APARTMENTS Leasing Ofﬁce 675 N. 16th St. Phoenix, AZ 85006 Phone: (602) 253-5010 Fax: (602) 253-5008 Contact: Julianne Davy Units: 60 Management Co.: Dunlap & Magee Property Management Inc. CITY PLACE Leasing Ofﬁce 802 N. 30th Street Phoenix, AZ 85008 Phone: (602) 374-2974 Fax: (602) 374-3665 Contact: Tina Beland Units: 134 Management Co.: Celtic Property Management

COLORADO CARPET CLEANING 108 S. 83 Place Mesa, AZ Phone: (720) 374-1222 Contact: Chris Pennington Business Code: Carpet Cleaning/Restoration

HIGHLAND METRO Leasing Ofﬁce 912 W. Highland Ave. Phoenix, AZ 85013 Phone: (602) 244-1006 Contact: Wendy Weiske Units: 62 Management Co.: Dunlap & Magee Property Management Inc.

ASSOCIATE MEMBERS

JERRY DANYLAk 813 E. Cheryl Dr. Phoenix, AZ 85020 Phone: (480) 478-2747 Contact: Jerry Danylak IROC

APT COMPANIES INC. 3760 Convoy St., #220 San Diego, CA 92111 Phone: (858) 279-2787 Fax: (858) 573-2785 Contact: David Carchidi Business Code: Employment Services ELAN RESIDENTIAL 3500 N. Hayden Rd.- Sales AqUA SCIENCE Scottsdale, AZ 85251 7440 S. Priest Dr. Phone: (480) 656-2565 Tempe, AZ 85283 Fax: (480) 656-2565 Phone: (480) 444-7680 Contact: Cheryl King Fax: (480) 889-0352 Business Code: Real Estate Contact: Michael Buehrle Brokers/Multi-family Business Code: Misting,Solar Water Heating,Water Condi- ELEMENT GENERAL tioning & Puriﬁcation CONTRACTOR OF ARIzONA BORDER STATES 255 N. Center Street ELECTRIC Suite 106 5519 E. Washington Street Arlington, TX 76011 Phoenix, AZ 85034 Phone: (817) 375-8453 Phone: (602) 244-0331 Fax: (817) 375-8458 Fax: (602) 231-8535 Contact: Raymond Cate Contact: Keeley Mahoney Business Code: General Business Code: Electrical & Contractor-Licensed/Bonded Lighting Contractors & Serfor Comm/Res. vices ESUPPLY SYSTEMS, LLC CBIz INSURANCE 7800 IH-10 West SERVICES, INC. San Antonio, TX 78230 3101 N. Central Ave, #870 Phone: (210) 979-6670 Phoenix, AZ 85012 Fax: (210) 979-6680 Phone: (602) 643-0102 Contact: Scott Stamilio Fax: (602) 266-7206 Business Code: Software for Contact: Douglas Fyfe Apartment/Residential PropBusiness Code: Insurance erty Mgmt

LAkEVIEw VILLAS Leasing Ofﬁce 3140 Kearsage Dr. Lake Havasu City, AZ 86406 Phone: (928) 855-5180 Fax: (928) 855-3285 Contact: Tina Beland Units: 84 Management Co.: Celtic Property Management

MAMMOTH APARTMENTS Leasing Office 14930 S. Highway 77 FRANCISCO A. GARCIA Mammoth, AZ 85618 8356 N. Washakie Way Phone: (520) 487-2005 Tucson, AZ 85741 Fax: (520) 487-0229 Phone: (520) 991-5430 Contact: Gregg Ramsey Contact: Francisco A. Garcia Units: 27 IROC Management Co.: Del Jon Properties GINGER FORD 5372 W. Leatherflower Ln. OCOTILLO APARTMENTS Marana, AZ 85658 Leasing Office Phone: (520) 219-8121 1780 W. Missouri Ave. Contact: Ginger Ford Phoenix, AZ 85015 IROC Phone: (602) 242-5371 Contact: Erika Kortlang Units: 173 Management Co.: Dunlap & Magee Property Management Inc.

AARROw ADVERTISING 20701 N. Scottsdale Rd. #107-230 Scottsdale, AZ 85255 Phone: (602) 750-7181 Fax: (480) 302-7816 Contact: Nick Teschler Business Code: Advertising

COMPzILLA.COM LLC 100 Hancock Street Lodi, NJ 07644 Phone: (973) 975-7820 Contact: Jonathan Cohen Business Code: Marketing,Marketing, Research & Statistics

GOLF CARS OF ARIzONA 4888 E. 22nd St. Tucson, AZ 85711 Phone: (520) 790-2400 Contact: Gary Anderson Business Code: Golf Carts/ Utility Vehicles JOSEPH BERNARD INVESTMENT REAL ESTATE 14362 N. Frank Lloyd Wright Blvd. Suite 1000 Scottsdale, AZ 85260 Phone: (480) 305-5600 Fax: (503) 546-9395 Contact: Joseph Chaplik Business Code: Apartment Brokerages LOVITT & TOUCHE 1050 W. Washington Street, #233 Tempe, AZ 85281 Phone: (602) 956-2250 Fax: (602) 956-2258 Contact: Robert Salas Business Code: Insurance– Commercial NCC BUSINESS SERVICES 9428 Baymeadows Road, Suite 200 Jacksonville , FL 32256 Phone: (888) 880-6020 Fax: (904) 352-2752 Contact: Mindy Himmel Business Code: Collection Agencies

OMEGA PROTECTIVE SERVICES LLC 4809 E. Thistle Landing Drive, Suite 100 Phoenix, AZ 85044 Phone: (480) 699-5460 Fax: (480) 699-1684 Contact: Mike O’Connor Business Code: Security Guard Services ONECALLNOw.COM 726 Grant Street Troy, OH 45373 Phone: (818) 815-8620 Fax: (937) 573-2330 Contact: Katie Love Business Code: Technology: Mass Messaging Service RED HAwk FIRE & SECURITY 2611 S. Roosevelt St. Suite #101 Tempe, AZ 85282 Phone: (480) 344-6300 Fax: (480) 344-6303 Contact: Dennis Miguel Business Code: Alarm Systems RED HAwk FIRE & SECURITY (TUCSON) 1881 E. 18th Street Tucson, AZ 85719 Phone: (520) 388-1100 Fax: (520) 547-0423 Contact: Brian Beezley Business Code: Alarm Systems SOCIAL MEDIA MADE EASY 3827 SW Hall Blvd. Beaverton, OR 97005 Phone: (503) 646-8700 Fax: (503) 521-7629 Contact: David Butler Business Code: Marketing

Join AMA

on Facebook, Twitter & LinkedIn

• Facebook: “Arizona Multihousing Association” • Twitter: “AZMultihousing” • LinkedIn: “Arizona Multihousing Association” (Group search) Apartment News • July 2013

FREE ESTIMATES PROFESSIONAL PROMPT SERVICE

ArizonA Multihousing AssociAtion ProVisionAl MEMBErs Editor’s note: All applicants who are applying to be Regular or Associate members of the Arizona Multihousing Association must complete the application and pay applicable dues. The applicant shall agree to abide by the provisions of the Articles of Incorporation, the Bylaws of the association, and by the Code of Conduct prescribed by the association. The applicant will then be classified as a Provisional member. During this period, the Provisional member will have the rights and responsibilities of full membership. Within 60 days of applying for membership, the names of the Provisional members will be published in Apartment News, and existing members will be encouraged to provide comments on the suitability of the application. If no negative comments are received from existing members within 90 days of membership application, the Provisional member will be deemed automatically approved into membership. If any negative comments are received, the Ethics Review Board must review the application

within 120 days from the receipt of the negative comment and recommend to the Board of Directors the acceptance or rejection of the application. If the Ethics Review Board does not recommend acceptance of a Provisional member, the Provisional member must be notified and given the opportunity to request a hearing pursuant to the Bylaws. If the directors reject an applicant, the AMA refunds all membership fees paid except for a $35 application-processing charge. The following Provisional members applied for affiliation in May 2013. Any AMA member in good standing can e-mail or send a letter commenting on the acceptability of any or all applicants seeking AMA Regular or Associate member status to the AMA Ethics Review Board. The e-mail goes to info@azama.org. The mailing address is: Arizona Multihousing Association, Ethics Review Board, 818 North 1st Street, Suite L160, Phoenix, AZ 85004.

DESERT HILLS 220 S. 3rd Ave. AGUA FRIA APARTMENTS Avondale, AZ 85323 19 N. 6th St. Phone: (602) 309-9950 Avondale, AZ 85323 Fax: (623) 925-0113 Phone: (602) 309-9950 Contact: Frank Leones Fax: (623) 925-0113 Units: 16 Contact: Frank Leones Management Company: Units: 8 Frank Leones/ Grayrock InManagement Company: vestments Frank Leones/ Grayrock Investments EAGLE MOUNTAIN ARIzONA 1, LLC ALPINE RIDGE 4122 W. Venus Way Leasing Ofﬁce Suite A 901 S. O’Leary St. Chandler, AZ 85226 Flagstaff, AZ 86001 Phone: (480) 753-1717 Phone: (928) 779-5055 Fax: (480) 753-1724 Contact: Kari Henke Contact: Rosy Suleman Units: 194 Management Company: MEB Management Services

REGULAR MEMBERS

ESCONDIDO APARTMENTS 6235 N. 60th Ave. Glendale, AZ 85301 Phone: (602) 309-9950 Fax: (623) 925-0113 Contact: Frank Leones Units: 10 Management Company: Frank Leones/ Grayrock Investments FAIRMONT VILLA APARTMENTS 3105-3127 E. Fairmont Ave. Phoenix, AZ 85016 Phone: (602) 309-9950 Fax: (623) 925-0113 Contact: Frank Leones Units: 24 Management Company: Frank Leones/ Grayrock Investments

FRANk LEONES/ GRAYROCk INVESTMENTS 14175 W. Indian School Rd. B4-457 Goodyear, AZ 85395 Phone: (602) 309-9950 Fax: (623) 925-0113 Contact: Frank Leones IROC GEORGE CARRANzA 16660 N 174th Ave. Surprise, AZ 85388 Phone: (310) 490-4371 Contact: George Carranza IROC GLEN VISTA APARTMENTS 7150 N. 27th Ave., #12 Phoenix, AZ 85051 Phone: (623) 688-2620 Fax: (602) 682-5288 Contact: Steve Michael Units: 35 Management Company: Whole Living Waters, LLC HUNTINGTON GARDENS Leasing Ofﬁce 6542 N. 17th Ave. Phoenix, AZ 85015 Phone: (480) 753-1717 Fax: (480) 753-1724 Contact: Rosy Suleman Units: 16 Management Company: Eagle Mountain Arizona 1, LLC INDIGO Leasing Ofﬁce 16160 S. 50th Street Ahwatukee, AZ 85048 Phone: (602) 522-1201 Contact: Dawn Green Units: 108 Management Company: Greystar Real Estate Partners

JAY TRUMAN 15121 E. Aspen Dr. Fountain Hills, AZ 85268 Phone: (480) 836-8007 Contact: Tangie Truman IROC kONA FIRST REALTY 6501 E. Greenway Parkway Suite 103-146 Scottsdale, AZ 85254 Phone: (602) 463-0758 Contact: Mike Stohler LEE D. CRANMER & ELIzABETH CRANMER Bella Vista 14000 N. 94th St. Unit 1210 Scottsdale, AZ 85260 Phone: (310) 477-9926 Fax: (310) 479-1674 Contact: Lee D. Cranmer, Jr. IROC LENNAR MULTIFAMILY INVESTORS, LLC 25 Enterprise, #305 Aliso Viejo, CA 92656 Phone: (480) 369-4655 Contact: Jason Ottman REVIVAL ON INDIAN SCHOOL Leasing Ofﬁce 930 W. Indian School Phoenix, AZ 85013 Phone: (602) 865-4413 Fax: (602) 264-0820 Contact: Laura Clements Units: 96 Management Company: P.B. Bell Companies - Phoenix RUNNING BROOk Leasing Ofﬁce 2615 E. Greenway Rd. Phoenix, AZ 85032 Phone: (602) 463-0758 Contact: Mike Stohler Units: 28 Management Company: Kona First Realty

SAN JUAN NINE LLC 2029 Century Park E. Los Angeles, CA 90067 Phone: (310) 480-6664 Fax: (310) 277-6281 Contact: Don R. Castleman Units: 8 SLAVIN RESIDENTIAL 10940 S. Parker Road, #524 Parker, CO 80134 Phone: (303) 660-9995 Fax: (303) 660-9995 Contact: Kris Vercauteren wAYMARk GARDENS Leasing Ofﬁce 5325 West Butler Drive Glendale, AZ 85302 Phone: (623) 931-7002 Fax: (623) 931-0303 Contact: Lisa Sunderlin Units: 150 wHOLE LIVING wATERS, LLC 531 Main Street, #102 El Segundo, CA 90245 Phone: (602) 753-7276 Fax: (602) 682-5288 Contact: Steve Michael

ASSOCIATE MEMBERS BISHOP SECURITY, INC. 2410 W. Ruthrauff Suite 110-D Tucson, AZ 85705 Phone: (520) 797-9409 Fax: (520) 544-2198 Contact: Mark Bishop Business codes: Security Guard Services COLLECTIONS USA, INC. 21640 N. 19th Ave., C-3 Phoenix, AZ 85027 Phone: (623) 581-2433 Fax: (623) 581-2350 Contact: Ed Bramel Business codes: Collection Agencies

Continued on page 14

Change Point.® The next generation in laundry payment. Only from Mac-Gray. Change Point® is a revolutionary Internet-enabled payment and monitoring system that offers benefits for both residents and property management. For residents: • Payment flexibility (Use of credit card, debit card or coins) • Online access to machine availability with LaundryView® • Text message when cycle is done

For property managers: • Affordable alternative to “coin only” and laundry card systems • Access to comprehensive service and financial reporting • Self-diagnostic machines • Increased resident satisfaction

To see a short video on the many benefits of Change Point® visit www.macgray.com/changepoint Learn more about Change Point.®

Proudly Serving Arizona 2831 W. Indian School Rd., Phoenix, AZ 85017 1331 East 21st St., Tucson, AZ 85719

1- 8 8 8- M A C- G RAY

To scan with your smartphone, download a free Barcode Scanner.

Apartment News • July 2013

ArizonA Multihousing AssociAtion Trade ...continued from front page nix Convention Center as attendees marveled at the displays and the active engagement of the corporate teams. The team from Apartments.com brought visitors the multimedia revolution with their award winning

booth. Dressed in western wear, they reminded us how the past and the future come together. GPM Landscape and Express created a destination within the Trade Show with their Western bull riding challenge. During the course of the

Woman Owned and Operated, Statewide Asphalt is an excellent choice for your next project. Statewide can do anything from a small repair to a complete re-build of your parking lot. Regardless of size, Statewide Asphalt does it right.

event, visitors and AMA board members tried their hand on the mechanical bull. For the AMA board members, their rides supported the activities of AMAPAC and they rode to raise funds for the political action committee. Board members including Amy

Smith jumped on to support the PAC and see how long they could hold on to the oversize indoor bull. GPM and Express’ booth was honored with the People’s Choice Award. Kudos went to the most interactive Continued on page 13

www.azama.org Free Estimates

unt Painting, inc. o m a Par

9 6 5717 3 2 0 6 Great Prices

Statewide Asphalt Phone: 480-659-1828 www.statewideasphalt.com Apartment News • July 2013

Interior Repaint Specialists Drywall & Texture Repairs 15+ years of Service Valleywide Roc#148170 1833 E. Baseline Rd., #262 Gilbert, AZ 85233 11

ArizonA Multihousing AssociAtion

Arizona Multihousing Association PAC Announces 2013 City of Phoenix Council Endorsements

By Capitol Consulting

he Arizona Multihousing Association Political Action Committee (AMAPAC) has officially endorsed candidates seeking election in the city of Phoenix. AMAPAC made the endorsements based upon the candidates’ track record in office, their completion of the industry questionnaire or their participation in the candidate interview process. Apartment and rental housing provides safe affordable housing for over a third of Arizonans. It is critical for

Jim Waring, District 2

the industry to have elected leaders who understand the issues pertaining to rental housing. The decisions that elected leaders make not only impact property owners, but also the residents that live in apartments in communities throughout Arizona. The Arizona Multihousing Association strongly recommends that members consider AMAPAC endorsed elections when heading to the polls on August 27, 2013. q

Justin Johnson, District 4

Laura Pastor, District 4

About the Arizona Multihousing Association Political Action Committee (AMAPAC) AMAPAC distributes political funds to candidates or ballot initiatives deemed supportive to the rental housing industry and the Arizona Multihousing Association (AMA). The AMAPAC officially became a Super PAC in 2005 which enables the PAC to distribute upper limit campaign contributions.

Sal DiCiccio, District 6

Want to contribute an article to

Apartment News?

Kate Gallego, District 8

Contact the AMA at 602-296-6200 or 800-326-6403

Lawrence Robinson, District 8

With WASH operating your laundry room you’ll always get: n Speedy service response, typically within 12 business hours n Live customer service, 24 / 7 and fixlaundry.com for online requests n Over 400 fleet vehicles with GPS tracking n Emergency Response Team at the ready At WASH, we deliver with a proven track record of success. WASH responds to over 260,000 service calls a year and 97% of issues are fixed on the first visit.

Service is where we shine Learn more

800.421.6897 ext. 1600

www.washlaundry.com 12WS13-035 WASH Service Ad 10x7_5 4c.indd

Apartment3/28/13 News •11:18 July 2013 AM

ArizonA Multihousing AssociAtion Trade ...continued from page 11 booth created by the team at Criterion Brock. Their booth was set up around a VW bus. Visitors donned costumes and posed with the vintage bus while a professional photographer took pictures. Each of their customers left with a “far-out” souvenir as the

Apartment News • July 2013

photographer printed their personal image for them. Pam Anderson of Greystar Real Estate Partners, and Debra Hill Fox of PEM Real Estate Group both walked away with the big cash prizes of the day from Apartment Guide.

One of the major highlights of the Trade Show is the Education Conference for the members to sharpen their skills and pick up new strategies for improving operations in their organizations. In addition to the sales and improv programs, attendees were

able to acquire continuing education credits in a number of the education conference courses. q

ArizonA Multihousing AssociAtion Provisional ...continued from page 10 LIFE PAINT COMPANY 12927 Sunshine Ave. Sante Fe Springs, CA 90670 Phone: (562) 944-6391 Fax: (562) 946-5921 Contact: Mason Harms Business codes: Painting Services NU SYSTEMS CONTRACT SERVICES, INC. 7763 W. Libby Glendale, AZ 85308 Phone: (602) 931-8900 Fax: (602) 978-6084 Contact: Phil Lynn Business codes: Paint & Resurfacing

SATISFACTS RESEARCH 2360 W. Joppa Rd., Suite 322 Lutherville, MD 21093 Phone: (866) 655-1490 Fax: (866) 655-1491 Contact: Doug Miller Business codes: Marketing,Marketing, Research & Statistics,Reputation Management,Retention/ Resident Services,Shopping Evaluations SEARS COMMERCIAL 26043 N. 44th Ave. Phoenix, AZ 85083 Phone: (800) 359-2000 Fax: (800) 669-4390 Contact: David Reece Business codes: Appliance Sales

SUN DEVIL HEATING & COOLING 3653 N. 35th Avenue Phoenix, AZ 85017 Phone: (602) 466-1932 Fax: (602) 278-9213 Contact: Jason Clayton Business codes: Air Conditioning/Heating-Central Services,Air Conditioning/ Heating-Central System, Air Conditioning/HeatingGeneral Services Contact: Jonathan S. Wallack Business codes: Legal Services

Give your community the competitive edge. Include services from Cox and give your residents what they demand. Hundreds of channels with100% digital image and sound, blistering speeds for always on Internet connections and affordable, reliable phone service are all available with Cox’s 24/7 service!

Visit us in Booth 702 at the 2010 AMA Trade Show.

Call today!

623-584-8200 cox.com

4491 Apartment News - May 2010 issue size: 4.875 x 3.625 Release: PDF emailed to Jennifer Duven

480.963.3416

regionalaz.com

Apartment News • July 2013

AZ PARTSMASTER

FREE Same Day Local Delivery!

YOUR COMPLETE MAINTENANCE SUPPLIER

MAKE PARTSMASTER YOUR FIRST CALL FOR ALL YOUR HVAC NEEDS.

Thousands of everyday items in stock! FREE same-day local delivery.

2013-2014 • b2b.azpartsmaster.com • 1-888-924-7278

RO GE

DRY R-22

Our 2013 -2014 catalog is now available, contact customer service or your sales representative to get your copy today!

RGE

WE NOW OFFER PAYNE PRODUCTS! Phoenix (602) 233-3580 Tucson (520) 573-5828 Apartment News • July 2013

b2b.azpartsmaster.com 15

EVEnts & trAinings

AMA EVENT INFORMATION & REGISTRATION COMMITTEE MEETINGS July 10 PROJECT S.A.F.E. Time: 2:00 p.m. Location: AMA Office

August 27 AFFORDABLE HOUSING COMMITTEE Time: 8:00 a.m. Location: AMA Office

TUCSON EVENTS

GOVERNMENT AFFAIRS Time: 9:00 a.m. Location: AMA Office

July 15 BIG HEARTS FOR LITTLE HANDS Time: 3:00 p.m. Location: UMOM

July 12 REVERSE TRADE SHOW Time: 1:00 p.m. Location: Hilton Tucson East, 7600 E. Broadway Blvd., Tucson, AZ 85710

AMAPAC Time: 11:00 a.m. Location: AMA Office

July 17 MEMBERSHIP COMMITTEE Time: 9:00 a.m. Location: AMA Office

VALLEY EVENTS

July 23 AFFORDABLE HOUSING COMMITTEE Time: 8:00 a.m. Location: AMA Office GOVERNMENT AFFAIRS Time: 9:00 a.m. Location: AMA Office

For more information please contact James Tunnell at 602-296-6212 or by email jtunnell@azama.org

July 11 ASSOCIATE MEMBER COUNCIL/ GOLF LOTTERY Time: 3:00 p.m. Location: Pinnacle at Union Hills, 4750 E. Union Hills Drive, Phoenix, AZ 85050

August 16 INDEPENDENT RENTAL OWNERS COUNCIL Time: 11:00 a.m. Location: 1001 N. Alvernon Way, Ste. 101, Tucson, AZ 85711

August 16 BIG HEARTS FOR LITTLE HANDS BOWL-A-THON Time: 2:00 p.m. Location: AMF Christown Lanes, 1919 W. Bethany Home Rd., Phoenix, AZ 85015

AMAPAC Time: 11:00 a.m. Location: AMA Office August 14 PROJECT S.A.F.E. Time: 2:00 p.m. Location: AMA Office

September 26 PERSPECTIVES & PROJECTIONS CONFERENCE Time: 8:00 a.m. - 1:00 p.m. Location: Sheraton Downtown Hotel 340 North 3rd Street, Phoenix

August 21 MEMBERSHIP COMMITTEE Time: 9:00 a.m. Location: AMA Office

AMA EVENT & SEMINAR LOCATIONS VALLEY

TUCSON

AMA OFFICE ** NEW ** 818 N. 1st Street Phoenix, AZ 85004

AMA OFFICE 1001 N. Alvernon Way, Suite 101 Tucson, AZ 85711

MOUNTAIN PRESERVE RECEPTION CENTER 1431 East Dunlap Ave. Phoenix, AZ 85020

DOUBLETREE HOTEL TUCSON AT REID PARK 445 N. Alvernon Way Tucson, AZ 85711

RED MOUNTAIN VILLAS 815 N. 52nd St. Phoenix, AZ 85008

FLAGSTAFF LITTLE AMERICA HOTEL 2515 E. Butler Ave. Flagstaff, AZ 86004

RANDOLF GOLF COURSE CLUBHOUSE 600 S. Alvernon Way Tucson, AZ 85711

Event Fee Update This year the AMA has instituted a new policy for late registration pricing. Our regular pricing for Dinner Meeting registration will be

$59.00 in Phoenix and $49.00 in Tucson.

If you wish to attend and cannot reserve space by

the Friday prior to the event, a late charge of $20.00

per ticket will apply. This price increase is due to the added charges the venues pass along to the AMA. Please register early for each event!

Apartment News • July 2013

EVEnts & trAinings

Training Opportunities AMA Phoenix Training Opportunities FAIR HOUSING With the new Non-Discrimination laws, understanding and complying with fair housing laws and the American with Disabilities Act (ADA) is more important than ever for rental property owners and managers. This interactive course will provide an overview of fair housing and ADA law and investigative procedures. This course is taught by an AMA attorney. Fair Housing Real Estate CECs pending August 8 Time: 9 a.m.-12 p.m. Cost: $29 for members, $49 for non-members

REAL ESTATE CONTRACT WRITING Whether you are a rank beginner or seasoned expert, there is no excuse for not knowing and understanding the real estate contract. After taking this course, attendees will be prepared to write legal, binding contracts for real estate transactions. August 15 Time: 9 a.m.-12 p.m. Cost: $29 for members, $49 for non-members

AMA Tucson Education Opportunities CPR AND FIRST AID CERTIFICATION It’s important for your on-site staff team to know how to recognize and handle an emergency situation until paramedics arrive. Those who successfully complete the course will earn a two-year CPR completion card and Arizona state certification. August 13 Time: 9:00 a.m.-1:00 p.m. Cost: $69 for members, $89 for non-members

Join AMA

on Facebook, Twitter & LinkedIn • Facebook: “Arizona Multihousing Association” • Twitter: “@AZMultihousing” • LinkedIn: “Arizona Multihousing Association” (Group search)

www.azama.org

The latest information about AMA activities, including on-line registration for events and classes, is available around-the-clock on the AMA Web site, www.azama.org. Or call the AMA office at 602-296-6200 or 800-326-6403. Apartment News • July 2013

ArizonA Multihousing AssociAtion

Don’t Forget to ‘Rewind’ the 2013 NAA Education Conference & Exposition Couldn’t attend the 2013 NAA Education Conference & Exposition in San Diego, or missed a great session? Don’t despair—you still can enjoy the

best education sessions in the apartment industry, including video! NAA’s Education Institute (NAAEI) is once again presenting its “Rewind”

program, offering 21 recorded video sessions and 20 PowerPoint-synced audio sessions from the 2013 NAA Education Conference—all for just

$299! Visit http://naa.directionsav. com to purchase your recorded education sessions today. q

Save the Date for the 2014 NAA Education Conference & Exposition in Denver The largest and most anticipated industry event of the year, the NAA Education Conference & Exposition, will convene June 19-21, 2014, in Denver.

Make plans now to experience the Mile-High City like never before— with more than 6,200 attendees, over 40 education sessions, at least 350 exhibitors and surprises around every

corner, the NAA Education Conference & Exposition is the must-attend event each year for any multifamily housing professional who is serious about bettering their organization’s

performance and enhancing their own career. Stay tuned to www. naahq.org/educonf for the latest information. q

Register Now for the 2013 Apartment Revenue Management Conference In its third year, the Apartment Revenue Management (ARM) Conference®, September 23-25 in Miami, is the apartment industry’s sole event dedicated to staying ahead of the everchanging operational curve.

Interested in strategies and tactics to improve revenue generation? Are you responsible for ancillary income? You’re not alone. The ARM Conference® is the place to be for revenue managers, operations executives, marketing directors, risk managers,

rental housing business intelligence experts, pricing managers, investors, asset managers and anyone else who understands (or wants to learn about) the value inherent in revenue management.

Learn more about the ARM Conference® by visiting http://arm-naa. naahq.org—and register today! q

Meet With Your Members of Congress in August Make plans to visit your members of Congress this August during their in-district work periods. Congress will be in recess for five weeks beginning August 5—which means it’s now time to schedule a meeting. Congress makes decisions that can affect every aspect of your business, so now is not the time to remain si-

lent. Apartments are a trillion dollar industry that helps 35 million renters live in a home that’s right for them. It’s your time to meet with your representatives and senators and remind them about the critical issues that can impact the apartment industry. NAA will provide you with talking points and other handouts to assist

you with your preparation for these meetings. You can find everything you need for your visit via the Congressional Recess Program web page at www.naahq.org/learn/advocacy/ congressional-recess-program. Remember that you are their constituent and they want to hear from you. This is an important time for the

apartment industry, and Congressional calendars fill up quickly so please don’t delay in making your voice heard. Please let Carole Roper know if you have any questions or plan to schedule meetings. She can be reached at carole@naahq.org or 703/797-0616. q

Network Year-Round at NAA Connect Don’t miss your opportunity for year-round networking and peer-topeer education on NAA Connect— www.naahq.org/connect—the new hub for networking and collaboration.

NAA Connect is home to eight industry-related communities—www. naahq.org/public-communities—for you to connect with like-minded professionals and discuss common issues and questions. Connect also features a

multitude of topical libraries—www. naahq.org/Connect/Libraries—with ready-to-download materials to help you get things done with having to reinvent the wheel. q

Wednesdays Are For Webinars Join NAAEI, Apartment All Stars and Multifamily Insiders for Webinar Wednesdays, the largest premium webinar series in the industry to provide state and local association members with access to industry thought

leaders to discuss innovative ideas, best practices and emerging industry trends. These webinars will give participants the tools they need to become industry superstars in their own right.

Visit www.naahq.org/learn/education/take-a-class-online/webinarwednesdays for information and registration. q

Apartment News • July 2013

ArizonA Multihousing AssociAtion

Dear Maintenance Men: Dear Maintenance Men: I have a three-vehicle carport that has no electricity or wiring whatsoever. I plan to have wiring installed for lighting purposes and to add garage doors (w/ automatic openers) to close off the carport. Since I am engaging in this project, I ﬁgured this was a great time to prepare the carport/garage for future and potential electric car use. What speciﬁc items should I keep in mind for this upgrade, e.g. voltage/amps, location of outlet (driver/passenger side; front or rear of car; distance)? Will the car come equipped with an extended charging cord or would I need to supply one? Ruben Dear Ruben: In a past article we wrote about electric charging stations in the garage. Part of the article is below: “Electric cars make a lot of sense for those commuting thirty or forty miles a day. Many of the new electric cars coming out will allow charging from a 110 volt/15amp outlet. But, that is marginal at best. We would recommend installing at minimum, a dedicated 240 volt/40 amp outlet in each stall or garage. Optimally if you are going through the expense of running 240 volts, back it up with at least 80 to 100 amp service. This will allow for future expansion and easily charge two 40 amp electric cars at one time. The outlet station should be no more than 25 feet from the vehicle. This is pretty heavy duty electrical work and we would recommend you use a qualified electrician who understands what you want to do.” A station using 110/120volt is know as a Level 1 EVSE Charging Station. A Level 1 station is the minimum needed to recharge an electric vehicle and may take anywhere from 10 hours to 24hours to fully recharge a vehicle depending on battery capacity. 220/240volt station is known as a Level 2 EVSE Charging Station. A Level 2 station will require a 220/240 outlet for operation. The Level 2 station will charge a typical electric vehicle in six to eight hours. Greater or faster charging power will require a larger electrical service not typ-

ically found in residential buildings. Electric cars are a relatively new and emerging technology and jumping too early on the bandwagon may be costly. That being said; wiring existing garages, carports with 220/240 capacity is a good idea. Installing the actual charging station should be on a wait and see basis. Keep in mind, Level 1 & 2 Charging Station range in cost from $1000 to $2500 on up not including the cost of installation. The best location for a charging station is hard to answer, as each electric vehicle will be different. At this time, most vehicles seem to use the old gas tank port as an electrical receptacle and that port could be on either side of the vehicle. A front or rear port is also possible. For ease of installation and standardization, we would recommend a front of vehicle install of the charging station. The charging stations come with an adequate cord length for most vehicle applications. EV Chargers will charge any car with the SAE J1772 standardized plug which all new cars in the US are using. If you have Nissan Leaf, Mitsubishi i-Miev, or Chevy Volt, all you need is a 240V 15A device, since these cars only have a 3.3kW/h inverter built in. This website has a lot of useful information. http://www.pluginrecharge.com/2011/08/residential-evseroundup.html Dear Maintenance Men: The concrete and brick sidewalk leading into my building has accumulated unsightly chewing gum. My power washer doesn’t remove it. How can I get that stuff cleaned up? Once clean, is there any surface treatment to prevent gum from sticking? Korey

scraper or stiff brush to remove the rest of the gum. After all the gum is removed, use a power sprayer to deep clean and remove any gum residue. If you still have discoloration on the concrete, use muriatic acid & water mixture to bleach the concrete. To keep the gum from sticking to the concrete or brick sidewalks in the first place; use a waterproofing sealer on the sidewalk to reduce the likelihood of the gum sticking to the surface. Dear Maintenance Men: A resident had a ﬂood in his unit and could not immediately get hold of the resident manager. It was almost an hour after the incident before a plumber could solve the problem. Because the resident manager can not be expected to be at the building 24 hours a day, seven days a week; is it wise to show my tenants how to shut down the water and gas in case of an emergency? Mark

with emergency telephone numbers for the plumber, gas company & electrician. Be sure all the shut-off locations are clear of debris, bushes and are accessible. Replace any old or worn out valves that could fail in an emergency situation. All water gate valves should be replaced with ball valves for a positive shut down. q QUESTIONS? QUESTIONS? QUESTIONS? We need more Maintenance Questions!!! To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@ BuffaloMaintenance.com. Please “Like” us on Facebook.com/BuffaloMaintenance. Websites: www.BuffaloMaintenance. com & www.ContactJLE.com. www.Fa cebook.com/BuffaloMaintenance

Dear Mark: Regardless of the size of the property; an emergency procedures policy should be in place. Part of the procedure should include posting basic water, gas and electrical shutdown procedures in the laundry room, mailbox area and in the move-in packet of each resident. Include the shut-off locations and instruction on how to accomplish the shutdown along

Dear Korey: There are a number of ways to remove gum from a brick or concrete sidewalks. Spray the gum with an aerosol freezing agent or place dry ice on the gum for a few minutes. The gum will become very brittle and should be easier to pry off the surface with a putty knife or scraper. It may take a few tries to remove all the gum. If there is any gum remaining, spray WD-40 or vinegar and let it soak to dissolve the remaining gum. Use a

Please Visit Us At www.azama.org

e n l t y P C e l leanin k r a p S g SPECIALIZING IN APARTMENT CLEANING Phone: 602-405-5005 Fax: 602-955-2755 Common Area Cleaning Renewal Cleaning Bonded ~ Insured Apartment News • July 2013

Move In ~ Move Out 22 Years Experience References Available 19

ArizonA Multihousing AssociAtion

New HUD Guidance on Assistive Animals and Design Guidelines By Judy Drickey-Prohow, The Law Offices of Scott M. Clark, P.C.

he last few years – following the 2011 rules issued by the United States Department of Justice (DOJ) - have seen considerable confusion about HUD’s position with respect to assistive animals and accessibility requirements for multihosing communities. In an effort to clarify the special rules for housing, in April HUD issued new guidance on service animals and accessibility requirements. Both documents should be required reading for property management. Assistance Animals Much of the confusion involving assistance animals arose from the 2011 regulations involving Title II and Title III of the Americans with Disabilities Act (ADA). HUD’s new guidance clarifies that the limitations from those regulations do not apply to housing. The guidance also sets out the analysis that a housing provider must use when a resident or prospective resident requests an assistive animal:

(1) Does the person seeking to use and live with the animal have a disability – i.e. a physical or mental impairment that substantially limits one or more major life activities? (2) Does the person making the request have a disability-related need for an assistive animal? In other words, does the animal work, provide assistance, perform tasks or services for the benefit of a person with a disability, or provide emotional support that alleviates one or more of the identified symptoms or effects of a person’s existing disability? If the answer to either of those questions is “no,” then there is no need to grant the request for the assistive animal. If the answer to both

questions is “yes,” then the request must be granted unless (1) allowing the animal would impose an undue financial and administrative burden; (2) allowing the animal would fundamentally alter the nature of the housing provider’s services; (3) the specific animal in question poses a direct threat to the health or safety of others that cannot be reduced or eliminated by another reasonable accommodation; or (4) the specific assistance animal in question would cause substantial physical damage to the property of others that cannot be reduced or eliminated by another reasonable accommodation. HUD’s guidance also deals with breed restrictions involving assistive animals. Thus, “breed, size and weight restrictions may not be applied to an assistance animal” and animals may be excluded only based upon an individualized assessment that relies on objective evidence about the specific animal’s actual conduct. With the possible exception of its language concerning breed restrictions, HUD’s position is not new; however, it serves as a good reminder that the limitations touted in the 2011 ADA rules, cannot be carried over to housing, including publicly subsidized housing, without violating the FHA. Properties that have questions about whether particular animals should be permitted as assistive or companion animals for persons with disabilities should consult legal counsel. Accessibility Requirements The new Joint Guidance issued by HUD and DOJ supplements previous guidance provided by HUD concerning accessible and adaptive design features for properties designed for first occupancy on or after March 13, 1991 (“covered multifamily dwellings”). Under the FHA, all “covered multifamily dwellings” must be readily accessible to and usable by persons with disabilities. These covered multifamily dwellings include condo-

miniums, cooperatives, townhouses, apartments, vacation and time share units, assisted living facilities, nursing homes, public housing developments, HOPE VI projects, projects funded by HOME or other federal funds, transitional housing, single room occupancy units, dormitories, hospices, shelters and extended stay or residential hotels. In addition, the requirements apply to all newly constructed dwelling units, or additions of new public and common use areas to existing

(1) Swimming Pools must be located on an accessible pedestrian route that extends to the pool edge; however, there is no requirement that pools be equipped with special features to offer greater access into the pool than is provided for persons without disabilities. (2) Garbage Dumpsters must be located on an accessible route, and if an enclosure with a door is built around the dumpster, both the door to the enclosure and the route through this door to the dumpster must be accessible; however, there are no technical specifications for the actual garbage dumpster itself. (3) Emergency Warning Systems in public and common areas must have both audible and visual features so that they are usable by persons with hearing impairments. While there is no requirement for a visual alarm system on the interior of dwelling units, any exterior alarm system must have the capability of supporting an audible and visual alarm system in individual units.

buildings that were built for first occupancy prior to March 13, 1991, as long as the new additions were built after that date. There is no requirement that these covered multifamily units be fully accessible. The guidance notes, for example, “the Act’s design and construction requirements do not require the installation of a roll-in shower in a dwelling unit in new construction. The Act’s design and construction requirements are modest and result in units that look similar to traditional units and are easily adapted by people with disabilities who require features of accessibility not required by the FHA.” Note, however, that properties that receive federal financial assistance and are covered by the Federal Rehabilitation Act and/ or the Americans with Disabilities Act may be subject to more stringent requirements in terms of accessibility than other covered multifamily dwellings. While this guidance deals in depth with a variety of issues, three in particular are of importance to the multihousing community.

Once again while the information contained in this guidance is not necessarily new It does provide new insight into HUD’s current interpretations with respect to accessibility requirements for covered multifamily dwellings. Any property that falls within the definition of “covered multifamily dwelling” and any company that is constructing new units or adding to existing ones, needs to be familiar with these requirements. Any questions should be directed to legal counsel. q Judy Drickey-Prohow is an attorney with the Law Offices of Scott M. Clark, P.C.. She can reached at 520.241.1847. The views expressed here are generalized advice or information. Fact-specific questions should always be referred to legal counsel. Statements and opinions expressed in these legal columns are solely those of the author or authors. This advice does not necessarily represent the views or opinions of the Arizona Multihousing Association.

Specializing in Apartments and all other aspects of sweeping throughout Metro Phoenix, Casa Grande and Tucson.

Free Estimates

602-415-1506 Phoenix 520-293-0400 Tucson Sunstatesweeping@hotmail.com 20

Apartment News • July 2013

PRODUCTS & SERVICES GUIDE

The AMA suggests that members using services listed in the Products & Services Guide request proof of workers’ compensation insurance and contractor’s license prior to contracting work.

Reader notice: Under Arizona law, all residential and commercial contractors are required to be licensed by the state unless they fall under the handyman exemption for projects which require no building permit and are less than $750 for the total contract price. For more information or to verify the license status of an Arizona contractor, call 602-542-1525 or 888-271-9286 (toll-free outside Maricopa County) or visit www.rc.state.az.us. 24 HR RESTORATION (FIRE, FLOOD ETC.) Adanac Enterprises Corp. Statewide* . . . . . . . . . . . . . . . . (623) 266-2761 ATI Statewide* . . . . . . . . . . . . . . . . (623) 434-9445 ATI (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 807-9400 Belfor USA Group Statewide* . . . . . . . . . . . . . . . . (623) 434-3333 Belfor USA Group (Tucson) Statewide* . . . . . . . . . . . . . . . . (520) 408-6900 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Capstone Group LLC Metro Phoenix . . . . . . . . . . . . . (480) 970-5424 Checks Restoration Statewide* . . . . . . . . . . . . . . . . (480) 619-2868 Coit Cleaning & Restoration Services Statewide* . . . . . . . . . . . . . . . . (480) 967-1988 Concierge Contractors, Inc. Nationwide. . . . . . . . . . . . . . . . (623) 247-0000 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 Disaster Restoration, LLC Metro Phoenix . . . . . . . . . . . . . (602) 251-2300 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 First Choice Restoration, Inc Metro PHX & Metro Tucson. . . (480) 981-1131 Interstate Restoration Nationwide* . . . . . . . . . . . . . . . (602) 714-7290 Kowalski Construction, Inc. Metro PHX* & Metro Tucson* . (602) 944-2645 Pinnacle Restoration Statewide* . . . . . . . . . . . . . . . . (480) 988-5304 Pinnacle Restoration (Tucson) Metro Tucson* . . . . . . . . . . . . . (520) 293-2770 Titan Restoration Of Tucson, Inc Metro Tucson* . . . . . . . . . . . . . (520) 888-4826

ACCESS CONTROL Safeguard Statewide* . . . . . . . . . . . . . . . . (480) 609-6200 Integrated Protective Systems, Inc Metro Phoenix* . . . . . . . . . . . . (623) 587-1244 Schlage Statewide . . . . . . . . . . . . . . . . . (512) 563-1977 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

ADVERTISING AArrow Advertising Statewide . . . . . . . . . . . . . . . . . (602) 750-7181 Apartment Finder Tucson* . . . . . . . . . . . . . . . . . . (520) 887-8500 Apartment Guide-Phoenix Valleywide . . . . . . . . . . . . . . . . (602) 484-0894 Apartments.com/Republic Media Tucson . . . . . . . . . . . . . . . . . . . (602) 444-8916 Apartments.com/Tucson Newspapers Tucson* & Surrounding Area* . (520) 573-4581 Arizona Housing Solutions LLC Statewide . . . . . . . . . . . . . . . . . (520) 505-4462 For Rent Media Solutions (Phoenix) Metro Phoenix* . . . . . . . . . . . . (602) 277-8797 For Rent Media Solutions (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 577-9600 Move.com Nationwide* . . . . . . . . . . . . . . . (800) 978-7368 MyCityApartments.com Statewide* . . . . . . . . . . . . . . . . (480) 239-5038 Rent.com Nationwide* . . . . . . . . . . . . . . . (310) 264-3670 Rentbits Metro Phoenix* . . . . . . . . . . . . (303) 640-3160 Tucson Apartment Guide Tucson . . . . . . . . . . . . . . . . . . . (520) 584-0088 WebListers LLC Nationwide* . . . . . . . . . . . . . . . (800) 784-2155

ADVERTISING ANALYSIS & TRAINING LeaseHawk AZ*, CO* & UT* . . . . . . . . . . (800) 485-84304 Occupancy Solutions LLC Nationwide* . . . . . . . . . . . . . . . (800) 865-0948

ADVERTISING SPECIALTIES & PREMIUMS 2incent Concept Promotions Nationwide* . . . . . . . . . . . . . . . (623) 249-7760 Brown and Bigelow - Snyder Promo Nationwide* . . . . . . . . . . . . . . . (602) 265-8818 Tortuga Promotions Nationwide* . . . . . . . . . . . . . . . (480) 966-9076

AIR CONDITIONING/HEATING SYSTEMS, PARTS & SUPPLIES RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

AIR CONDITIONING/HEATING-CENTRAL SERVICES R.T. Brown Mechanical Inc. Statewide* . . . . . . . . . . . . . . . . (480) 964-3807 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sun Devil Heating & Cooling Metro Phoenix . . . . . . . . . . . . . (602) 466-1932 Tucson Appliance Company/Tucson Heating & Cooling/Tucson Furniture Tucson* & Surrounding Area* . (520) 881-1207

AIR CONDITIONING/HEATING-CENTRAL SYSTEM Badger Heating/Cooling Valleywide . . . . . . . . . . . . . . . . (480) 855-1671 Sun Devil Heating & Cooling Metro Phoenix . . . . . . . . . . . . . (602) 466-1932

AIR CONDITIONING/HEATING-GENERAL SERVICES Alliance Plumbing Service & Repair Phoenix. . . . . . . . . . . . . . . . . . . (480) 633-3020 Archie’s HVAC & Electric Valleywide* . . . . . . . . . . . . . . . (480) 921-8350 Arizona Comfort Solutions/West Coast Plumbing & Air Metro Phoenix* . . . . . . . . . . . . (623) 780-4550 Dal Air Conditioning & Heating, Inc. Valleywide* . . . . . . . . . . . . . . . (480) 969-0259 DP Air Corporation Metro Tucson* . . . . . . . . . . . . . (520) 622-3241 F and I Heating & Air Conditioning Metro Phoenix* . . . . . . . . . . . . (602) 218-8813

Intelligent Design Air Conditioning & Heating Metro Tucson* . . . . . . . . . . . . . (520) 333-2665 R.T. Brown Mechanical Inc. Statewide* . . . . . . . . . . . . . . . . (480) 964-3807 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sun Devil Heating & Cooling Metro Phoenix . . . . . . . . . . . . . (602) 466-1932 Sunstate Mechanical Services Statewide* . . . . . . . . . . . . . . . . (480) 998-9620 Tucson Appliance Company/Tucson Heating & Cooling/Tucson Furniture Tucson* & Surrounding Area* . (520) 881-1207 Two Seasons Heating and Cooling Valleywide* . . . . . . . . . . . . . . . (623) 935-0640

ALARM SYSTEMS Lynx Alarm Metro Phoenix . . . . . . . . . . . . . (480) 840-6030 Red Hawk Fire & Security Metro Phoenix . . . . . . . . . . . . . (480) 344-6300 Red Hawk Fire & Security (Tucson) Metro Tucson . . . . . . . . . . . . . . (520) 388-1100 Safeguard Statewide* . . . . . . . . . . . . . . . . (480) 609-6200 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

ANSwERING SERVICES Corporate Answer Nationwide* . . . . . . . . . . . . . . . (602) 244-1833 Indatus Nationwide. . . . . . . . . . . . . . . . (800) 727-4246

APARTMENT BROkERAGES Joseph Bernard Investment Real Estate Metro Phoenix*,Metro Tucson*,Statewide* . . . . . . . . . . . . . . . . . . . . . . . . . (480) 305-5600

APPLIANCE PARTS Allstate Appliance Metro Phoenix . . . . . . . . . . . . . (602) 252-6507

APPLIANCE SALES Appliance Warehouse of America, Inc. Nationwide* . . . . . . . . . . . . . . . (602) 722-4017 Coinmach Service Corp. Nationwide* . . . . . . . . . . . . . . . (602) 722-6959 Mac-Gray The Laundry Room Experts Nationwide* . . . . . . . . . . . . . . . (602) 279-3399 Mac-Gray The Laundry Room Experts (Tucson) Nationwide* . . . . . . . . . . . . . . . (800) 622-4729 R & B Wholesale Distributors Statewide* . . . . . . . . . . . . . . . . (602) 272-1200 Sears Commercial Nationwide. . . . . . . . . . . . . . . . (800) 359-2000 The Home Depot Appliance Sales Nationwide* . . . . . . . . . . . . . . . (480) 797-7041 The Home Depot (Tucson) Appliance Sales Metro Tucson* . . . . . . . . . . . . . (520) 309-9756 Tucson Appliance Company/Tucson Heating & Cooling/Tucson Furniture Tucson* & Surrounding Area* . (520) 881-1207 Two Seasons Heating and Cooling Valleywide* . . . . . . . . . . . . . . . (623) 935-0640 Westar Kitchen and Bath Statewide . . . . . . . . . . . . . . . . . (602) 271-0100

APPLIANCE SALES, RENTALS, SERVICE & PARTS Appliance Parts Company Statewide* . . . . . . . . . . . . . . . . (480) 755-0006 Appliance Warehouse of America, Inc. Nationwide* . . . . . . . . . . . . . . . (602) 722-4017 Azuma Leasing Nationwide* . . . . . . . . . . . . . . . (800) 707-1188 Coinmach Service Corp. Nationwide* . . . . . . . . . . . . . . . (602) 722-6959 General Electric Company International* . . . . . . . . . . . . . . (480) 367-2900 Mac-Gray The Laundry Room Experts Nationwide* . . . . . . . . . . . . . . . (602) 279-3399 Mac-Gray The Laundry Room Experts (Tucson) Nationwide* . . . . . . . . . . . . . . . (800) 622-4729 R & B Wholesale Distributors Statewide* . . . . . . . . . . . . . . . . (602) 272-1200 The Home Depot Nationwide* . . . . . . . . . . . . . . . (480) 797-7041 The Home Depot (Tucson) Metro Tucson* . . . . . . . . . . . . . (520) 309-9756 Tucson Appliance Company/Tucson Heating & Cooling/Tucson Furniture Tucson* & Surrounding Area* . (520) 881-1207 Two Seasons Heating and Cooling Valleywide* . . . . . . . . . . . . . . . (623) 935-0640

APT. & LEASING OFFICE REMODEL & DESIGN Eagle Valley Construction, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 730-0594

APT. FIRE/wATER DAMAGE RESTORATION & REPAIR Adanac Enterprises Corp. Statewide* . . . . . . . . . . . . . . . . (623) 266-2761 ATI Statewide* . . . . . . . . . . . . . . . . (623) 434-9445 ATI (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 807-9400 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Pinnacle Restoration Statewide* . . . . . . . . . . . . . . . . (480) 988-5304 Spray Systems Environmental AZ*, CA* & NV*. . . . . . . . . . . . (480) 967-8300

ARCHITECTURAL & CONSTRUCTION Adolfson & Peterson Construction Nationwide. . . . . . . . . . . . . . . . (480) 345-8700

ASPHALT & PAVING, PARkING LOT & DRIVEwAY SVS/SwEEP Ace Asphalt of Arizona, Inc. (Phoenix) Southwest U.S.* . . . . . . . . . . . . (602) 243-4100 Ace Asphalt of Arizona, Inc. (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 747-7700 American Asphalt Paving and Sealcoating Statewide* . . . . . . . . . . . . . . . . (602) 256-7376 Arizona Pavement Management Metro Phoenix* . . . . . . . . . . . . (877) 384-2280 Asphalt Technologies / KFM Striping and Curb Company Valleywide* . . . . . . . . . . . . . . . (602) 462-9114 Bates Paving & Sealing, Inc. Statewide* . . . . . . . . . . . . . . . . (520) 741-2100

Cactus Asphalt Statewide* . . . . . . . . . . . . . . . . (602) 370-3363 Dynamite Paving and Sealcoat, Inc. Phoenix. . . . . . . . . . . . . . . . . . . (602) 258-9588 Jeeper’s & Associates, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 996-1288 M.R. Tanner Paving and Maintenance Statewide . . . . . . . . . . . . . . . . . (480) 633-8500 Performance Paving & Sealing, LLC Metro Phoenix* . . . . . . . . . . . . (480) 816-5305 Regional Pavement Maintenance Tucson* & Surrounding Area* . (480) 963-3416 Statewide Asphalt LLC Statewide* . . . . . . . . . . . . . . . . (480) 659-1828 Sunland Asphalt - Phoenix Phoenix*. . . . . . . . . . . . . . . . . . (602) 288-5000

ASSOCIATION Arizona Multihousing Association Statewide* . . . . . . . . . . . . . . . . (602) 296-6200

ATTORNEYS Andrew Hull, Attorney Valleywide* . . . . . . . . . . . . . . . (602) 230-0088 Burton Lippman Law Group, P.C. Statewide* . . . . . . . . . . . . . . . . (520) 762-4036 Dwight W. Connely, Attorney at Law Tucson . . . . . . . . . . . . . . . . . . . (520) 325-5777 J. Mark Heldenbrand, P.C Valleywide* & Tucson* . . . . . . (602) 254-3400 King & Frisch, P.C. Tucson* & Surrounding Area* . (520) 790-4061 Koglmeier Law Group, PLC Statewide* . . . . . . . . . . . . . . . . (480) 962-5353 Law Offices of Scott M. Clark, P.C. Statewide . . . . . . . . . . . . . . . . . (602) 957-7877 Lotzar Law Firm, P.C. Nationwide. . . . . . . . . . . . . . . . (480) 905-0300 Williams, Zinman and Parham P.C. Maricopa County* . . . . . . . . . . (480) 994-4732

AUTOMATIC GATES & ACCESS CONTROL Automatic Gate Systems, Inc. Statewide . . . . . . . . . . . . . . . . . (602) 267-7778 Guardian Gate Services Statewide* . . . . . . . . . . . . . . . . (480) 629-4472

BACkFLOw PREVENTION-CERTIFIED TESTING Affordable Fire and Safety LLC Metro Phoenix* . . . . . . . . . . . . (480) 507-2850 Metro Fire Equipment Statewide* . . . . . . . . . . . . . . . . (480) 464-0509 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

BALCONY & wALkING DECk REPAIR & RESURFACING Arizona Foam & Spray, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8176 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Eagle Valley Construction, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 730-0594

BALCONY & wALkwAY DECk wATERPROOFING & RESTORATION Arizona Foam & Spray, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8176 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Central Valley Specialties Statewide* . . . . . . . . . . . . . . . . (602) 437-2046

BATH TUBS Alliance Refinishing, LLC Statewide* . . . . . . . . . . . . . . . . (623) 249-2573 Apartments Resurfacing Inc. Valleywide* . . . . . . . . . . . . . . . (602) 468-0739 Get a Grip (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 742-2228 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

BATHROOM RENOVATIONS & COUNTERTOP REPAIR/REFINISH Alliance Refinishing, LLC Statewide* . . . . . . . . . . . . . . . . (623) 249-2573 Apartments Resurfacing Inc. Valleywide* . . . . . . . . . . . . . . . (602) 468-0739 Wilkinson Floor Covering, Inc. Metro Phoenix* . . . . . . . . . . . . (602) 438-2663

BEE CONTROL City Wide Pest Control, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 944-0099 KY-KO Pest Prevention, Inc. Metro Phoenix* . . . . . . . . . . . . (480) 964-8900

BICYCLE RACkS Exterior Systems Statewide* . . . . . . . . . . . . . . . . (480) 990-3909

BIO HAzARD CLEANING BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Disaster Restoration, LLC Metro Phoenix . . . . . . . . . . . . . (602) 251-2300 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091

BIO-HAzARDOUS wASTE DECONTAMINATION ATI Statewide* . . . . . . . . . . . . . . . . (623) 434-9445 ATI (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 807-9400 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091

BLDG. INTERIOR & ExTERIOR RENOVATION & DESIGN Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 In Design Interiors Valleywide* . . . . . . . . . . . . . . . (602) 330-2150

BOILER & PUMP SERVICES Armor Plumbing & Boiler Metro PHX* & Metro Tucson* . (480) 782-9324 Benrich Service Co., Inc. Valleywide* . . . . . . . . . . . . . . . (480) 835-8220

RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sunstate Mechanical Services Statewide* . . . . . . . . . . . . . . . . (480) 998-9620

BUILDING MATERIALS Dogwood Building Supply Nationwide. . . . . . . . . . . . . . . . (336) 650-9724

CABINET REPAIRS, DOORS & DRAwERS Cutting Edge Foil Finishes Metro Phoenix* . . . . . . . . . . . . (602) 442-4400 Shepherd & Sons Cabinets Statewide . . . . . . . . . . . . . . . . . (602) 750-4499 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

CABINET SALES & INSTALLATION American Renolit, Corp Nationwide. . . . . . . . . . . . . . . . (856) 467-3800 Copperstate Cabinets LLC Metro Tucson . . . . . . . . . . . . . . (520) 777-3331

CABLE TV Cox Communications (Phoenix) Valleywide* . . . . . . . . . . . . . . . (623) 328-3805 Cox Communications (Tucson) Tucson* & Surrounding Area* . (520) 629-8414

CARPET CLEANING/RESTORATION Arizona Carpet Care Valleywide* . . . . . . . . . . . . . . . (602) 604-8331 Colorado Carpet Cleaning CO . . . . . . . . . . . . . . . . . . . . . . (720) 374-1222 Extreme Carpet Care LLC Metro Phoenix . . . . . . . . . . . . . (480) 633-7176 Fosters Carpet Care and Repair Metro PHX & Metro Tucson. . . (480) 497-8617 Gaylord Restoration Inc. Metro Phoenix* . . . . . . . . . . . . (480) 539-2696 Palm Valley Carpet Cleaning, LLC Metro Phoenix* . . . . . . . . . . . . (323) 627-2582 Pride Carpet and Upholstery Cleaning Valleywide* . . . . . . . . . . . . . . . (602) 843-3200 Rite-Way Carpet Valleywide* . . . . . . . . . . . . . . . (602) 685-0112 Signature West Carpet Cleaning Metro Phoenix . . . . . . . . . . . . . (480) 830-9617 Venturi Restoration & Clean Valleywide* . . . . . . . . . . . . . . . (480) 820-5555

CARPET, FLOOR COVERING & PATIO GRASS Brown Sales Statewide . . . . . . . . . . . . . . . . . (602) 914-4579 Carpeturn.com Metro PHX* & Metro Tucson* . (855) 889-6200 Criterion Brock Valleywide* . . . . . . . . . . . . . . . (602) 469-9395 Criterion Brock (Tucson) Tucson* & Surrounding Area* . (520) 790-0740 Desert Floors, Inc. Tucson . . . . . . . . . . . . . . . . . . . (520) 918-1022 Distinctive Carpets, Inc. Statewide* . . . . . . . . . . . . . . . . (520) 745-2600 J.R McDade Flooring (Phoenix) Valleywide* . . . . . . . . . . . . . . . (602) 258-7219 J.R McDade Flooring (Tucson) Metro PHX & Metro Tucson. . . (520) 294-9911 One Source Interiors Valleywide* . . . . . . . . . . . . . . . (602) 903-2545 Puckett’s Flooring Statewide* . . . . . . . . . . . . . . . . (480) 990-8191 Redi Carpet - Arizona Metro PHX & Flagstaff* . . . . . . (480) 350-9615 Redi Carpet -Tucson Metro Tucson* . . . . . . . . . . . . . (520) 884-5556 Wilkinson Floor Covering, Inc. Metro Phoenix* . . . . . . . . . . . . (602) 438-2663

CARPORT REPAIR SERVICES Diamondback Carport Repair, Inc. PHX & Tucson Areas* . . . . . . . (602) 494-1556 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

CCTV Integrated Protective Systems, Inc Metro Phoenix* . . . . . . . . . . . . (623) 587-1244 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

CERAMIC TILE & BATH Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

CHAT SERVICES Contact at Once! Statewide . . . . . . . . . . . . . . . . . (678) 909-0135

CHILLER SERVICES RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sunstate Mechanical Services Statewide* . . . . . . . . . . . . . . . . (480) 998-9620

CLEANING SERVICES - BIOHAzARD BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Spray Systems Environmental AZ*, CA* & NV*. . . . . . . . . . . . (480) 967-8300

CLEANING, JANITORIAL & MAINTENANCE SERVICES Gaylord Restoration Inc. Metro Phoenix* . . . . . . . . . . . . (480) 539-2696 Genie Services Valleywide* . . . . . . . . . . . . . . . (623) 582-6111 Lori Cleaning Service Metro Phoenix . . . . . . . . . . . . . (602) 410-3116 Madeline’s Meticulous, The Cleaning Specialists Valleywide* . . . . . . . . . . . . . . . (480) 659-9141

COIN OPERATED LAUNDRY Excalibur Laundries, Inc Statewide* . . . . . . . . . . . . . . . . (714) 437-9000 WASH Multifamily Laundry Systems Metro PHX* & Metro Tucson* . (800) 421-6897

COLLECTION AGENCIES Better NOI Nationwide. . . . . . . . . . . . . . . . (888) 219-9105 Collections USA, Inc. Statewide* . . . . . . . . . . . . . . . . (623) 581-2433 NCC Business Services Nationwide. . . . . . . . . . . . . . . . (888) 880-6020 National Credit Systems, Inc. Nationwide* . . . . . . . . . . . . . . . (800) 515-4375

U.S. Collections West, Inc. Nationwide* . . . . . . . . . . . . . . . (602) 995-3494 Wakefield and Associates, Inc. Nationwide* . . . . . . . . . . . . . . . (303) 537-2900

COLLECTIONS J. Mark Heldenbrand, P.C. Valleywide* & Tucson* . . . . . . (602) 254-3400

COMMERCIAL & HOME BUILDING RESTORATION BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Cheuvront Construction Valleywide* . . . . . . . . . . . . . . . (602) 770-7733

COMMERCIAL MORTGAGE BANkER Centennial Mortgage, Inc. Nationwide* . . . . . . . . . . . . . . . (480) 621-8132 Legacy Capital Advisors, LLC. Nationwide* . . . . . . . . . . . . . . . (602) 926-7426 Washington Federal Metro Phoenix* . . . . . . . . . . . . (602) 553-7434

CONCRETE & MASONRY REPAIR RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

CONCRETE COATINGS Central Valley Specialties Statewide* . . . . . . . . . . . . . . . . (602) 437-2046 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427 Westcoat Statewide . . . . . . . . . . . . . . . . . (800) 250-4519

CONCRETE SIDEwALk GRINDING Precision Concrete Cutting Nationwide. . . . . . . . . . . . . . . . (801) 224-0025 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

CONST. REMODELING & REPAIRRESTORATION & TURNkEY Berlin Precision Construction Inc. Metro Phoenix . . . . . . . . . . . . . (480) 252-4017 Faith Restoration Metro Phoenix* . . . . . . . . . . . . (480) 813-5619 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 Genie Services Valleywide* . . . . . . . . . . . . . . . (623) 582-6111 Kowalski Construction, Inc. Metro PHX* & Metro Tucson* . (602) 944-2645 Pinnacle Restoration Statewide* . . . . . . . . . . . . . . . . (480) 988-5304 Praxis Construction Group Statewide* . . . . . . . . . . . . . . . . (800) 709-3347 S.M.D. Remodeling, LLC Metro Phoenix* . . . . . . . . . . . . (602) 348-7989 SOS Builders, LLC Statewide* . . . . . . . . . . . . . . . . (602) 266-5855 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427 Titan Restoration Of Tucson, Inc Metro Tucson* . . . . . . . . . . . . . (520) 888-4826 United Renovations Metro Phoenix . . . . . . . . . . . . . (480) 265-8835

CORPORATE HOUSING Oakwood Corporate Housing (Tempe) Worldwide* . . . . . . . . . . . . . . . (480) 894-9575

COUNTERTOP & CABINETS-NEw Arizona Royal Granite & Remodeling, LLC Statewide . . . . . . . . . . . . . . . . . (602) 405-5558

COUNTERTOP REPAIR AND REFINISHING Alliance Refinishing, LLC Statewide* . . . . . . . . . . . . . . . . (623) 249-2573 Apartments Resurfacing Inc. Valleywide* . . . . . . . . . . . . . . . (602) 468-0739 Get A Grip Resurfacing of Arizona Valleywide* . . . . . . . . . . . . . . . (480) 784-4747 Wilkinson Floor Covering, Inc Metro Phoenix* . . . . . . . . . . . . (602) 438-2663

CREDIT-RENTAL HISTORY DATA Experian Rent Bureau Nationwide* . . . . . . . . . . . . . . . (310) 347-8126

CRIME SCENE CLEANING Bio-One Statewide* . . . . . . . . . . . . . . . . (602) 770-4972 Capstone Group LLC Metro Phoenix . . . . . . . . . . . . . (480) 970-5424 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 Spray Systems Environmental AZ*, CA* & NV*. . . . . . . . . . . . (480) 967-8300

DECk RESURFACING Arizona Foam & Spray, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8176 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

DECk RESURFACING, REPLACEMENT & REPAIR BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Hill Brothers Chemical Co. Statewide . . . . . . . . . . . . . . . . . (623) 879-9210

DEVELOPER Kitchell Development Company Phoenix. . . . . . . . . . . . . . . . . . . (602) 631-6177

DOGGIE wASTE BAGS Poo Prints SW- DSG Enviro-Tech Statewide* . . . . . . . . . . . . . . . . (602) 633-4994

DOORS Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

DOORSTEP TRASH PICk UP National Trash Valet Metro PHX* & Metro Tucson*,Nationwide*,Statewide*(480) 237-9776

DRUG LAB REMEDIATION & CLEAN UP Spray Systems Environmental AZ*, CA* & NV*. . . . . . . . . . . . (480) 967-8300

*Indicates company also provides goods and services to investors and owners of smaller rental properties (Regular members with fewer than 100 units). Apartment News • July 2013

DRYwALL DRAINAGE SYSTEMS RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Storm Water Pros, LLC Statewide* . . . . . . . . . . . . . . . . (480) 620-2517 Torrent Resources Statewide* . . . . . . . . . . . . . . . . (602) 268-0785

DRYwALL SERVICES AW Drywall Services LLC Valleywide* . . . . . . . . . . . . . . . (602) 376-4456 Genie Services Valleywide* . . . . . . . . . . . . . . . (623) 582-6111 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

ELECTRICAL & LIGHTING CONTRACTORS & SERVICES Archie’s HVAC & Electric Valleywide* . . . . . . . . . . . . . . . (480) 921-8350 Bert’s Electric & Plumbing Tucson* & Surrounding Area* . (520) 791-7800 Border States Electric Statewide* . . . . . . . . . . . . . . . . (602) 244-0331 Digital Logic Statewide* . . . . . . . . . . . . . . . . (602) 694-0500 Haskins Electric LLC Metro Phoenix . . . . . . . . . . . . . (623) 937-3999 Kowalski Electrical Statewide* . . . . . . . . . . . . . . . . (602) 944-2645 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427 TAP and Sons Electric, Inc. Metro Phoenix . . . . . . . . . . . . . (480) 507-2900 Valley Wide Electric Valleywide* . . . . . . . . . . . . . . . (623) 587-0802

ELECTRICAL, PLUMBING, AC CONTRACTORS Express Statewide* . . . . . . . . . . . . . . . . (480) 834-0822 Harmon Electric, Inc. Statewide* . . . . . . . . . . . . . . . . (623) 879-0010 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 TAP and Sons Electric, Inc. Metro Phoenix . . . . . . . . . . . . . (480) 507-2900

ELECTRIC VEHICLE CHARGING STATIONS VERDEK Nationwide. . . . . . . . . . . . . . . . (770) 401-2120

ELECTRONIC PAYMENT PROCESSING RentPayment Nationwide. . . . . . . . . . . . . . . . (866) 289-5977

EMBROIDERY & SILkSCREEN International Corporate Apparel Nationwide* . . . . . . . . . . . . . . . (520) 293-6790 Koalaty Embroidery Inc. Nationwide* . . . . . . . . . . . . . . . (602) 926-1600

EMERGENCY SERVICES ATI Statewide* . . . . . . . . . . . . . . . . (623) 434-9445 ATI (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 807-9400 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Valley Protective Services, Inc. Valleywide* . . . . . . . . . . . . . . . (480) 777-0003

EMPLOYMENT & BACkGROUND SCREENING APT Companies Inc. Nationwide*,Statewide*. . . . . . (858) 279-2787 Crimshield, Inc Nationwide. . . . . . . . . . . . . . . . (888) 422-2547

EMPLOYMENT SERVICES AAA Apartment Staffing Valleywide* . . . . . . . . . . . . . . . (602) 840-0258 ALLSTAFF Services, Inc.™ (HQ) Statewide . . . . . . . . . . . . . . . . . (602) 277-3381 ALLSTAFF Services, Inc.™ (Tucson) Statewide . . . . . . . . . . . . . . . . . (520) 296-1666 ApartmentJobs.com Nationwide* . . . . . . . . . . . . . . . (877) 682-6200 BG Staffing Metro Phoenix . . . . . . . . . . . . . (602) 385-1092 Career Strategies, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 955-5811 DORADO Personnel Tucson* & Surrounding Area* . (520) 323-3350

ENERGY SERVICES Bottom Line Utility Solutions, Inc. Nationwide. . . . . . . . . . . . . . . . (949) 707-1311 Promise Energy Nationwide. . . . . . . . . . . . . . . . (800) 282-2000

ExERCISE EqUIPMENT Above & Beyond Fitness Repair, LLC Valleywide* . . . . . . . . . . . . . . . (480) 272-9361 Advanced Exercise Equipment Nationwide* . . . . . . . . . . . . . . . (602) 708-3764 American Fitness Services Metro Phoenix* . . . . . . . . . . . . (480) 664-7115 Commercial Fitness Superstore Statewide* . . . . . . . . . . . . . . . . (480) 838-0555 Comm-Fit Arizona Metro Phoenix* . . . . . . . . . . . . (480) 580-0252 FitLogistix Nationwide. . . . . . . . . . . . . . . . (480) 273-4353 Gym Source Statewide . . . . . . . . . . . . . . . . . (480) 775-1496 Marathon Fitness Inc. Nationwide* . . . . . . . . . . . . . . . (800) 391-9496 Promaxima Fitness Nationwide* . . . . . . . . . . . . . . . (713) 667-9606

FENCE REPAIR & INSTALLATION Automatic Gate Systems, Inc. Statewide . . . . . . . . . . . . . . . . . (602) 267-7778 Diamondback Carport Repair, Inc. PHX & Tucson Areas* . . . . . . . (602) 494-1556 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

FIBERGLASS REPAIR & TUBS Alliance Refinishing, LLC Statewide* . . . . . . . . . . . . . . . . (623) 249-2573 Apartments Resurfacing Inc. Valleywide* . . . . . . . . . . . . . . . (602) 468-0739

FINANCIAL SERVICES Adolfson & Peterson Construction Nationwide. . . . . . . . . . . . . . . . (480) 345-8700 Amtrust Bank Division, New York Community Bank Metro Phoenix* . . . . . . . . . . . . (480) 947-4910 CBIZ (branch) Metro Phoenix . . . . . . . . . . . . . (602) 650-6271 Edward Jones Nationwide. . . . . . . . . . . . . . . . (480) 895-3254

FIRE & FLOOD RESTORATION Adanac Enterprises Corp. Statewide* . . . . . . . . . . . . . . . . (623) 266-2761 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Faith Restoration Metro Phoenix* . . . . . . . . . . . . (480) 813-5619 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 GXS Construction Valleywide* . . . . . . . . . . . . . . . (602) 224-1120 Har-Bro West, Inc. Metro PHX* & Metro Tucson* . (480) 449-3900 Pinnacle Restoration Statewide* . . . . . . . . . . . . . . . . (480) 988-5304 Titan Restoration Of Tucson, Inc Metro Tucson* . . . . . . . . . . . . . (520) 888-4826

FIRE ALARMS Affordable Fire and Safety LLC Metro Phoenix* . . . . . . . . . . . . (480) 507-2850 Metro Fire Equipment Statewide* . . . . . . . . . . . . . . . . (480) 464-0509 Safeguard Statewide* . . . . . . . . . . . . . . . . (480) 609-6200 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

FIRE ExTINGUISHERS Affordable Fire and Safety LLC Metro Phoenix* . . . . . . . . . . . . (480) 507-2850 Desert State Fire Statewide* . . . . . . . . . . . . . . . . (480) 264-3763 Metro Fire Equipment Statewide* . . . . . . . . . . . . . . . . (480) 464-0509 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

FIRE HYDRANTS Metro Fire Equipment Statewide* . . . . . . . . . . . . . . . . (480) 464-0509 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

FIRE SPRINkLERS Affordable Fire and Safety LLC Metro Phoenix* . . . . . . . . . . . . (480) 507-2850 Metro Fire Equipment Statewide* . . . . . . . . . . . . . . . . (480) 464-0509 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

FLOOR COVERINGS Arizona Flooring and Interiors Statewide* . . . . . . . . . . . . . . . . (602) 327-0284 Marathon Fitness Inc. Nationwide* . . . . . . . . . . . . . . . (800) 391-9496 Mohawk Industries Statewide* . . . . . . . . . . . . . . . . (330) 620-6151 Shaw Industries Nationwide* . . . . . . . . . . . . . . . (714) 317-9999 Wilkinson Floor Covering, Inc Metro Phoenix* . . . . . . . . . . . . (602) 438-2663

FURNITURE & UPHOLSTERY SERVICES Cort Furniture Rentals (Tucson) Statewide* . . . . . . . . . . . . . . . . (520) 881-0070 Tucson Appliance Company/Tucson Heating & Cooling/Tucson Furniture Tucson* & Surrounding Area* . (520) 881-1207

FURNITURE RENTALS Cort. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Valleywide* & Some Tucson* . (480) 831-8851

GATES-SALES & SERVICE Automatic Gate Systems, Inc. Statewide . . . . . . . . . . . . . . . . . (602) 267-7778

GENERAL CONTRACTOR/CONSTRUCTION MANAGEMENT Adolfson & Peterson Construction Nationwide. . . . . . . . . . . . . . . . (480) 345-8700 Tofel Construction (Tucson) Statewide* . . . . . . . . . . . . . . . . (520) 571-0101

GENERAL CONTRACTOR-LICENSED BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801

GENERAL CONTRACTOR-LICENSED/BONDED FOR COMM/RES. BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Eagle Valley Construction, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 730-0594 Element General Contractor of Arizona Metro Phoenix . . . . . . . . . . . . . (817) 375-8453 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 Fortress General Contracting, Inc. Maricopa County* . . . . . . . . . . (480) 736-3951 GM Home Improvements Inc. Metro Phoenix* . . . . . . . . . . . . (623) 977-1748 Gorman Roofing Services, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 262-2423 Marbecc Custom Designs Statewide* . . . . . . . . . . . . . . . . (480) 836-8261 MT Builders Statewide . . . . . . . . . . . . . . . . . (480) 443-3376 Property Rock Resources Valleywide . . . . . . . . . . . . . . . . (602) 466-0093 Seamless Services, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 964-1052 Summit Builders Construction Company Statewide . . . . . . . . . . . . . . . . . (602) 840-7700 Watermark Contracting, Inc. Statewide* & CA* . . . . . . . . . . . (480) 441-1206

GLASS & SCREEN Cheaper Window Glass Valleywide* . . . . . . . . . . . . . . . (602) 995-2102 Glassbusters, Inc. Valleywide* . . . . . . . . . . . . . . . (480) 964-4664 Open Enclose LLC Metro Tucson* . . . . . . . . . . . . . (520) 358-4553

GOLF CARTS/UTILITY VEHICLES A-1 Golf Cart Leasing West of the Mississippi* . . . . . . (480) 855-7800 Golf Cars of Arizona Statewide* . . . . . . . . . . . . . . . . (520) 790-2400

GROUP PURCHASING Professional Apartment Services Nationwide* . . . . . . . . . . . . . . . (800) 875-0250

HVAC Brewer Commercial Services Valleywide* . . . . . . . . . . . . . . . (602) 789-8858 Jasper Air Metro Phoenix* . . . . . . . . . . . . (602) 814-0504

HELIUM & BALLOONS Arizona Air Boutique, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 867-4606 Unique Aire Helium & Balloons Statewide* . . . . . . . . . . . . . . . . (480) 830-0770

INSURANCE Adams Business Dimensions, Inc. Southwest U.S.* . . . . . . . . . . . . (602) 885-9500 Beecher Carlson Insurance Agency, LLC Statewide* . . . . . . . . . . . . . . . . (602) 996-7600 Bowman & Associates Insurance Agency Phoenix*. . . . . . . . . . . . . . . . . . (800) 456-0241 CBIZ Insurance Services, Inc. Statewide . . . . . . . . . . . . . . . . . (602) 643-0102 Crest Insurance Group Nationwide* . . . . . . . . . . . . . . . (480) 839-2252 LeaseTerm Solutions Western U.S . . . . . . . . . . . . . . . (678) 206-2910 Nationwide Insurance Metro Phoenix,Nationwide . . . (602) 718-1220 Nexus Partners Insurance Solutions Metro Phoenix* . . . . . . . . . . . . (480) 422-1536 SCF Arizona Phoenix. . . . . . . . . . . . . . . . . . . (602) 631-2000 The Mahoney Group (Phoenix) Mesa. . . . . . . . . . . . . . . . . . . . . (480) 214-2712 The Mahoney Group (Tucson) Tucson* & Surrounding Area* . (520) 784-6673

INSURANCE-CLAIMS ASSISTANCE On-Site Contents Cleaning & Restoration, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 723-2534 CIBA Insurance Services Nationwide. . . . . . . . . . . . . . . . (818) 638-8525 Cox Insurance Services Statewide* . . . . . . . . . . . . . . . . (480) 907-6000 Sterling Grant & Associates, LLC Statewide* . . . . . . . . . . . . . . . . (602) 954-7200

INSURANCE–COMMERCIAL Farmers Insurance - Schaffroth Agency Statewide* . . . . . . . . . . . . . . . . (480) 688-2908 Lovitt & Touche Metro Phoenix . . . . . . . . . . . . . (602) 956-2250

INSURANCE-PUBLIC ADJUSTER The Greenspan Company/Adjusters International Nationwide* . . . . . . . . . . . . . . . (480) 970-7869 Shull & Associates Statewide* . . . . . . . . . . . . . . . . (623) 687-8801 Skipton & Associates, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 992-7577

INTERIOR DESIGN Designs For You Nationwide* . . . . . . . . . . . . . . . (480) 517-0080 Gia Venturi Interiors Metro Phoenix* . . . . . . . . . . . . (602) 914-9223 J Bella Interiors Nationwide. . . . . . . . . . . . . . . . (480) 967-2121

INTERNET SERVICES & ACCESS PROVIDER Cox Communications (Phoenix) Valleywide* . . . . . . . . . . . . . . . (623) 328-3805 Cox Communications (Tucson) Tucson* & Surrounding Area* . (520) 629-8414

kEY CONTROL & ASSET MANAGEMENT HandyTrac Systems Key Control Systems. . . . . . Nationwide* . . . . . . . . . . . . . . . (800) 665-9994 KeyTrak, Inc. Nationwide* . . . . . . . . . . . . . . . (888) 539-8725

kITCHEN & BATH REFINISHING Alliance Refinishing, LLC Statewide* . . . . . . . . . . . . . . . . (623) 249-2573 Apartments Resurfacing Inc. Valleywide* . . . . . . . . . . . . . . . (602) 468-0739

LANDSCAPE AND TREE SERVICE Desert Appeal Landscape LLC Metro Phoenix* . . . . . . . . . . . . (480) 570-5754 Silver Lands, Inc. Metro Phoenix . . . . . . . . . . . . . (702) 459-3192

LANDSCAPE MAINTENANCE Acacia Landscape Services, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 253-7354 Desert Classic Landscaping Metro Phoenix* . . . . . . . . . . . . (602) 323-9696 Empire Landscape & Maintenance, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 550-4154 Epic Landscape Construction, Inc. Metro Phoenix* . . . . . . . . . . . . (623) 516-9014 GPM Landscape Metro Phoenix . . . . . . . . . . . . . (602) 469-0652 The Groundskeeper (Gilbert) Metro Phoenix* . . . . . . . . . . . . (480) 545-0456 Landmark Land Management LLC Metro Phoenix* . . . . . . . . . . . . (602) 323-9696 ProQual Landscaping Metro Phoenix . . . . . . . . . . . . . (480) 456-0608 Quality Building Maintenance LLC Valleywide* . . . . . . . . . . . . . . . (602) 568-5944

LANDSCAPE MAINTENANCE & SERVICES AME Southwest Landscape and Irrigation Metro PHX & Metro Tucson. . . (480) 558-3160 Gothic Grounds Management, Inc. (Phx) Metro Phoenix . . . . . . . . . . . . . (602) 540-6917 Landscape Pros & Design LLC Metro Phoenix* . . . . . . . . . . . . (480) 228-9630 Safari Pools & Landscape Valleywide* . . . . . . . . . . . . . . . (480) 633-6494 Shamrock Landscaping, Inc. Valleywide . . . . . . . . . . . . . . . . (602) 606-7603 Silver Lands, Inc. Metro Phoenix . . . . . . . . . . . . . (702) 459-3192 SiteWorks Metro Phoenix* . . . . . . . . . . . . (480) 820-1600 Tree Pros, LLC Valleywide* . . . . . . . . . . . . . . . (602) 216-0400 Waddell Landscape Metro Phoenix* . . . . . . . . . . . . (623) 536-2200

LANDSCAPE MATERIAL All Rock Supply Metro Phoenix . . . . . . . . . . . . . (480) 760-5951

LANDSCAPE SPRINkLER SERVICES Sexton Pest Control Valleywide* . . . . . . . . . . . . . . . (602) 942-3653

LANDSCAPING SERVICES Carescape Valleywide . . . . . . . . . . . . . . . . (623) 583-8700 Catalina Landscape Maintenance Tucson . . . . . . . . . . . . . . . . . . . (520) 887-1204 Creative Cactus Metro Phoenix* . . . . . . . . . . . . (602) 999-1494 Details Landscaping Valleywide . . . . . . . . . . . . . . . . (623) 435-7207 Fortis Landcare Metro Phoenix* . . . . . . . . . . . . (602) 254-4447

Horticulture Unlimited, Inc. Metro Tucson . . . . . . . . . . . . . . (520) 321-4678 IDT Landscaping LLC Valleywide* . . . . . . . . . . . . . . . (480) 829-8530 Integrated Landscape Management, LLC Metro Phoenix . . . . . . . . . . . . . (480) 675-7709 ProQual Landscaping Metro Phoenix . . . . . . . . . . . . . (480) 456-0608 Sexton Pest Control Valleywide* . . . . . . . . . . . . . . . (602) 942-3653 The Groundskeeper (Tucson) Statewide* . . . . . . . . . . . . . . . . (520) 571-1575 Wild Briar Landscape Valleywide . . . . . . . . . . . . . . . . (480) 899-5192 Xeriscapes Unlimited, Inc. Phoenix*. . . . . . . . . . . . . . . . . . (602) 252-6434

LEAk LOCATING RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

LEASING INCENTIVES AIM Cruise Incentives Nationwide* . . . . . . . . . . . . . . . (818) 706-9822

LEGAL SERVICES Bonnett, Fairbourn, Friedman & Balint, P.C. Statewide . . . . . . . . . . . . . . . . . (602) 274-1100 Dodge & Vega PLC Statewide* . . . . . . . . . . . . . . . . (480) 656-8333 Gallagher & Kennedy Phoenix. . . . . . . . . . . . . . . . . . . (602) 530-8540 Snell & Wilmer L.L.P. Metro Phoenix* . . . . . . . . . . . . (602) 382-6000

LOw INCOME HOUSING PROGRAM ADMINISTRATION HOM, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 265-4640

MAIL BOxES Exterior Systems Statewide* . . . . . . . . . . . . . . . . (480) 990-3909

MAINTENANCE SUPPLIES AZ PARTSMASTER (Phoenix) Statewide* . . . . . . . . . . . . . . . . (602) 233-3580 AZ PARTSMASTER (Tucson) Tucson* & Surrounding Area* . (520) 573-5828 HD Supply Facilities Maintenance Valleywide* . . . . . . . . . . . . . . . (800) 431-3000 Maintenance Supply Headquarters Phoenix. . . . . . . . . . . . . . . . . . . (480) 760-4100

MANAGEMENT CONSULTING & TRAINING Occupancy Solutions LLC Nationwide* . . . . . . . . . . . . . . . (800) 865-0948

MARkETING Compzilla.com LLC Nationwide* . . . . . . . . . . . . . . . (973) 975-7820 SatisFacts Research Nationwide. . . . . . . . . . . . . . . . (866) 655-1490 Social Media Made Easy Nationwide. . . . . . . . . . . . . . . . (503) 646-8700

MARkETING, RESEARCH & STATISTICS ALN Apartment Data, Inc. Nationwide. . . . . . . . . . . . . . . . (800) 643-6416 Compzilla.com LLC Nationwide* . . . . . . . . . . . . . . . (973) 975-7820 Pierce-Eislen AZ, CO & Southern CA . . . . . . (480) 663-1149 RealData, Inc. Southwest U.S. . . . . . . . . . . . . . (602) 789-1223 SatisFacts Research Nationwide. . . . . . . . . . . . . . . . (866) 655-1490

MARkETING/LEAD GENERATION Rentlogic Metro Phoenix* . . . . . . . . . . . . (602) 441-5294

MASONRY FENCE & wALL REPAIR Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

MATTRESSES AZ Furniture and Mattress Liquidators Metro Phoenix . . . . . . . . . . . . . (623) 582-1550

MISTING Aqua Science Metro Phoenix*,Metro Tucson* (480) 444-7680

MOLD & ASBESTOS REMEDIATION ATI Statewide* . . . . . . . . . . . . . . . . (623) 434-9445 ATI (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 807-9400 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 Pinnacle Restoration Statewide* . . . . . . . . . . . . . . . . (480) 988-5304 Spray Systems Environmental AZ*, CA* & NV*. . . . . . . . . . . . (480) 967-8300

MOLD REMOVAL & CLEAN UP BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 Kowalski Construction, Inc. Metro PHX* & Metro Tucson* . (602) 944-2645

MORTGAGE LENDER Johnson Capital Nationwide. . . . . . . . . . . . . . . . (602) 957-1112 Washington Federal (Tucson) Metro Tucson* . . . . . . . . . . . . . (520) 219-2957

MORTGAGE, REAL ESTATE & INSURANCE SERVICES Amerifirst Financial, Inc. Metro Phoenix* . . . . . . . . . . . . (602) 743-4509 Keystone Commercial Capital Nationwide* . . . . . . . . . . . . . . . (602) 997-3810

MOVING & STORAGE On The Move, Inc. Nationwide* . . . . . . . . . . . . . . . (800) 645-9949

NEIGHBORHOOD REVITALIzATION Phoenix Revitalization Corporation (non-profit) Phoenix*. . . . . . . . . . . . . . . . . . (602) 259-6895

ODOR ELIMINATION Biosweep of Phoenix Statewide* . . . . . . . . . . . . . . . . (602) 639-1902 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091

ONLINE LEASING VaultWare Nationwide* . . . . . . . . . . . . . . . (480) 905-3668

ONLINE RENT PAYMENTS Property Solutions Nationwide* . . . . . . . . . . . . . . . (602) 324-9223

PAGING SYSTEMS Corporate Answer Nationwide* . . . . . . . . . . . . . . . (602) 244-1833

PAINT & COATINGS BEHR Paint Corporation/ Kilz. . . . . . . . . . . . . . . Metro Phoenix*,Metro Tucson*, Nationwide*, Statewide* . . . . . . . . . . . . . . . . (505) 307-0778 BEHR Paint Corporation/ Kilz (Tucson branch) Metro Tucson* . . . . . . . . . . . . . (520) 338-0455

PAINT & RESURFACING Nu Systems Contract Services, Inc. Metro PHX* & Metro Tucson* . (602) 931-8900

PAINTING SERVICES A&H Painting, Inc. Metro Phoenix* . . . . . . . . . . . . (602) 439-1484 A Real Deal Painting Statewide* . . . . . . . . . . . . . . . . (623) 362-9561 Accent Painting & Construction Inc. Statewide . . . . . . . . . . . . . . . . . (480) 614-5839 CertaPro Painters Statewide* . . . . . . . . . . . . . . . . (480) 962-8180 Empire Community Painting Statewide* . . . . . . . . . . . . . . . . (480) 560-8525 Gaylord Restoration Inc. Metro Phoenix* . . . . . . . . . . . . (480) 539-2696 Genie Services Valleywide* . . . . . . . . . . . . . . . (623) 582-6111 Giant Painting and Construction, Inc. Metro Phoenix . . . . . . . . . . . . . (602) 993-4681 Imperial Contracting Valleywide* . . . . . . . . . . . . . . . (480) 892-9157 Indigo Painting Valleywide* . . . . . . . . . . . . . . . (602) 304-0800 Investment Painting Services, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 242-5737 LeBreck Painting, Inc. Metro Tucson* . . . . . . . . . . . . . (520) 628-3582 Life Paint Company Metro Phoenix . . . . . . . . . . . . . (562) 944-6391 Metzger’s Painting Professionals, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 672-5069 Paramount Painting, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 369-5717 Synergy Painting, Inc. AZ*, CO* & UT* . . . . . . . . . . . (602) 469-8449 Watermark Contracting, Inc. Statewide* & CA* . . . . . . . . . . . (480) 441-1206

PAINTING SUPPLIES Dunn-Edwards Paint Corporation (Phoenix) Statewide* . . . . . . . . . . . . . . . . (602) 689-5136 Glidden Professional Metro Phoenix* . . . . . . . . . . . . (480) 948-0757 PPG Pittsburgh Paints Nationwide* . . . . . . . . . . . . . . . (602) 956-1150 Sherwin-Williams Statewide* . . . . . . . . . . . . . . . . (602) 861-3171

PARkING LOT & DRIVEwAY SERVICES Performance Paving & Sealing, LLC Metro Phoenix* . . . . . . . . . . . . (480) 816-5305 Swaine Asphalt Corp. Metro Phoenix . . . . . . . . . . . . . (602) 371-3410

PAVEMENT MAINTENANCE Asphalt Technologies / KFM Striping and Curb Company Valleywide* . . . . . . . . . . . . . . . (602) 462-9114 Bates Paving & Sealing, Inc. Statewide* . . . . . . . . . . . . . . . . (520) 741-2100 Cactus Asphalt Statewide* . . . . . . . . . . . . . . . . (602) 370-3363 Dunn-Edwards Paint Corporation (Tucson) Metro Tucson* . . . . . . . . . . . . . (520) 444-7240 Dynamite Paving and Sealcoat, Inc. Phoenix. . . . . . . . . . . . . . . . . . . (602) 258-9588 M.R. Tanner Paving and Maintenance Statewide . . . . . . . . . . . . . . . . . (480) 633-8500 Morgan Pavement AZ*, NM* & NV* . . . . . . . . . . . (480) 646-4781 Performance Paving & Sealing, LLC Metro Phoenix* . . . . . . . . . . . . (480) 816-5305 Quality Emulsions, LLC Statewide . . . . . . . . . . . . . . . . . (480) 619-4100 SealMaster AZ Statewide* . . . . . . . . . . . . . . . . (602) 253-4660 Swaine Asphalt Corp. Metro Phoenix . . . . . . . . . . . . . (602) 371-3410

PAYROLL, ASO,PEO Oasis Outsourcing Statewide* . . . . . . . . . . . . . . . . (602) 405-7033

PEST CONTROL SERVICES All Bed Bugs Begone, LLC Statewide* . . . . . . . . . . . . . . . . (480) 659-9011 Alpha Pest Control Metro PHX* & Metro Tucson* . (800) 256-8612 Amera Sun City Pest Control Metro Phoenix* . . . . . . . . . . . . (623) 979-6467 Arizona Pest Squad, LLC Metro Phoenix . . . . . . . . . . . . . (480) 544-1115 Atomic Pest Control Statewide* . . . . . . . . . . . . . . . . (480) 495-2337 Burns Pest Elimination (Phoenix) Statewide* . . . . . . . . . . . . . . . . (602) 971-4782 Burns Pest Elimination (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 882-4776 City Wide Pest Control, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 944-0099 Eliminex Termite & Pest Control Metro Phoenix* . . . . . . . . . . . . (602) 942-2847 KY-KO Pest Prevention, Inc. Metro Phoenix* . . . . . . . . . . . . (480) 964-8900 Mike’s Swat Team Pest and Termite Control Valleywide* . . . . . . . . . . . . . . . (602) 944-7700 Northwest Exterminating-Tucson Tucson . . . . . . . . . . . . . . . . . . . (520) 888-5779 Nose Knows LLC Metro Phoenix* . . . . . . . . . . . . (480) 370-4767 Sexton Pest Control Valleywide* . . . . . . . . . . . . . . . (602) 942-3653 Smart Pest Solutions Valleywide* . . . . . . . . . . . . . . . (480) 621-8438 Terminix Metro Phoenix . . . . . . . . . . . . . (602) 431-4980 Terminix Int. (Tucson) Metro Tucson . . . . . . . . . . . . . . (520) 838-2634 Western Exterminator Company Metro PHX* & Metro Tucson* . (602) 273-1681

PET wASTE CLEAN UP & REMOVAL Poo Prints SW- DSG Enviro-Tech Statewide* . . . . . . . . . . . . . . . . (602) 633-4994

PIGEON CONTROL KY-KO Pest Prevention, Inc. Metro Phoenix* . . . . . . . . . . . . (480) 964-8900

*Indicates company also provides goods and services to investors and owners of smaller rental properties (Regular members with fewer than 100 units). 22

Apartment News • July 2013

Terminix Metro Phoenix . . . . . . . . . . . . . (602) 431-4980

PIPE RENEwAL & RESTORATION RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

PLAYGROUND MAINTENANCE & CONTRACTOR Safe and Sound Playgrounds Statewide* . . . . . . . . . . . . . . . . (480) 888-8784

PLUMBERS Alliance Plumbing Service & Repair Phoenix. . . . . . . . . . . . . . . . . . . (480) 633-3020 Marlin Services Metro Phoenix* . . . . . . . . . . . . (602) 470-1040

PLUMBING CONTRACTORS & SERVICES Alliance Plumbing Service & Repair Phoenix. . . . . . . . . . . . . . . . . . . (480) 633-3020 Arizona Plumbing Services, Inc. Maricopa County* . . . . . . . . . . (602) 442-8757 Armor Plumbing & Boiler MetroPHX* & Metro Tucson*. . (480) 782-9324 Belsito Plumbing LLC Statewide* . . . . . . . . . . . . . . . . (480) 425-9900 Benrich Service Co., Inc. Valleywide* . . . . . . . . . . . . . . . (480) 835-8220 Brewer Commercial Services Valleywide* . . . . . . . . . . . . . . . (602) 789-8858 D.W. Plumbing and Maintenance Inc. Metro Phoenix* . . . . . . . . . . . . (602) 789-1920 Delta Mechanical, Inc. Metro Phoenix* . . . . . . . . . . . . (480) 898-0007 Grace Plumbing Services, Inc. Valleywide* . . . . . . . . . . . . . . . (480) 704-3785 Plumb Plumbing LLC Pima County* . . . . . . . . . . . . . . (520) 629-0504 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376 RKS Plumbing & Mechanical Inc. Metro Phoenix* . . . . . . . . . . . . (602) 966-1866 Rooter 2000 Plumbing and Drain Valleywide . . . . . . . . . . . . . . . . (480) 967-5943 West Coast Plumbing & Air Metro Phoenix* . . . . . . . . . . . . (623) 582-1117

PLUMBING FIxTURES & SUPPLIES Ferguson Enterprises, Inc. Tucson* & Surrounding Area* . (520) 792-1700 Plumbing Suppliers Inc. Metro Tucson* . . . . . . . . . . . . . (520) 326-6433

POLITICAL CONSULTING Capitol Consulting, LLC Phoenix. . . . . . . . . . . . . . . . . . . (602) 712-1121

POOL FURNITURE MANUFACTURER Leisure Creations Nationwide. . . . . . . . . . . . . . . . (866) 765-6726 Texacraft Tropic Craft Nationwide. . . . . . . . . . . . . . . . (800) 327-1541

POOL SERVICE & REPAIR Silver Lining Pool Service, LLC Metro Phoenix* . . . . . . . . . . . . (480) 359-6380

POOL/PATIO FURNITURE-REFURBISHING Sun Patio Furniture Nationwide* . . . . . . . . . . . . . . . (480) 227-2776 Two Kings Hospitality Metro Phoenix* . . . . . . . . . . . . (602) 843-2121

PRINTING & MARkETING

REFUSE REMOVAL & RECYCLING SERVICES

Allegra-Integrated Marketing & Print Solutions Metro Phoenix*,Nationwide*. . (480) 941-4842 DP Solutions, Inc. Metro Tucson . . . . . . . . . . . . . . (520) 393-3551 SIGNWORX Nationwide* . . . . . . . . . . . . . . . (602) 268-1875

PROCESS SERVICE & EVICTIONS AAA Landlord Services, Inc./Investigative Screening Nationwide* . . . . . . . . . . . . . . . (480) 668-5953

PROFESSIONAL POOPER SCOOPER & PORTER SERVICE Poo Prints SW- DSG Enviro-Tech Statewide* . . . . . . . . . . . . . . . . (602) 633-4994

PROPERTY MANAGEMENT SOFTwARE AppFolio, Inc. Nationwide* . . . . . . . . . . . . . . . (805) 617-2163 NQUEUE BillBack, LLC Nationwide* . . . . . . . . . . . . . . . (602) 426-1550 Property Management EZ, LLC Metro Tucson* . . . . . . . . . . . . . (520) 250-2274 Yardi Systems, Inc. Nationwide* . . . . . . . . . . . . . . . (805) 699-2040

PROPERTY TAx CONSULTING R.L. Cohen & Associates, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 640-9777

PUBLIC HEALTH American Lung Association in Arizona Metro Phoenix* . . . . . . . . . . . . (602) 258-7505 Maricopa County Tobacco Use Prevention Program Maricopa County . . . . . . . . . . . (602) 372-7272

PURCHASING Buyers Access Statewide* . . . . . . . . . . . . . . . . (303) 991-5559

REAL ESTATE BROkERS/COMMERCIAL CB Richard Ellis Worldwide . . . . . . . . . . . . . . . . (602) 735-5555 Marcus & Millichap (Cliff David) Valleywide* . . . . . . . . . . . . . . . (602) 952-9669 Marcus & Millichap (Pete TeKampe) Metro Phoenix* . . . . . . . . . . . . (602) 952-9669 Marcus & Millichap (Richard Butler) Metro PHX & Metro Tucson. . . (602) 952-9669 Transwestern Commercial Services Valleywide* . . . . . . . . . . . . . . . (602) 956-5000

REAL ESTATE BROkERS/MULTI-FAMILY Apartment Realty Advisors Statewide* . . . . . . . . . . . . . . . . (602) 252-4232 Elan Residential Metro Phoenix* . . . . . . . . . . . . (480) 656-2565 PTE Real Estate Group Metro Phoenix* . . . . . . . . . . . . (480) 344-1732

REAL ESTATE SERVICES/CONSULTING Adolfson & Peterson Construction Nationwide. . . . . . . . . . . . . . . . (480) 345-8700 Michael A. Lieb, Ltd. Metro Phoenix . . . . . . . . . . . . . (602) 870-9741

REFINISHING/RESURFACING Alliance Refinishing, LLC Statewide* . . . . . . . . . . . . . . . . (623) 249-2573 Apartments Resurfacing Inc. Valleywide* . . . . . . . . . . . . . . . (602) 468-0739 NuSurface Phoenix Metro, LP Statewide* . . . . . . . . . . . . . . . . (602) 395-2007

Protecting your properties is Safeguard’s top priority.

Republic Services Valleywide* . . . . . . . . . . . . . . . (602) 442-5997 Saguaro Environmental Services Pima County* . . . . . . . . . . . . . . (520) 745-8820

RENOVATION SUPPLIES Renovations Plus Nationwide. . . . . . . . . . . . . . . . (303) 465-9009

RENTERS INSURANCE Assurant Specialty Property Nationwide. . . . . . . . . . . . . . . . (702) 824-1384 Bader Company Nationwide. . . . . . . . . . . . . . . . (888) 223-3726 Better NOI Nationwide. . . . . . . . . . . . . . . . (888) 219-9105 Renters Legal Liability, LLC Nationwide* . . . . . . . . . . . . . . . (801) 994-0237

RENT PAYMENT BY PAYROLL DEDUCTION SteadyPay Payment Solutions Nationwide* . . . . . . . . . . . . . . . (877) 632-9093

REPUTATION MANAGEMENT SatisFacts Research Nationwide. . . . . . . . . . . . . . . . (866) 655-1490

RESIDENT REFERRAL SERVICES Apartment Hunters . . . . . . . . . . . . . Valleywide* (602) 863-1500

RETENTION/RESIDENT SERVICES AIM Cruise Incentives Nationwide* . . . . . . . . . . . . . . . (818) 706-9822 Apartment Life Statewide . . . . . . . . . . . . . . . . . (623) 243-0120 Rainbow Housing Assistance Corporation Metro Phoenix . . . . . . . . . . . . . (623) 889-3391 SatisFacts Research Nationwide. . . . . . . . . . . . . . . . (866) 655-1490

REVENUE MANAGEMENT SOFTwARE Rainmaker Nationwide. . . . . . . . . . . . . . . . (678) 578-5700

ROOF COATINGS Arizona Foam & Spray, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8176 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Coating & Foam Solutions LLC Metro Phoenix . . . . . . . . . . . . . (602) 399-0784 Pro-Tech Products Statewide* . . . . . . . . . . . . . . . . (480) 945-9303 Red Mountain Roofing, LLC. Metro PHX* & Metro Tucson* . (480) 268-7379 RenCo, LLC Statewide* . . . . . . . . . . . . . . . . (602) 867-9386 Roofing Southwest AZ*, NV* & South CA*. . . . . . . (480) 752-8550

ROOFING SERVICES Arizona Foam & Spray, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8176 ATI Statewide* . . . . . . . . . . . . . . . . (623) 434-9445 ATI (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 807-9400 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Broken Arrow Construction Company Statewide* . . . . . . . . . . . . . . . . (480) 890-2322

Diversified Roofing Corporation Metro Phoenix,Metro Tucson. . (602) 850-8265 Diversified Roofing Corporation of Tucson Metro Tucson . . . . . . . . . . . . . . (520) 670-1004 Gryphon Companies, Inc. . . . . . . . . Statewide* (480) 994-5500 Inca Roofing, Inc. . . . . . . . . . . . . . . . Statewide* (602) 544-0998 Jim Brown & Sons Roofing Co. Inc Statewide* . . . . . . . . . . . . . . . . (623) 247-9252 KY-KO Roofing Systems . . . . . . . Metro Phoenix (602) 944-4600 Legacy Roofing LLC Statewide* . . . . . . . . . . . . . . . . (623) 581-0274 Paramount Roofing Metro Phoenix* . . . . . . . . . . . . (480) 292-7929 Rain Man Roofing & Waterproofing Services, Inc. Statewide* . . . . . . . . . . . . . . . . (623) 670-2835 Red Mountain Roofing, LLC. Metro PHX* & Metro Tucson* . (480) 268-7379 RenCo, LLC Statewide* . . . . . . . . . . . . . . . . (602) 867-9386 Roofing Southwest AZ*, NV* & South CA*. . . . . . . (480) 752-8550 Seamless Services, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 964-1052 Starkweather Roofing, Inc Statewide* . . . . . . . . . . . . . . . . (602) 997-0529 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427 Sunvek Metro Phoenix* . . . . . . . . . . . . (623) 349-7663 Titan Restoration Of Tucson, Inc Metro Tucson* . . . . . . . . . . . . . (520) 888-4826 United Asset Services Nationwide* . . . . . . . . . . . . . . . (602) 340-8274 Western Roofing Systems, Inc. AZ*, NV* & South CA*. . . . . . . (480) 967-8073

RUB SYSTEMS Conservice Utility Management & Billing Nationwide* . . . . . . . . . . . . . . . (866) 866-0333

SCREENING SERVICES AmRent Nationwide* . . . . . . . . . . . . . . . (855) 214-4743

SCREENING SERVICES/CREDIT REPORTS AAA Landlord Services, Inc./Investigative Screening Nationwide* . . . . . . . . . . . . . . . (480) 668-5953 Airfactz Nationwide* . . . . . . . . . . . . . . . (800) 729-7776 Better NOI Nationwide. . . . . . . . . . . . . . . . (888) 219-9105 Contemporary Information Corporation Nationwide* . . . . . . . . . . . . . . . (800) 754-0009 CoreLogic SafeRent Nationwide* . . . . . . . . . . . . . . . (623) 670-3273 Credit Plus, Inc. Nationwide. . . . . . . . . . . . . . . . (800) 258-3488 Investigative Screening Valleywide* . . . . . . . . . . . . . . . (480) 305-1350 LexisNexis Resident Screening Nationwide* . . . . . . . . . . . . . . . (480) 272-7862 National Tenant Network - Arizona (NTN-AZ) Statewide* . . . . . . . . . . . . . . . . (480) 607-5288 On-Site.com Nationwide* . . . . . . . . . . . . . . . (602) 616-3279 RealPage, Inc. Worldwide* . . . . . . . . . . . . . . . (877) 325-7243 Reliable Background Screening Nationwide* . . . . . . . . . . . . . . . (602) 870-7711

The Screening Pros Nationwide* . . . . . . . . . . . . . . . (602) 540-8786 TransUnion Nationwide* . . . . . . . . . . . . . . . (312) 985-2946

SECURITY DEPOSIT ALTERNATIVES Better NOI Nationwide. . . . . . . . . . . . . . . . (888) 219-9105 SureDeposit Nationwide. . . . . . . . . . . . . . . . (800) 531-7873

SECURITY GUARD SERVICES A Urban Tactical Security Metro Phoenix* . . . . . . . . . . . . (602) 328-0005 Blue Steel Security Services Statewide* . . . . . . . . . . . . . . . . (602) 283-4827 Eagle Eye Security Services, LLC Metro PHX* & Metro Tucson* . (623) 826-2067 Emerald Security Group Metro PHX* & Metro Tucson* . (623) 251-6056 Layne Security LLC Metro Phoenix*,PHX* & Surrounding Area* . . . . . . . . . . . . . . . . . . . . . . . . . (623) 377-6847 Omega Protective Services LLC Metro Phoenix* . . . . . . . . . . . . (480) 699-5460

SECURITY SERVICES A Urban Tactical Security Metro Phoenix* . . . . . . . . . . . . (602) 328-0005 Bishop Security, Inc. Metro Tucson* . . . . . . . . . . . . . (520) 797-9409 Core Security Services Statewide* . . . . . . . . . . . . . . . . (602) 518-6597 Multicom, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 244-1100 Securitas Security Services USA Nationwide* . . . . . . . . . . . . . . . (602) 414-3659 Securitas Security Services USA (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 296-3833 Signal 88 Security Valleywide* . . . . . . . . . . . . . . . (623) 580-9416 Tatalovich & Associates, Inc. Phoenix. . . . . . . . . . . . . . . . . . . (602) 264-0007 Valley Protective Services, Inc. Valleywide* . . . . . . . . . . . . . . . (480) 777-0003

SEwER & DRAIN CLEANING Brewer Commercial Services Valleywide* . . . . . . . . . . . . . . . (602) 789-8858 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

SEwER LINE CAMERAING RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

SHOPPING EVALUATIONS Ellis, Partners in Mystery Shopping (EPMS) Nationwide* . . . . . . . . . . . . . . . (972) 256-3767 SatisFacts Research Nationwide. . . . . . . . . . . . . . . . (866) 655-1490

SIGNS Fusion Sign and Design Nationwide* . . . . . . . . . . . . . . . (602) 288-8903 SIGNWORX Nationwide* . . . . . . . . . . . . . . . (602) 268-1875 Tile Signs & Graphics Statewide . . . . . . . . . . . . . . . . . (480) 967-6029

SOCIAL NETwORkING The I Too Corp Nationwide* . . . . . . . . . . . . . . . (920) 254-9400

FIRE pROTECTIOn Safeguard’s Wireless Fire Alarm Monitoring provides superior protection. It eliminates the need for two dedicated phone lines, saves money, is more secure, and delivers a quicker response to your emergency. Combined with the Fire Inspection Services your properties demand, Safeguard provides a comprehensive solution that offers superior protection and true convenience.

SECURITY COVERAGE Safeguard is the Valley’s premier provider of Security, Managed Access, and Video Surveillance Solutions. We offer remote management solutions that let you control these systems via a smartphone or the Internet. Make Safeguard your exclusive provider for all of your Property Management needs and work with one partner that offers local monitoring and an A+ BBB ranking. Safeguard’s Wireless Fire Alarm Monitoring provides superior protection.

FREE $20 GIFT CARD WITH COnSULTATIOn Get a free $20 Gift Card when you schedule a brief consultation and mention this ad. We look forward to hearing from you!

Call (480) 609-6208 to schedule your free consultation today.

(480) 609-6208 Control security, view cameras and manage access via a smartphone or the Internet.

safeguardsecurity.com

*Indicates company also provides goods and services to investors and owners of smaller rental properties (Regular members with fewer than 100 units). Apartment News • July 2013

SOFTwARE FOR APARTMENT/RESIDENTIAL PROPERTY MGMT AmSI Nationwide. . . . . . . . . . . . . . . . (404) 644-3203 eSupply Systems, LLC Nationwide. . . . . . . . . . . . . . . . (210) 979-6670

SOLAR ENERGY Harmon Solar Statewide* . . . . . . . . . . . . . . . . (623) 879-0010

SOLAR wATER HEATING Aqua Science Metro Phoenix*,Metro Tucson* (480) 444-7680

STEPS Diamondback Carport Repair, Inc. PHX & Tucson Areas* . . . . . . . (602) 494-1556 Neece Precast & Supply Phoenix. . . . . . . . . . . . . . . . . . . (602) 242-1869 STIMCO Precast Products Nationwide* . . . . . . . . . . . . . . . (480) 898-8132 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

STREET SwEEPING All City/Tri City Power Sweep Valleywide* . . . . . . . . . . . . . . . (602) 678-0059 Epic Sweeping Service Valleywide* . . . . . . . . . . . . . . . (623) 516-9014 Sunstate Sweeping, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 415-1506 Sunstate Sweeping, LLC. (Tucson) Tucson* & Surrounding Area* . (520) 293-0400

SUB-FLOORING Genie Services Valleywide* . . . . . . . . . . . . . . . (623) 582-6111 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

SUB-METERING Comptrol Technologies Valleywide* & Tucson* . . . . . . (602) 392-2292 Conservice Utility Management & Billing . . . . . Nationwide* . . . . . . . . . . . . . . . (866) 866-0333 Minol USA Statewide . . . . . . . . . . . . . . . . . (888) 766-1253 National Exemption Service, Inc. Nationwide. . . . . . . . . . . . . . . . (800) 241-8651 NWP Services Corporation Nationwide* . . . . . . . . . . . . . . . (949) 735-2625 Spectrum Phoenix, LLC dba Edison Micro Utilities Statewide* . . . . . . . . . . . . . . . . (602) 274-1030 Utilities Management Concepts, Inc. Nationwide. . . . . . . . . . . . . . . . (626) 303-5553

SwIMMING POOL DESIGN, CONST. & REMODEL Coral Pools, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 831-7932 Desert Tropics Custom Pools, Inc. Metro Phoenix* . . . . . . . . . . . . (602) 787-1603

SwIMMING POOL RENOVATION COMMERCIAL Coral Pools, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 831-7932 Desert Tropics Custom Pools, Inc Metro Phoenix* . . . . . . . . . . . . (602) 787-1603

SwIMMING POOL REPAIR & REMODEL Coral Pools, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 831-7932 Safari Pools & Landscape Valleywide* . . . . . . . . . . . . . . . (480) 633-6494

SwIMMING POOL RESURFACING Coral Pools, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 831-7932 Desert Tropics Custom Pools, Inc. Metro Phoenix* . . . . . . . . . . . . (602) 787-1603

SwIMMING POOL SUPPLIES & CHEMICALS Coral Pools, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 831-7932 Leslie’s Poolmart Inc. Valleywide* . . . . . . . . . . . . . . . (602) 366-3926 Maddy’s Pool Supply and Service Metro Phoenix* . . . . . . . . . . . . (480) 840-6370 Specialty Cleaning Valleywide* & Metro Tucson* . (480) 241-7525

TECHNOLOGY CONSULTING LeeShanok Network Solutions Statewide* . . . . . . . . . . . . . . . . (520) 888-9122 LeeShanok Network Solutions (Phoenix) Statewide* . . . . . . . . . . . . . . . . (602) 277-5757 OneCallNow.com AZ*, CA* & NV*. . . . . . . . . . . . (818) 815-8620 Virtual Office Global, LLC Metro Phoenix,Nationwide . . . (602) 297-5255

TECHNOLOGY: MASS MESSAGING SERVICE OneCallNow.com AZ*, CA* & NV*. . . . . . . . . . . . (818) 815-8620

TELEPHONE ANSwERING & MESSAGING SYSTEMS Answer Phoenix Metro PHX* & Metro Tucson* . (602) 248-8080 Corporate Answer Nationwide* . . . . . . . . . . . . . . . (602) 244-1833

TELEPHONE SYSTEMS

SUPPLIES - ELECTRICAL, HARDwARE & PLUMBING Wilmar Industries, Inc. Valleywide . . . . . . . . . . . . . . . . (800) 345-3002

SwIMMING POOL DECk RESURFACING Coral Pools, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 831-7932 Imagine Architectural Concrete, LLC. Statewide . . . . . . . . . . . . . . . . . (480) 557-5533 Superior Pool Construction Statewide . . . . . . . . . . . . . . . . . (602) 395-0700

Century Link Statewide* . . . . . . . . . . . . . . . . (800) 366-8201 Cox Communications (Phoenix) Valleywide* . . . . . . . . . . . . . . . (623) 328-3805 Cox Communications (Tucson) Tucson* & Surrounding Area* . (520) 629-8414

TERMITE ELIMINATION City Wide Pest Control, Inc. Statewide* . . . . . . . . . . . . . . . . (602) 944-0099 Dynamic Pest Solutions, LLC Metro Phoenix . . . . . . . . . . . . . (602) 721-9851 KY-KO Pest Prevention, Inc. Metro Phoenix* . . . . . . . . . . . . (480) 964-8900

VIDEO LIBRARY

Terminix Int. (Tucson) Metro Tucson . . . . . . . . . . . . . . (520) 838-2634

wEBSITE DEVELOPMENT

DVD in Demand Statewide* . . . . . . . . . . . . . . . . (480) 234-9684 Resident Entertainment Services Nationwide* . . . . . . . . . . . . . . . (623) 399-8859

TOwING & PARkING ENFORCEMENT AMP Towing & Recovery Statewide* . . . . . . . . . . . . . . . . (602) 437-1849 Arizona Parking Management by Bronco Metro Tucson* . . . . . . . . . . . . . (520) 885-1925 Go Green Environmental Metro Phoenix* . . . . . . . . . . . . (480) 274-0043

VIDEO MYSTERY SHOPPING Business Observations West of the Mississippi* . . . . . . (623) 594-2113 The Buyer’s View, LLC Statewide . . . . . . . . . . . . . . . . . (623) 594-0544

TOwING SERVICE

wASHERS & DRYERS - COIN METERED

All City Towing Valleywide* . . . . . . . . . . . . . . . (480) 255-2489 All Valley Impound/United Road Towing Valleywide* . . . . . . . . . . . . . . . (602) 523-3322 Kwik Tow Valleywide* . . . . . . . . . . . . . . . (623) 444-1020 R & M Towing LLC Valleywide . . . . . . . . . . . . . . . . (602) 415-1565 SWAT Towing & Parking Enforcement Towing Service Valleywide* . . . . . . . . . . . . . . . (480) 644-8181

Coin & Professional Equip. Company Phoenix*. . . . . . . . . . . . . . . . . . (602) 248-0808 Coin & Professional Equip. Company (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 790-7377 Coinmach Service Corp. Nationwide* . . . . . . . . . . . . . . . (602) 722-6959 Excalibur Laundries, Inc Statewide* . . . . . . . . . . . . . . . . (714) 437-9000 Mac-Gray The Laundry Room Experts Nationwide* . . . . . . . . . . . . . . . (602) 279-3399 Mac-Gray The Laundry Room Experts (Tucson) Nationwide* . . . . . . . . . . . . . . . (800) 622-4729 WASH Multifamily Laundry Systems Metro PHX* & Metro Tucson* . (800) 421-6897

TREE SERVICE All Year Round Expert Tree Care Metro PHX* & Metro Tucson* . (602) 647-4747 Arizona Treeworks Valleywide* . . . . . . . . . . . . . . . (602) 841-2900 Phoenix Tree Service, Inc. Valleywide* . . . . . . . . . . . . . . . (602) 866-2013 Premier Tree Service Inc Valleywide* . . . . . . . . . . . . . . . (602) 550-4154 ProQual Landscaping Metro Phoenix . . . . . . . . . . . . . (480) 456-0608 Silver Lands, Inc. Metro Phoenix . . . . . . . . . . . . . (702) 459-3192 Top Leaf Tree Service Metro Phoenix* . . . . . . . . . . . . (480) 833-6465 Tree Doctors, Inc. East Valley*. . . . . . . . . . . . . . . . (480) 844-4037 Tree Pros, LLC Valleywide* . . . . . . . . . . . . . . . (602) 216-0400

LeaseLabs Nationwide. . . . . . . . . . . . . . . . (619) 233-4700

wELDING Automatic Gate Systems, Inc. Statewide . . . . . . . . . . . . . . . . . (602) 267-7778 Diamondback Carport Repair, Inc. PHX & Tucson Areas* . . . . . . . (602) 494-1556 Genie Services Valleywide* . . . . . . . . . . . . . . . (623) 582-6111 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427

wINDOw CLEANING Madeline’s Meticulous, The Cleaning Specialists Valleywide* . . . . . . . . . . . . . . . (480) 659-9141

wINDOw COVERING Apartment Interior Supply Valleywide . . . . . . . . . . . . . . . . (480) 964-7600 Blind Co. Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8098

wASTE MANAGEMENT Valet Waste Nationwide. . . . . . . . . . . . . . . . (813) 247-7524 Waste Consolidators, Inc. Valleywide* . . . . . . . . . . . . . . . (480) 897-3601

wATER CONDITIONING & PURIFICATION Aqua Science Metro Phoenix*,Metro Tucson* (480) 444-7680 Benrich Service Co., Inc. Valleywide* . . . . . . . . . . . . . . . (480) 835-8220 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

wATER CONSERVATION Bottom Line Utility Solutions, Inc. Nationwide. . . . . . . . . . . . . . . . (949) 707-1311

UTILITIES APS Statewide* . . . . . . . . . . . . . . . . (602) 250-2966 Conservice Utility Management & Billing Nationwide* . . . . . . . . . . . . . . . (866) 866-0333 Salt River Project (SRP) Valleywide* . . . . . . . . . . . . . . . (602) 236-4480 Southwest Gas Corporation Metro Phoenix*,Metro Tucson* (602) 395-4070

wATER DAMAGE/STRUCTURAL DRYING & MOLD REMEDIATION Ace Construction Services, LLC Valleywide* . . . . . . . . . . . . . . . (602) 840-4500 Adanac Enterprises Corp. Statewide* . . . . . . . . . . . . . . . . (623) 266-2761 Fine Point Finishes & DDR Statewide* . . . . . . . . . . . . . . . . (623) 465-1091 First Choice Restoration, Inc Metro PHX & Metro Tucson. . . (480) 981-1131 Har-Bro West, Inc. Metro PHX* & Metro Tucson* . (480) 449-3900 Pinnacle Restoration Statewide* . . . . . . . . . . . . . . . . (480) 988-5304

UTILITY ALLOCATION BILLING Comptrol Technologies Valleywide* & Tucson* . . . . . . (602) 392-2292 Multifamily Utility Company Nationwide* . . . . . . . . . . . . . . . (800) 266-0968

UTILITY BILL AUDITING

wATER HEATERS

National Exemption Service, Inc. Nationwide. . . . . . . . . . . . . . . . (800) 241-8651

Benrich Service Co., Inc. Valleywide* . . . . . . . . . . . . . . . (480) 835-8220 RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

VENDING SERVICES Larsen Vending Metro Phoenix* . . . . . . . . . . . . (602) 257-8727 Vilar Vending, Inc. Metro Phoenix . . . . . . . . . . . . . (480) 502-0905

wATER VENDING Arjencia Water Metro Tucson . . . . . . . . . . . . . . (520) 882-0200 RainMaker Technologies Tucson* . . . . . . . . . . . . . . . . . . (520) 745-9117

Southwest Golf Cars SE RV I NG T H E VA L L E Y SI NC E 1 9 7 5

Authorized dealer for: and

WE CARRY BOTH GAS AND ELECTRIC CARS!

Unlimited Use of Online Forms State speciﬁc forms for:

AVAILABLE: • Full Service Department • Parts Department • Pick-up & Delivery Service • Tires, Batteries & Accessories 13901 W. Camino del Sol, Sun City West, AZ 85375 623-584-0591 • Fax: 623-584-4314

Arizona Alaska California Colorado Delaware Florida

Georgia Illinois Indiana Kansas Kentucky Massachusetts

Nevada New Jersey New York North Carolina Ohio Oregon

Pennsylvania Texas Utah Washington Washington D.C. West Virginia & More.

Most Fields Autopopulate From Online Database

$3.50 per unit per year/$17.50 Charge per year minimum *start up fees apply

PROMO CODE: LLT913

www.swgolfcars.com

Expires: 9/30/2013

www.Rentegration.com

*Indicates company also provides goods and services to investors and owners of smaller rental properties (Regular members with fewer than 100 units). 24

Apartment News • July 2013

GE Appliances is the #1 choice of property managers and owners!*

• Local delivery from local inventory • Next-day delivery available • GE expert installation service available • GE owned and operated service organization For additional information on GE Appliances, contact the GE office at 461 W. Apache Trail #135, Apache Junction, AZ 85120. Phone: 800-782-8045. *Based on an independent survey of property management personnel comparing 14 to 18 cu. ft. refrigerators.

Apartment News • July 2013 68815_2_ca_ prop_mgnt_10_1p.indd 1

25 12/22/11 2:45 PM

Professional Publishing, Inc

www.TheLandlordTimes.com

ON-SITE

SEATTLE • TACOMA • OLYMPIA • EVERETT 17,000 PAPERS MAILED MONTHLY

Vol. 22 Issue 7

July 2013

Published 22 Years

Get Social With The Landlord Times

PUGET SOUND APARTMENT OWNERS, PROPERTY MANAGERS & MAINTENANCE PERSONNEL

Published in association with: Washington Apartment Association, IREM & Washington Multifamily Housing Association

Metro Seattle Rents Surge 3%

Apartment Insights survey shows rents increasing 3% in the second quarter. Over the past year they have risen 5.8%, reports Tom Cain of Apartment Insights. The data are from his Seattle firm’s 2nd quarter statistics and trends on 50+ unit properties in the King/Snohomish market. VACANCY: 4.41% The vacancy rate for conventional, stabilized 50u+ properties in the King/Snohomish market is 4.41%, down from 4.58% last quarter, and 4.83% a year ago. Of the two counties, King showed the biggest improvement with its rate dropping from 4.53% to 4.31%. Snohomish remained virtually the same at 4.79%. The overall vacancy rate which includes properties in lease-up and out-of-service decreased from 5.99% last quarter to 5.77%. Continued on page 3

National Rent Growth Slows for Eighth Consecutive Quarter Axiometrics Inc., the leading provider of apartment data and market research, reports that at the national level annual effective rent growth slowed to 3.2% in the second quarter of 2013. For comparison, annual effective rent growth in the second quarter of 2012 measured 4.0%. Further, Axiometrics’ data indicates that the effective rent growth rate has slowed for eight consecutive quarters as many Metropolitan Statistical Areas (MSAs) are decelerating from very strong growth the previous three years. Peak annual rent growth at the national level during this current cycle was 5.3% in July 2011. Despite the slowdown nationally, many individual markets are still generating very strong rent growth

Current Resident or

As a rental housing manager you probably get “stuck” occasionally with old PC’s, computer monitors or TVs from former tenants. You may have paid to recycle them in the past or maybe you have dumped them in the trash (hopefully only if it is legal to do so in your area). There is a better option. Recycle them – for free. You can save money and do the right thing by recycling TVs, computers and monitors in Washington and Oregon through state regulated “E-Cycling” programs. The E-Cycle Washington program and the Oregon E-Cycles program provide free recycling for electronics including any abandoned TVs, computers and monitors that rental housing managers may have to deal with. Here are links to each program’s website including how to find free drop-off locations in your area: Continued on page 22 Page 6

Chapter 27 Institute of Real Estate Management “THROUGH THE PERILOUS FIGHT” Page 14

STAYING CONNECTED IN THIS INDUSTRY Page 17

Continued on page 5 Professional Publishing, Inc PO Box 30327 Portland, OR 97294-3327

Rental Housing Managers Can Recycle Electronics for Free!

PRSRT STD US Postage PAID Seattle, WA Permit #741

Please note any problems below and notify us at: PO Box 30327 Portland, OR 97294-3327

❑ My name was misspelled ❑ Remove my name from the On-Site mail list ❑ Change of address:

Washington Apartment Association

MAY CONSTRUCTION CLIMBS 5 PERCENT

Time to Think Exterior

What can we paint for you Call Interland Design! 180

205

100% Satisfaction Guaranteed

245

220

115

Quick TTurn Around Service

No job too Large or Too Small

Remember, we paint Hallways & Cabanas

,17(5' &

MILLWORK CHANGEOVERS – REHAB SPECIALIST 2

On-Site Northwest • July 2013

ON-SITE Metro ...continued from front page The submarket with the lowest vacancy for the second straight quarter is Tukwila at 2.54%. Other areas under 3% vacant are the Seattle submarkets north of the ship canal, Capitol Hill and Seattle Central, South. The vacancy rate in the Eastside South submarket surged 181 basis points to 6.46%. This is the largest increase and the second highest vacancy rate for any submarket this quarter. This dramatic rise appears to have been caused at least in part by a hefty 6.4% rental increase. The Eastside North submarket has the highest vacancy rate at 7.45%. These are the only submarkets in the 6.0%+ range. RENTAL INCENTIVES: $14 (1.09%) Rental incentives fell $7 to $14 per unit, the same amount for each county. In the two-county area 23.3% of the properties are offering incentives, down from 30.4% in the first quarter. ABSORPTION: +1,710 There were a whopping +1,710 units absorbed this quarter, up from +1,007 units in the first quarter. The average for the past year is +1,050 units per quarter.

RENTS: $1,190 per Unit $1.41 per Square Foot This was an impressive quarter on the rental front. Rents rose from $1,155 to $1,190 per unit, a 3% gain. Over the past year rents have risen 5.8%. After a lackluster first quarter, the Capitol Hill submarket saw rents soar 8.2% to $1,395 per unit. Two buildings went from lease-up to stabilized status on Capitol Hill this quarter, which contributed to a small part of this increase. When these two properties are excluded, the increase is 7.2%. Rents in downtown Bellevue broke the $2.00 per square foot barrier for the first time. They increased 3% to $1,797 per unit and $2.02 per foot. Downtown Seattle's rents climbed 3.1% to $1,707 per unit and $2.30 per foot. NEW CONSTRUCTION There are currently 13,841 units under construction, up from 12,006 units last quarter and 9,922 units a year ago. Of the units under construction, 67% are in the city of Seattle, 18% are in Snohomish County, and 13% are on the Eastside. The remaining units are in South King County. There are 5,093 units currently under construction that are scheduled for completion in 2013. Adding

PINPOINTING SAVINGS IS RE-ENERGIZING

those units that have opened this year, the projected total is 7,126 units for 2013. This will be the highest annual total in more than 20 years. The 195-unit Youngstown Flats in West Seattle opened this quarter. It is featured in the photo. Legacy Partners is the developer and manager. For 2014 our projection based on the 7,415 units under construction and the 1,162 units planned for completion is 8,577 units. At this point, there are 2,327 units either under construction or planned for 2015. In addition there are 6,935 units that are in design review and later stages. Lastly, rezoning has been granted to developers on sites totaling 14,913 units. The grand total for all the units under construction and planned for 2013 and beyond is 37,845 units. This is over 3,000 units more than last quarter, and 6,000 units more than just a half a year ago. OBSERVATIONS The rental market's strong performance is very encouraging. Unemployment dropped to 4.3% in King and 4.7% in Snohomish in May. Most impressive is the 3% surge in rents this quarter. The vacancy rate has fallen for the third straight quarter to 4.41%, and rental incentives dropped to $14 per month.

All of the financial indicators are moving in the right direction including one that sometimes gets overlooked. The gross or overall vacancy rate (as opposed to the market rate) that includes properties in lease-up declined from 5.99% to 5.77%. This overall vacancy rate will most directly reflect the impact of the scheduled 12,500 units that are to be completed by the end of 2014. We will be watching this metric closely in the next few years. It is reassuring that the rental market is in such great shape at this juncture to brace for all of the new units that will be entering the market. Tom Cain of Apartment Insights Washington is a member of the nonprofit Central Puget Sound Real Estate Research Committee in charge of providing apartment rent and vacancy data. Tom has been a member of the Committee for over 25 years, and has been researching apartment market trends in the Seattle area since 1978. His company surveys the five counties in Central and South Puget Sound. This article highlights survey results that subscribers can access from an online database of all 50u+ properties. Apartment Insights also provides customized rent reports and market reports. www.apartmentinsightswa.com 206632-2220.

Now is the time to map out your retrofit plans for the New Year and start saving time, energy and money! Check out Puget Sound Energy’s Direct Install Program that takes the worry out of managing the cost and installation – it’s FREE! For qualified customers, the program can retrofit your building’s units with energy and water saving showerheads, water heater pipe wrap, energy efficient lighting and other energy upgrades. To learn how you can get started: 1. Call a Program Representative at 1-866-997-9767 or e-mail at MultifamilyRetrofit@pse.com to schedule an appointment. 2. A free energy audit will be scheduled to qualify and establish pre-existing conditions. PSE will make recommendations on energy efficiency upgrades and see if your building qualifies for the Direct Install program. 3. The audit will also identify other ‘no cost’ and ‘low cost’ retrofit incentives your properties may qualify to receive through PSE’s Multifamily Retrofit Program. Schedule your appointment now to receive a PSE Direct Install Sample Kit

PSE is offering Direct Install Sample Kits that include ENERGY STAR® qualified CFL and LED light bulbs, a WaterSense® showerhead, and a section of pipewrap that will aid in your review process.

Incentives apply to existing multifamily properties with five or more attached units located in PSE service area and dependent on installed equipment efficiency and energy type. PSE’s programs are tariffed services, and are subject to change or termination without prior notice. Always refer to our website for the latest offerings.

PSE.COM/MULTIFAMILYRETROFIT On-Site Northwest • July 2013

DZ & ON-SITE

What Were You Thinking Moments! By Dana Brown and Zach Howell

DANA BROWN AND ZACH HOWELL

Suzy Manager – Dana, I recently had a resident call to request a work order. Their outlets in the bathroom were not working and a burnt wire smell was present. The resident sounded concerned, so I told them we would get our maintenance person there shortly. D – Suzy Manager, the resident should be concerned and so should you. I really hope this was NOT a

BURNHAM INSULATION

NEWNEW CONSTRUCTION – COMMERCIAL & TI – MULTIFAMILY CONSTRUCTION – COMMERCIAL & TI REMODEL – HOMEOWNER

MULTIFAMILY – REMODEL – HOMEOWNER

 Replace atticinsulation insulation Replaceor oradd add attic Replaceor oradd add crawlspace  Replace crawlspaceinsulation insulation Sealheat heatducts ducts &  Seal & re-insulate re-insulate  Add Blown-in wall insulation  Add Blown-in wall insulation

(425) 881-2666 (425) 881-2666 www.burnhaminsulation.com www.burnhaminsulation.com

“ W h a t We r e Yo u T h i n k i n g Moments”. How did you proceed? Suzy Manager – Well, not as I should have, apparently. This is a lesson for all of your readers. The office was busy and my maintenance manager was on vacation, so I called in our assistant maintenance person. I gave him the work order and sent him right up to the apartment. It wasn’t long before the electrical in half the unit went out. D - Please tell me that you called an electrician to come and asses the matter and repair the problem? Suzy Manager – Nope, the maintenance assistant thought that the breaker in the main panel might be the problem and proceeded to remove the cover and swap out the breaker switch. What he didn’t know is that there is a main shut off for that panel on the outside of the building,so he had to work on the issue while the wires were still on or “Hot”. As he was swapping the breaker he accidentally touched his screw driver on two pieces of adjacent metal and the “Hot” wire causing a major flash, shocking him with

240V of current and knocking him to the ground. Fortunately, he was OK and he came to the office and called an electrician to give a diagnosis and make the repair. Neither he nor I knew what the electrical code was and that the work must be performed by a licensed electrician. The cost of this mistake was great. Not only did I have to pay for the electrician to come out anyway and make the proper repair, I put my maintenance staff at risk,. My lesson learned is to train your whole team on the current law and codes for electrical work as well as common diagnosis and repairs, and when and where he or she should make a call to the electrician before putting themselves in harms way. D – Sorry that this lesson was so costly. This is a moment to learn from to ensure that your whole company understands the appropriate procedures for electrical. Z - It is unfortunate that someone had to be put at risk before realizing that they were in over their head. It’s a sad fact that most techs in this industry do not receive proper trainContinued on page 11

PEST PREVENTION • BRAND PROTECTION • ENVIRONMENTAL STEWARDSHIP

Do you have BED BUGS? Know for sure. Proactive Inspections – Smart Treatments – Staff Training • Heat Treatments kill bugs in a single, 1-day treatment that’s odorless, green, organic, non-toxic and canine confirmed for effectiveness. • Dog Inspections – the fastest, most reliable way to locate infestations • Preventive Treatments – keep bed bugs from spreading to adjacent rooms

Bed Bug Dogs are FAST and ACCURATE!

• Mattress and Box Spring Encasements • Staff Training Programs

Just 2-3 minutes per room inspections for complete

PEACE of MIND

Local and Nationwide Service

Seattle Tacoma 206.323.5660 • 800.421.0083 253.572.6500 • 800.782.0684 www.spraguepest.com

www.ﬁeldsroofservice.com On-Site Northwest • July 2013

ON-SITE National ...continued from front page rates, with 20 of the top 88 MSAs reporting annual effective rent growth of greater than 4.0%. While the national growth rate has been slowly decelerating over the past eight quarters, it should also be noted that the current growth rate is still above the long-term average of 2.1%. Occupancy at the national level remained strong, measuring 94.7% in the second quarter of 2013. A year ago the occupancy rate stood at 94.3%. The improvement in occupancy has occurred despite an increasing wave of new apartment supply. During the second quarter, 40,739 new apartment units were delivered, up from 18,861 units delivered in the second quarter of 2012. Apartment deliveries have totaled 124,500 over the trailing 12 months. With the pace of new deliveries increasing, the total for new deliveries in 2013 should reach 185,348 units by the end of the year.

Fewer Concessions Mean Higher Rents As the market has tightened over the past few years, it has become increasingly difficult for renters to find rental concessions, at least in most MSAs. At the national level, concessions lowered asking rents 1.4% in the second quarter, which is the equivalent of five days free rent on a 12-month lease. For comparison, Axiometrics reported that concessions lowered asking rents 2.4% a year ago and 3.7% two years ago. The peak for concession values was in December 2009 when asking rents were lowered 7.5% by the use of concessions. Asset Class Performance Class C properties continued to outperform Class A and B properties for effective rent growth in the second quarter of 2013, a trend that began in October 2012. Over the prior year, effective rents increased 4.1% for Class C properties, compared to 2.9% and 3.4% for Class A and B, respectively. Class C proper-

National Performance by Asset Class Annual Effective Rent Growth 2Q12 2Q13 4.6% 2.9% 3.8% 3.4% 3.8% 4.1%

Class A B C

Occupancy Rate 2Q12 95.5% 94.9% 92.4%

2Q13 95.2% 95.1% 93.3%

ties have an average occupancy rate of 93.3%, which is the lowest of the three groups, but they do show the best year-over-year occupancy growth. Class A properties have the highest occupancy rate at 95.2%, however this rate is 23 basis points lower than a year ago.

had several other high-ranking MSAs for rent growth: 14. Austin-Round Rock, TX (4.5%), 16. Jacksonville, FL (4.3%), 17. Miami-Miami BeachKendall, FL (4.2%), 22. Dallas-PlanoIrving, TX (3.9%), and 24. TampaSaint Petersburg-Clearwater, FL (3.8%).

Top Markets for New Construction Axiometrics also reports that the strong apartment performance the past three years has spurred a rebound in construction activity in many MSAs. Specifically, new units will be delivered in 182 MSAs around the country in 2013, and national deliveries will increase from 87,077 units in 2012 to 185,348 units in 2013. Continued on page 7

Rank 1 2 3 4 5 6 7 8 9 10 11

MSA Boulder, CO Oakland-Fremont-Hayward, CA Cape Coral-Fort Myers, FL Corpus Christi, TX North Port-Bradenton-Sarasota, FL Denver-Aurora, CO Palm Bay-Melbourne-Titusville, FL Naples-Marco Island, FL San Jose-Sunnyvale-Santa Clara, CA San Francisco-San Mateo-Redwood City, CA Houston-Baytown-Sugar Land, TX National

Annual Effective Rent Growth 9.8% 9.6% 8.9% 8.4% 6.9% 6.8% 6.8% 6.6% 6.5% 6.4% 6.0% 3.2%

Occupancy Rate 96.1% 96.4% 95.0% 95.9% 94.9% 95.5% 94.9% 98.0% 96.3% 95.8% 94.3% 94.7%

*Rank based on annual effective rent growth out of 88 MSAs

BACKGROUND SCREENING Available Services       

Credit Reports National Criminal Searches Reference Verification Eviction Records Employment Verifications Sex Offender Reports Civil Records Search

      

Motor Vehicle Records Drug Testing County Criminal Searches Business Reports Online Rental Applications Business Verifications Custom Reports

Online Rental Applications and Lease Agreements Visit our website for access to free business forms! Toll Free: 800-628-6414

www.erentalservicesinc.com On-Site Northwest • July 2013

INSTITUTE OF REAL ESTATE MANAGEMENT President • Barry Blanton VP Finance • Mark Grey

Past President • Faye Crow

VP Membership • Glen Bachman

VP Communications • Christy Mays

“Through the Perilous Fight” Risk Management A couple weeks ago I had the opportunity to attend the USA vs. Panama game at Century Link field. It was a day of patriotic celebration and happiness. Fireworks, fútbol chants and team spirit filled the streets of Pioneer Square. This was a match to remember. The scarves that we received as part of the pricey ticket package had the slogan “Through the Perilous Fight.” After hanging it on my wall and kicking my feet up on my bed after work the next day, I began interpreting what that statement really meant and why they chose to include it on our souvenir scarves. This was a highly anticipated game, which began with USA’s ranking of 34 and Panama’s of 43. What this slogan ultimately meant

Serving Federal Way, Northeast Tacoma, Des Moines, Normandy Park, Fife, Edgewood, Auburn, and Kent.

Call Al's Towing at

(253) 941-2888 for all your towing needs. www.alstowingwa.com

was that through the most dangerous and risky battles, you must fight strong to protect what is yours and reach your goal. You’re fully aware of the consequences when you make the commitment to the team. Once you put that jersey on your back you’re making a promise to your teammates that you will unite with them and strive for the win, no matter what hardships arise. For these players, the end result, seeing the ball in the net and the crowd go wild at the 90th minute, is worth all of the struggle and effort put into training, practicing, winning and sometimes losing. It’s all part of a love for the game. To relieve your confusion of how this correlates to property management, let me put this into perspective.

• Family owned and operated, Al’s Towing has been providing service to the Federal Way area since 1987 serving both residential and commercial clients. • Specializing in: Tow Service, Roadside Assistance, Lock-out Service, Tire Changes, Battery Service, Fuel Delivery • Affiliations and Certifications: Experienced in working with local law enforcement agencies, Most major auto clubs

An apartment owner purchases a building. They acknowledge the benefit of a property management company coming in and orchestrating tenants moving to and from, keeping up the property’s physical appearance and other maintenance tasks. The owner hires the firm. The firm receives notice and advertises a vacancy. A prospect applies and is moved in. All of the sudden, the property which began as a lone building with no commitments, obligations or staff, is operated by a chain of commands comprised of multiple individuals. With the snap of a finger, different personalities, habits, morals and ways of accomplishing tasks are affecting this one building, which ultimately instigates a risk factor. Facilitating workflow within your business is the ultimate goal, but this is not accomplished without acknowledging circumstances of risk. The best step to take with your property is to hire a property management company who is aware of the implications of risk and has a process designed to deal with it. An effective risk management plan is a process of identification, assessment and prioritization. The goal is to reduce negative effects within your business and the probability of them appearing. A successful property management company has confidence,

generates ideas and promotes good practice. Every owner wants to maximize their opportunities through business and reputation. A property management company will build trust if they determine potential risk and handle it in a way best suited to investment objectives. Utilizing a good screening company, hiring a capable maintenance team with integrity and having good insurance options are all factors in a successful risk management plan. Hiring a company to look over and maintain your properties who acknowledge the perilous will secure your investment in the long run. Every decision in life involves a risk. Dive in and commit. Buckle up, bundle up with whatever motivational scarves or accessories will do it for you, and get the task done. Acknowledge the risk and gauge whether it’s worth the goal you are aiming to achieve. Through the perilous, fight, and your efforts will prove your unconditional love for the game. Lauren Ginder, Pacific Crest Property Management Lauren can be reached at 206-812-9144 or via email at: ginderl@ pacificcrestpm.com. www.pacificcrestpm.com

MARK YOUR CALENDARS! 2014 AHMA-CARH Joint Convention and Trade Show

Tuesday-Wednesday, April 22-23, 2014 Yakima Convention Center One of the Largest Affordable Housing Management Conventions and Trade Shows in the United States – over 700 Expected!

RAISE THE ROOF: ENVISIONING EXCELLENCE IN AFFORDABLE HOUSING MANAGEMENT!

Blow the Roof Off Your Old House and reach new heights of creativity, innovation and passion!

Early Bird Registration Opens on August 1, 2013 at: www.wa-carh.org Questions? Call Joe 24x7 at (206) 290-5498

On-Site Northwest • July 2013

ON-SITE National ...continued from page 5 Texas had three of the top five MSAs in the nation for units delivered during the second quarter. Axiometrics notes that even with the escalated delivery numbers from last year, the Texas MSAs still show some of the best effective rent growth rates in the country as demand is maintaining pace with supply.

Axiometrics is the only multifamily research provider to survey every property in its database at the floor plan level every month. Every property. Every month. Only Axiometrics. Learn more at www.axiometrics.com or by calling 214-953-2242.

www.TheLandlordTimes.com

MSAs Delivering the Most New Units in Second Quarter 2013 Number of Units Delivered Within Quarter Full Year Rank* 2Q12 2Q13 2012 2013 1 Dallas-Plano-Irving, TX 1,303 3,203 5,882 11,104 2 Houston-Baytown-Sugar Land, TX 1,098 2,593 4,522 8,932 3 Washington-Arlington-Alexandria, DC-VA-MD-WV 1,149 2,479 6,173 11,318 VALLEY, ARIZONA 4 Chicago-Naperville-Joliet, IL 393 METRO, 2,079 1,373 4,448 5 Austin-Round Rock, TX 428 1,692 2,763 7,489 6 Los Angeles-Long Beach-Glendale, CA 81 1,563 781 5,038 7 Seattle-Bellevue-Everett, WA 618 1,464 2,821 7,458 8 Atlanta-Sandy Springs-Marietta, GA 185 1,448 1,537 5,157 9 Raleigh-Cary, NC 171 1,170 698 5,101 10 San Antonio, TX 535 1,138 2,205 4,021 National 18,861 40,739 87,077 185,348

ON-SITE

SEATTLE • TACOMA • OLYMPIA • EVERETT

STAFF Publisher Will Johnson • will@propubinc.com

Editor Andrea Coulter • andrea@propubinc.com

Circulation Manager Andrea Coulter • andrea@propubinc.com

Designer Andrea Coulter • andrea@propubinc.com

Advertising Sales

Lan dlo rd– Ten ant Law

Will Johnson • will@propubinc.com Terry Hokenson • terry@propubinc.com

We specialize in all aspects of landlord-tenant relations from evictions to lease drafting.

We are experienced, timely, hands-on, aggressive and affordable. Please contact us for a confidential discussion.

Jan, Mar, May, Jul, Sep, Nov,

The Industry Leader in Quality

Order Factory Direct! 1010 East 62nd Street, Los Angeles, CA 90001-1598 Phone: 1-800-624-5269 • Fax: 1-800-624-5299

We will lead the way... towards a secure investment.

1/8 Page

Join Pacific Crest x 3 5/8” bw 4 7/8” PacificCrestPM.com On-Site3a 206.812.9150

Law Office of Evan L. Loeffler PLLC

206.443.8678 www.loefflerlegal.com • info@loefflerlegal.com 2033 Sixth Avenue, Suite 1040, Seattle, WA 98121

BECOME GREEN BROKER CERTIFIED As a broker or property manager, obtaining the Green Broker certification will help you to identify and discuss essential issues related to green features of real estate you manage, provide advice and counsel on the benefits of building and managing Green. The program offers 30 hours of continuing education credit for real estate licensees, and all graduates have the right to display the certification on their business cards and marketing materials. Already LEED Certified? The U.S. Green Building Council (USGBC) has approved the technical and instructional quality of this course for 30 2013 On-Site Resource Directory ad GBCI CE Hours towards the LEED Credential Maintenance Program.

for Law Office of Evan L. Loeffler

Interested in more information? Visit www.greenbrokereducaton.com. Questions? 4.875 x 3.625Ó Contact Tricia at the Commercial Brokers Association.

425 820 3348 On-Site Northwest • July 2013

APT

Salsbury Indu

*Rank based on number of units delivered within the second quarter.

Serving the Portland/Vancouver Multifamily Housing Industry More than 21,000 Distributed Monthly www. TheLandlordTimes.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. Metro Apartment Manager is produced monthly and is published by Professional Publishing Inc. An Oregon Corporation.

“Experience. Insight. Vision.” 7

ON-SITE

Dear Maintenance Men: By Jerry L'Ecuyer & Frank Alvarez

I keep hearing about PEX tubing as an alternative to copper tubing when it comes to re-piping my rental units. What is the difference between PEX and copper tubing and why use one over the other? What are the pros and cons? Mark

Dear Mark: First let’s define what PEX tubing is. PEX is a cross-linked polyethylene pipe. (It looks and feels like plastic pipe.) The PEX pipe is resistant to extreme temperatures, stress, pressure and chemicals attacks such as acids & alkalies. This makes PEX pipe suitable for both hot

Cordero Painting is a full-service family owned painting contractor in business since 1995. We proudly serve the Portland/Seattle area. We are commited to quality workmanship for a fair price with a full guarantee.

Our Services: Interior & Exterior Painting Accent Walls Pressure Washing Gutter Cleaning Drywall Repairs Commercial and Residential Visit us at www.corderopaintinginc.com or call us at 425-374-2348

and cold water systems and can be used in below freezing condition and is suitable up to 200 degrees Fahrenheit. The pipe is extremely flexible and easy to install. Pros and cons of using PEX: Pros: 1: Versatile and user friendly, can be bent around corners & snaked through walls. 2: Minimum of connections needed to complete a pipe run. (Less chance of a leak) 3: Cold weather burst resistant. 4: PEX pipe is less expensive than copper pipe Cons: 1: Cannot be used outside or in sunlight. 2: Not recycle friendly 3: Installation tools can be expensive.

Pros and cons of using copper pipe: Pro: 1: Long lasting, easy to use and install 2: Resists corrosion 3: Eenvironmentally friendly, i.e.: recyclable. 4: Safe for exterior use. Cons: 1: Expensive to buy. 2: Can burst in extreme cold weather. 3: More connections and elbows needed to complete a pipe run. (More chance of a leak.) Before making any decisions about using PEX piping, check with your local building department to ensure it is allowed in your area. Dear Maintenance Men: I’m about to start a rehab project in one of my units. Can you give me some tips on drywall repairs? The Continued on page 9

Your Supply Room

Why cram all your supplies in a tiny room when you can get them from us in a day or two? Light bulbs, toilets, fittings, paint, you name it. We have them all! And at great prices to boot! 1417 12th Avenue, Seattle, WA 98122 (206) 322-1717 • (800) 541-9989 • www.pacsupply.com

ON-SITE

SEATTLE • TACOMA • OLYMPIA • EVERETT

Serving the Puget Sound Multifamily Housing Industry More than 17,000 Distributed Monthly If your target market includes the rental housing industry in the Puget Sound area, you will not find a more efficient, cost effective way to reach your target.

Please call & consult your Account Executive for more Details

503-221-1260 8

On-Site Northwest • July 2013

ON-SITE Dear ...continued from page 8 previous residents were very hard on the walls and left me with a number of holes. I want to learn how to do the repairs. Ruben Dear Ruben: Very small holes can sometimes be repaired with a bit of drywall tape and joint compound and feather sanded smooth. However, it sounds like your damage may be a bit more extensive. The first thing to do on a larger repair is to cut the damaged drywall back to a stud. In other words, cut a square hole large enough to see half of the of the wall studs on right and left of the hole. Fit a new piece of drywall inside the hole and attached the drywall patch to the exposed studs. The patch should be the same thickness as the existing wallboard. After completing the rough drywall repairs, doing the finish carefully will be most important. Use wallboard joint compound on all seams, nails, screw holes and corners. Joint compound or drywall mud can be found at any hardware store and comes in quart, gallon and five-gallon buckets ready mixed. Using a 4-inch taping knife, spread a thin coat of joint compound on the repair joints filling the cracks and leaving a layer of compound two inches on either side of the joints. Before the compound dries, apply the drywall tape over each repair joint and apply a second layer of mud over the tape with the fourinch taping knife. Allow to dry. Using drywall sandpaper, even out any high spots and feather the edges. With a 10-inch drywall knife two coats of joint compound over the tape, letting the compound dry between coats. Sand any high spots between coats. After the final coat of mud, use sandpaper or a wet sanding sponge sand the joint until it is smooth. Texture to match the surrounding walls and the patch will disappear. Dear Maintenance Men: I am getting ready to tackle a sliding shower door replacement. The bottom track looks welded to the tub. How do I remove it without damaging the tub? Any tips on getting this job done will be appreciated! George Dear George: Remove the sliding doors by lifting them off of the head rail track and swinging them out. Remove the screws holding the head rail to the side rail. Using a rubber mallet tap the head rail loose from the side rails. The side rails are usually bolted and caulked in place. Remove the screws (if they are corroded: use Liquid Wrench or just drill them out) and pry the rails away from the wall. Be gentle so as not to loosen any tiles. Next, remove any excess caulk from the bottom rail. Typically the bottom track is glued down to the tub with “Adhesive Caulk”. It may be possible to gently tap the side of the track with a rubber mallet and break the hold of the dried out caulk. Look for possible screws holding the track to the tub. If the track is still stuck gentle pry with a flat pry bar, use a 3/8 plywood backer approximately 4”x 6” under the pry bar so that you do not damage the tile or tub. Use a putty knife to remove any left over caulk On-Site Northwest • July 2013

or glue. Clean the area with acetone or other suitable cleaner. Installation of the new shower doors is the reverse of removal. The bottom track may need to be cut to size. Use polyvinyl adhesive caulk to attach the bottom track to the tub. Don’t use screws; it will cause the tub to rust prematurely. Use plastic anchors for the side rails along with polyvinyl adhesive caulk. Reattach the head rail and doors. Avoid use of the shower for at least 24 to 72 hours. Trivia In 1942, Revolite, then a division of Johnson & Johnson, developed an adhesive tape made from a rubberbased adhesive applied to a durable duck cloth backing. This tape resisted water and was used as sealing tape on ammunition cases during World War II. Today we call it Duct tape.

QUESTIONS? QUESTIONS? QUESTIONS? We need more Maintenance Questions!!! To see your maintenance question in the “Dear Maintenance Men:” column, please send submission to: Questions@BuffaloMaintenance.com Please “Like” us on Facebook.com/ BuffaloMaintenance Please call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation. Frankie Alvarez at 714 956-8371. Jerry L’Ecuyer at 714 778-0480. CA contractor lic: #797645, EPA. Real Estate lic. #: 01216720. Certified Renovation Company. Websites: www.BuffaloMainte nance.com & www.ContactJLE.com. www.Facebook.com/BuffaloMainte nance

Please call & consult your Account Executive for more Details

503-221-1260

YOUR MULTI-FAMILY PLUMBING SPECIALIST

STOP PAYING TOO MUCH! 24 HOURS A DAY! 7 DAYS A WEEK! 365 DAYS A YEAR!

(877)380-7904 COMPLIANCE DEPOT CERTIFIED

P.O. BOX 111616 • TACOMA, WA 98411 • info@seatacstop.com • www.seatacstop.com • License #SEATT0917MU 9

Roof •Tight has more than 12 years of experience in commercial sloped, low slope, and flat roofing in the Seattle, Eastside, and South King County areas with a specialization in: • Condominium Complexes • Apartment Housing • Duplexes and Multiplexes • Other Commercial Buildings

The nation’s #1 multifamily lender is lending in your backyard.

Our crew and equipment scale easily to accommodate nearly any size job. • Free, No-Obligation Estimates • Family Owned and Operated • Licensed Commercial Roofing Contractors #ROOFTI*006QA • Bonded and Fully Insured • Active members of the Better Business Bureau, Rental Housing Association of Puget Sound, Master Builders Association, National Roofing Contractors Association, Community Associations Institute, and Associated Builders and Contractors, Inc.

Contact Scott Paust at 206-786-0484 10

Credit is subject to approval. Rates and programs are subject to change; certain restrictions apply. Products and services provided by JPMorgan Chase Bank, N.A. #1 claim based on 2011 FDIC data. ©2012 JPMorgan Chase & Co. Member FDIC. All rights reserved.

On-Site Northwest • July 2013

ON-SITE What ...continued from page 4 ing in electrical repairs and diagnosis, let alone basic electrical theory, how to keep themselves safe and follow a problem from symptom to source. The multifamily industry is regulated in different ways in different states and that can have a major impact on what repairs can be made and who can make them. For example in the state of Oregon the multifamily industry and the employees performing electrical repairs on the most common components fall under an exemption clause in the law which states they can work on certain components within the apartment home, but not others. While in the state of Washington no one without a Limited O7B license should be performing electrical repairs. You should make sure you and your maintenance team are informed and up to date on your local laws. The effect this has on our industry is obviously major. Some jurisdictions require what amounts to a journeyman electrician status to perform work, while another doesn’t require that licensure at all -- it creates uncertainty and conflict within the industry. When I train apartment maintenance technicians I follow three simple rules, and your staff can work on electrical components if they meet all these rules.

1. Pre-existing fixture: This means i t ’s al rea dy t h e re a nd w as installed properly at the time of development or by a licensed electrician. 2. Replace like with like: Only replace the component with the exact fixture type. An example would be a light track in the bathroom can be replaced with another light track, even if design or finish wise they are not identical , as long as its meets the same code. On the other hand, to upgrade a regular receptacle outlet to a GFCI would not count as like with like ,because in essence you are upgrading the function and purpose of the that component This should be done by a licensed electrician. 3. Up to the panel: Only components that fall outside of the electrical panel should be worked on by onsite staff. This means if you have to remove the breaker panel cover you are crossing the line and should have an electrician perform that work as well.

like, up to the panel, and some basic training will help keep your staff safe and ensure that they understand the parameters of what they should and shouldn’t be working on. D & Z would like to give away free class registrations to our readers from Multifamily NW. It is easy to qualify, just send in a funny story of what were you thinking moments that we can share in our article and you will go into a drawing to win a free class valued at $125 each. The contest will run through the end of June and the winner will be announced in the August issue of

The Landlord Times. Send entries to dana@multifamilynw.org. Dana Brown and Zach Howell have been working and training Managers and Maintenance staff in the property management industry for 20 + years. They are excited to give back and share the crazy stories that can only happen in our industry. We would love it if you would share your stories and “WHAT WERE YOU THINKING” moments with us as well as questions that you need answers to. Dana can be reached at: dana@multifamilynw.org. Zach can be reached at: zach@aminstitute.net

“Redefining Excellence in Apartment Living”

www.Greystar.com 206.219.6323 lowen@greystar.com

Now Hiring For All Positions in the Pacific Northwest

Greystar Ranks 1st again Among The 2013 Top 50 Apartment Managers In The U.S. Greystar’s National Platform, Combined With Local Expertise, Provides Solutions That Deliver Results. On-Site Northwest • July 2013

ON-SITE

Sweat the Small Stuff laziness, fear, or simply because you don’t have the information needed to feel confident in order to do so? I am personally guilty of all charges. For example, like when rent shows up a day or two late every month because your tenants interpret the due date as postmarked by the 4th, rather than in your hand by the 4th. Why not send a letter thanking them for their rent, letting them know that because it was received after the grace period there is a fee associated, and that you expect that the fee be paid with the following months rent? In doing so, not only are you asking for what you’re entitled to, but you’re also not waiving your rights to collect unpaid late fees in the future by setting a precedence in attempting to

You’ve entered into the rental agreement, the residents signed all fifty-seven addendums, and it appears that everyone understands the expectations. Yet, as time goes on, your tenants aren’t quite meeting their obligations. Month after month you turn a blind eye to what’s eating away at you and their behaviors, or lack thereof, have begun to cause you an eye twitch, tightening of the jaw, and possibly a pain in your side. I’m not talking about any of the obvious major breaches, but mainly the “micro” breaches that we question if they’re worth making a stink about or not. I believe you owe it to yourself and your business to question: “Why am I not addressing what’s bothering me with my tenants?” Is the answer

collect the fee. In the past you may have done nothing for fear of causing an undue hardship upon your tenants. My guess is that it will only take one or two late fee letters before your tenants realize that there is a great incentive on making sure that the rent is paid as the contract dictates. Or what about the classic scenario of tenants failing to take care of their yard? Your relatives are in town so you decide to drive them by your rentals to show off how well you’re doing. To your surprise, and embarrassment, your property happens to be the one property in the neighborhood with 2 ½ feet tall grass, dandelions filling the flower beds, blackberries taking over the ivy, and shrubs so unruly that you can barely

Get money to upgrade your rental property Decrease maintenance and operation costs, and improve the look of your building with rebates from Tacoma Power.

GET MONEY FOR: • Single-pane window and sliding glass door replacement • Attic, floor and wall insulation upgrades

“The incentives that Tacoma Power offers make it appealing for property owners to participate. They make it feasible for us to make the improvements.”

• Tenant-controlled lighting upgrades • Common area lighting upgrades • Refrigerator and freezer recycling

Brian Reeder | Reeder Management, Inc.

UPGRADES TO CANYON RIDGE APARTMENTS • 144 energy-efficient, double-pane windows for 36 units • 17,500 square feet of attic insulation

see the path to the front door? Instead of issuing a breach of contract notice to the tenants demanding that the landscape be maintained as agreed, you either hire a landscaper first thing Monday morning to take care of it and you pay the bill, or you do nothing and cross your fingers that the next time you drive by that they would have at least mowed the grass. Do you justify their lack of care, because you know they have busy schedules? Or, are you afraid that confronting them about their ways could possibly offend them or cause a rift in the relationship? Instead, send either a Warning Notice or With Cause Notice as soon as you’re aware that there is an issue. Time is of the essence on this one because the neighbors are likely disgruntled. The work that you had done on the yard prior to them moving in is all going to waste and will most likely have to be done again once they vacate which could be costly. My point is that by addressing the unsettling habits of your tenants promptly, you can minimize, if not eliminate, any potential feelings of disappointment, frustration, and resentment towards your tenants as you would if you were to let things slide. I believe it is natural for us to want to avoid conflict and confrontation in life. However, when it comes to managing your properties, this continual avoidance could come at the expense of your business and property. Most of us have had some form of training on being a landlord, whether we’ve taken classes on our own time or have been in property management in a professional setting. Unfortunately, there is no training of the sorts for tenants. I’ve always had the opinion that if both landlords and tenants know what the rules are, exactly what is expected of them, and what improved performance will look like then everyone involved will mutually benefit from the business relationship. Katie Poole – Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM.co.

• 3,300 square feet of floor insulation RESULTS • Estimated savings per unit: $143/year • Rebate from Tacoma Power: $22,440

Advertise in the Landlord Times - Onsite Circulated to over 17,000 Apartment owners, On-site,

Energy savings and project costs will vary.

(253) 502-8363 12

KnowYourPower.com

and Maintenance personnel monthly. On-Site Northwest • July 2013

ON-SITE

255 Metros Listed as Improving Housing Markets in July A total of 255 metropolitan areas across 49 states and the District of Columbia qualified to be listed on the National Association of Home Builders/First American Improving Markets Index (IMI) for July, released recently. This is down slightly from the 263 metros that made the list in June, but is more than triple the number of metros that were on it in July of 2012. The IMI identifies metropolitan areas that have shown improvement from their respective troughs in housing permits, employment and house prices for at least six consecutive months. Six new markets were added to the list and 14 were dropped from it in July. Newcomers include the geographically diverse metros of Cumberland, Md.; Saginaw, Mich.; Farmington and Las Cruces, N.M.; Kingston, N.Y.; and Olympia, Wash. “This is the sixth straight month in which at least 70 percent of all U.S. metros have qualified for the Improving Markets Index,” observed NAHB Chairman Rick Judson. “The relative stability of the IMI is representative of the broad recovery underway, which is much more extensive than what we were looking at one year ago.”

Get extra help for your property for a day, a week or more

HIRE

Cleanup, yardwork, moving, painting and repair work

206-728-JOBS (5627) millionairclub.org

Builders’ Hardware & Supply company, inc.

We Offer

Security Solutions for Every Application • Resident entry doors • Office doors • Clubhouse doors • Auto entrance gates • Pedestrian gates

• Laundry rooms • Fitness centers • Storage rooms • Conference rooms • Equipment rooms

Builders’ Hardware Offers Products & Key Management Solutions for Multifamily Applications. Call Ross Henne, Our Multi-Family Sales Specialist, to Ask How We Can Help You.

Seattle Showroom 1516 15th Ave West

Bellevue Showroom

1038 116th Ave NE, Suite 310

206-281-3700 | 800-999-5158 | builders-hardware.com On-Site Northwest • July 2013

WASHINGTON MULTI-FAMILY HOUSING ASSOCIATION Executive Director • Jim Wiard President • Jay Olson Vice President • Joe Manca Past President • Cassandra Haavisto Secretary • Gail Duke Treasurer • Brett Stevens Vice President of Suppliers Council • Barry Savage

Staying Connected in This Industry

roperty Management is becoming a fast–paced, dynamic and evolving industry. In order to challenge ourselves and enhance our self worth, we all want to feel we are staying up to speed on the latest techniques that allow us to do our jobs effectively and offer high value to our companies. Pursuing educational opportunities is essential to perform, grow and advance in what we do. Companies that support and encourage educational programs have happy, motivated and empowered employees who perform at a higher level. The Washington Multi-Family Housing Association promotes career development by offering outstanding workshops, seminars and educational courses on a variety of subjects designed to teach skills necessary to be successful. Our skilled subject matter experts are peers in the industry who have proven technical expertise in various subjects critical to our members’ performance in every day duties, improving the bottom line for owners. Courses we will offer in August and September include Budget Preparation and Financial Management, Fair Housing & Beyond,

Landlord Tenant Law and Legal Seminar, Customer Service Skills, and Supplier Success, a course for our industry service partners. We will soon offer an affordable housing certification as well. We are happy to offer customized training for companies who wish to provide training programs for their entire teams. WMFHA partners with the National Apartment Association to offer designation certification courses for apartment management professionals. Having a national designation illustrates an employee’s commitment to improving their skills and knowledge. To take your career to a new level, obtaining a Certified Apartment Manager (CAM®), Certificate for Apartment Maintenance Professionals (CAMT®) or National Apartment Leasing Professional (NALP®) designation will make an employee a more desirable candidate for a position and often results in a higher salary and upward growth. Several of our members were lucky enough to be able to attend the annual National Apartment Association (NAA) Education Conference and Exposition in San Diego last month. What an outstanding event! San Diego

HIGH TECH AND HIGH TOUCH Creating a perfect marriage of technology and good old fashioned customer service to drive your business.

August Membership Meeting Wednesday August 21, 2013 11:30am-1:30pm

$35 Members | $50 Non-Members

Luncheon Topic:

The trade show exhibition provided an opportunity to visit with over 350 industry supplier companies and learn the latest in products, services and technologies. Staying connected to innovations and new products designed to enhance NOI, create more efficient business operations, lower risk or serve residents better, is crucial to our ever more competitive environment. The 2014 NAA Education Conference and Exposition will be held in the Mile High City of Denver, Colorado from June 18-21. The best pricing is obtained by signing up early, so watch for more information in late 2013 to register and save. For more information on educational opportunities for yourself or your employees available through the Washington Multi-Family Housing Association or the National Apartment Association, please view our website at www.wmfha.org or call us at 425656-9077. Improving one’s skills should be the goal of every industry professional who wants to make property management a career.

Increase Your Laundry Room Capacity by as much as 50% And Save Up To 50% on Utility Costs

A Luncheon at the Courtyard Marriott Downtown Bellevue

Agenda

and their local housing association were perfect hosts for such a huge conference. Over 6,000 industry professionals attended. This inspirational national conference featured a trade show exhibition, keynote speakers such as Virgin founder Sir Richard Branson, graffiti artist and entrepreneur Erik Wahl and Bert Jacobs of Life Is Good, and classes suited for every attendee. Thought leader seminars and break-out educational sessions covered topics such as team coaching strategies, investing in SEO, leadership, legal issues, apartment marketing, resident retention, energy conservation, customer satisfaction and risk management. My favorite classes dealt with Millennials - the Next Generation of Renters, the Mobile Explosion, and Shifting Social Media Trends. WMFHA member Angel Munoz from CTL Management won the Maintenance Mania event at our 2013 Maintenance Summit, with a winning time good enough to earn him a trip to the national Maintenance Mania competition. Angel made us proud, winning one of the individual events and finishing in the top ten overall for the second year in a row.

18300 Cascade Ave. S., Suite 130 Tukwila, WA 98188 (425) 656-9077 (425) 656 9087 (fax) admin@wmfha.org

Thank You to Our Event Sponsors

Social Media on-site Rise in mobilization and SEO Quantifying customer satisfaction Partnering a sophisticated approach to technology with a sincere commitment to authentic and caring customer service

Coin • Card Rent • Lease

Who Should Attend? Regional Level Multi-Family Management Professionals. On-site Multi-Family Professionals Marketing and Social Media Managers

Registration and Details available at WWW.WMFHA.ORG

HAINSWORTH LAUNDRY COMPANY

Life’s Good

Toll Free: (800) 526-0955 www.hainsworth.biz

On-Site Northwest • July 2013

• Coverage options that will best fit your property’s needs • Competitive Pricing! Whether you are looking to insure a single location, portfolio or a program for an entire property management firm, let our team of specialists work for you! We welcome the opportunity to earn the privilege of working with you!

Contact: Ken Johnson, MBA, CIC • kenjohnson@allianceins.net Nathan Worden • nathanworden@allianceins.net

425.404.3485 / 888.963.3500 On-Site Northwest • July 2013

(toll free) 15

Experience. Solutions. Results.

LL R A FE C OF

R FO

PENDING Village at Seeley Lake

Stoney Creek

Kenny Dudunakis & Jim Jensen

Lakewood – 522 units

Lakewood – 231 units

SOLD Chelsea Heights Tacoma – 78 units

Sold: $18,800,000

Kenny Dudunakis & Jim Jensen

Bella Vista

Sold: $21,500,000

Tacoma – 41 units

SOLD

Albers Mill Lofts

Chehalis Avenue

Kenny Dudunakis, Marty Leith & Jim Jensen

Robert Di Pietrae & Jim Jensen

Tacoma – 36 units

Lauriston / Kensington

Tacoma – 25 / 38 units Jim Jensen

Jim Jensen, CCIM, Senior Vice President Jim Jensen, CCIM, Senior Vice President Jim CCIM, Senior Vice President 4041Jensen, Ruston Way, Ste. 103 | Tacoma, WA 98402 253-509-7157 | jjensen@hpapts.com 4041 Ruston Way, Ste. 103 |Way, Tacoma, WA 98402 WA 98402 4041 Ruston Ste. 103 | Tacoma, | jjensen@hpapts.com 253-509-7157 |253-509-7157 jjensen@hpapts.com Kenny Dudunakis, Senior Partner Kenny Dudunakis, Senior 600 University Ste. 1625Partner | Seattle, WA 98101 Kenny Dudunakis, SeniorStreet, Partner 206-521-7216 | kdudunakis@hpapts.com 600 University Street, Ste. 1625 | Seattle, WA 98101

Kenny Dudunakis, Senior Partner 600 University Street, Ste. 1625 | Seattle, WA 98101 206-521-7216 | kdudunakis@hpapts.com

Price: $2,275,000

Kenny Dudunakis & Jim Jensen

Chehalis – 60 units

SOLD Sold: $8,200,000

Emerson

PENDING

FOR SALE

SOLD

Sold: $2,012,000

SOLD Sold: $3,480,000

Bayview West

Bremerton – 24 units

Sold: $1,300,000

Jim Jensen

We would like WeWe would like would like to thank our clients to thank our to thank ourclients clients for representation representation foronfor representation these multi-family these multi-family We would like on on these multi-family transactions. transactions. to thank our clients transactions. for representation on these multi-family transactions.

On-Site Northwest • July 2013

WASHINGTON APARTMENT ASSOCIATION President • Rob Trickler

Past President • Judith Violette

1st Vice President • Darlene Pennock

Treasurer • Gina deWeber

Secretary • Donna Lee Smitt

1500 Water St. SW, #5, Olympia, WA 98501 • (360) 951-1426 • www.waapt.org

May Construction Climbs 5 Percent At a seasonally adjusted annual rate of $495.7 billion, new construction starts in May advanced 5% from the previous month, according to McGraw Hill Construction, a division of McGraw Hill Financial. Much of the upward lift came from nonresidential building, which registered moderate growth for the second month in a row after its sluggish performance at the outset of 2013. Smaller gains in May were reported for housing and nonbuilding construction (public works and electric utilities). During the first five months of 2013, total construction starts on an unadjusted basis were reported at $187.6 billion, down 3% from the same period a year ago. The 2013 year-to-date volume for total construction reflected a steep decline in the dollar amount for new electric utility projects relative to a robust first half of 2012. If electric utilities are excluded, total construction starts would be up 10% year-to-date, helped in particular by the strengthened pace for housing. May's data raised the Dodge Index to 105 (2000=100), up from the 100 that was reported for April, and slightly above the average Index reading for all of 2012 at 101. "The construction industry has shown

modest improvement over the past year, helped by some project types while restrained by others," stated Robert A. Murray, vice president of economic affairs for McGraw Hill Construction. "The housing sector played a leading role last year in lifting overall construction activity, and while this year's month-to-month gains have been smaller, housing continues to lead the hesitant construction expansion. Nonresidential building has yet to provide much of a contribution, as tenuous gains for commercial building have been offset by further weakness for institutional building. Still, the April and May pickup for nonresidential building could be a sign of more growth to come. As for nonbuilding construction, the negative impact from the sequester has so far turned out to be less severe on the public works categories than anticipated. However, new electric utility starts are in the midst of sharp decline from last year's record amount, and the extent of that decline is limiting whatever gain may be possible this year for total construction." Nonresidential building in May grew 9% to $156.4 billion (annual rate), following its 6% rise in April. For the commercial categories, stores

and shopping centers are gathering momentum, with a 16% increase reported for May. Large retail projects that reached groundbreaking in May included a $60 million shopping center in Fresno CA and the $52 million second phase of the City Point retail and residential complex in Brooklyn NY. New hotel construction starts soared 94% in May, boosted by the $415 million SLS Las Vegas hotel complex on the site of the former Sahara Hotel and

Casino. Office construction in May edged up 3%, following a substantial 58% jump in April. Large projects in May that helped to keep office construction at its improved pace were the $250 million renovation of the International Monetary Fund Headquarters in Washington DC, the $200 million renovation to the United Nations General Assembly Building in New York NY, a $120 million office Continued on page 20

LTS is the

BEST IN THE WEST... when it comes to evictions BEST in service, BEST in speed, BEST in knowledge What more do you need?

BEST in prices, BEST in deals, So give us a call, put our number on speed (dial that is)

All Work Guaranteed & Free Estimates

Humane Removal of Pest Birds BEFORE

AFTER

206/800-241-1550 LTS

Evictions

WWW.BIRDBUSTER.COM NOBIRDS@BIRDBUSTER.COM 425-820-8496 / 1-800-820-1980 On-Site Northwest • July 2013

ON-SITE

Resident Appreciation - It Means Everything! © By Ernest F. Oriente, The Coach Want to know the secret for keeping your residents forever? And what if you could keep your properties full and plus have a waiting list, because your residents loved the way you appreciated them? In this article, you will learn how easy it is to develop a powerful resident appreciation program. Once in place, an appreciation program will forever change the way you operate and manage your apartment communities. Developing a monthly appreciation plan: At the beginning of each month, develop some fun ideas to “thrill” the residents at the properties you own

or manage. Start by planning a short brainstorming session with your key property supervisors, resident managers and their leasing staffs, so you can hear their unique insight about ways to make the program a giant success. Their input is critical as each property has its own special resident profile, so customize your appreciation plan accordingly. Once your appreciation plan is finalized, provide a written recap for your leasing team so everyone will know exactly what their role will be. Clear communication makes for perfect implementation.

TONY CONTI, CIC

EQ - Apartments, Small Business 18927 - 33rd Ave., West, Suite C, Lynnwood, WA 98036

1-800-803-7000 Fax 425-712-1058 Cell: 206-930-9333 tony@soundviewinsurance.com

Tip From The Coach: Consider building your resident appreciation plan for six to twelve months in advance. This makes for better financial budgeting, a more thoroughly developed appreciation plan, and your leasing team will have the time to evaluate several competitive proposals for the cost of each month’s theme. Building appreciation themes: As you consider the theme for each month’s appreciation program, start by looking for specific holidays or seasonal times of the year. For example, summer time is perfect for fun poolside events and outside activities. Have your leasing team take plenty of photos and fill your next newsletter + website with pictures of your residents having a great time. Everyone loves to see pictures of themselves and for those who couldn’t attend, they will certainly be encouraged to participate at the next event. Another appreciation theme, depending on the profile of your residents, might be more educational. For example, have a local computer store give a live demonstration for your residents about ways to maxi-

mize their use of the Internet or social networking websites like Facebook, Twitter and LinkedIn. Your residents will be thrilled to hear more about the Internet and the computer store gets to meet lots of potential new customers… a win-win for all. Finally, speak with your vendors and neighborhood businesses as many would like to cosponsor your appreciation program. Your residents might just be perfect new customers for them. Tip From The Coach: Certainly your residents will love the appreciation you show them each month and so will your future residents. If appropriate, invite every future resident who comes to the properties you manage, to participate in your resident appreciation program. Take this small step and watch your closing ratio double, with the future residents who attend! Evaluating the success of resident appreciation: Start by asking your leasing team to make written notes of any nice comments shared by your residents or prospective new residents. These nice quotes are perfect to include Continued on page 19

New Year - New Budgets Call Now For Spring & Summer Scheduling!!

7/1/13.

SUMMER FUN & FLIP FLOPS It's too nice to stay inside! PSA temps will staff the office while you put on your flip flops & find a beach! We're short notice experts!

Bridging Workforce Gaps | Professional Temporary Talent

206.306.3609

lynn.moore@PSAworkforce.com • www.PSAworkforce.com Compliance Depot approved 18

On-Site Northwest • July 2013

ON-SITE Resident ...continued from page 18 in your next property newsletter + website and makes for great reading, especially for those who could not attend or participate. Next, evaluate the number of residents who attend or participate each month, as this helps for planning future programs. Of course, monitor your resident retention percentages, as this is the critical measurement of how well your appreciation program is working. Tip From The Coach: Remember, your residents will feel important when they know they are a top priority. Implementing a resident retention program will not cost much. But the return on your investment will be significant based on less resident turnover, happier residents will send more referrals, and more fun for your leasing staff. Why? Because The Coach says so! Plus, good news travels fast and so will the sterling reputation you earn with your residents. Want to hear more about this important topic or ask some additional questions? Send an E-mail to ernest@ powerhour.com and The Coach will E-mail back to you a free invitation to be a participant on a PowerHour conference call. On this call we will discuss 25 appreciation themes your residents will love.

Author’s note: Ernest F. Oriente, a business coach since 1995 [30,400 hours], a property management industry professional since 1988--the author of SmartMatch Alliances--and the founder of PowerHour...[ www.powerhour.com and www.powerhourseo.com and www. pirmg.com ], has a passion for coaching his clients on executive leadership, hiring and motivating property management SuperStars, traditional and Internet SEO/SEM marketing, competitive sales strategies, and high leverage alliances for property management teams and their leaders. He provides private and group coaching for property management companies around North America, executive recruiting, investment banking, national utility bill auditing [ www.powerhour. com/propertymanagement/utilitybillaudit.html ] national real estate and apartment building insurance [ www. powerhour.com/propertymanagement/ insurance.html ], SEO/SEM web strategies, national WiFi solutions [ www. powerhour.com/propertymanagement/ nationalwifi.html ], powerful tools for hiring property management SuperStars and building dynamic teams, employee policy manuals [ http://www.powerhour.com/propertymanagement/employeepolicymanuals.html ] and social media strategic solutions [ http://www.powerhour.com/propertymanagement/socialmedialeadership.html ]. Ernest worked for Motorola, Primedia and is certified

UndergroUnd detection & inspection services

PUBLIC & PRIVATE Utility Design Surveys • Ground Penetrating Radar Structural Concrete Imaging • Leak Detection Magnetic Detection • Metallic Line Detection Video Pipe Inspection • Non-metallic Pipe Detection Electrical Fault Detection www.cnilocates.com Phone:

in the Xerox sales methodologies. Recent interviews and articles have appeared more than 7000 times in business and trade publications and in a wide variety of leading magazines and newspapers, including Smart Money, Inc., Business 2.0, The New York Times, Fast Company, The LA Times, Fortune, Business Week, Self Employed America and The Financial Times. Since 1995, Ernest has written 200+ articles for the property management industry and created 350+ property management forms, business and marketing checklists, sales letters and presentation tools. To subscribe to his free property management newsletter go to: www.powerhour.com. PowerHour® is based in Olympic-town…Park City, Utah, at 435-615-8486, by E-mail ernest@powerhour.com or visit their website: www.powerhour.com

ON-SITE

SEATTLE • TACOMA • OLYMPIA • EVERETT

Serving the Puget Sound Multifamily Housing Industry More than 17,000 Distributed Monthly

If your target market includes the rental housing industry in the Puget Sound area, you will not find a more efficient, cost effective way to reach your target.

Please call & consult your Account Executive for more Details

503-221-1260

Your Apartment and Rental Housing Maintenance Specialists

• Apartment Turns • Rot &Mold Repair • Doors & Windows • Interior & Exterior Painting • Kitchens & Baths • Siding and Trim

877-826-1177 • Fax: 253-826-2232

Phone: (206) 284-4441 www.SunConstructioninc.com Licensed, Bonded & Insured • SUNCOI*024M3

Advertise in the Studios from $50 Landlord Times 1 Bedroom from $60 Onsite $ 2 Bedrooms from 70 Circulated to over 3 Bedrooms from $80 17,000 Apartment www.ExtremeSteamCC.com owners, On-site, · Carpet Cleaning / Upholstery Cleaning · Carpet Cleaning Upholstery Cleaning · Carpet Cleaning / Upholstery Cleaning Carpet Cleaning / /Upholstery Cleaning and Maintenance · ·Expert Stain Removal · Expert Expert Stain Removal · Expert Stain Removal Stain Removal ersonnel monthly. · 24/7 Emergency Water Damage Clean-Up · ·24/7 Emergency Water Damage Clean-Up · 24/7 Emergency Water Damage Clean-Up 24/7 Emergency Water Damage Clean-Up Call 503-221-1260 Owner Operated Owner Operated Owner Operated Owner Truck Mounted Units • Licensed &Operated Insured for more Truck Mounted Units • Licensed & Insured Truck Mounted Units • Licensed &&Insured Truck Mounted Units Licensed Insured Serving Snohomish, King & Pierce Counties Serving Snohomish, & Pierce Counties Serving Snohomish, KingKing &&Pierce Counties information. Commercial Serving King Pierce Counties &Snohomish, Residential

425-330-9328 425-330-9328 425-330-9328 425-330-9328

Commercial & Residential Commercial & Residential Commercial & Residential

On-Site Northwest • July 2013

ON-SITE May ...continued from page 17 building in McLean VA, and a $113 expansion to a data center in Dallas TX. Warehouse construction was the one commercial project type to retreat in May, sliding 7%, despite the start of a $100 million distribution facility in Edgerton KS. The nonresidential building total was helped in May by a considerable gain for manufacturing plants, which jumped 70% with the start of a $378 million technology development center in Malta NY and a $110 million expansion to a healthcare products manufacturing plant in Athens GA. The institutional categories in May showed a mixed pattern. Educational facilities rebounded 10% after a weak April, helped by such projects as the $250 million expansion of the San Francisco Museum of Modern Art, a $91 million high school in Flower Mound TX, and a $67 million high school addition in Alexandria VA. May included groundbreaking for 16 high school projects each with a construction start cost of $10 million or more. The public buildings category in May climbed 95% from a very depressed April, supported by the start of a $125 million detention facility in Redwood City CA. However, healthcare facilities fell back 10% in May, despite the start of a $175 million hospital tower in Orlando FL. Other declines were reported for amusement-related projects, down 17%; churches, down 27%; and

transportation terminals, down 33%. The decline for transportation terminals came relative to a very strong April, and occurred despite the May start of several large airport terminal projects – a $229 million renovation of Terminal 5 at Los Angeles International Airport, a $90 million gate replacement project at Fort Lauderdale International Airport, and a $75 million renovation for Terminal E at Dallas-Ft. Worth International Airport. Residential building, at $206.8 billion (annual rate), advanced 3% in May. Single family housing, which had shown signs of leveling off in the prior two months, edged up 2% in May. The rate of activity for single family housing continues to be high by recent standards, with May up 26% from the average monthly pace during 2012. By geography, single family housing in May revealed gains in the Midwest, up 6%; the West, up 5%, and the South Atlantic, up 2%; but declines in the South Central, down 2%; and the Northeast, down 6%. Multifamily housing in May grew 7%, and its May volume was up 24% from the average monthly pace during 2012. Large projects that supported the increase for multifamily housing in May included a $225 million condominium tower in Sunny Isles Beach FL, the $144 million apartment portion of a $250 million mixed-use project in Rockville MD, a $90 million multifamily building

in Cambridge MA, and a $90 million multifamily building in San Francisco CA. During the first five months of 2013, the top five metropolitan areas in terms of the dollar amount of new multifamily starts were the following – New York NY, Miami FL, Washington DC, Boston MA, and Los Angeles CA. Nonbuilding construction in May increased 2% to $132.4 billion (annual rate). Supporting the nonbuilding gain was a 44% jump for electric utilities from a lackluster April, although the May amount for electric utilities was still down 24% from the average monthly pace during 2012. The start of a $2.3 billion solar power facility in California lifted electric utilities in May; the next largest electric utility projects were two $300 million gasfired power plants, located in Delaware and Oregon. The public works categories in May showed varied behavior. Highway and bridge construction bounced back 11% after a 26% drop in April, continuing the upand-down pattern that's been present so far in 2013. Relative to last year, the stronger months for highway and bridge construction in 2013 have outweighed the weaker months, resulting in a 6% year-to-date gain. A 32% jump was reported in April for water supply systems, helped by the start of a $537 million desalination plant in California, and river/harbor development climbed 81% from a weak

April. On the negative side, sewer construction in May dropped 14%, sliding for the third month in a row. A steep 63% plunge was reported in May for miscellaneous public works, falling back after an elevated April that included the start of three large rail-related projects. The 3% downturn for total construction starts on an unadjusted basis during the first five months of 2013 reflected a 29% pullback for nonbuilding construction. While the public works portion of nonbuilding construction was up 5% year-to-date, electric utilities were down 70%. The first five months of 2012 featured an exceptional amount of large electric utility projects to reach the construction start stage, led by two nuclear projects – $8.5 billion for Units 3 and 4 at the Vogtle nuclear power facility in Georgia and $8.5 billion for Units 2 and 3 at the V.C. Summer nuclear power facility in South Carolina. Additional large electric utility projects that reached the construction start stage in the first five months of 2012 included a $1.3 billion gas-fired power plant in Florida, a $1.1 billion gasfired power plant in Virginia, and a $1.1 billion solar energy complex in California. So far in 2013, the largest electric utility projects to reach the construction start stage are the $2.3 billion solar power facility in California and a $1.2 billion upgrade to Continued on page 21

NO E! RG CHA

ON-SITE CONSULTATION ON HAZARDOUS MATERIALS Our staff provides your business with: • Fifty percent reimbursement up to $500 for hazardous waste improvements • A hazardous waste directory for quick answers • Disposal options for common wastes • Step-by-step info to become an EnviroStar Schedule a visit now! Call Trevor Fernandes, 206-263-3066 or Sue Hamilton, 206-263-3045

BUG SPRAY

1301_3023hazwONSITEad.ai wgab

G el Stain

Deck Stain

You have paid for these services in your utility fees use them!

We’ve Moved!

7801 Lake City Way NE On-Site Northwest • July 2013

ON-SITE May ...continued from page 20 a coal-fired generating plant in Kentucky. Residential building in the first five months of 2013 advanced 32% compared to last year, reflecting similar gains for single family housing, up 32%; and multifamily housing, up 30%. Nonresidential building during this year's first five months retreated 8%, due to a 13% drop for the institutional categories as well as a 20% decline for manufacturing plants. Commercial building on a year-to-date basis registered a 2% gain from last year.

By geography, total construction starts during the first five months of 2013 featured gains in three regions – the West, up 10%; the Northeast, up 7%; and the South Central, up 6%. Year-to-date shortfalls were reported for two regions – the Midwest, down 7%; and the South Atlantic, down 22%. If electric utilities are excluded from the construction start statistics in the South Atlantic, that region would post a 23% year-to-date gain.

5 reasons to use rentegration 1. Access - Rentegration.com is a web 4. Management Database - Rentegrabased, multi-user software offering cus- tion.com is an easy to use, database drivtomers 24/7 access to forms generation, en software. Most form fields are auto populated from the database. The modarchives, property management data- Tenant Color Standards for National Network Logo base, basic accounting, vendor ordering ules are all integrated and work together. For example, a customer can use the rent• Logos are provided on the CD in all three forms: and other services. all black, reversed to white, or in PMS 280 Blue/PMS 7543 Gray spot or 4/color applications. roll function to identify all delinquencies, Please see below for specific use examples. 2. Rental and Lease Forms - Unlimited apply fees, and create eviction forms with • No other colors are acceptable for use for the logo. use of •aNofull line of state specific rental a few clicks altering of the logo is allowed. If you have a special circumstance that simple requires something notof the mouse. and lease forms. provided on the CD,All pleaseRentegration.com call NTN NaTioNaL HeadquarTerS 1.800.228.0989 for assistance. Logoscreated should not be put a busy background. forms •are byoverattorneys and/or 5. Value - Large property management companies that use Rentegration.com local rental housing associations. forWHITE only generation will save time BLACK (withforms 40% gray circle) 3. Simplified Accounting - Owners and money over other methods. Mid and managers can track income and ex- and small size property managers and pense for each unit, property and compa- independent rental owners can manage ny. Perfect for mid and small size property their entire business at a fraction of the managers and independent rental own- cost of other software and forms. ers, who neither have the need or budget for larger, more expensive software.

www.prnewswire.com

PMS 280/Gray PMS 7543 Exclusive Blue Industry Partner of:

Scan For Special Offer

uNaCCePTaBLe CoLor uSaGe

do NoT alter in any way

do NoT change the color

WA-RTG-20 Washington

CHECK-IN/CHE

CK-OUT CONDIT

OR-RTG-20 Oregon

CHECK-IN/CHECK-OUT CONDITION

REPORT 48-HOUR

ION REPORT

TENANT(S): __________ ADDRESS: __________ ______________________________ ____________________ ____________________ ______ CITY: __________ __________________UN ____________________ IT: ______________ _____ STATE: ________ Rating Scale = (E)Excellent ZIP: _________________ (VG) Very Good (G)Good (F)Fair ((P)Poor P)Poor IN Out LIVING AREAS WA-RTG-40 Washington In Out KITCHEN In Out BEDROOM 3

NOTICE OF ENTRY TENANT(S): ___________________ ______________________________________ _________ ADDRESS: ___________________ _____________________________UNIT: TENANT(S): ______________________ ______________

___________ ADDRESS: ___________ PET AGREEMENTCITY: ___________________________________ STATE: ________ ZIP: _________________ ______________________ ___________________ D DATE:_____ _____________ CITY:

TENANT INFORMATION

Rating Scale = (E)Excellent (V (VG) G) Very Good

TENANT(S): ____________________________________________________ DATE:________ IN ADDRESS: ____________________________________________________ UNIT: _________ LIVING AREAS CITY: _________________________________________ STATE: __________ ZIP: _________ DESCRIPTION OF PET(S)

Walls

Windows Blinds/Drapes Rods Floor

KITCHEN

Walls Stove/Racks Refrigerator Ice Trays Shelves/Drawer

Doors/Woodwork

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

1) The pet(s) shall be on a leash or otherwise under tenantÕ Garbage s control Cans when it is outside the tenantÕ s dwelling unit. TV Antenna/Cable 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly. 3) Tenant(s) are responsible for the conduct of their pet(s) Fireplace at all times. 4) Tenant(s) are liable for all damages caused by their pet(s). 5) Tenant(s) shall pay the additional security deposit listedCleanliness above and/or their rental agreement as a condition to keeping the pet(s) listed above. 6) Tenant(s) shall not allow their pets to cause any sort of disturbance or injury to the BEDROOM other tenants, guests, landlord or any other persons lawfully on the premises. 1 7) Tenant(s) shall immediately report to landlord any typeWalls of damage or injury caused by their pet. Windows 8) This agreement is incorporated into and shall become part of the rental agreement exe -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. _____________________________ Landlord

Rods

______________________________ Floor Tenant ______________________________ Light Fixtures Tenant Doors/Woodwork

Locks Ceilings Electrical Outlets

Out

Disposal

BEDROOM 3

Out

48-HOUR NOTICE OF ENTRY

Pursuant to RCW 59.18.150, this is your 48 hour notice that entering the dwelling your la landlord or their agents unit and ______________________ premises located at (Address) will be ______________________ ______________________ ____________ on between the hours of (Date) and . (Time) (Time) The entry will occur for the ______________________ following purpose: ___________ Doors/Woodwork___________ ______________________ _________________________________ ___________ ______________________ Locks ______________________ _ _

Dishwasher

Counter Tops

Cabinets

Sink

Floor

Walls

Windows

Blinds/Drapes

Ceilings

BATH ROOM

BEDROOM 1

Electric Outlets

BEDROOM 2

Landlord

Phone

Windows

Blinds/Drapes

BATH ROOM Towel Bars

Method of Service:

Personal Service:

* Add one additional

BEDROOM 2 Walls Windows Blinds/Drapes Rods

Light Fixtures Doors/Woodwork Locks Ceilings Electric Outlets

may be reproduced without written

Post and Mail:

day for compliance

Sink & Vanity

Floor

do NoT put over a busy background

Rods

Floor

Light Fixtures

if served by post

sales@rentegration.com 02

* and m mail. Essential Services

Toilet Tub/Shower Fan (Exhaust) Floor Electric Outlets Light Fixtures

of this form may

be reproduced without

written permission.

Essential Services Plumbing Heating Electricity Hot Water

Smoke Detectors

On-Site Northwest • July 2013

___ ___________________ U UNIT: _________ ___________________ STATE: __________ ZIP: _________

______________________

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

arizona, alaska, california, colorado, delaware, florida, georgia, illinois, indiana, kansas, kentucky, massachusetts, nevada, new Jersey, new york, north carolina, ohio, oregon, pennsylvania, texas, utah, washington, washington d.c., west virginia & more.

www.rentegration.com 503-933-6437 Carpet/Vinyl/Wood

Light Fixtures

AGREEMENT

Out

state specific forms for

PMS 280/PMS 7543 over color

of this form may

be reproduced without

written permission.

permission.

ON-SITE

Rental ...continued from front page Washington residents www.ecyclewashington.org Oregon residents www.deq.state.or.us/lq/ecycle/ index.htm

computer monitor that are toxic to humans and animals. Recycling electronics keeps these toxic materials out of the environment and our food chain.

If saving money isn’t reason enough to recycle, think about what we are throwing “away” when we trash our electronics. TVs, computers and monitors contain reusable metals such as copper, aluminum and steel as well as hazardous materials that need to be kept out of our environment. There are several pounds of lead, cadmium and mercury in every old “tube” type TV or

If you would like to receive information you can distribute to your tenants so they know where to take their old electronics when the time comes or if you have questions about recycling electronics, contact Miles Kuntz (360) 4077157, Miles.Kuntz@ecy.wa.gov, in Washington or Michelle Shepperd (503) 229-6724, Shepperd.Michelle@deq.state. or.us in Oregon.

Dryer Vent Solutions

Specializing in Condominiums and Multi-Unit Apartments

Repairs Problem vents Bird nests Re-vents Bird guards

5-398-5001

OM 42 LEANING.C

NTC

DRYERVE

425-398-5001

ON N SOLUTI

DRYER VE

DRYERVENTCLEANING.COM

THE DRYER VENT CLEANING EXPERTS

On-Site Northwest • July 2013

New Windows are a GREAT Investment! 3 Energy-efficient windows will give you the competitive edge to improve occupancy rates. 3 Beautiful new windows from Milgard windows will increase tenant satisfaction by lowering their utility bills, increasing their comfort and reducing outside noise. 3 Milgard windows are virtually maintenance-free to save you time and money. 3 If you have an electrically-heated 5+ unit building in Tacoma Power or Seattle City Light’s service area, be sure to ask us about new window rebates!

New Energy-Efficient Windows Attract New Tenants!

“We were very pleased with their work and would definitely use them again.” – Ed and Sharon Bezy via Angies List

SRC WINDOWS A SOLID ROCK COMPANY

Call or E-MAIL TODAY

FOR A FREE, NO OBLIGATION ESTIMATE

800-870-2488 srcwindows@msn.com

Call or E-MAIL TODAY

LICENSED, BONDED, INSURED • REGISTERED UTILITIES CONTRACTOR • MEMBER: RHA, MBA, BBB WA Contractors Lic. #SRC••981KM On-Site Northwest • July 2013

Temp Staffing

NEED STAFFING?

Don’t Take Chances With Staffing! Our Temps are Tested, Trained, Experienced and Fully Insured!

Daily • Weekly • Monthly • Permanent Placement Temporary

On-Site Staff

Managers • Leasing Agents • Maintenance

The Northwest’s Largest Apartment Staffing Services!

(425) 456-3663 • (503) 644-8233

Seattle/Tacoma Portland/Beaverton www.apartmentadvantage.com

On-Site Northwest • July 2013

METRO

Published 17 Years

Professional Publishing, Inc

www.TheLandlordTimes.com

PORTLAND & VANCOUVER

July 2013

Get Social With The Landlord Times

MONTHLY CIRCULATION TO MORE THAN 20,000 IN PORTLAND/VANCOUVER APARTMENT OWNERS, PROPERTY MANAGERS, ON-SITE & MAINTENANCE PERSONNEL Published in association with: METRO Multifamily Housing Association; Rental Housing Association of Oregon; IREM & Clark County Rental Association

HUD Awards $3 Million to City of Portland to Address Lead Hazards in 300 Homes Funding to make low-income housing safer and healthier, especially for children The U.S. Department of Housing and Urban Development (HUD) recently announced that the City of Portland is one of 38 local projects nationwide to win a grant to protect children and families from the hazards of lead-based paint and from other home health and safety hazards. The City of Portland will use its $3 million HUD Lead Based Paint Hazard Reduction Demonstration Grant to address lead hazards in 300 homes occupied by low-income families with children. The effort is a partnership with Multnomah County, the Healthy Homes Coalition of Multnomah County, the Professional Publishing, Inc PO Box 30327 Portland, OR 972943327

Current Resident or

PRSRT STD US Postage PAID Portland, OR Permit #5460

Community Energy Project, the Community Alliance of Tenants, the Fair Housing Council of Oregon and Growing Gardens. This is the sixth Lead Hazard Control grant the City has received from HUD. The first was awarded in 1998 and, since then, the City has addressed hazards in just under 1,600 homes. Recently's awards are a part of $98.3 million in funds awarded to 38 projects across the country to clean up lead paint hazards and other health hazards in 6,373 high-risk homes, train workers in lead-safe work practices, and increase public awareness about childhood lead poisoning. Lead is a known toxin that can impair children's development and have effects lasting into adulthood. "Childhood lead poisoning is completely preventable and that's exactly what these funds are designed to do," said HUD Deputy Secretary Maurice Jones. "Portland and the other comContinued on page 7

PRESIDENT'S MESSAGE Page 6

PRESIDENT'S MESSAGE Page 10 Chapter 29 Institute of Real Estate Management

MOVE ‘EM IN, MOVE ‘EM OUT Page 14

Clark County Rental Association

LIST OF IMPROVING HOUSING MARKETS RISES TO 263 METROS IN JUNE

Notice of Disturbance/ Noncompliance OR MO17

The Notice of Disturbance/Noncompliance has many uses and advantages for the landlord. One of a landlord’s biggest errors is not demanding tenants follow the rules of the rental agreement. This form enables a written record of any rule breaking or noncompliant behavior. Oregon landlord/tenant law allows for noncompliance fees for specific reasons and this form is a handy way of advising the tenant of the violations and a formal request for payment of the fee. This form is the most diplomatic way to inform a tenant’s violations without threatening immediate termination. OREGON

NOTICE OF DISTURBANCE / NONCOMPLIANCE OM SAMPLE SAMPLE SAMPLE DATE __________________________________________ PROPERTY NAME / NUMBER ___________________________________________________________________________________________________________________________________________________________________ _ __ __ __ __ __ __ __ __ __ __ ___ __ ___ ___ ___ ___ __ __ __ __ __ _ _ __ ___ __ ___ ___ __ __ ___ __ ___ __ __ __ __ RESIDENT NAME(S)

SAMPLE

___________________________________________________________________________

SAMPLE

___________________________________________________________________________

SAMPLE

___________________________________________________________________________ __ __ __ ___ __ ___ ___ __ __ __ __ __ __ __ __ ___ __ ___ ___ ___ ___ __ __ __ __ __ ___ __ ___ __ __ _

SAMPLE

___________________________________________________________________________ __ __ __ ___ __ ___ __ __ ___ __ ___ ___ ___ ___ ___ ___ __ __ _

SAMPLE

_ __ ___________________________________________________________________________ ___ __ ___ __ __ ___ __ __

SAMPLE

___________________________________________________________________________ __ __ __ ___ __ __ __ ___ __ ___ __ __ __ __ __ ___ __ ___ ___ ___ ___ __

SAMPLE SAMPLE UNIT NUMBER ___________________________________ STREET ADDRESS ___________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ __ __ ___ __ ___ ___ ___ ___ ___ ___ __ __ __ __ ___ __ ___ ___ ___ ___ __ __ __ __ __ ___ __ ___ __ __ ___ __ __ __ __ __ __ ___ __ __ SAMPLE SAMPLE SAMPLE CITY ___________________________________________________________________________________________________________________________________________________ STATE T TA ZIP _____________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ __ __ __ __ __ _ STA ___________________________________ ___ __ __ __ ___ __ ___ __ __ _ _ __ __ __ WARNING: Your Rental Agreement, the rental rules and regulations, gulations, and the landlord-tenant dlord-tenant laws require all residents to follow basic rules to e to pro y and retain a quality rental community. It has come to our protect the safety and quiet enjoyment of all residents, prevent da damage property attention that you are not complying with the following: c X

BED BUGGED?

Call Bugaboo Pest 503-289-0576 www.bugaboopest.com

Disturbances

c X

Unauthorized rized window coverings/signs verings/sign

. c ) X Improper use of vehicles within Premises (fee of $____________

c X Damage to property

ed occupant/guest occupant/gu t c X Unauthorized

c X Unsightly patio/balcony/porch

. c an up pet waste (fee e of $_____________ ) X Failure to clean

. ) c X Late payment of utility or service charge (fee of $____________ . c ) X Parking violations (fee of $____________

c X Unit needs to be cleaned

. c (fee of $____________ clea up garbage/rubbish/waste ga bage/rubbi ) X Failure to clean

c X Unauthorized pet

c X Satellite dish

. mo xide alarm a ) c tampering (fee of $____________ X Smoke alarm/carbon monoxide

c X Other

SAMPLE Date & Time of Violation:__________________________________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ __ __ ___ __ ___ __ __ ___ __ ___ ___ ___ __ ___ __ __ __ ___ __ ___ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ ___ __ ___ __ ___ ___ ___ __ __ ___ __ ___ __ __ __ __ SAMPLE Location of Violation:_________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ __ __ __ ___ __ ___ __ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ __ __ ___ __ ___ ___ __ __ ___ __ __ Describe Violation:_____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

SAMPLE

________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ ____ ___ ___ ___ ___ ___ ___ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ ___ ___ ___ __ __ ___ __ ___ __ _ __ ___ __ __ __ __ __ __ ___ __ ___ __ __ ___ __ ___ ___ __ __ __ __

________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ __ ___ __ ___ __ ___ __ ___ ___ ___ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ ___ __ ___ __ ___ __ __ ___ __ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ __ __ _ ___ __ __ __ ___ __ ___ ___ __ __ ___ __ ___ __ __ _

________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ _ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ _ __ ___ __ ___ __ __ ___ __ __ __ __ __ __ ___ __ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ __ __ ___ __ ___ __ __ ___ __ __ __ _ ___ __ ___ ___ ___ ___ __

________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ __ __ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ ___ ___ __ ___ __ __ ___ __ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ __ __ ___ __ __ _ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __

________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ __ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ __ __ ___ __ ___ ___ __ ___ __ ___ ___ ___ ___ ___ ___ __ __ ___ __ ___ __ ___ __ __ __ ___ __ ___ __ __ ___ __ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ __ __ ___ __ ___ ___ ___ __

________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ ___ __ __ ___ __ ___ ___ ___ ___ ___ ___ __ ___ __ ___ ___ __ __ ___ __ ___ __ __ ___ __ ___ ___ ___ ___ ___ ___ __ __ __ __ _ ___ __ __ __ __ __ __ ___ __ ___ __

________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ ___ __ __ __ ___ __ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ __ __ ___ __ ___ __ ___ __ __ __ ___ __ ___ ___ __ __ ___ __ ___ __ __ ___ __ ___ ___ __ __ ___ __ __ __ __ __ ___ __ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ __ __ ___ __ __

________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ _ __ ___ __ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ __ __ __ __ __ ___ __ ___ ___ ___ ___ __ __ ___ __ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ __ _ __ ___ __ ___ __ __ ___ __ ___ ___ __ __ ___ __ ___ __ __ __ __ __ ___ __ __ __ ___ __ ___ __ __ ___ __ ___ __ __ _

.__ The total fees for all violations except for smoke alarm/carbon monoxide e alarm tampering tam ng are $ __________________________ (may not exceed $50.00). __ __ __ __ __ ___ __ ___ __ The total fee for smoke alarm/carbon monoxide alarm tampering is s $__ __________________________ _ ___ __ ___ ___ ___ __ ___ __ ___ ___ __ __ __ __ __ ___ __ __ __ __. __ Payment is due immediately. Make payment to Owner/Agent. The violation(s) is/are (check which applies):

s served on the date te set forth above (check which applies): This not notice was

c X a separate and distinct violation

c Personally Perso lly on the Resident Reside att

c X a series or group of violations

______________________________ _

(time)

c If the written Rent Rentall Agreeme Agreement allows, posted on the main entrance to the dwelling and mailed first class mail dwe ng unit u

c X a continuous or ongoing violation

c Mailed first class mail only

NATURE OF VIOLATION (check all that apply):

We hope it was simply an oversight on your part that resulted in the violation(s violation(s). However, you are required to discontinue the conduct listed above or correct the violation(s) immediately. Failure ailure to pay any non-compliance non mpliance fee, discontinue the conduct, or correct the violation(s), or any reoccurrence of the conduct/violation(s) listed above, bove, may ma result in termination termi tio of your tenancy. For a continuous or ongoing violation, willl remain effective for 12 months and may be renewed with a new warning prior to the end of the on, this notice n 12-month period. THANK YOU FOR YOUR COOPERATION OOPERAT A ION AT

OWNE OWNER/AGENT

____________________________________________________________________________________________________________________

ADDRESS

____________________________________________________________________________________________________________________

SAMPLE SAMPLE

____________________________________________________________________________________________________________________

TELEPHONE ON SITE

RESIDENT

SAMPLE

____________________________________________________________________________________________________________________

MAIN OFFICE (IF REQUIRED)

CORRECTION The June edition of The Landlord Times - Metro featured an interview with Joseph Chaplik, President of Joseph Bernard Investment Real Estate. The headline should have read “6 Questions with Joseph Chaplik.”

Thinking of buying or selling?

We are the apartment experts.

The Professional Approach to Apartment Investing. Apartment Brokerage Wealth Building Asset Management Joseph Chaplik

Now Hiring!

President / Principal Broker

Please call or visit our website for details.

503.546.9390 | www.josephbernard.net 2

The Landlord Times - Metro • July 2013

Are your WINDOWS & DOORS

old , drafty, leaking, hard to work, foggy , metal framed , stormed , Ugly ? " Want to be more comfortable and safe and improve the efficiency ?

Increase Rents ?

We Can Help You !

Retain Renters ?

We support local & USA Companies

Weatherization experts for Rental property SF to large Apt complexes Private Homes WINDOWS DOORS INSULATION We provide the product and Install

Whatâ&#x20AC;&#x2122;s New ?

Yes there are incentives Ask us about Energy Trust of Oregon Cash Incentives State Tax Credits & Fed Tax Credits

Goose Hollow Window Co. Inc www.goosehwc.com Licensed Bonded Insured

CCB 53631 1987 General Contractor

Free Estimates Mary Mann Owner Estimator

503-620-0898

25+ Years +HOSLQJ RZQHUV 5+$*3 "As a trade ally contractor of Energy Trust of Oregon, we can help with cash incentives and state energy tax credits to improve the energy efficiency of your home."

spectrumtradeshow_2013_brochure_v1.indd 1

6/21/13 2:09 PM

MULTIFAMILY NW President • Paul Hoevet Past President • Jeff Denson Vice President • Pam McKenna Secretary • Kirsten Bailey Treasurer • Chris Hermanski

PAUL HOEVET

16083 SW Upper Boones Ferry Road, Suite 105, Tigard, OR 97224 503-213-1281, 503-213-1288 Fax www.multifamilynw.org

Multifamily NW President

Hello Everyone. July 1st marked the day that Fair Housing testing was to begin within the City of Portland. The City has signed a contract with the Fair Housing Center of Washington to oversee testing by the Fair Housing Council of Oregon. The Center has until end of 2014 to conduct a maximum of 50 rental tests and no more than 20 follow up tests. Multifamily NW and its members pride themselves in the Promotion of Quality Rental Housing. Compliance with Fair Housing regulations is a large focus of our educational offerings and outreach programs. If you have new hires, it is very important that you get them signed up for a fair housing fundamentals class. Did you know that the most frequent Fair Housing complaint in the country is for the failure to consider a request for a Reasonable Accommodation? All requests must be considered! Ideally the requests would be centralized with one or two individuals that understand both the complexity and importance of the request. Although we train people to use the Reasonable Accommodation form you cannot require the form if they hand you a piece of paper that substantially covers the same infor-

President's Message mation. You may ask for the form to be completed if the disability, and its connection to the request, is not readily recognizable to a reasonable person. Other types of Fair Housing complaints that occur with frequency are: National Origin, Familial Status, Race and Color. Other things to consider are: Does your company have an e-mail policy regarding length of time for reply? Are your leasing agents instructed to use the same route each time they show a unit? Do you document all pricing specials? When someone calls with an inquiry about the community, does your leasing agent attempt to prescreen the individual for level of interest rather than encouraging all callers to come in and tour the property? All of these issues, and many more, can expose you to a possible Fair Housing complaint. Remember, there are three words to keep in mind for your company to successfully comply with Fair Housing: Consistency, Consistency, Consistency! Multifamily NW will keep you abreast of Fair Housing issues, testing, and enforcement. All while continuing to advocate strongly for transparency in the process and the

need for testing to be done by an independent third party with no philosophical or monetary interest in the outcome. For more information regarding our educational offerings and/or ad-

vocacy efforts, please visit our website at www.multifamilynw.org or call us at 503-213-1281

Multifamily NW 2013 Events: MARK YOUR CALENDAR! July 17, 2013 9:00 AM - 2:00 PM ELEVATE: New Hire Class July 22, 2013 9:00 AM - 1:00 PM ELEVATE: Lease Renewals and Expirations July 24, 2013 9:00 AM - 1:00 PM ELEVATE: Sales & Leasing July 25, 2013 8:00 AM - 12:00 PM ELEVATE: Maintenance & Customer Service

August 6, 2013 1:00 PM - 5:00 PM ELEVATE: Oregon Landlord/ Tenant Law Part I August 9, 2013 12:00 PM - 1:00 PM It's the Law Lunchtime Series: Crazy But True: Stories From a Full Moon August 13, 2013 9:00 AM - 1:00 PM ELEVATE: Telephone Techniques August 14, 2013 6:30 PM - 8:00 PM Landlord Study Hall - Take Control of Utility Costs and other Methods to Improve Cash Flow

visit www.multifamilynw.org for more dates

Got Leaks? Is there a leak lurking around your property? High water bill? Hear water running? Be safe! Find out!

Undetected leaks can threaten property values and repairs will be more costly. Avoid hit and miss digging. Save your property! Our highly trained specialists use advanced technology to accurately locate water lines and leaks. We save you time, money and frustration. • Leak Detection on water and sewer lines • Video inspection of sewer and drain lines • Line locating of all utility lines including PVC • Cause & Origin investigation for water damage • Leak detection and inspection on Pools & Spas

Call 503/777-0253 888/777-5325 CCB #164212

www.americanleakdetection.com

The Landlord Times - Metro • July 2013

DZ &

What Were You Thinking Moments!

DANA BROWN AND ZACH HOWELL

RHA

Rental Housing Association of Greater Portland www.RHAGP.org

Tenant Retention Class

the proper repair, I put my maintenance staff at risk,. My lesson learned is to train your whole team on the current law and codes for electrical work as well as common diagnosis and repairs, and when and where he or she should make a call to the electrician before putting themselves in harms way. D – Sorry that this lesson was so costly. This is a moment to learn from to ensure that your whole company understands the appropriate procedures for electrical. Z - It is unfortunate that someone had to be put at risk before realizing that they were in over their head. It’s a sad fact that most techs in this industry do not receive proper training in electrical repairs and diagnosis, let alone basic electrical theory, how to keep themselves safe and follow a problem from symptom to source. The multifamily industry is regulated in different ways in different states and that can have a major impact on what repairs can be made and who can make them. For example in the state of Oregon the multifamily industry and the employees performing electrical repairs on the

Landlord Education Classes Call 503/254-4723 Measuring Your Facebook Success for Property Owners

Thursday July 11, 2013 6:30pm at RHA Office 10520 NE Weidler Tuesday July 23, 2013 6:30pm Portland 97220 at Standard TV & Appliance 3600 & Thursday August 8, 2013 6:30pm SW Hall Blvd. Beaverton 97005 & at Standard TV & Appliance 3600 SW Hall Blvd. Beaverton 97005 Tuesday August 27, 2013 6:30pm at RHA Office 10520 NE Weidler Taught by Ron Garcia, Portland 97220 The Garcia Group Taught by Guy Edwards, Brainjar Vacancies are expensive. How Media can we minimize vacancies? In this class Facebook will be What are we doing or not doing made accessible to you and your that may cause them to happen business, focusing on how to more often? What can we do determine if your Facebook page to prevent problem tenants and is working and how advertising vacancies from occuring in the can be beneficial for any budget. first place, and also eliminate Other topics include: security, errors and faults-in order to best practices and recent play like a pro? Come learn the updates. answers to these questions and more. $25/Members, $25.00/Member, $35/non-members $35.00/Non-Member

Ultimate Cleaning Solutions specializes in apartments move-in and move-out cleaning services. We will make sure that your vacated apartment or rental property is ready for the next client. First impression is important and therefore, our goal is to help you show your prospective client a polished, clean and inviting apartment! Ultimate Cleaning Solutions can make a vacant apartment, or office “move-in” ready by cleaning everything from top to bottom. You can feel confident that we are busy returning your rental to showcase condition. We are ready to help you! Our services include move in/move out cleaning services to apartment community managers and individuals owning rental property. We are your one-call apartment turnover solution.

RENTAL HOUSING ASSOCIATION OF GREATER PORTLAND 10520 NE Weidler Portland OR 97220 Since 1927 the Rental Housing Association of Greater Portland has held the standard in community participation for landlords providing affordable housing in Oregon. 4

You can contact us at: 503-521-7458 or office@ultimatecleaninginc.com The Landlord Times - Metro • July 2013

D&Z

...continued from page 4 cover you are crossing the line and should have an electrician perform that work as well.

room can be replaced with another light track, even if design or finish wise they are not identical , as long as its meets the same code. On the other hand, to upgrade a regular receptacle outlet to a GFCI would not count as like with like ,because in essence you are upgrading the function and purpose of the that component This should be done by a licensed electrician. 3. Up to the panel: Only components that fall outside of the electrical panel should be worked on by onsite staff. This means if you have to remove the breaker panel

These are obviously just guidelines and all state and local jurisdictions will trump this view (as outlined in the Washington example above. But, for other areas that are not as tightly regulated this 1,2,3 guideline of pre-existing, like with like, up to the panel, and some basic training will help keep your staff safe and ensure that they understand the parameters of what they should and shouldn’t be working on.

METRO

PORTLAND & VANCOUVER

STAFF Publisher Will Johnson • will@propubinc.com

Editor Andrea Coulter • andrea@propubinc.com

Circulation Manager Andrea Coulter • andrea@propubinc.com

Serving the Portland/Vancouver Multifamily Housing Industry More than 21,000 Distributed Monthly www. TheLandlordTimes.com

Andrea Coulter • andrea@propubinc.com

Advertising Sales Will Johnson • will@propubinc.com Terry Hokenson • terry@propubinc.com

Dana Brown and Zach Howell have been working and training Managers and Maintenance staff in the property management industry for 20 + years. They are excited to give back and share the crazy stories that can only happen in our industry. We would love it if you would share your stories and “WHAT WERE YOU THINKING” moments with us as well as questions that you need answers to. Dana can be reached at: dana@multifamilynw.org. Zach can be reached at: zach@aminstitute.net

www.TheLandlordTimes.com Aloha Pressure Washing & Roofing Co • • • •

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. Metro Apartment Manager is produced monthly and is published by Professional Publishing Inc. An Oregon Corporation. PO Box 30327 Portland, OR 97294-3327. (503) 221-1260 • (800) 398-6751 Copyright 2013. All rights reserved.

Designer

Licensed, Bonded and Insured Workers Comp CCB# 147562

Call for a free estimate

Call Freddy Today! 503-649-6849

Full ull Service Roof Replacement Roof Repair & Maintenance Maintenance Leak Repairs We e Install, Replace or Recover Roofs with or without a Tear T Off • We e Offer 20 yr, 30 yr, 40 yr, 50 yr and Presidential esidential TL for Composition Roofs • We e also Provide Services for Composition Roofs, Tile e Roofs • Steep Roof Specialists no Job too Big or too Small, only only using the Best Quality of Material

20 Years in Business We Provide Local References freddy@alohapressurewashing.com / www.alohapressurewashing.com

“If It’s Plumbing, We Have It!” • Since 1927 ®

The Property Maintenance Specialists! • Thousands Of Hard-To-Find Repair Parts In Stock Need Help? Get Free Advice From Our Plumbing Pros! • Volume Discounts • Delivery • More!

Kitchen Sink

BLANCO Stainless 33”x22” double bowl #200560921 MSRP: $160.00

BLANCO stainless 25”x22” size. #200560972 MSRP: $125.00

WOW!

.95

Faucet Cartridge Fits single handle MOEN lavatory & shower faucets. Nylon. Keep extras on hand! Perfect Match #60063718

Now: $7.69

BUY 12 OR MORE: $6.99 each

“The Water Heater King!”®

SUPER DEAL!

.95

Economy Toilet

Kitchen Faucet $

SUPER DEAL!

.95

Diverter Tub Spout QUALITY SOLID BRASS!

1.6 gallon water-saver flush. White. Round bowl. #200528807 + 200528815 Less seat. MSRP: $159.50

Top quality and designed to take a beating from daily tenant use! Fits 1/2” or 3/4” pipe. Chrome. #210703083. MSRP: $47.39

1 handle. Non metallic. Swing spout. Chrome. #210701846

2 handle. Precise control. Non metallic. Swing spout. Chrome. #210701722

SUPER SAVER!

.95

Kitchen Faucet

.95

SUPER DEAL!

.95

FREE DELIVERY! Stay on the job and let us bring what you need. Our FREE Premiere Delivery service is available in the Portland Metro area.

Call for details!

George Morlan

Plumbing Supply Premiere Delivery

similar.

George Morlan Plumbing Supply MOST LOCATIONS OPEN 7 DAYS A WEEK (Pro Sales closed Saturdays & Sundays.)

PRO SALES • BEAVERTON

S.E. PORTLAND

N.W. PORTLAND

TIGARD

5805 SW107th (at Allen Blvd)

5529 SE Foster Road

2222 NW Raleigh Street

12585 SW Pacific Hwy.

399 Lancaster Drive NE

61455 S. 3rd (Old Hwy. 97)

1340 SE 2nd Street

3748 SE High School Drive

503-641-3000 SALEM

503-375-0200

503-771-1145 BEND 541-330-1777

503-224-7000 WARRENTON

503-861-3000

503-624-7381 LINCOLN CITY 541-994-3880

Mention this ad to receive special pricing. Expires 6/30/2013. The Landlord Times - Metro • July 2013

RENTAL HOUSING ASSOCIATION OF GREATER PORTLAND

President • Elizabeth Carpenter Past President • Phil Owen Vice President • Robin Lashbaugh Secretary • Lynne Whitney Treasurer • Jon Moon Office Manager • Alita Dougherty Member Services • Cari Pierce Bookkeeper • Pam Van Loon

10520 NE Weidler Portland, OR 97220 (503) 254-4723 • fax (503) 254-4821 info@rhagp.org http://www.rhagp.org

Welcome to summer…in Oregon! Mark your calendar for the Rental Housing Association annual picnic at Oaks Park. The event will be held on Wednesday, August 14, 2013 at 3:30pm for only $5 per person, kids under 12 free! New this year will be a Vendor Fair to meet those who support your business. Many members leverage the picnic as their company party! Share the event with your friends, family and co-workers. RSVP at 503-254-4723.

President' s Message

What does membership mean to you? For some of us, being part of a group is almost automatic. For others, it means participating at a higher level, coaching, being involved. Our numbers are more than 1765 strong. That is a loud voice, when we come together. We enjoy a large pool of experience, opinions and opportunities to leverage each other.

RENTAL HOUSING ASSOCIATION OF GREATER PORTLAND 2013 CALENDAR JULY 11 TENANT RETENTION – 6:30 PM PRESENTER: RON GARCIA, THE GARCIA GROUP RHAGP CONFERENCE ROOM JULY 16 VENDOR HAPPY HOUR RHAGP CONFERENCE ROOM – 4:30 PM - FREE JULY 17 DINNER MEETING – RED LION – CONVENTION CENTER SPEAKER: DAVID HALSETH FAIR HOUSING JULY 18 FAIR HOUSING & SCREENING REVIEW RHAGP CONFERENCE ROOM – 6:30 PM PRESENTER: MARCIA GOHMAN, NATIONAL TENANT NETWORK

JULY 23 FACEBOOK SUCCESS FOR PROPERTY OWNERS – 6:30 PM PRESENTER: GUY EDWARDS, BRAINJAR MEADIA STANDARD TV & APPLIANCE JULY 25 MEMBER INFO/MENTOR SESSION – 6:00 PM TO 8:00 PM RHAGP CONFERENCE ROOM – NO CHARGE AUGUST 8 TENANT RETENTION – 6:30 PM PRESENTER: RON GARCIA, THE GARCIA GROUP AUGUST 14 RHA ANNUAL PICNIC – 2ND WED. 3:00 PM OAKS PARK

CALL RHAGP FOR MORE INFORMATION AND TO REGISTER FOR EVENTS 503 254-4723 OR WWW.RHAGP.ORG/CALENDAR-EVENT

Member benefits: • The support of a full team of people to answer your questions. • Lobbyist Cindy Robert, voices our opinions and looks out for everything that may affect us. • Attorney written forms to keep us all safe…and legal. • Mentoring sessions – share knowledge and get help! Is it enough? Our members rely on the organization for support to provide fair housing to Oregonians. Members who engage during dinner meetings, participate on committees and respond to legislative alerts are working their business. Since 1927, members of the Rental Housing Association, a non-profit organization, have consistently supported our goals by volunteering their time and knowledge. We have some lofty goals for 2013. Some of those goals include freshening the look and feel of our marketing, featuring a face behind the title of “Landlord” and continuing to build credibility with our policymakers and the press.

ELIZABETH CARPENTER RHAGP President

July Dinner Meeting Change: Nick Fish will no longer be guest speaker at the July dinner meeting. Given recent bureau assignment changes made by Portland City Mayor Charlie Hales, the Bureau of Housing now falls within the responsibility of Commission Dan Saltzman. Visit www.rhagp.org for an update on the topic for the July dinner meeting, which will be held at 6pm, July 17, 2013 at the Red Lion-Convention Center 1020 NE Grand Avenue. New Education Coming By the time you read this update, we suspect that both HB 2639 (Section 8) and SB 91 (Landlord Tenant Coalition), will have been signed into law. Look for classes and opportunities to learn how these changes may affect your business and make sure you have a complete understanding of the new laws. Since 1927, the Rental Housing Association of Greater Portland has set the standard of landlord civic engagement and provided affordable housing to Oregonians. For more information on the RHAGP visit www.rhagp.org or contact us at 503-254-4723.

The Landlord Times - Metro • July 2013

Rental ...continued from front page

HUD ...continued from front page munities receiving these grants are helping their children grow up brighter, safer and healthier." "Providing healthy and safe homes for families and children is a top priority for HUD," said HUD Northwest Regional Administrator Mary McBride. "These additional resources enable HUD and this collaboration to continue fulfilling our commitment to protecting Portland's children from the hazards that can be caused by deteriorated lead paint, and mold that follows moisture intruding into the home." These grant programs of HUD's Office of Healthy Homes and Lead Hazard Control promote local efforts to eliminate dangerous lead hazards from lower income homes; stimulate private sector investment in lead hazard control; and educate the public about the dangers of lead-based paint. Lead Hazard Control Grant Programs Even though lead-based paint was banned for residential use in 1978, HUD estimates that approximately 24 million homes still have significant lead-based paint hazards recently. Lead-contaminated dust is the primary cause of lead exposure

and can lead to a variety of health problems in young children, including reduced IQ, learning disabilities, developmental delays, reduced height, and impaired hearing. At higher levels, lead can damage a child's kidneys and central nervous system and cause anemia, coma, convulsions and even death. The funding announced recently directs critical funds to cities, counties and states to eliminate dangerous lead paint hazards in thousands of privately-owned, low-income housing units. These funds are provided through HUD's Lead-Based Paint Hazard Control and Lead Hazard Reduction Demonstration grant programs. To expand the reach of HUD's Lead Hazard Control Program. HUD is also providing over $4.4 million to help communities transform their lead hazard control programs to address multiple housing-related hazards.

with. Here are links to each program’s website including how to find free drop-off locations in your area: Washington residents www.ecyclewashington.org Oregon residents www.deq.state.or.us/lq/ecycle/ index.htm If saving money isn’t reason enough to recycle, think about what we are throwing “away” when we trash our electronics. TVs, computers and monitors contain reusable metals such as copper, aluminum and steel as well as hazardous materials that need to be kept out of our environment. There are several

pounds of lead, cadmium and mercury in every old “tube” type TV or computer monitor that are toxic to humans and animals. Recycling electronics keeps these toxic materials out of the environment and our food chain. If you would like to receive information you can distribute to your tenants so they know where to take their old electronics when the time comes or if you have questions about recycling electronics, contact Miles Kuntz (360) 4077157, Miles.Kuntz@ecy.wa.gov, in Washington or Michelle Shepperd (503) 229-6724, Shepperd.Michelle@deq.state. or.us in Oregon.

www.hud.gov

Advertise in the Landlord Times - Metro Circulated to over 20,000 Apartment owners, On-site, and Maintenance personnel monthly. Call 503-221-1260 for more information. The Landlord Times - Metro • July 2013

8 #

Metro Manager • October 2008 TheApartment Landlord Times - Metro • July 2013

National ...continued from front page growth of greater than 4.0%. While the national growth rate has been slowly decelerating over the past eight quarters, it should also be noted that the current growth rate is still above the long-term average of 2.1%. Occupancy at the national level remained strong, measuring 94.7% in the second quarter of 2013. A year ago the occupancy rate stood at 94.3%. The improvement in occupancy has occurred despite an increasing wave of new apartment supply. During the second quarter, 40,739 new apartment units were delivered, up from 18,861 units delivered in the second quarter of 2012. Apartment deliveries have totaled 124,500 over the trailing 12 months. With the pace of new deliveries increasing, the total for new deliveries in 2013 should reach 185,348 units by the end of the year. Fewer Concessions Mean Higher Rents As the market has tightened over the past few years, it has become

increasingly difficult for renters to find rental concessions, at least in most MSAs. At the national level, concessions lowered asking rents 1.4% in the second quarter, which is the equivalent of five days free rent on a 12-month lease. For comparison, Axiometrics reported that concessions lowered asking rents 2.4% a year ago and 3.7% two years ago. The peak for concession values was in December 2009 when asking rents were lowered 7.5% by the use of concessions. Asset Class Performance Class C properties continued to outperform Class A and B properties for effective rent growth in the second quarter of 2013, a trend that began in October 2012. Over the prior year, effective rents increased 4.1% for Class C properties, compared to 2.9% and 3.4% for Class A and B, respectively. Class C properties have an average occupancy rate of 93.3%, which is the lowest of the three groups, but they do show the best year-over-year occupancy

National Performance by Asset Class

Class A B C

Annual Effective Rent Growth 2Q12 2Q13 4.6% 2.9% 3.8% 3.4% 3.8% 4.1%

Rank 1 2 3 4 5 6 7 8 9 10 11

(4.3%), 17. Miami-Miami BeachKendall, FL (4.2%), 22. Dallas-PlanoIrving, TX (3.9%), and 24. TampaSaint Petersburg-Clearwater, FL (3.8%). Top Markets for New Construction Axiometrics also reports that the strong apartment performance the past three years has spurred a rebound in construction activity in many MSAs. Specifically, new units will be delivered in 182 MSAs around

Annual Effective Rent Growth 9.8% 9.6% 8.9% 8.4% 6.9% 6.8% 6.8% 6.6% 6.5% 6.4% 6.0% 3.2%

Occupancy Rate 96.1% 96.4% 95.0% 95.9% 94.9% 95.5% 94.9% 98.0% 96.3% 95.8% 94.3% 94.7%

*Rank based on annual effective rent growth out of 88 MSAs

Occupancy Rate 2Q12 95.5% 94.9% 92.4%

growth. Class A properties have the highest occupancy rate at 95.2%, however this rate is 23 basis points lower than a year ago.

2Q13 95.2% 95.1% 93.3%

In addition to having all 11 of the top rent growth markets, California, Colorado, Florida, and Texas also had several other high-ranking MSAs for rent growth: 14. Austin-Round Rock, TX (4.5%), 16. Jacksonville, FL

the country in 2013, and national deliveries will increase from 87,077 units in 2012 to 185,348 units in 2013. Continued on page 13

New Listing! Weidler East Apartments 12 Units $930,000

Very Large Units Strong Rent Upside Near Gateway & Mall 205 Call Chuck Brazer 503-327-8237

www.equitypacificrealestate.com 136 NE 28th Ave, Portland, Oregon 97232

Metro Apartment The Landlord TimesManager - Metro â&#x20AC;˘ October July 20132008

INSTITUTE OF REAL ESTATE MANAGEMENT

President • Christina DuCote’, CPM, RPA President Elect • Cammie Allie, CPM, ARM Vice President-Member Services • Kimberly Fuhrer, CPM Vice President-Communications • Jocelyn Burmester, CPMC Vice President Education • Kathi Pearce, CPM Vice President-Finance • Stephanie MacPherson, CPMC IREM Chapter #29 11575 SW Pacific Hwy Suite 210 Tigard, OR 97223 (503) 228-0002 (503) 406-2003 fax

Move ‘em in, Move ‘em Out

While researching unique perspectives on move-ins and move-outs in the property management world, I kept attempting to resort to a metaphor. Then I came across the origin of the word “metaphor” itself, which means “to carry” in Greek. In the context of a typical metaphor, the “carrying” is referring to the sense of one word to a different word, but I figured there were other ways to manipulate the idiom. So after repeating “Moving tenants in and out of apartment complexes is like…” over and over in my head with no accurate figure of speech coming to mind, I started thinking of all the ways that “carrying” is associated with moving. Not only for the obvious reasons of moving boxes in and out, but in the mindset of a landlord, transferring and carrying out promises, papers and the term of the lease. What every owner or property manager of an apartment building needs to do first is establish move-in and moveout procedures. The only way to successfully move tenants in and out with the least amount of conflict is to enforce a set of procedures applicable to all. Having concrete guidelines to address all that comes up when a unit turns will facilitate smooth transitions. The move-out and move-in procedures will require checklists to ensure that the person overseeing the transition has a list to refer to when inspecting.

Let’s start with a typical move-out. When a tenant gives notice, utilize the amount of notice that is currently required in the market. Twenty days is plenty of time to coordinate with them a pre-move-out inspection which will not only benefit them, but benefit you in the long run as well. Come prepared with a “make ready checklist.” Schedule the necessary vendors (a carpet cleaner is almost always required.) Are the drapes gross and dusty? Do the current tenants want to/have time to clean them? Have they offered to do the nitty-gritty cleaning and have you highlighted how clean it has to be? If you thoroughly describe the condition that the apartment has to be in, it will ensure that nothing slips through the cracks upon move out. You don’t like having to clean more than you anticipated and do so in too short of an amount of time, just as much as past tenants despise receiving deposits back which are half of what they were expecting. Conduct the move-out inspection WITH the tenant present. Close respective utility accounts. CHANGE THE LOCKS! This is an important turnover task because no matter how friendly and moral driven a tenant may seem, they could have given a key to a friend over the past nine years of their tenancy, so who knows who could have access to that given unit! Ensure that the smoke detectors are working and have

The guide to successfully turning units

LOWEST PRICES GUARANTEED!

battery life. Lastly, spruce up the unit to prepare for walkthroughs. The past tenants should have left it in immaculate condition but if there’s anything that catches your eye, take the time to make those small adjustments because they will make a difference from the eye of a prospective tenant. After you have conducted walkthroughs and found the tenant of your dreams with a check in their hand and a green thumbs up on their application, you are ready to perform the correct steps for moving in a tenant. Schedule the move-in with them so that you accommodate their needs and show that you are available to welcome them into their new home. On the day that they settle in, open up their utility account to ensure that there are no date conflictions with the respective unit’s meter readings. On that same day take care of everything to do with the lease. Ensure that they have signed in all the necessary areas and have fully studied the terms and lease in its entirety. During their move-in walkthrough, require that they complete their move-in inspection form, so that you are not held liable for anything that they hadn’t caught after they have already moved in. Once all of the above steps are complete, bring out those shiny keys that you are now able to confidently place in their hands. The jingle you’ll hear will symbolize success ringing in both of your ears.

BEAVERTON APARTMENT RECYCLING PROGRAM

WE’RE HERE TO HELP!

• Personal account managers • Special pricing on mattresses and HDTVs • Custom built-in installations • $50 instant Energy Trust rebates

APPLIANCES • MATTRESSES • HDTVs

Lauren Ginder, Pacific Crest Property Management Lauren can be reached at 206-812-9144 or via email at: ginderl@ pacificcrestpm.com. www.pacificcrestpm.com

CLEAN & GREEN

LARGEST SELECTION... OVER 18,000 ITEMS IN STOCK • Knowledgeable, experienced staff • Next day delivery & set-up • Coin-Op laundry/Commercial Grade • Free haul away of old appliances

Ultimately, moving is a metaphor in and of itself. A landlord is transferring and carrying out their promise to each tenant as they come and go. The relationships that you build with your residents begin with their experience upon move-in and are “carried out” when it comes time for them to leave. Tenants will have a lasting impression on their living experience with a certain company or individual so being overly thorough throughout each tenancy life cycle can only benefit. To quote a current relevant movie and book, as a landlord you might occasionally feel discouraged as Gatsby did at the end of his novel: “So we beat on, boats against the current, borne back ceaselessly into the past.” Follow these steps on moving tenants in and out of your units and turnovers will become as smooth as if you are floating with the current rather than against it.

Provide Tenant Resources  Assist with Hauler Disputes Offer On-Site Technical Assistance 



City of Beaverton, Recycling Program recyclingmail@BeavertonOregon.gov

Servicing the Property Management Industry for over 30 Years

503-526-2665

Phone 503-288-0221 Fax 503-281-5644

Mon - Fri 8:00AM to 5:00PM 10

Tony Kavanagh

Pat Jennings

Paul DeBlasio

40 years experience

33 years experience

27 years experience

The Landlord Times - Metro • July 2013

Waterwise Tips to Cut Costs and Keep Properties Beautiful this Summer

save money and keep operating costs down this summer, many multi-family property managers and owners are turning to water conservation strategies. However, water efficiency can be challenging during the hot and dry summer months, as water use can often double during this time of year. The culprit: outdoor watering. And if our unusually warm and dry spring is any indication of what’s to come, we could have one long, hot summer ahead of us here in the Portland-area. “The good news is that there are quick, easy and low-cost ways to save water and maintain attractive landscapes,” said Lindsey Berman, Conservation Program Manager for the Regional Water Providers Consortium (RWPC). “In fact, by implementing efficient watering practices and performing regular maintenance of irrigation systems, property managers can reduce outdoor water use and associated costs by about 30 percent.” The Regional Water Providers Consortium—a group of 20+ local water providers and Metro—offers the following Top Six Steps to help save water and money at commercial and residential properties.

1) Give your landscape only the water it needs. The Consortium’s “Weekly Watering Number” featured on the website (www.conserveh2o.org) tells you how many inches to water each week based on the weather in your zip code. Sign up for free and have it delivered straight to your email inbox.

2) Do a monthly walk-through on your property and inspect your overall irrigation system for leaks, broken lines, blockage in lines and misdirected lines. 3) Adjust your watering schedule to early in the morning (before 10a.m) or later in the evening (after 6 p.m.) when temperatures are cooler and evaporation is minimized.

4) Move lawn mowers to a higher setting. A taller lawn provides shade to the roots and helps retain soil moisture, so your lawn requires less water. 5) Consider replacing under-utilized grassy areas with low water-use plants and ornamental grasses. They are easier to maintain than

lawn, look beautiful, and require far less water and maintenance. 6) Adjust your irrigation system so that it’s watering your lawn and garden, and not the street, sidewalk or parking areas.

Free Outdoor Watering Gauge Kit Available The Consortium will offer free outdoor watering gauge kits from July 1 - August 10. The kits include two watering gauges and a timer to help measure your sprinkler’s water use and ensure that you’re giving your lawn and garden the right amount of water. Kits are available while supplies last—one per customer—to metro-area residents who receive water service from one of the Consortium members (visit http://www.conserveh2o.org/ consortium-membersto confirm your provider). To receive a free kit, email RWPCinfo@portlandoregon.gov or call 503-8237528. Please include your name, mailing address, water provider’s name and how you heard about the offer. About the Regional Water Providers Consortium The Regional Water Providers Consortium (a group of 22 local water providers plus the regional government Metro) is committed to good stewardship of our region’s water through conservation, emergency preparedness planning and water supply coordination. The Consortium provides resources and information to help individual and commercial customers save water, on the web at http://www.conserveh2o.org.

PEST PREVENTION • BRAND PROTECTION • ENVIRONMENTAL STEWARDSHIP

Do you have BED BUGS?

Let Us Lower Your Stress Level.

Know for sure.

We Make Your Management Job Easy!

Proactive Inspections – Smart Treatments – Staff Training • Heat Treatments kill bugs in a single, 1-day treatment that’s odorless, green, organic, non-toxic and canine confirmed for effectiveness.

Our Services Include: • Full FED Service • First Appearances • Small Claims

• Dog Inspections – the fastest, most reliable way to locate infestations • Preventive Treatments – keep bed bugs from spreading to adjacent rooms

Order Your Evictions Online Now!

Bed Bug Dogs are FAST and ACCURATE!

Serving Oregon and SW Washington Since 1997 The Landlord Times - Metro • July 2013

PEACE of MIND

Phone: 503-242-2312 Email: evict@landlord-solutions.com Web: www.landlord-solutions.com

• Staff Training Programs

Just 2-3 minutes per room inspections for complete

Landlord Solutions is a Proud Member of:

• Mattress and Box Spring Encasements

Local and Nationwide Service

Portland Eugene 503.230.0236 • 800.452.5528 541.485.4402 • 800.472.1224 www.spraguepest.com 11

ASK THE ENERGY EXPERT CHRIS WALKER, PGE Energy Expert

Tap Into Solar Energy for Pools and Common Areas

What forms of solar energy are cost effective for multifamily properties?

A: Investing in solar energy, particularly solar pool heaters and solar electric, can be a smart business decision, particularly with available

incentives and low-interest financing. After your initial investment, the system delivers clean, renewable energy at no cost for decades to come. Don’t underestimate the power of the sun in Oregon. We receive more sun on average than Germany, which leads the world in its use of solar en-

ergy. No wonder that Portland General Electric customers have been quick to embrace solar. Today’s solar systems are lowmaintenance and reliable, with solar collectors available in a variety of technologies to fit most applications. With a solar system on your property, you can: • Reduce operating costs • Show tenants you support renewable energy • Gain a market advantage in attracting new tenants • Reduce your carbon footprint • Add value to your property • Control your energy costs • Recover a sizeable percentage of installation costs with tax and cash incentives Solar pool heaters are highly cost effective Pool heating is a natural fit for solar because you use and heat the pool during the sunny months of the year. If your property has a pool, investing in solar pool heaters can pay

for itself quickly in reduced energy costs. The collectors can be roof- or ground-mounted. Your pool’s filter pump diverts water to the solar collectors, which directly heat water for your pool. Solar pool heaters are eligible for cash incentives from Energy Trust of Oregon, than can be as high as 50 percent of eligible project costs. In addition, the value of your system likely will be excluded from your property’s tax assessment. To qualify for cash incentives, be sure to pre-apply to Energy Trust – before installation. Your solar contractor can help you with this step. Generate solar electric for common areas Solar electric panels come in a variety of forms, such as thin-film collectors that can be rolled out on a rooftop, or panels that can be integrated directly into a building’s structure. Energy production is proportional to system size. In the Willamette Valley, a typical 5-kilowatt solar electric system requires approximately 500 Continued on page 13

STOP DEFERRING MAINTENANCE TREAT YOUR BUSINESS AND INVESTMENT WITH CAUTION

GO AHEAD AND CALL

REAL HANDY TODAY!

Full Service Rental Maintenance & Remodeling • Painting & Drywall • Decks & Fences • Siding • Dry Rot Repair • Rooﬁng • Concrete

• Flooring • Maintenance • General Contractor

(503) 933-4890 • info@realhandyinc.com (OR) CCB#178654 • (WA) REALHH1903D5 • Compliance Depot Approved 12

The Landlord Times - Metro • July 2013

Tap ...continued from page 12 square feet of roof space and produces approximately 5,000 kilowatt hours of electricity annually. You can easily scale a system up or down to suit your needs. When generating solar electric power, you have two options for connecting to PGE. Under PGE’s Net Metering option, you offset the electricity you use from PGE with the solar electricity you produce. And you get credit in your PGE account for any power you produce that you don’t use that month. If you participate in the Net Metering option, you are eligible for cash incentives from Energy Trust. You also can take a 30-percent Federal Investment Tax Credit in the first year. And you could qualify for the Federal Modified Accelerated Cost-Recovery System (MACRS) plus Bonus Depreciation (available through 2013). In addition, Oregon law allows for the value of your system to be excluded from your local property tax assessment. With Net Metering, be sure to pre-apply – before installation – to Energy Trust. PGE’s Solar Payment option (sometimes called the Solar Feed-in Tariff) is an alternative to Net Metering. Under this option, PGE pays you a premium for the power that you generate. Solar Payment option projects do not qualify for Energy Trust cash incentives. But your project should still qualify for the fed-

The Landlord Times - Metro • July 2013

National ...continued from page 9 eral tax credit, federal depreciation deductions and property tax assessment exclusion. Getting started Although solar systems benefit from a southern exposure for maximum output, southeast or southwest works almost as well. And a flat roof can be suitable in many applications. The best way to get started is to hire an experienced solar contractor who can determine your exposure and solar potential as well as design and build your system. Energy Trust maintains a list of Energy Trust-approved solar contractors at www.EnergyTrust.org. Take advantage of low-interest financing If you need up-front financing, your solar project may qualify for low-interest, no-fee financing through Umpqua Bank (an Equal Housing Lender). Go to GreenStreetLoan.com or call 866-790-2121.

Rank* 1 2 3 4 5 6 7 8 9 10

MSAs Delivering the Most New Units in Second Quarter 2013 Number of Units Delivered Within Quarter Full Year 2Q12 2Q13 2012 2013 Dallas-Plano-Irving, TX 1,303 3,203 5,882 11,104 Houston-Baytown-Sugar Land, TX 1,098 2,593 4,522 8,932 Washington-Arlington-Alexandria, DC-VA-MD-WV 1,149 2,479 6,173 11,318 Chicago-Naperville-Joliet, IL 393 2,079 1,373 4,448 Austin-Round Rock, TX 428 1,692 2,763 7,489 Los Angeles-Long Beach-Glendale, CA 81 1,563 781 5,038 Seattle-Bellevue-Everett, WA 618 1,464 2,821 7,458 Atlanta-Sandy Springs-Marietta, GA 185 1,448 1,537 5,157 Raleigh-Cary, NC 171 1,170 698 5,101 San Antonio, TX 535 1,138 2,205 4,021 National 18,861 40,739 87,077 185,348

*Rank based on number of units delivered within the second quarter.

If you have questions you’d like to have answered in future “Ask the Energy Expert” columns, please e-mail Sarah.Pagliasotti@pgn.com.

CLARK COUNTY RENTAL ASSOCIATION President • Lyn Ayers Vice President • Blain Cowley Secretary • Patty Silver Contact • Lyn Ayers • Phone (360) 693-0025 • info@ccrawa.org

Treasurer • Janine Ayers

Membership Committee • Roger Silver

5620 Gher Rd., Suite H Vancouver, WA 98662-6166 (360) 693-CCRA www.clarkcountyrentalassociation.org

List of Improving Housing Markets Rises to 263 Metros in June The number of U.S. housing markets on the mend rose by five to a total of 263 in June, according to the National Association of Home Builders/First American Improving Markets Index (IMI), released today. The list includes entrants from 49 states and the District of Columbia. The IMI identifies metropolitan areas that have shown improvement from their respective troughs in housing permits, employment and house prices for at least six consecutive months. Twenty-nine new markets were added to the list while 24

others were dropped from it this month. New entrants included such geographically diverse metros as Salinas, Calif.; Sioux City, Iowa; Chicago, Ill.; Topeka, Kan.; Baton Rouge, La.; Laredo, Texas; and Philadelphia, Pa. “This is the fifth consecutive month in which the IMI has designated more than 70 percent of U.S. metros as improving,” observed NAHB Chairman Rick Judson, a home builder from Charlotte, N.C. “While that’s a good sign that the housing recovery is on solid footing,

we know that various challenges are slowing its progress – including continuing issues with credit availability for builders and buyers, as well as appraisals that aren’t keeping up with the rising cost of construction.” “As market conditions improve across most of the country, some metros have moved onto the IMI list while marginal seasonal fluctuations have nudged others off of it,” noted NAHB Chief Economist David Crowe. “This is to be expected as the recovery expands. Meanwhile, it’s worth noting that the number of improving markets is now more than three times what it was in June 2012.” “The continued strength of the IMI is an indicator of the ongoing, positive momentum in housing markets nationwide as consumers move to take advantage of historically favorable interest rates and affordable home prices,” added Kurt Pfotenhauer, vice chairman of First American Title Insurance Company. The IMI is designed to track housing markets throughout the country

that are showing signs of improving economic health. The index measures three sets of independent monthly data to get a mark on the top Metropolitan Statistical Areas. The three indicators that are analyzed are employment growth from the Bureau of Labor Statistics, house price appreciation from Freddie Mac and single-family housing permit growth from the U.S. Census Bureau. NAHB uses the latest available data from these sources to generate a list of improving markets. A metro area must see improvement in all three measures for at least six consecutive months following those measures’ respective troughs before being included on the improving markets list. A complete list of all 263 metros currently on the IMI, and separate breakouts of metros newly added to or dropped from the list in June, is available at www.nahb.org/imi. www.nahb.com

The Landlord Times - Metro • July 2013

Sweat The Small Stuff You’ve entered into the rental agreement, the residents signed all fifty-seven addendums, and it appears that everyone understands the expectations. Yet, as time goes on, your tenants aren’t quite meeting their obligations. Month after month you turn a blind eye to what’s eating away at you and their behaviors, or lack thereof, have begun to cause you an eye twitch, tightening of the jaw, and possibly a pain in your side. I’m not talking about any of the obvious major breaches, but mainly the “micro” breaches that we question if they’re worth making a stink about or not. I believe you owe it to yourself and your business to question: “Why am I not addressing what’s bothering me with my tenants?” Is the answer laziness, fear, or simply because you don’t have the information needed to feel confident in order to do so? I am personally guilty of all charges. For example, like when rent shows up a day or two late every month because your tenants interpret the due date as postmarked by the 4th, rather than in your hand by the 4th. Why not send a letter thanking them for their rent, letting them know that because it was received after the grace period there is a fee associated, and that you expect that the fee be paid with the following months rent? In doing so, not only are you asking for what you’re entitled to, but you’re also not waiving your rights to collect

The Landlord Times - Metro • July 2013

unpaid late fees in the future by setting a precedence in attempting to collect the fee. In the past you may have done nothing for fear of causing an undue hardship upon your tenants. My guess is that it will only take one or two late fee letters before your tenants realize that there is a great incentive on making sure that the rent is paid as the contract dictates. Or what about the classic scenario of tenants failing to take care of their yard? Your relatives are in town so you decide to drive them by your rentals to show off how well you’re doing. To your surprise, and embarrassment, your property happens to be the one property in the neighborhood with 2 ½ feet tall grass, dandelions filling the flower beds, blackberries taking over the ivy, and shrubs so unruly that you can barely see the path to the front door? Instead of issuing a breach of contract notice to the tenants demanding that the landscape be maintained as agreed, you either hire a landscaper first thing Monday morning to take care of it and you pay the bill, or you do nothing and cross your fingers that the next time you drive by that they would have at least mowed the grass. Do you justify their lack of care, because you know they have busy schedules? Or, are you afraid that confronting them about their ways could possibly offend them or cause a rift in the relationship? Instead, send

either a Warning Notice or With Cause Notice as soon as you’re aware that there is an issue. Time is of the essence on this one because the neighbors are likely disgruntled. The work that you had done on the yard prior to them moving in is all going to waste and will most likely have to be done again once they vacate which could be costly. My point is that by addressing the unsettling habits of your tenants promptly, you can minimize, if not eliminate, any potential feelings of disappointment, frustration, and resentment towards your tenants as you would if you were to let things slide. I believe it is natural for us to want to avoid conflict and confrontation in life. However, when it comes to managing your properties, this continual avoidance could come at the expense of your business and

property. Most of us have had some form of training on being a landlord, whether we’ve taken classes on our own time or have been in property management in a professional setting. Unfortunately, there is no training of the sorts for tenants. I’ve always had the opinion that if both landlords and tenants know what the rules are, exactly what is expected of them, and what improved performance will look like then everyone involved will mutually benefit from the business relationship. Katie Poole – Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM.co.

GOLF CAR SALES & SERVICE 503-647-5001 - 800-331-9910

---------PACIFIC NW YAMAHA GOLF & UTILITY VEHICLES Selling New & Used Utility & Leasing Vehicles Providing Service & Repair on ALL Major Brands

Dear Maintenance Men: By Jerry L'Ecuyer & Frank Alvarez I keep hearing about PEX tubing as an alternative to copper tubing when it comes to re-piping my rental units. What is the difference between PEX and copper tubing and why use one over the other? What are the pros and cons? Mark Dear Mark: First let’s define what PEX tubing is. PEX is a cross-linked polyethylene pipe. (It looks and feels like plastic pipe.) The PEX pipe is resistant to extreme temperatures, stress, pressure and chemicals

attacks such as acids & alkalies. This makes PEX pipe suitable for both hot and cold water systems and can be used in below freezing condition and is suitable up to 200 degrees Fahrenheit. The pipe is extremely flexible and easy to install. Pros and cons of using PEX: Pros: 1: Versatile and user friendly, can be bent around corners & snaked through walls.

IPX1031® provides clients with the VERY BEST in §1031 Qualified Intermediary Services.

9 Security 9 Expertise 9 Service Northwest regioN Toija J. Beutler

(888) 310-1031

Cons: 1: Cannot be used outside or in sunlight. 2: Not recycle friendly 3: Installation tools can be expensive. Pros and cons of using copper pipe:

Take the Road to a Successful §1031 Exchange

Attorney and Manager

2: Minimum of connections needed to complete a pipe run. (Less chance of a leak) 3: Cold weather burst resistant. 4: PEX pipe is less expensive than copper pipe

www.ipx1031.com

Pro: 1: Long lasting, easy to use and install 2: Resists corrosion 3: Eenvironmentally friendly, i.e.: recyclable. 4: Safe for exterior use. Cons: 1: Expensive to buy. 2: Can burst in extreme cold weather. 3: More connections and elbows needed to complete a pipe run. (More chance of a leak.)

Before making any decisions about using PEX piping, check with your local building department to ensure it is allowed in your area. Dear Maintenance Men: I’m about to start a rehab project in one of my units. Can you give me some tips on drywall repairs? The previous residents were very hard on the walls and left me with a number of holes. I want to learn how to do the repairs. Ruben Dear Ruben: Very small holes can sometimes be repaired with a bit of drywall tape and joint compound and feather sanded smooth. However, it sounds like your damage may be a bit more extensive. The first thing to do on a larger repair is to cut the damaged drywall back to a stud. In other words, cut a square hole large enough to see half of the of the wall studs on right and left of the hole. Fit a new piece of drywall inside the hole and attached the drywall patch to the exposed studs. The patch should be the same thickness as the existing wallboard. After completing the rough drywall repairs, doing the finish carefully will be most important. Use wallboard

Make IPX1031® your FIRST choice for §1031 Qualified Intermediary Services.

Continued on page 17

Our Services: Interior & Exterior Painting Accent Walls Pressure Washing Gutter Cleaning Countertop Resurfacing Tub and Surround Resurfacing Drywall repairs

Commercial and Residential Visit us at www.corderopaintinginc.com or call us at 503-848-7788

The Landlord Times - Metro • July 2013

Maintenance ...continued from page 16 joint compound on all seams, nails, screw holes and corners. Joint compound or drywall mud can be found at any hardware store and comes in quart, gallon and five-gallon buckets ready mixed. Using a 4-inch taping knife, spread a thin coat of joint compound on the repair joints filling the cracks and leaving a layer of compound two inches on either side of the joints. Before the compound dries, apply the drywall tape over each repair joint and apply a second layer of mud over the tape with the fourinch taping knife. Allow to dry. Using drywall sandpaper, even out any high spots and feather the edges. With a 10-inch drywall knife two coats of joint compound over the tape, letting the compound dry between coats. Sand any high spots between coats. After the final coat of mud, use sandpaper or a wet sanding sponge sand the joint until it is smooth. Texture to match the surrounding walls and the patch will disappear. Dear Maintenance Men: I am getting ready to tackle a sliding shower door replacement. The bottom track looks welded to the tub. How do I remove it without damaging the tub? Any tips on getting this job done will be appreciated! George

Please Visit us at www.TheLandlordTimes.com

Dear George: Remove the sliding doors by lifting them off of the head rail track and swinging them out. Remove the screws holding the head rail to the side rail. Using a rubber mallet tap the head rail loose from the side rails. The side rails are usually bolted and caulked in place. Remove the screws (if they are corroded: use Liquid Wrench or just drill them out) and pry the rails away from the wall. Be gentle so as not to loosen any tiles. Next, remove any excess caulk from the bottom rail. Typically the bottom track is glued down to the tub with “Adhesive Caulk”. It may be possible to gently tap the side of the track with a rubber mallet and break the hold of the dried out caulk. Look for possible screws holding the track to the tub. If the track is still stuck gentle pry with a flat pry bar, use a 3/8 plywood backer approximately 4”x 6” under the pry bar so that you do not damage the tile or tub. Use a putty knife to remove any left over caulk or glue. Clean the area with acetone or other suitable cleaner. Installation of the new shower doors is the reverse of removal. The bottom track may need to be cut to size. Use polyvinyl adhesive caulk to attach the bottom track to the tub. Don’t use screws; it will cause the tub to rust prematurely. Use plastic anchors for the side rails along with polyvinyl adhesive caulk. Reattach the head rail and doors. Avoid use of the shower for at least 24 to 72 hours. Trivia In 1942, Revolite, then a division of Johnson & Johnson, developed an adhesive tape made from a rubberbased adhesive applied to a durable duck cloth backing. This tape resisted water and was used as sealing tape on ammunition cases during World War II. Today we call it Duct tape. The Landlord Times - Metro • July 2013

Six Reasons to Paint Before You Move In Moving to a new house, condo, or apartment this spring? Before filling your home with furnishings, there's something you might want to do first: paint. Experts of every stripe - from realtors to authorities on painting -- say that one of the very best times to do interior painting is just before moving into a new home. Here are six reasons why, according to Debbie Zimmer, paint and color expert for the Paint Quality Institute:

can move freely within a room. Why wait till later when you may have to move heavy furniture from side to side, or work around big items, to do your painting?

Reason #3 It can save you money - lots of it. If you're using a professional painting contractor, he or she can complete the work far faster in rooms that are empAPT. NEWS ty. That's extremely important, since time charges for labor typically account for 80% of the cost of painting, according to Zimmer. "Bottom line: Calling in a contractor before moving into a home can drastically lower the cost of painting the space," she says.

ON-SITE-NW SEATTLE

VALLEY, METRO, ARIZONA

Salsbury Industries

Reason #2 It saves time. Painting can take a lot longer when you have to cover and uncover things, move them back and forth, and take down and re-hang artwork. It's better to paint just before moving and Dec short-circuit these timeFeb, Apr, Jun, Aug, Oct, consuming and unproductive steps. Reason #1 It's easy now. Interior painting is a very simple project - and not at all physically demanding -- when you

Reason #4 It safeguards your furnishings. No matter how carefully you or your contractor work, there is always the chance of a paint spill, or a few stray flecks finding their way onto a prized possession. Painting before bringing in your furnishings keeps these items out of harm's way. Reason #5 It can simplify interior decorating. Don't yet have your furnishings? There's no better way to set the stage for your décor than by adding a fresh paint color scheme before decorating. Doing so greatly simplifies the selection of new furniture, carpeting, and accents, allowing you to choose just the right tints, tones, and shades to make your new home picture perfect.

1010 East 62nd Street, Los Angeles, CA 90001-1598 Phone: 1-800-624-5269 • Fax: 1-800-624-5299

Reason #6 It feels good. Adding a new coat of paint makes any home seem cleaner, fresher, more welcoming, and best

of all. . .more "yours". To keep your paint job looking great, Zimmer recommends the use of top quality 100% acrylic latex paint; it will produce a more stain resistant finish that will look new-home fresh for years to come. As you can see, there are a lot of good reasons to think about painting even before you move into your new abode. If you're sold on the idea, you can find all sorts of color tips and howto information at blog.paintquality. com or on the Paint Quality Institute's website at www.paintquality.com. About the Paint Quality Institute (SM). Since 1989, The Paint Quality Institute (SM) has been educating people on the advantages of using quality interior and exterior paints and coatings. The Paint Quality Institute's goal is to help educate consumers, contractors and designers by providing information on the virtues of quality paint as well as color trends and decorating with paint through a variety of instructional platforms and conferences, and traditional and new media vehicles. More information can be found at www.paintquality.com. Debbie Zimmer, PQI Director of Communications and Alliances Dow Coating Materials, North America, The Dow Chemical Company, 727 Norristown Road, PO Box 904, Spring House, PA 19477. Office: 215-619-1683. Mobile: 215-962-5551. Email: dzimmer@dow.com

1/8 Page 4 7/8” x 3 5/8” On-Site4

Being part of the Rental Housing Association of Greater Portland feels good. The sharing of ideas, concerns and better ways of solving problems you face every day creates community.

Legislative Representation 1750+ Members Membership starting at $99

5 reasons to use rentegration 1. Access - Rentegration.com is a web 4. Management Database - Rentegra-

based, multi-user software offering cus- tion.com is an easy to use, database drivtomers 24/7 access to forms generation, en software. Most form fields are auto populated from the database. The modarchives, property management data- Tenant Color Standards for National Network Logo base, basic accounting, vendor ordering ules are all integrated and work together. For example, a customer can use the rentand other services. roll 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. and lease forms. All Rentegration.com forms are created by attorneys and/or 5. Value - Large property management companies that use Rentegration.com local rental housing associations. for only forms generation will save time 3. Simplified Accounting - Owners and money over other methods. Mid and managers can track income and ex- and small size property managers and pense for each unit, property and compa- independent rental owners can manage ny. Perfect for mid and small size property their entire business at a fraction of the managers and independent rental own- cost of other software and forms. ers, who neither have the need or budget for larger, more expensive software.

Exclusive Industry Partner of:

Scan For Special Offer

uNaCCePTaBLe CoLor uSaGe

WA-RTG-20 Washington

CHECK-IN/CHE

CK-OUT CONDIT

OR-RTG-20 Oregon

CHECK-IN/CHECK-OUT CONDITION

REPORT 48-HOUR

ION REPORT

___________ ADDRESS: ___________ PET AGREEMENTCITY: ___________________________________ STATE: ________ ZIP: _____________ ______________________ ___________________ D DATE:_____ _________________ CITY:

TENANT INFORMATION

Rating Scale = (E)Excellent (VG) G) Very Good

TENANT(S): ____________________________________________________ DATE:________ ADDRESS: ____________________________________________________ UNIT: _________ LIVING AREAS CITY: _________________________________________ STATE: __________ ZIP: _________ DESCRIPTION OF PET(S)

Walls

Windows Blinds/Drapes Rods Floor

Doors/Woodwork

KITCHEN

Walls Stove/Racks Refrigerator Ice Trays Shelves/Drawer

___ ___________________ UNIT: _________ U ___________________ STATE: __________ ZIP: _________

______________________

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

Out

BEDROOM 3

Out

48-HOUR NOTICE OF ENTRY

_____________________________ Landlord

Rods

______________________________ Floor Tenant ______________________________ Light Fixtures Tenant Doors/Woodwork

Locks Ceilings Electrical Outlets

Disposal

Dishwasher

Counter Tops

Cabinets

Sink

Floor

Blinds/Drapes

Walls Windows Blinds/Drapes Rods Floor

Locks Ceilings Electric Outlets

may be reproduced without written

Since 1927, the Rental Housing Association of Greater Portland has held the standard of landlord civic participation and continues to provide affordable housing to Oregonians. Visit www.rhagp.org or call 503/254‐4723 for details!

Walls

Ceilings

BATH ROOM

Electric Outlets

BEDROOM 2

Landlord

Phone

BATH ROOM

Method of Service:

Personal Service:

* Add one additional

Post and Mail:

day for compliance

if served by post

sales@rentegration.com

* and m mail. Essential Services

Toilet Tub/Shower Fan (Exhaust) Floor Electric Outlets Light Fixtures

of this form may

Essential Services Plumbing Heating Electricity Hot Water

Smoke Detectors

Windows

Towel Bars

Light Fixtures

TenantScreening

Substantial discounts Fully staffed office

Blinds/Drapes

Sink & Vanity

Doors/Woodwork

Educational Classes

Rods

Floor

Light Fixtures

Windows

BEDROOM 2

Dinner Meetings Mentor Program

state specific forms for

www.rentegration.com 503-933-6437 Carpet/Vinyl/Wood

Light Fixtures

AGREEMENT

Out

The Value of Membership

permission.

of this form may

be reproduced without

written permission.

be reproduced without

written permission.

The Landlord Times - Metro • July 2013

Simple. Saves Time. Economical.

It’s finally here….

Electronic Forms for everyone. Your Forms or Ours. Unlimited Access • Easy to Use Save Money and Time Electronic Forms everyone. Why wait? You nowfor have choices.

It’s finally here…. Call Dan @ 503-726-5623

22 years of experience. Excellent Customer service Fast Results – No long delays Online Instant Access – starting at $6.95 Fax In Reporting National and Local Crime Searches

Call Dan or Cammie @ 503-297-1941 www.pacificscreening.com

The Landlord Times - Metro • July 2013

Temp Staffing

NEED STAFFING?

Don’t Take Chances With Staffing! Our Temps are Tested, Trained, Experienced and Fully Insured!

Daily • Weekly • Monthly • Permanent Placement Temporary

On-Site Staff

Managers • Leasing Agents • Maintenance

The Northwest’s Largest Apartment Staffing Services!

(425) 456-3663 • (503) 644-8233

Seattle/Tacoma Portland/Beaverton www.apartmentadvantage.com

VALLEY

Professional Publishing, Inc www.TheLandlordTimes.com

Vol. 17 Issue 7

July 2013

Get Social With The Landlord Times

EUGENE • SALEM • ALBANY • CORVALLIS

MONTHLY CIRCULATION TO MORE THAN 5,000 APARTMENT OWNERS, PROPERTY MANAGERS, ON-SITE & MAINTENANCE PERSONNEL Published in association with: METRO Multifamily Housing Association & Rental Owners Association

HUD Announces First-Ever Same Sex Housing Discrimination Study Research seen as important first step in identifying possible patterns of discrimination in rental housing The U.S. Department of Housing and Urban Development (HUD) recently released the nation’s firstever national study examining housing discrimination against same-sex couples in the private rental market. The study, An Estimate of Housing Discrimination Against Same-Sex Couples, measures the treatment same-sex couples receive from rental agents when inquiring about apartments advertised online, as compared to how otherwise similar heterosexual couples are treated. According to HUD’s study, samesex couples experience unequal treatment more often than heterosexual

Professional Publishing, Inc PO Box 30327 Portland, OR 972943327

couples when responding to internet ads for rental units, and findings show that gay male couples experience more discrimination than lesbian couples. “President Obama and this administration have been unmatched in our efforts to ensure equal and fair treatment of lesbian, gay, bisexual and transgender (LGBT) persons and communities,” said HUD Secretary Shaun Donovan. “Following the president’s lead, HUD has taken historic steps in the area of fair housing to ensure that we fulfill our nation’s commitment to equality. As this study shows, we need to continue

Current Resident or

PRSRT STD US Postage PAID Portland, OR Permit #5460

our efforts to ensure that everyone is treated the same when it comes to finding a home to call their own, regardless of their sexual orientation.” “A person’s sexual orientation or gender identity should not be a reason to receive unfavorable treatment when searching for housing,” said Bryan Greene, HUD Acting Assistant Secretary for Fair Housing and Equal Opportunity. “HUD is committed to making sure that LGBT individuals have equal access to housing opportunities.” HUD’s study is based on nearly 7,000 email tests conducted in 50 metropolitan markets across the country between June and October of 2011. For each paired test, two emails were sent to the housing provider regarding the unit advertised online. The only difference between the emails was whether the couple was samesex or heterosexual. Unfavorable treatment was measured by whether Continued on page 3

Rental Housing Managers Can Recycle Electronics for Free! As a rental housing manager you probably get “stuck” occasionally with old PC’s, computer monitors or TVs from former tenants. You may have paid to recycle them in the past or maybe you have dumped them in the trash (hopefully only if it is legal to do so in your area). There is a better option. Recycle them – for free. You can save money and do the right thing by recycling TVs, computers and monitors in Washington and Oregon through state regulated “E-Cycling” programs. The E-Cycle Washington program and the Oregon E-Cycles program provide free recycling for electronics including any abandoned TVs, computers and monitors that rental housing managers may have to deal with. Here are links to each program’s website including how to find free drop-off locations in your area: Washington residents www.ecyclewashington.org Oregon residents www.deq.state.or.us/lq/ecycle/ index.htm If saving money isn’t reason enough to recycle, think about what we are throwing “away” when we trash our electronics. TVs, computers and monitors contain reusable Continued on page 7 Page 2

PRESIDENT'S MESSAGE Page 4

A MESSAGE FROM YOUR PRESIDENT …

spectrumtradeshow_2013_brochure_v1.indd 1

6/21/13 2:09 PM

MULTIFAMILY NW President • Paul Hoevet Past President • Jeff Denson Vice President • Pam McKenna Secretary • Kirsten Bailey Treasurer • Chris Hermanski

PAUL HOEVET

Multifamily NW President

16083 SW Upper Boones Ferry Road, Suite 105, Tigard, OR 97224 503-213-1281, 503-213-1288 Fax www.multifamilynw.org

need for testing to be done by an independent third party with no philosophical or monetary interest in the outcome. For more information regarding our educational offerings and/or ad-

vocacy efforts, please visit our website at www.multifamilynw.org or call us at 503-213-1281

VALL

EUGENE • SALEM • ALBANY • CORV

visit www.multifamilynw.org for more dates

The advantages of common-area laundry

Generates revenue to the property

Uses 3.3 less water than in-unit washers

Economical and convenient for residents

With significant reductions provided in water and sewer usage, and energy consumption, common area laundry rooms are a recognized solution for sustainability, a real amenity for today’s conservation conscious residents. With Coin Meter your resident’s are supplied with affordably priced, high-quality machines, backed by our prompt, local, and friendly service. Family owned and Portland based since 1972

energystar® products – card laundry systems

The LandlordTimes - Valley • July 2013

VALLEY

HUD ...continued from front page the tester was told the unit was available, asked to contact the landlord, invited to the see the apartment, or received any response at all. Key findings of the study showed that: Ø Same-sex couples experience discrimination in the online rental housing market, relative to heterosexual couples. Ø Adverse treatment is found primarily in the form of same-sex couples receiving fewer responses to the email inquiry than heterosexual couples. Ø States with legislative protections show slightly more adverse treatment for gays and lesbians than in states without protections. Ø Adverse treatment of same-sex couples is present in every metropolitan area where tests were conducted, but no clear-cut pattern exists in the magnitude of adverse treatment by metropolitan size.

hibit discrimination against LGBT individuals. Recently, HUD issued new guidance that treats discrimination based on gender nonconformity or sex stereotyping as sex discrimination under the Fair Housing Act, and instructs HUD staff to inform individuals filing complaints about state and local agencies that have LGBT-inclusive nondiscrimination laws. In addition, on February 3, 2012, HUD published a final rule, “Equal Access to Housing in HUD Programs Regardless of Sexual Orientation or Gender Identity”, which requires HUDfunded and HUD-insured housing providers and FHA-approved lenders to provide equal access without regard to sexual orientation, gender identity, and marital status.

This study, which was done in collaboration with the University of Albany, State University of New York, serves as the initial step toward future research on same-sex housing disThe Fair Housing Act makes it ille- crimination. Recommendations for gal to discriminate in rental, sales and upcoming studies include in-person METRO,ofARIZONA testing, examination legislative lending on the basis of race, color, VALLEY, national origin, religion, sex, disabili- protections at the local jurisdictional ty and familial status, however it does level (rather than only at the state not include sexual orientation or gen- level), and tests for discrimination der identity as protected classes. against transgender people to further Nonetheless, 20 states and the District examine difference in treatment of Columbia, and more than 150 cit- between same-sex and heterosexual Feb, Apr, Jun, Aug, Oct, Dec ies, towns and counties across the couples in states without legislative nation have laws that specifically pro- protections.

HUD’s mission is to create strong, sustainable, inclusive communities and quality affordable homes for all. HUD is working to strengthen the housing market to bolster the economy and protect consumers; meet the need for quality affordable rental homes; utilize housing as a platform for improving quality of life; build inclusive and sustainable communities free from discrimination; and

More information about HUD and its programs is available on the Internet at www.hud.gov and http://espanol.hud. gov. You can also follow HUD on twitter @HUDnews, on Facebook at www.facebook.com/HUD, or sign up for news alerts on HUD’s Email List

VALL

EUGENE • SALEM • ALBANY • CORV

CORRECTION The June edition of The Landlord Times - Valley featured an interview with Joseph Chaplik, President of Joseph Bernard Investment Real Estate. The headline should have read “6 Questions with Joseph Chaplik.”

transform the way HUD does business.

SMART PROPERTY MANAGEMENT

ON-SITE-NW SEATTLE Full Service ManageMent A PROPERTY MANAGEMENT COMPANY. LLC

APT. NEWS coMpetitive pricing

Salsbury Industries proFeSSional evictionS

503-465-4404 info@smartpm.co www.smartpm.co

Knowledgeable StaFF... over 25 YrS. experience continuing education providerS

SMART MANAGERS + SMART RESidENTS = SMART PRoPERTy MANAGEMENT

1010 East 62nd Street, Los Angeles, CA 90001-1598 Phone: 1-800-624-5269 • Fax: 1-800-624-5299

VALLEY

Serving the Eugene, Salem, Albany, and Corvallis Multifamily Housing Industry More than 6,000 Distributed Monthly www. EUGENE • SALEM • ALBANY • CORVALLIS TheLandlordTimes.com The statements and representations made in advertising and news articles contained in this publication those of the advertiser and authors and 7/8” 5/8”arebw as such do not necessarily reflect the views Publisher or opinions of Professional Publishing, Inc. The inclusion of advertising in this publicaWill Johnson • will@propubinc.com Editor tions does not, in any way, omport an Andrea Coulter • andrea@propubinc.com endorsement of or support for the prodCirculation Manager ucts or services offered. The LandlordTimes - Valley is produced Andrea Coulter • andrea@propubinc.com monthly and is published by Professional Designer Andrea Coulter • andrea@propubinc. Publishing Inc. com Advertising Sales An Oregon Corporation. PO Box 30327 Will Johnson • will@propubinc.com Portland, OR 97294-3327. (503) 221-1260 Terry Hokenson • terry@propubinc.com • (800) 398-6751

1/8 Page 4 x 3

STAFF

On-Site4

Eugene - 541-485-5325 Salem - 503-363-5325

The LandlordTimes - Valley • July 2013

RENTAL OWNERS ASSOCIATION

205 W. 10th Avenue, Eugene OR 97401 (541) 485-7368 (541) 284-4052 info@ laneroa.com

President • Jim Straub Vice President • Michael Steffen Secretary • Scott Smith Treasurer • Pat Costello Board Members: Christy Albin, Mitch Allen, Dennis Casady, Dennis Chappa, Robei Ellis, Devin Gates, Eric Hall, John Morrison, Tia Politi

A Message from Your President … As you’ve noticed on the front cover of the Bulletin, this is your July/August issue. To save costs with printing and mailing, and with so many members away during August, we’ve combined the July and August Bulletin into one. Have you attended an ROA Workshop lately? Both July and August Workshops are included in this issue. Information on each of these Workshops is located on page 5 (in our newsletter).

As I stated in our last bulletin, the Senate Bill 91A, the Landlord Tenant Coalition “Omnibus” Bill, passed the Oregon Senate on a 27 to 1 vote. In the Legislative Update on page 21, House Bill 2639, the Section 8 “Housing Choice” Bill, is still working its way through the Legislature. Keep your eyes on future Legislative Updates for more information. To read the full text of legislative bills, be sure to log-on to the State of Oregon’s Legislative website at

www.leg.state.or.us. Click on “Measure Search” to find full information about any 2013 legislative bill. Our form of the month (pages 10-13 in our newsletter) is ORHA #53 – Reasonable Accommodation Request and Verification. Information included explains what this form is for, when to use it, when NOT to use it, and how the form should be filled in. You’ll find part three of my threepart series on pets, page 17(in our newsletter). “Should I Allow Pets? But Aid Animals Are Not Pets”, is focused on dealing with Assistance Animals and how it effects your “no pet” policy. If you have questions about this specific issue, please contact the Helpline at 541-242-2850. A big “Thank You” to Brian Cox, Attorney at Law, who is always an entertaining speaker. Brian gave us great advice on how to actually get the money owed to us! A thank you also goes out to our Affiliate Spotlight speaker, Jamie Chimpky, of Willamette Rental Guide, for the

great meeting raffle gift! We value your membership. In order to allocate ROA resources to provide the most effective assistance to you, we would like to know which benefits are most valuable to you. If you haven’t completed your ROA Survey, located in the June Bulletin, you can also complete it online at surveymonkey.com/s/laneroa. As we do each year, we’ll take a one-month general meeting break and will not hold a general meeting for the month of August. The ROA Office will be closed Thursday, July 4th and Friday, July 5th. Please have a safe and happy Fourth of July holiday, and we’ll see you for the next general meeting on Thursday, September 26th! Jim Straub, President

VALL

EUGENE • SALEM • ALBANY • CORV

• Asphalt Repair • Crack Filling • Striping • Slurry Seal Quality asphalt Maintenance

Commercial & Residential • Protects & Prolongs Asphalt Life • Resists Oil & Gas Spills • Reduces Maintenance Costs • Improves Appearance • Licensed • Insured CCB# 165255 Since 1984

BEFORE

prompt Free estimates

503.362.9171 800 - 458-9171

www.salemsealcoating.com

AFTER

Advertise in the Landlord Times Valley Circulated to over 5,000 Apartment owners, On-site, and Maintenance personnel monthly. Call 503-221-1260 for more information. 4

The LandlordTimes - Valley • July 2013

VALLEY

National ...continued from front page of greater than 4.0%. While the national growth rate has been slowly decelerating over the past eight quarters, it should also be noted that the current growth rate is still above the long-term average of 2.1%. Occupancy at the national level remained strong, measuring 94.7% in the second quarter of 2013. A year ago the occupancy rate stood at 94.3%. The improvement in occupancy has occurred despite an increasing wave of new apartment supply. During the second quarter, 40,739 new apartment units were delivered, up from 18,861 units delivered in the second quarter of 2012. Apartment deliveries have totaled 124,500 over the trailing 12 months. With the pace of new deliveries increasing, the total for new deliveries in 2013 should reach 185,348 units by the end of the year. Fewer Concessions Mean Higher Rents As the market has tightened over the past few years, it has become increasingly difficult for renters to find rental concessions, at least in most MSAs. At the national level, concessions lowered asking rents 1.4% in the second quarter, which is the equivalent of five days free rent on a 12-month lease. For comparison, Axiometrics reported that concessions lowered asking rents 2.4% a year ago and 3.7% two years ago.

Rank 1 2 3 4 5 6 7 8 9 10 11

The peak for concession values was in December 2009 when asking rents were lowered 7.5% by the use of concessions. Asset Class Performance Class C properties continued to outperform Class A and B properties for effective rent growth in the second quarter of 2013, a trend that began in October 2012. Over the prior year, effective rents increased 4.1% for Class C properties, compared to 2.9% and 3.4% for Class A and B, respectively. Class C properties have an average occupancy rate of 93.3%, which is the lowest of the three groups, but they do show the best year-over-year occupancy growth. Class A properties have the highest occupancy rate at 95.2%, however this rate is 23 basis points lower than a year ago.

states: California, Colorado, Florida, and Texas. The top MSAs for effective rent growth in the second quarter of 2013 are outlined below: In addition to having all 11 of the top rent growth markets, California, Colorado, Florida, and Texas also had several other high-ranking MSAs for rent growth: 14. Austin-Round Rock, TX (4.5%), 16. Jacksonville, FL (4.3%), 17. Miami-Miami BeachKendall, FL (4.2%), 22. Dallas-PlanoIrving, TX (3.9%), and 24. TampaSaint Petersburg-Clearwater, FL (3.8%). Top Markets for New Construction Axiometrics also reports that the strong apartment performance the past three years has spurred a rebound in construction activity in many MSAs. Specifically, new units

National Performance by Asset Class Annual Effective Rent Growth 2Q12 2Q13 4.6% 2.9% 3.8% 3.4% 3.8% 4.1%

Class A B C

Top Performing Markets For the second quarter, 11 MSAs had annual effective rent growth of 6.0% or greater, and all 11 of those markets were located in just four

Annual Effective Rent Growth 9.8% 9.6% 8.9% 8.4% 6.9% 6.8% 6.8% 6.6% 6.5% 6.4% 6.0% 3.2%

Advertise in the Landlord Times - Valley Circulated to over 5,000

Occupancy Rate 2Q12 95.5% 94.9% 92.4%

Texas had three of the top five MSAs in the nation for units delivered during the second quarter. Axiometrics notes that even with the escalated delivery numbers from last year, the Texas MSAs still show some of the best effective rent growth rates in the country as demand is maintaining pace with supply. Axiometrics is the only multifamily research provider to survey every property in its database at the floor plan level every month. Every property. Every month. Only Axiometrics. Learn more at www.axiometrics.com or by calling 214-953-2242.

2Q13 95.2% 95.1% 93.3%

will be delivered in 182 MSAs around the country in 2013, and national deliveries will increase from 87,077 units in 2012 to 185,348 units in 2013.

Apartment owners, Onsite, and Maintenance personnel monthly. Call 503-221-1260 for more information.

Occupancy Rate 96.1% 96.4% 95.0% 95.9% 94.9% 95.5% 94.9% 98.0% 96.3% 95.8% 94.3% 94.7%

*Rank based on annual effective rent growth out of 88 MSAs

MSAs Delivering the Most New Units in Second Quarter 2013 Number of Units Delivered Within Quarter Full Year Rank* 2Q12 2Q13 2012 2013 1 Dallas-Plano-Irving, TX 1,303 3,203 5,882 11,104 2 3 4

Houston-Baytown-Sugar Land, TX Washington-Arlington-Alexandria, DC-VA-MD-WV Chicago-Naperville-Joliet, IL

1,098 1,149 393

2,593 2,479 2,079

4,522 6,173 1,373

8,932 11,318 4,448

5 6 7

Austin-Round Rock, TX Los Angeles-Long Beach-Glendale, CA Seattle-Bellevue-Everett, WA

428 81 618

1,692 1,563 1,464

2,763 781 2,821

7,489 5,038 7,458

8 9 10

Atlanta-Sandy Springs-Marietta, GA Raleigh-Cary, NC San Antonio, TX

185 171 535

1,448 1,170 1,138

1,537 698 2,205

5,157 5,101 4,021

18,861

40,739

87,077

185,348

National

*Rank based on number of units delivered within the second quarter. The LandlordTimes - Valley â&#x20AC;˘ July 2013

VALL

EUGENE • SALEM • ALBANY • CORV

PPI creative

Creative Graphic solutions by PROFESSIONAL PUBLISHING, INC.

• Fire Extinguisher Certiﬁcation, Recharge & Hydrotesting • On-Site Maintenance of Fire Equipment • Fire Extinguishers, Extinguisher Cabinets, Fire Hose • Fire Extinguisher Training • Fire Suppression System Service • Building Fire Safety Survey

EUGENE

PORTLAND

www.industrialsource.com 541-485-3566 503-232-6646

Phone: 503.221.1260 • Email: design@propubinc.com 6

The LandlordTimes - Valley • July 2013

VALLEY Rental ...continued from front page metals such as copper, aluminum and steel as well as hazardous materials that need to be kept out of our environment. There are several pounds of lead, cadmium and mercury in every old “tube” type TV or computer monitor that are toxic to humans and animals. Recycling electronics keeps these toxic materials out of the environment and our food chain.

VALLEY

EUGENE • SALEM • ALBANY • CORVALLIS

www.TheLandlordTimes.com

The LandlordTimes - Valley • July 2013

thanking them for their rent, letting them know that because it was received after the grace period there is a fee associated, and that you expect that the fee be paid with the following months rent? In doing so, not only are you asking for what you’re entitled to, but you’re also not waiving your rights to collect unpaid late fees in the future by setting a precedence in attempting to collect the fee. In the past you may have done nothing for fear of causing an undue hardship upon your tenants. My guess is that it will only take one or two late fee letters before your tenants realize that there is a great incentive on making sure that the rent is paid as the contract dictates. Or what about the classic scenario of tenants failing to take care of their yard? Your relatives are in town so you decide to drive them by your rentals to show off how well you’re doing. To your surprise, and embarrassment, your property happens to be the one property in the neighborhood with 2 ½ feet tall grass, dandelions filling the flower beds, blackberries taking over the ivy, and

www.TheLandlordTimes.com

shrubs so unruly that you can barely see the path to the front door? Instead of issuing a breach of contract notice to the tenants demanding that the landscape be maintained as agreed, you either hire a landscaper first thing Monday morning to take care of it and you pay the bill, or you do nothing and cross your fingers that the next time you drive by that they would have at least mowed the grass. Do you justify their lack of care, because you know they have busy schedules? Or, are you afraid that confronting them about their ways could possibly offend them or cause a rift in the relationship? Instead, send either a Warning Notice or With Cause Notice as soon as you’re aware that there is an issue. Time is of the essence on this one because the neighbors are likely disgruntled. The work that you had done on the yard prior to them moving in is all going to waste and will most likely have to be done again once they vacate which could be costly. My point is that by addressing the unsettling habits of your tenants promptly, you can minimize, if not eliminate, any potential feelings of disappointment, frustration, and resentment towards your tenants as you would if you were to let things slide. I believe it is natural for us to

want to avoid conflict and confrontation in life. However, when it comes to managing your properties, this continual avoidance could come at the expense of your business and property. Most of us have had some form of training on being a landlord, whether we’ve taken classes on our own time or have been in property management in a professional setting. Unfortunately, there is no training of the sorts for tenants. I’ve always had the opinion that if both landlords and tenants know what the rules are, exactly what is expected of them, and what improved performance will look like then everyone involved will mutually benefit from the business relationship. Katie Poole – Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM.co.

VALL

EUGENE • SALEM • ALBANY • CORV

Unlimited Use of State Speciﬁc Lease & Rental Forms Autopopulated From Online Property Managment Database

NO Start-up Fees - $6 per unit/year

PROMO CODE: WB88Q2 SAVE TIME. SAVE MONEY. www.Rentegration.com 8

The LandlordTimes - Valley • July 2013

Professional Publishing, Inc

July 2013 - Vol. 5 Issue 7

www.TheLandlordTimes.com

UTAH UTAH

SALT LAKE CITY • OGDEN • PROVO Official Publication of the

Utah's Leading Advocate for the Rental Housing Industry Ph: 888-244-0401 • www.uaahq.org

New Awards Process Announced SALT LAKE CITY • OGDEN • PROVO

Each year, the Utah Apartment Association honors the best and brightest in our industry at our annual Tribute Awards. Starting this year, we are pleased to announce major enhancements to our awards nomination and judging process that will move us forward to the next level of professionalism. First, the event will move from October to January, to get it out of the busy budget season and past the first of the year. Next, we will be adding four new awards including: Section 42 property of the Year (100%), Section 42 Property of the Year (Mixed), Government Subsidized Property of the Year, and Best Community or Company Website.

But the biggest change will be the judging process. Instead of one site visit or one interview, the new process will have three components of scoring for each property or individual. Each of these three elements will comprise a third of the total score, including: a) A form from the nominator explaining why the nominee deserves to win b) A process for the person nominated to explain why they should win c) An interview and/or a site visit. The interview process, which will now be 1/3 of the score, will also be changed. We will no longer be using vendors or management company personnel to judge. In-

State Law Prohibits Regular Inspections by Cities By L. Paul Smith, Utah Apartment Association In 2012, the state legislature passed legislation that prohibited cities from conducting inspections on rental properties without cause or complaint.

Professional Publishing, Inc PO Box 30327 Portland, OR 97294-3327

In effect, this replaced the previous structure where cities like Salt Lake City were authorized to conduct regular inspections every three years. The legislation arose out of efforts to curb Salt Lake City's good landlord program. The cities and the apartment association, which togethContinued on page 5

Current Resident or

PRSRT STD US Postage PAID

Snohomish, WA

Permit #5

stead, we will be recruiting our UAA independent owners as well as volunteers from other apartment associations. We believe this will reduce any conﬂicts of interest. We are excited about these new changes and feel they will improve the prestige and value of the UAA Tribute Awards process. We invite you to participate by nominating a person or property today, using the following one page nomination form for each nominee. Remember, this one page form will be 1/3 of their score (Each nominee needs to be on a separate sheet). Continued on page 5

Discrimination Testers are BACK! By Kirk Cullimore, The Law Offices of Kirk A. Cullimore The Disability Law Center in Utah is seeking individuals to be testers in its attempt to find violations of the Fair Housing Act. An email went out in June requesting help in finding individuals to be testers: The Disability Law Center (DLC) is looking for people who are interested in serving as testers in its Fair Housing Testing Program. The DLC is charged with investigating certain types of housing discrimination complaints across in the State of Utah. Federal and State fair housing laws prohibit discriminatory practices in any housing industry related business or transaction.

While blatant acts of housing discrimination occur, more often the discrimination is subtle and hard to discover. Testing is one of the most important tools fair housing agencies, housing advocacy groups and others interested in fair housing, use to uncover discrimination. One of the most vital tools of our investigatory process is the fair housing tester. The DLC follows up complaints by creating testing situations—that is, simulations of housing transactions—to uncover violations of the fair housing laws. Testers call or visit apartments and then submit written reports about their experiences. Testers will receive a stipend for each test after completing a paid training session. Continued on page 3

IN THIS ISSUE:

JULY TOPICS

Know Where the Limits Are So You Can Standup to Overzealous Government ........ Page 4

1) Cleaning and Restoration: Minor disasters, smells, smoke… What can you do? 2) Inspections: Keeping your rental protected! 3) And more…

Be Sure to Do Inspections .......... Page 5 Products & Services Guide .................... Page 6

UTAH

Advertise in the Landlord Times Utah Circulated to over 6,000 Apartment owners, On-site, and Maintenance personnel monthly. Call 503-221-1260 for more information.

• Furniture • Tile • Grout • Air Vent • Use UV Detection Always Done for The Price Quoted! Special Discounts given for Landlords!

Call Cliff @ 801-673-1777 2

w. s teami tdr y.c ww

The Latest Technology in Carpet Cleaning The Highest Heat, Quicker Dry Time

Cliff's Personal Touch Carpet Cleaning

32 Years in Business

The Landlord Times - Utah • July 2013

UTAH Discrimination ...continued from front page What we look for in a tester: • People who enjoy engaging in role play • People of varied backgrounds and ages • People belonging to a “protected class” (Protected classes include race, color, national origin, religion, sex, familial status, and disability) • People who can give a few hours during the day and/or evening, on weekdays and/or weekends • People who can be reached by cell phone • People who preferably have the use of a car or feel comfortable traveling, potentially long distances by public transportation to a variety of different locations around the valley • People who want to get involved in a worthy cause and make a difference! Owners, mangers, assistant managers, and leasing agents should all be careful in their discussions relating to disabilities. We anticipate questions both in person and over the phone. So communities should review obligations on helping and handling disabilities. If your community was built for occupancy before March of 1991, then the design and construction requirements do not apply. Most

requests for reasonable modification would be at the expense of the tenant. If the community was built after March 1991, then the design and construction requirements apply. That means we need to review any request a little more carefully to determine if we want to make the tenant pay for the modification. Likely most testers are going to be calling about companion animals. Remember that our response is as follows: We fully comply with the requirements of the Fair Housing Act. If a tenant meets the qualifications of the Act, we allow a reasonable accommodation for a companion animal. However, we do require that tenant’s first obtain the permission. We do require certain information and certification that the requirements of the Act are met. We also take the time to verify that information. If you feel that you meet those requirements, we would be happy to give you the information and forms to start the process. Those that qualify and are granted the accommodation do not have to pay any deposits or fees associated with the companion animal. However, the animal rules and obligations still apply.

Other areas that are likely to be tested include: handicap accessibility (relating to units, stairs, common areas, etc.), model units (must be accessible), possibly parking issues, and issues dealing with mental handicaps. If you feel that you have a tester either on the telephone or in person, make sure you are comfortable in answering the questions. If not, get the manager to handle the situation. Testers can test more efficiently over the phone. Those calls may be recorded without your knowledge (permission is not required in Utah). Please be cautious on telephone communications which move into handicap issues or other issues of discrimination. Although it is the Disability Law Center that is promoting this testing, they may join with HUD or the state Anti-discrimination Division to test in other areas. It is always the best policy to give as little information over the telephone as possible. Because we cannot see the person, it is difficult to make assessments of the potential for a disability claim. Telephone communication should be

broad statements of policy. Specifics need to be done in person or via written communications. If you have a question about what is being asked, don’t answer. Get a name and a telephone number that we can call back. It is always better to say you are not sure but can check. Finally, let us know if you have been “tested”. Our office is trying to keep track of what they are asking and how often they are testing. You can send to me an email giving me the day, time, and circumstances of the testing. Include what they asked and how you responded. As always if you have any question as to how to handle a disability question or matter, CALL US. The Law Offices of Kirk A. Cullimore is a full service firm serving landlords. To contact them please call 801-571-6611.

UTAH

Please Visit us at www.TheLandlordTimes.com

Your Local CenturyLink Team is here to help you and your tenants! We can help you help your residents with Voice, High-Speed Internet and TV.

> We offer speeds up to 40 Mbps (where available) > Ask us about our referral program, Internet Basics, and CenturyLink Authorized Reseller program > Low rates, special discounts and money for referrals > We can also help you with your Small Business Needs

Chris Christiansen – 801.440.8789 Central Salt Lake City Account Manager Chris Larsen – 801.745.5302 SW Salt Lake County Account Manager Aaron Leonard – 801.608.6873 South Salt Lake County, West Jordan Local Retail Store – 801.685.2105

The Landlord Times - Utah • July 2013

UTAH

Know Where the Limits Are So You Can Standup to Overzealous Government By L. Paul Smith, Executive Director Utah Apartment Association In order to operate successfully, landlords and property managers must work with governments to comply with many different kinds of rules. One interaction we occasionally have with governments is inspections. Over the past several years the legislature has dealt repeatedly with the authorization cities have to inspect rental properties including how

often, how much they can charge and what triggers inspections. The law is very clear on all these things. So why do certain cities not follow these laws and (in our interpretation) clearly violate the authority the state of Utah gives them? I believe it is because of good intentions, but bad culture. In my opinion, sometimes the culture in certain governments is "we are the government and we know best". So they find justifications, loopholes and end-arounds

SURFACE

TECH

Redefining Resurfacing! Tubs

•

Counters

•

Tile

•

Sinks

•

Cabinets

Don’t replace... REPAIR or RESURFACE! SPOT REPAIRS: We can repair burns, chips or cracks in tubs (porcelain or fiberglass), on your counter tops, or sinks.

RESURFACING: We can resurface outdated or worn tubs, counter tops, tile, cabinets or sinks for 1/3 of the cost of replacement.

CALL MAT TODAY! PH: (801) 676-5275 or Cell: (801) 915-3337 www.surfacetechutah.com

•

surfacetech2120@gmail.com

Increase Your Laundry Room Capacity by as much as 50% And Save Up To 50% on Utility Costs

to do what they are prohibited from doing because they believe it is best. A good example is several years ago a city inspections office started requiring the replacement of single paned windows in rentals, and refused to sign off on inspections until windows were replaced. They said it was required and was necessary to reduce energy costs and improve efficiency. A very noble goal to be sure. Because most landlords don't want to fight with cities, the vast majority of landlords and property managers who were instructed, incurred the expense and replaced the windows. But finally landlords who may have thought double paned windows were a good idea but still did not want to spend the money to do it pushed backed, involving the UAA. Higher ups in the city realized the inspections office had no authority to require window replacements, and the practice stopped. Some want to blame overzealous inspectors, left wing politics (environmentalism), etc., but the reason cities get away with things like this rests squarely at the feet of landlords and property managers who, instead of standing up to this, comply

even though they should know it’s wrong. My challenge to each landlord and property managers is this: be respectful and cooperative with local governments, but when they do things you know are going too far stand up to it. Then contact us at the UAA. Sometimes one call from us to a mayor or city attorney reverses bad policy. Other times it may take involving the league of cities and towns, peers of the city, who will explain that what they are doing is not right. As a last resort we can run legislation at the state level clarifying or imposing limits on the city. Lastly, be educated and encourage all landlords to be educated. If you don't know where the lines are, it is too easy for the city to cross them. By being educated and standing up for yourself, you will be able to inform the UAA of potential problems so we can't get on them quicker. Working together we can protect the industry from overzealous and unnecessary government oversight.

UTAH

Serving the Utah Multifamily Housing Industry More than 6,000 Circulated Monthly www.TheLandlordTimes.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. Metro Apartment Manager is produced monthly and is published by Professional Publishing Inc.

UTAH

STAFF

Publisher Will Johnson • will@propubinc.com

Editor Andrea Coulter • andrea@propubinc.com

Circulation Manager Andrea Coulter • andrea@propubinc.com

An Oregon Corporation. PO Box 30327 Portland, OR 97294-3327.

Designer Andrea Coulter • andrea@propubinc.com

Advertising Sales

Will Johnson • will@propubinc.com Terry Hokenson • terry@propubinc.com

Coin • Card Rent • Lease

4723 HARRISON BLVD., SUITE 200, OGDEN, UTAH 84403; WWW.SMITHKNOWLES.COM WWW.UTAHEVICTIONATTORNEY.COM FAST ∙ AFFORDABLE ∙ DEPENDABLE

PRACTICE AREAS:

HAINSWORTH LAUNDRY COMPANY

Life’s Good

Toll Free: (800) 526-0955 www.hainsworth.biz

Landlord/Tenant ∙ Real Estate ∙ Creditor’s Rights/Bankruptcy ∙ Collections ∙ Business

ATTORNEY KENYON D. DOVE EMAIL: kdove@smithknowles.com TELEPHONE: 801-476-0303

The Landlord Times - Utah • July 2013

UTAH APARTMENT ASSOCIATION

Be Sure to Do Inspections By Steve Randall, President 2013 Utah Apartment Association Sometimes as we sit back and enjoy the fact that we have “good” renters. They pay the rent and rarely ever complain. But all too often we neglect to notice the little things that are happening right before our eyes. Failing to do inspections can put even the best landlords and property managers at the mercy of the tenants. In my experience there are 4 kinds of inspections. 1) Move-In Inspection,

sooner they can be stopped and damages repaired before they become larger or financially burdensome. Doing these every 3-6 months ensures that you keep control over the overall condition of your property Drive-by inspections are quick and short, but have a big effect on things. Most commonly they can alert you to things such as, unauthorized pets, failure to care for the yard, etc. Inspections help your tenants understand the expectations of care they have been entrusted with. Many

2) Routine Inspections, 3) Drive by Inspections, and 4) Move-out inspections. Now, the Move-In and MoveOut inspection is a given. Of course any landlord will do those. But what about the other two? Routine inspections can be performed by either yourself or a third party inspector. They can save a landlord thousands of dollars by ensuring renters are properly maintain the property, and if they aren’t, disrupting the pattern. The sooner damage or patterns of abuse are found, the

448 E Winchester (6400 S ) #460 Salt Lake City, UT 84107 Ph: (801) 487-5619 Fax: (801) 484-8649 www.uaahq.org

tenants come to respect inspections because they realize you want to properly maintain the home and that you honor your commitments. This makes them more likely to honor theirs. Doing regular inspections can and will help you keep your rentals in top shape. If you are too busy or would like a professional to do inspections for you and professionally document the condition of your property, the UAA has a list of companies that can help you. UTAH

New Awards ...continued from front page Categories: Property Awards: Individual Awards: Associate Member Awards: * Best Model * Leasing Agent * Supplier of Year * Overall Renovation * Maintenance Supervisor * Service Provider of the Year * Government Subsidized * Government Subsidized * Customer Service of the Year * Senior Property * Property Manager <250 Units * Best Website * Property Manager >250 Units

* Development of the Year * Maintenance Tech * Leasing Office/Clubhouse * Housekeeper/Rent ready Specialist * Prop Excellence Salt Lake * Property Supervisor * Best Landscaping * On-site Team * Prop Excellence Northern Utah * Assistant Manager * Prop Excellence Southern/Central Utah * Best Marketing or Social Media Campaign * 100% Section 42 Property * Mixed Section 42 Property

Submission Guidelines (Please complete one of the attached forms for each nomination, 1/3rd of the judging process is scored on this nomination form) Submissions: May be sent electronically or in hard copy. Nomination by Email: kallie@uaahq.org (a) Nomination form must be filled out in its entirety. (b) Only one (1) email per submitted nomination. (c) The subject line of each e-mail

needs to indicate the Nominee Category and Nominee Name. Nomination by Mail: Mail to: Utah Apartment Association448 E Winchester St #460, Salt Lake City, Utah 84107 Thank you for your continued support of the UAA. Sincerely, The 2013 UAA Board of Directors

UTAH

State ...continued from front page er supported responsible programs, agreed to restrict some powers that cities were perceived to be abusing. The two major concessions won by landlords were that landlords who are owner occupants (i.e. live in half of the duplex) are exempt from certain fees, and that cities could no longer do regular inspections on rentals - they can only inspect if there is a complaint or reasonable cause exists to suggest the city needed to inspect that unit. According to a December 24 article in the Salt Lake Tribune, at a council meeting in December, City Attorney Ed Rutan and Deputy City Attorney Lynn Pace, presented their determination that HB 216 "forbade any inspection unless a complaint was lodged concerning a particular rental unit." The Tribune further reported that councilman Luke Garrott, maintained the new law should be interpreted to mean the city could still inspect rentals as long as they didn't target a specific landlord. According to the article Rutan and Pace still disagreed. "The intent of the legislature was crystal clear," said Mike Ostermiller, attorney and lobbyist who represented the industry on the bill. "The language that allowed (previously) inspections every three years was stricken from the statute and replaced The Landlord Times - Utah • July 2013

with language that said the city can only inspect based on cause or complaint. That means there has to be a specific complaint or cause concerning a specific unit. The city can't randomly target specific owners, types of apartments (like four plexes) or target neighborhoods," he said. Recently some Salt Lake City Landlords have received requests from inspectors to schedule their 3 year inspections. When pressed on how they can request these inspections, landlords have been told by city inspectors that they have been recently instructed by their supervisors to schedule inspections every three, despite the new law. Attorney Kirk Cullimore disagrees. "My advice to landlords that get a letter asking to let inspectors in for a regular inspection is just politely say no thank you," he says. Cullimore believes the statute is clear and the inspectors would lose any action in front of the courts seeking to punish landlords who refused to let them inspect. The UAA is currently working with Salt Lake City and will provide updates in the near future.

UTAH

801-664-2293 • Handyman Service • Water Heaters • Heating Repair • Air Conditioning Repair We Accept

Unlimited Use of Online Forms State speciﬁc forms for:

Arizona Alaska California Colorado Delaware Florida

Georgia Illinois Indiana Kansas Kentucky Massachusetts

Nevada New Jersey New York North Carolina Ohio Oregon

Pennsylvania Texas Utah Washington Washington D.C. West Virginia & More.

Most Fields Autopopulate From Online Database

$3.50 per unit per year/$17.50 Charge per year minimum *start up fees apply

PROMO CODE: LLT913 Expires: 9/30/2013

www.Rentegration.com 5

UTAH PRODUCTS & SERVICES GUIDE The following companies support the rental housing industry by funding education, government affairs and supporting activities. We encourage you to give them an opportunity to earn your business first. Listing in this guide does not constitute endorsement by the UAA. You are encouraged to check references and get bids in writing. 1031 EXCHANGE

Zions Bank/Exchange Services LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-1031

24 HRS/AFTER HOURS EMERGENCY SVC

ServiceMaster by Restoration Xperts . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-310-8565

ACCOUNTING

Accounting and Tax Services, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8018930333 Bouwhuis, Myron . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-1357 J & K Accounting & Financial Services . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-755-6027 JM Accounting and Tax Services, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-893-0333

ADVANCE LOANS

Check City . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-858-0331

ADVERTISING

Apartments.com . . . . . . . . . . . . . . . . . . . . . . . . . . 888-658-RENT Apartment Guide of Greater Salt Lake . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-8858 Apartments For Rent Magazine . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-352-4957 Apartment Radar . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-901-0237 Call Source . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-500-4433 Media One of Utah, A Newspaper Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-204-6274 Move.com . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-688-4542 Rent.Com, an Ebay Company . . . . . . . . . . . . . . . . . . . . . . . . . . . 310-586-9521 U of U Off Campus Housing Svc . . . . . . . . . . . . . . . . . . . . . . . . . . . 434-817-0721 WebListers . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-784-2155

AFTER HOURS EMERGENCY

Alpine Cleaning & Restoration Specialists, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-563-3707

ALL NATURAL FERTILIZER

Oasis Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-231-4997

APARTMENT RENTAL GUIDES

Simply Apartments . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-201-9004

APPLIANCE/ELECTRONICS

RC Willey . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-622-7400

APPLIANCES

Appliance Parts Company . . . . . . . . . . . . . . . . . . . .480-755-0007 EXT 241 Appliance Warehouse of America, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-388-4004 Precision Appliances . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-7033 Reliable Parts . . . . . . . . . . . . . . . . . . . . . 801-486-2357 x 2108

ASPHALT MAINTENANCE

Precision Asphalt . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-991-0158

ASPHALT SERVICES

Big Red Asphalt Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-785-2051 Kilgore Paving And Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-382-6575 Preferred Paving . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-908-6622 T & N Asphalt Services . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-266-1626

ATTORNEY

Arnold & Wadsworth . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8014750123 David W Steffensen . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-263-1122 Froerer, Hunter & Ahlstrom, PPLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-389-1533 Jeffs & Jeffs PC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-373-8848 Jeremy M Shorts Esq . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-610-9879 Law Ofﬁces of Kirk A Cullimore . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-571-6611 LeBaron & Jensen, P.C. /Fast-Track Evicti . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-773-9488 Merrill, Walter . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-682-8037 Rinehart Fetzer Simonsen & Booth, PC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-328-0266 Richards, Kimble, & Winn, PC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-274-6800 Scalley & Reading . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-7870 Smith Knowles, P.C., Kenyon D. Dove . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-476-0303 Utah Eviction Services . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-6600

AUTOMATED GATES

Community Controls . . . . . . . . . . . . . . . . . . . . . . . . . 972-4331 x2010

BANK SERVICES

Key Bank Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-297-5825 Washington Federal . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-366-2265

BANKING

Wells Fargo Bank . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-246-1237

BACKGROUND CHECKS

CoreLogic SafeRent . . . . . . . . . . . . . . . . . . . . . . . . . . . 702-839-1736 LexisNexis . . . . . . . . . . . . . . . . . . . . . . . . . . . 678-694-2798 On-Site.com . . . . . . . . . . . . . . . . . . . . . . . . . . . 619-540-7828 PeopleTrail, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-307-4100 RentGrow . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-736-8476 Renting Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . 888-674-9181 Right Renter LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-754-9900 Utah Apartment Association . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-5619 Victig Background Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . 866-886-5644 Western Reporting, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-308-0005

Fibers, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-2300 Flooring Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-604-6123 Grifﬁth Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-395-0887 Popp Enterprises . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-747-0077 Redi-Carpet . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-7922 Shaw Industries Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-667-2504 Sherwin Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-949-9981 Southwest Flooring . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-438-4889 TB&J Warehouse, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-208-1913

CARPET CLEANING

Cliffs Personal Touch . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-673-1777 Dirt Away . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-726-0308 Double Take Carpet Cleaning . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-377-1107 Venturi Clean . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-255-8100

CLEANING COMPANY

All Green Cleaning Company . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-949-4846

COLLECTION SERVICES

Link Debt Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-312-0990 National Credit Systems, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-515-6858 NCS, Plus . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-598-1466 North American Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-741-8982 Outsource Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-355-4766 Wakeﬁeld & Associates, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-537-2900

COLLECTIONS

Rent Recovery Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-335-0119

COMMUNICATIONS

A 3 Broadband . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-699-4199 Qwest Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-575-1098

CONCRETE

Advanced Concrete Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-725-7783

CONSTABLES

BATHROOM RENOVATION

Wasatch Constables . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-392-9400

BATHTUB & TILE REFINISHING

Capital Improvement Management Group . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-223-6100

Bath Fitter . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-748-4200 Miracle Method . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-295-1101 Surface Tech . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-676-5275

BLINDS

Dun-Rite Blinds . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-265-2536

CABLE TELEVISION

Orbit Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-466-9040

CARPET AND FLOORING

CONSTRUCTION

ELECTRICAL

All Pro Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-874-7098 Charger Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-280-2420 Gipco Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-231-3320

ENERGY CONSERVATION/SAVINGS

Questar ThermWise . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-719-0753 Rocky Mountain Power Cool Keeper . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-298-2459

FENCING

SimTek Fence . . . . . . . . . . . . . . . . . . . . . . . . . . . 866-648-9336

FINANCIAL ADVISOR FINANCING

Marcus & Millichap . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-736-2600 Utah Community Reinvestment Corp (UCRC) . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-833-0011 The Madison Group . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-785-8350

FIRE EXTINGUISHER

Sure Fire Suppression . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-252-6188

FIRE PROTECTION

Simplex Grinnell . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-9406 Stateﬁre DC Specialties . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-288-2100

FITNESS EQUIPTMENT

Advanced Exercise Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-510-4419 Fitco, Fitness Center Outﬁtters . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-933-4826 FitLogistix . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-347-7727

FLAGS, POLES, & BANNERS

Colonial Flag . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-562-0123 Designs In Motion . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-280-2281

INSPECTIONS

Albion Services, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-548-6347 Rental Property Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . 541-868-7747

INSULATION

PeachTree Insulation . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-0873

INSURANCE

American Family Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-966-4571 Anderson-Lym Insurance Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-1551 Craig Thomas Insurance Agency, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-576-1188 Day Clark Insurance Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-8704 Kandace Meyer . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-966-4571 Poulton Insurance, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-4477 Wells Fargo Insurance Services . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-246-4416

INTERNET

GAS SERVICES

Pingplot . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-712-5094

GENERAL CONSTRUCTION

Salt Lake Real Estate Investors Assoc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-645-6405

CORT Furniture Rental . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-984-2678 Questar Gas . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-324-5159

DEFAULT INSURANCE

Intermountain Golf Cars . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-255-8828

DRAIN CLEANING

Superior Coatings . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-652-4378

Precision Concrete Cutting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-0025 Professional Drain Service LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-963-0910

HVAC SUPPLIES

Contractors HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-8565

FURNITURE RENTAL & SALES

FOUNDATION REPAIR

Davenport Foundation Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2302

DEBT RECOVERY

Leaseterm Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 378-206-2910

HVAC SERVICES

Humphrey Heating & Air . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-294-2757 RPM Home Energy Savings Program . . . . . . . . . . . . . . . . . . . . . . . . . . . 503-248-4636

MSD Datastream . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-5796 Pingplot . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-712-5094 Sky Satellite . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-978-0022 Windstream Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-993-5512

Davenport Foundation Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2302 IPS, LLC 'Your Handyman' . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-302-2555

Link Debt Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-312-0990

Air Cold Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-956-3580 Air Design Heating & Air . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-264-8292 Alta Air Conditioning & Heating . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-397-2583 Johnstone Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-486-4401 Precision Heating & Cooling Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-8150 SwampTech, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . `801-747-1150

GOLF CARS

GRAFFITI PROTECTION HANDYMAN

Casal's Handyman Service . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-707-6847

HEATING & AIR

INTERNET MARKEING INVESTMENTS IRRIGATION

Mountainland Supply Company . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-6050

LANDSCAPE MAINTENANCE

Ace Property Maintenance L.L.C. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-4333 Aeroscape . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2383 Affordable Care and Landscape, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-637-1557 Bee Green Fertilizing Co. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-5796 Cascade Landscape . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-228-0647 Kimball Property Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-571-3351

The Landlord Times - Utah • July 2013

Landscape Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-261-1733 Lawn Butler . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-916-1214 Pro-Turf Landscape Services LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-692-3186 Suncrest Commercial Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-633-2727 Total Landscape Management LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-512-1663 ValleyCrest Landscape Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-561-7541

LANDSCAPING SERVICES

Affordable Lawn Care & Landscape, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-999-4347

LAUNDRY EQUIPMENT

Appliance Warehouse of America, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-388-4004 Azuma Leasing . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-707-1188 Evans, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-6580 Hainsworth Laundry Co. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-636-1622 Mac Gray . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-9176 Mendenhall Equipment . . . . . . . . . . . . . . . . . . . . . 801-298-1133 xt 111

LEAD BASED PAINT REMEDIATION

Salt Lake County Lead Safe Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-468-2077

MAINTENANCE SUPPLIES

Ferguson Enterprises . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-956-3500 HD Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-824-2941

MANAGEMENT COMPANY

Horizon Property Management, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-939-6033

MARKETING

Scentair . . . . . . . . . . . . . . . . . . . . . . . . . . . 760-443-9705

MOVE IN GIFTS

Chelsies Move In Gifts . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-835-3274

ODOR REMOVAL

BioSweep of Utah . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-550-9764 Fresh Aire Air Fresheners . . . . . . . . . . . . . . . . . . . . . . . . . . 801-877-5888 ScentAir . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-897-5931

PAINT

Kwal Paint, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-259-3074 PPG Paint . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-633-8465 Sherwin Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-809-2569

PAINTING

Alpine Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-721-5007 CertaPro Painters . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-747-1027 Empire Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-680-4495 Executive Coatings & Contracting, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-300-6786 Five Star Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-386-0000 Unforgettable Coatings of Utah, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-753-8737

PARKING

Parking Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-671-1803

PARKING ENFORCEMENT

. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-393-7378 JS Property Services . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-652-0171 Preventive Pest . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-5590 Terminix . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-973-9511 Thorn Pest Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-626-1156

. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-322-3373 Miller & Company Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-7922 Professional Realty Services , L.L.C. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-450-8432 Real Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-4200 Real Property Management - West LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-5508 Rentler . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-860-4661 Safeguard Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-9339 The Handy Handy Man . . . . . . . . . . . . . . . . . . . . . . . . . . . 503-248-4636 Tier One Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-898-6909 Utah Investors Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-266-0220 Utah's Prime Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-627-1132 Vision Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-375-3875 Western National Group . . . . . . . . . . . . . . . . . . . . . . . . . . . 949-862-6292 Welch Randall Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-399-5883

PLAYGROUNDS

Big T Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-572-0782

PLUMBING

Budget Plumbing & Rooter, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-763-5775 Moen Faucet . . . . . . . . . . . . . . . . . . . . . . . . . . . 720-346-5138 Mountainland Supply Company . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-6050 Plumbing Experts . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-831-0045 Rescue Rooter, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-973-2097 Robert W Speirs Plumbing, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-0522 Roto-Rooter . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-330-5278 Rush Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-233-8342

PROPERTY MANAGEMENT SOFTWARE

AppFolio . . . . . . . . . . . . . . . . . . . . . . . . . . . 866-648-1536 Inspeckd.com . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-833-5551 Property Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-826-9700 RealPage, Inc . . . . . . . . . . . . . . . . . . . . . 972-820-3000 x3015 Smart Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . 888-723-8645 Tenant Technologies . . . . . . . . . . . . . . . . . . . . . . . . . . . 503-860-6475

POOL & SPA EQUIPMENT & SERVICE

Aquatech . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-0120 Precision Pools & Spas . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-2212 Swim Clean . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-265-1707

PRINTING

Delta Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-541-5535 Nine Lives Media . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-9999

REAL ESTATE SERVICES

Apartment Realty Advisors . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-1221 Coldwell Banker Gold Key Realty Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-753-8824 Equity Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-608-8610 Home Basic Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-830-1500 ManageCo . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-294-0800 NAI Utah/Mountain West . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-456-8806 WJ Bradley Mortgage Capital Corp . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-613-3761

PROPERTY MAINTENANCE

Bee Green Fertilizing, Co. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-5796 Mountain West Property Solution Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-968-4489 NeighborWorks Provo . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-375-5820 Peak Property Solutions Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-775-7325 The Handy Handy Man . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-427-6924 Z3Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-860-4400

RENT PAYMENTS

SteadyPay Payment Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . 270-706-6222

PROPERTY MANAGEMENT

Action Property Management & Sales . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-763-1801 Advanced Solutions Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-725-8226 Allison-Shelton Real Estate Services, AMO . . . . . . . . . . . . . . . . . . . . . . . . . . . 602-474-3572 Alliance Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-391-3913 Bristlecone Management Group . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-349-2585

RENTAL LISTINGS

Dogfriendlyrental.com . . . . . . . . . . . . . . . . . . . . . . . . . . 801- 230-4724

RENTAL WEBSITE

Propertypond.com . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-676-5400 Rentler . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-508-4661

PEST CONTROL

Advanced Pest Control Services Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-292-1950 Eradicare Pest Solutions

ROOFING

American Roofing Company . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-269-1276 Kimball Roofing . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-657-9991 Olympus Roofing Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-975-7663 Whitaker Roofing Services, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-576-1681

SECURITY

Addtech Controls . . . . . . . . . . . . . . . . . . . . . . . . . . 801-414-9342 Kane Consulting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-678-9384 Northern Utah Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-985-9462 Paciﬁc National Security . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-596-1272 Securitas Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-5678

SECURITY DEPOSIT ALTERNATIVE

SureDeposit . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-531-7873

SHOPPING SERVICE

Shop24 Global LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-284-3693

SIGNS

Hightech Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-6464 Sign-a-rama . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-5576

Allied Waste/ BFI . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-330-6032 Tiger Sanitation . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-978-2287 Valet Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . 813-248-1327 Wasatch Trash Services . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-207-8292 Waste Away Consulting . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-987-0750

WASTE SERVICES

Bin There Dump That . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-888-4676

WATER SYSTEMS

Water Evolution Technologies, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-623-3127

WEBSITE DESIGN

B5 Marketing . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-794-0020

WHOLESALE SUPPLIERS

Wilmar Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . 856-533-3150

WINDOWS

Advanced Window Products . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-866-8000

WINDOWS & DOORS

Peachtree Windows & Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-1255 Simonton Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-903-5739

SMOKE FREE MULTI-UNIT HOUSING

Salt Lake Valley Health Department . . . . . . . . . . . . . . . . . . . . . . . . . . . 385-468-3835 Utah Department Of Health . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-538-6754

SNOW REMOVAL

Streamline Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-1197

SOFTWARE

Real Page, Inc. . . . . . . . . . . . . . . . . . . . . . 972-820-3000 x3015

SALT

The Salt Depot . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-282-1250

SCREENING

The Screening Pros, LLC. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8184445252

SIGNS

Sign-A-Rama . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-5576

SUB-METERING

NWP Services Corporation . . . . . . . . . . . . . . . . . . . . . . . . . . . 402-421-1668

TELEVISION

Comcast . . . . . . . . . . . . . . . . . . . . . 801-485-0500 x2658 Direct TV . . . . . . . . . . . . . . . . . . . . . . . . . . . 818-449-4475

TRASH VALET & RECYCLING VALLEY, METRO, ARIZONA APT. NEWS Concierge Waste Services

Century 21Gage Froerer & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-621-0521 Century 21 McAffee . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-943-9386 Coalition Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-649-4994 Colemere Realty Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-272-8192 DBA Re/Max West Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-787-1111 Desert Sage Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-272-0949 Fortress Property Management, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-788-7691 Guardian Property Management LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-968-6878 JEM Property Management & Sales LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-586-4415 Jensen Property Management & Leasing . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-628-1678 Ledingham Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-293-1830 Lone Peak Realty & Management . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-268-1087 Manor Service Inc

Assurant Specialty Property . . . . . . . . . . . . . . . . . . . . . . . . . . . 770-763-1000 ePremium Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-319-1390 Evolutions Insurance Brokers . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-585-2853 Renters Legal Liability LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-994-0237

Salsbury Industries

Jan, Mar, May, Jul, Sep, Nov,

Downtown Parking Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-473-8848

ON-SITE

RENTERS INSURANCE

Shop 24 Global . . . . . . . . . . . . . . . . . . . . . . . . . . . 316-755-5880

RESIDENT SUPPORT

Family Support Center . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-955-9110

RESTORATION COMPANIES

Belfor Property Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-936-1212 Servpro of Utah . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-785-5228 Utah Disaster Kleenup . . . . . . . . . . . . . . . . . . . . . 888-utah-udk ext 363

RETAIL

. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-971-0719 WSI Of Utah LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-713-1306

TREE SERVICE

Diamond Tree Experts . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-1749 Reliable Tree Care . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-7996

WASTE REMOVAL

ValetWaste . . . . . . . . . . . . . . . . . . . . . . . . . . . 813-248-1327

WASTE MANAGEMENT

Ace Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . 801.363.9995

The Industry Leader in Quality

Order Factory Direct! 1010 East 62nd Street, Los Angeles, CA 90001-1598 Phone: 1-800-624-5269 • Fax: 1-800-624-5299

1/8 Page 4 7/8” x 3 5/8” • General painting services On-Site3a • Graffiti removal • Anti-graffiti coatings • Power washing • Waterproof coatings for concrete and parking garages • Low-cost apartment repaints Interior apartment and rental home repaints • Medium to large-scale painting

The Landlord Times - Utah • July 2013

Ph: 801-652-4378 Fax: 801-253-9298 www.approvedpainting.com bw

KEEP YOUR PROPERTY PROFITABLE The benefits of smoke-free housing include lower maintenance costs, a decrease in fire hazard, and an increase in tenant satisfaction. To learn more about what you can do to go smoke-free, call the Utah Department of Health at

801.538.6754 or visit tobaccofreeutah.org/muh-intro.html

GO SMOKE-FREE

The Landlord Times - Utah â&#x20AC;˘ July 2013

Professional Publishing, Inc

www.TheLandlordTimes.com

Vol. 5 Issue 7

July 2013

COLORADO

DENVER METRO • COLORADO SPRINGS • BOULDER

Monthly CirCulation to More than 7,000 apartMent owners, property Managers, on-site & MaintenanCe personnel

Colorado's First Quarter 2013 Insight Into The Rental Applican Risk Index Report By Jay Harris, Vice President of Business Services, CoreLogic SafeRent The CoreLogic® SafeRent® Renter Applicant Risk (RAR) Index Report, formerly known as the Multifamily Applicant Risk (MAR) Index Report, provides market-based benchmarks for evaluating credit quality and risk of default for renters applying for apartment homes in multifamily housing units. The index also includes data from single-family rentals. Using a mean of 100, an index value above 100 indicates decreased risk, and a value below 100 indicates increased risk. According to the data, the risk of default among renters nationwide decreased year over year in the first quarter of 2013 with an index value of 104 compared to the first quarter 2012 with an index value of 102. On a quarter-over-quarter basis, the risk of default decreased in the first quarter 2013 compared to the fourth quarter Continued on page 3

Professional Publishing, Inc PO Box 30327 Portland, OR 97294-3327

Despite the slowdown nationally, many individual markets are still generating very strong rent growth rates, with 20 of the top 88 MSAs reporting annual effective rent growth of greater than 4.0%. While the national growth rate has been slowly decelerating over the past eight quarters, it should also be noted that the current growth rate is still above the long-term average of 2.1%. Occupancy at the national level remained strong, measuring 94.7% in the second quarter of 2013. A year ago the occupancy rate stood at 94.3%. The improvement in occupancy has occurred despite an increasing wave of new apartment

Current Resident or

supply. During the second quarter, 40,739 new apartment units were delivered, up from 18,861 units delivered in the second quarter of 2012. Apartment deliveries have totaled 124,500 over the trailing 12 months. With the pace of new deliveries increasing, the total for new deliveries in 2013 should reach 185,348 units by the end of the year. Fewer Concessions Mean Higher Rents As the market has tightened over the past few years, it has become increasingly difficult for renters to find rental concessions, at least in most MSAs. At the national level, Continued on page 4

PRSRT STD US Postage PAID

Please note any problems below and notify us at:

Permit #5

PO Box 30327 Portland, OR 97294-3327

Snohomish, WA

❑ My name was misspelled ❑ Remove my name from the Colorado mail list ❑ Change of address:

Resident Appreciation It Means Everything! © Want to know the secret for keeping your residents forever? And what if you could keep your properties full and plus have a waiting list, because your residents loved the way you appreciated them? In this article, you will learn how easy it is to develop a powerful resident appreciation program. Once in place, an appreciation program will forever change the way you operate and manage your apartment communities. Developing a monthly appreciation plan: At the beginning of each month, develop some fun ideas to “thrill” the residents at the properties you own or manage. Start by planning a short brainstorming session with your key property supervisors, resident managers and their leasing staffs, so you can hear their unique insight about ways to make the program a giant success. Their input is critical as each property has its own special resident profile, so customize your appreciation plan accordingly. Once your appreciation plan is finalized, provide a written recap for your leasing team so everyone will know exactly what their role will be. Clear communication makes for perfect implementation. Tip From The Coach: Consider building your resident appreciation plan for six to twelve months in advance. This makes for better financial budgeting, a more thoroughly developed appreciation plan, and your leasing team will have the time to evaluate several competitive proposals for the cost of each month’s theme. Building appreciation themes: As you consider the theme for each month’s appreciation program, start by looking for specific holidays or seasonal times of the year. For example, summer time is perfect for fun poolside events and outside activities. Have your leasing team take plenty of photos and fill your next newsletter + website with pictures of your residents having a great time. Everyone loves to see pictures of themselves and for those who Continued on page 2 Get Social With The Landlord Times

COLORADO

Resident ...continued from front page couldn’t attend, they will certainly be sponsor your appreciation program. encouraged to participate at the next Your residents might just be perfect event. Another appreciation theme, new customers for them. depending on the profile of your residents, might be more educational. Tip From The Coach: Certainly your residents will love For example, have a local computer METRO, ARIZONA the appreciation you show them each store give a live demonstration for VALLEY, your residents about ways to maxi- month and so will your future resimize their use of the Internet or social dents. If appropriate, invite every funetworking websites like Facebook, ture resident who comes to the propTwitter and LinkedIn. Your residents erties you manage, to participate in will be thrilled to hear more about the your resident appreciation program. Internet and the computer store gets Take this small step and watch your Apr, Jun, Aug, Oct, closing ratioDec double, with the future to meet lots of Feb, potential new customers… a win-win for all. Finally, speak residents who attend! with your vendors and neighborhood businesses as many would like to co-

Evaluating the success of resident appreciation: Start by asking your leasing team to make written notes of any nice comments shared by your residents or prospective new residents. These nice quotes are perfect to include APT. NEWS in your next property newsletter + website and makes for great reading, especially for those who could not attend or participate. Next, evaluate the number of residents who attend or participate each month, as this helps for planning future programs. Of course, monitor your resident retention percentages, as this is the critical measurement of how well your appreciation program is working.

ON-SITE-NW SEATTLE Salsbury Industries

Tip From The Coach: Remember, your residents will feel important when they know they are a top priority. Implementing a resident retention program will not cost much. But the return on your investment will be significant based on less resident turnover, happier residents will send more referrals, and more fun for your leasing staff. Why? Because The Coach says so! Plus, good news travels fast and so will the sterling reputation you earn with your residents. Want to hear more about this important topic or ask some additional Continued on page 3

1010 East 62nd Street, Los Angeles, CA 90001-1598 Phone: 1-800-624-5269 • Fax: 1-800-624-5299

1/8 Page 4 7/8” x 3 5/8”

Commercial Snow Removal On-Site4

That’s What We Do! Competitive Pricing

Service plans available: By the Push c c Hourly c c Monthly c c Annually

CALL TODAY

303-238-0070 • • • • •

Snow Removal Ice Prevention Ice Removal Sanding Sidewalks

• • • •

Ice Melt Ice Slicer Snow Relocation Parking Lot Sweeping

APG

S E R V I C E S

All Pro Grounds Services

Quality. Service. Trust.

Serving the Denver Metro Area since 1986.

The Landlord Times - Colorado • July 2013

COLORADO

Resident ...continued from page 2 questions? Send an E-mail to ernest@ powerhour.com and The Coach will E-mail back to you a free invitation to be a participant on a PowerHour conference call. On this call we will discuss 25 appreciation themes your residents will love. Author’s note: Ernest F. Oriente, a business coach since 1995 [30,400 hours], a property management industry professional since 1988--the author of SmartMatch Alliances--and the founder of PowerHour...[ www.powerhour.com and www.powerhourseo.com and www. pirmg.com ], has a passion for coaching his clients on executive leadership, hiring and motivating property management SuperStars, traditional and Internet SEO/SEM marketing, competitive sales strategies, and high leverage alliances for property management teams and their

leaders. He provides private and group coaching for property management companies around North America, executive recruiting, investment banking, national utility bill auditing [ www.powerhour. com/propertymanagement/utilitybillaudit.html ] national real estate and apartment building insurance [ www. powerhour.com/propertymanagement/ insurance.html ], SEO/SEM web strategies, national WiFi solutions [ www. powerhour.com/propertymanagement/ nationalwifi.html ], powerful tools for hiring property management SuperStars and building dynamic teams, employee policy manuals [ http://www.powerhour.com/propertymanagement/employeepolicymanuals.html ] and social media strategic solutions [ http://www.powerhour.com/propertymanagement/socialmedialeadership.html ]. Ernest worked for Motorola, Primedia and is certified

Here is how Colorado performed in the first quarter compared to last year: • Denver-Aurora-Broomfield, CO: 1Q13 RAR Index = 107 • Denver-Aurora-Broomfield, CO: 1Q12 RAR Index = 104 The CoreLogic Renter Applicant Risk (RAR) Index Report is published quarterly by CoreLogic SafeRent. The RAR Index is calculated exclusively from applicant-traffic credit quality

scores from the CoreLogic SafeRent statistical lease screening model, Registry ScorePLUS®, and is based on an analysis of 31,000 properties representing apartment homes and single-family rentals. The index provides a benchmark trend of national and regional traffic credit quality scores. Data is also available at the property and sub-market level with our analytics tools. For additional information or the full press release, visit corelogic.com. CORELOGIC, the stylized CoreLogic logo, SAFERENT and REGISTRY SCOREPLUS are registered trademarks owned by CoreLogic, Inc. and/or its subsidiaries. No trademark of CoreLogic shall be used without the express written consent of CoreLogic.

Please Visit us at www.TheLandlordTimes.com

COLORA

SHELTON ENTERPRISES • Interior/Exterior Remodeling • Repairs/Painting

Colorado's ...continued from front page of 2012 when the index value was 103. The rise in the index is a sign of improving ability to meet lease obligations among prospective apartment renters nationwide. For additional regional data and renter trends, visit http://www.corelogic.com/aboutus/researchtrends/renter-applicantrisk-index.aspx.

property management forms, business and marketing checklists, sales letters and presentation tools. To subscribe to his free property management newsletter go to: www.powerhour.com. PowerHour® is based in Olympic-town…Park City, Utah, at 435-615-8486, by E-mail ernest@powerhour.com or visit their website: www.powerhour.com

• Landscaping • Decking/ Fencing/Patios • Staining/Sealing • Home Improvements- Major/Minor Licensed Bonded • Insured

• Maintenance & Repair • Tile/Grouting

• Appliance Charlie Shelton cshelton75@comast.net Installation COLORADO

720-989-6551

Visit us at: www.sheltoninconline.com

COLORADO Serving the Denver Metro Multifamily Housing Industry More than 7,000 Distributed Monthly If your target market includes the rental housing industry in the Denver Metro Area, you will not find a more efficient, cost effective way to reach your target.

Please call & consult your Account Executive for more Details 503-221-1260 The Landlord Times - Colorado • July 2013

COLORADO

National ...continued from front page concessions lowered asking rents 1.4% in the second quarter, which is the equivalent of five days free rent on a 12-month lease. For comparison, Axiometrics reported that concessions lowered asking rents 2.4% a year ago and 3.7% two years ago. The peak for concession values was in December 2009 when asking rents were lowered 7.5% by the use of concessions. Asset Class Performance Class C properties continued to outperform Class A and B properties for effective rent growth in the second quarter of 2013, a trend that began in October 2012. Over the

prior year, effective rents increased 4.1% for Class C properties, compared to 2.9% and 3.4% for Class A and B, respectively. Class C properties have an average occupancy rate of 93.3%, which is the lowest of the three groups, but they do show the best year-over-year occupancy growth. Class A properties have the highest occupancy rate at 95.2%, however this rate is 23 basis points lower than a year ago. Top Performing Markets For the second quarter, 11 MSAs had annual effective rent growth of 6.0% or greater, and all 11 of those markets were located in just four Serving the Portland/Vancouver Multifamily Housing Industry More than 21,000 Distributed Monthly www. TheLandlordTimes.com The statements

STAFF Publisher Will Johnson • will@propubinc.com

Editor Andrea Coulter • andrea@propubinc.com

Circulation Manager Andrea Coulter • andrea@propubinc.com

Designer Andrea Coulter • andrea@propubinc.com

Advertising Sales Will Johnson • will@propubinc.com Terry Hokenson • terry@propubinc.com

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. Metro Apartment Manager is produced monthly and is published by Professional Publishing Inc. An Oregon Corporation. PO Box 30327 Portland, OR 97294-3327. (503) 221-1260 • (800) 398-6751 Copyright 2013. All rights reserved.

the country in 2013, and national deliveries will increase from 87,077 units in 2012 to 185,348 units in 2013. Texas had three of the top five MSAs in the nation for units delivered during the second quarter. Axiometrics notes that even with the escalated delivery numbers from last year, the Texas MSAs still show some of the best effective rent growth rates in the country as demand is maintaining pace with supply. Axiometrics is the only multifamily research provider to survey every property in its database at the floor plan level every month. Every property. Every month. Only Axiometrics. Learn more at www.axiometrics.com or by calling 214-953-2242.

Tri-R Carpet Care Carpet Cleaning - $30 a Room! (Closets and Hallways Free!) Additional Services offered:

• 24 hr Flood Work • Blood Cleanup • Carpet Restretching

• Carpet Repairs • Dying & Tinting • Pet Damage

303 898 1329

www.trircarpetcare.com

The Landlord Times - Colorado • July 2013

COLORA