The Landlord TImes Digital Vol 2 Issue 6 by Professional Publishing, Inc

Volume 2 - Edition 6 2013

$1.1 Trillion Apartment Industry Highlights Multifamily Job Growth for Congress

ighlighting the economic strength of the apartment industry in front of Congress, Tom Bozzuto, Chairman and CEO of the Bozzuto Group, represented the National Multi Housing Council (NMHC) and the National Apartment Association (NAA) before a House Energy and Commerce Subcommittee recently. “The apartment industry is a competitive and robust $1.1 trillion industry that helps 35 million renters live in a home that’s right for them. In an environmentally sound way, we help build vibrant communities by offering housing choice, supporting local small businesses, creating millions of jobs and contributing to the fabric of communities across the country,” said Bozzuto, who is also chairman of NMHC. It takes at least 300,000 new apartments each year to meet demand, but less than half that number was delivered in 2012. Highlighting a $72 million apartment construction project in Baltimore’s Union Warf, Bozzuto drew the connection between job creation, manufacturing and multifamily development. “This building required enough concrete to fill 240 swimming pools. End-to-end, the lumber used would span about 331 miles and the drywall

could cover more than 42 football fields. In addition, we will use 204,000 lbs. of granite, 290,000 bricks, more than 7,000 gallons of paint, 1,700 appliances and 3,500 cabinets,” said Bozzuto. “A significant percentage of these construction materials were manufactured in America, with more than 25 percent being sourced within 500 miles of the project site.”

AMA Honors Multifamily Communities and Leaders at Annual Tribute Awards

$1.1 Trillion Apartment Industry Highlights Multifamily Job Growth for...

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PCA Remains Optimistic; Expects Strong Growth in Cement

For more than 20 years, the National Apartment Association (NAA) and the National Multi Housing Council (NMHC) have partnered on behalf of America’s apartment industry. Drawing on the knowledge and p o l i c y expertise of staff in Washington, D.C., as well as the advocacy power of 170 NAA state and local affiliated associations, NAA and NMHC provide a single voice for developers, owners and operators of multifamily rental h o u s i n g . Apartments and their 35 million residents support more than 25 million jobs and contribute $1.1 trillion to the economy. To learn more about apartments, visit www. weareapartments. org. For more information, contact: NMHC at (202) 974-2300 or info@nmhc.org or www.nmhc.org. NAA at (703) 797-0616 or carole@naahq.org or www.naahq.org/govern mentaffairs

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List of Improving Housing Markets Rises to 263 Metros in June

he 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 improving markets is now more than and single-family housing permit month in which the IMI has desig- three times what it was in June growth from the U.S. Census Bureau. NAHB uses the latest available data nated more than 70 percent of U.S. 2012.” “The continued strength of the from these sources to generate a list metros as improving,” observed NAHB Chairman Rick Judson, a IMI is an indicator of the ongoing, of improving markets. A metro area home builder from Charlotte, N.C. positive momentum in housing mar- must see improvement in all three “While that’s a good sign that the kets nationwide as consumers move measures for at least six consecutive housing recovery is on solid footing, to take advantage of historically months following those measures’ we know that various challenges are favorable interest rates and afford- respective troughs before being slowing its progress – including con- able home prices,” added Kurt included on the improving markets tinuing issues with credit availability Pfotenhauer, vice chairman of First list. A complete list of all 263 metros curfor builders and buyers, as well as American Title Insurance Company. The IMI is designed to track hous- rently on the IMI, and separate breakappraisals that aren’t keeping up with the rising cost of construction.” ing markets throughout the country outs of metros newly added to or dropped • Logos are provided on the CD improve in all three forms: that are showing signs of improving from the list in June, is available at “As market conditions all black, reversed to white, or in PMS 280 Blue/PMS Gray spot 4/color meaapplications. www.nahb.org/imi. economic7543 health. Theorindex across most of the country, some Pleasehave see below for specific useIMI examples. metros moved onto the list sures three sets of independent www.nahb.com while marginal seasonal fluctuations monthly data to get a mark on the • No other colors are acceptable for use for the logo. have nudged others off of it,” noted top Metropolitan Statistical Areas. • No altering of theEconomist logo is allowed. If you have something not Thea special three circumstance indicators that thatrequires are anaNAHB Chief David provided on the CD, call NTN NaTioNaL 1.800.228.0989 for assistance. lyzedHeadquarTerS are employment growth from Crowe. “This is to beplease expected as the recovery expands. Meanwhile, it’s the Bureau of Labor Statistics, house • Logos should not be put over a busy background. worth noting that the number of price appreciation from Freddie Mac

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What Were You Thinking Moments!

DANA BROWN AND ZACH HOWELL

By Dana Brown and Zach Howell

verify that the air conditioning units are in working order prior to the hot weather. The policy avoids the worst case scenario of multiple residents’ air conditioning units out during a heat wave. Suzy, you have the responsibility to repair or replace an amenity that was original and a part of the lease of the unit. Air conditioning during hot weather is likely to rank as the highest priority to the resident. A resident’s health can be at risk during a heat wave. Residents are how our business thrives and we should provide them with exceptional customer service. Remember, they can live anywhere and they chose to live in your community. Making mistakes in prioritizing repairs can be costly. Local apartment and rental housing associations often offer educational opportunities in this market to learn best practices for work orders and efficient management of your property. Below Zach outlines great practical ideas for allowing the installation of air conditioners. Zach, can you share your maintenance team perspective and how it relates to the office team?

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Z: Sure Dana, first you ought to have a Summer Preventative Maintenance Schedule (see last month’s article). The maintenance staff should be inspecting and getting the A/C units in order in April or May getting ready for hot summer weather. This preventative approach will indentify which are not working properly and when to order the proper parts or schedule a vendor to repair or replace. Remember that the goal is to be proactive rather than reactive. With regard to A/C’s in general; if the unit was designed into the building (PTAC) or through the wall unit then onsite staff should be trained to repair and maintain the units. If no A/C’s were included in the original design of the property then a specific A/C protocol needs to be established by the property management company. Here are some things to consider: 1. Proper A/C size for the electrical circuit (6000BTU max for most apartment circuits) 2. Proper unit style for window configuration (a top down window A/C will not work in a side sliding window) 3. Who will install the A/C unit (vendor or maintenance staff) 4. How will it be installed (bracket, not attached to building) 5. Proper window void coverage (cardboard, plexiglass, plywood) 6. Who will repair it if it breaks? 7. Who is responsible if it leaks? 8. Who will remove it? 9. Who will store it during the off season (or can it stay up year round)? Every company will address this complex issue a bit differently. My recommendation is to let outside

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vendors handle installation and removal in order to decrease the liability of your maintenance staff breaking, dropping or damaging residents A/C units. If you are going to have site staff install and remove then some training should be provided as to how to best perform installation in order to decrease liability to the company and keep the employees safe. Whether you perform this customer service via onsite staff or vendor have a clear protocol including the above items and clear answers up front so residents and management are all on the same page. Your local apartment association may offer forms to cover this situation. 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 July 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

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LandLady Katie: Curb Appeal: It’s More Than Just Another Pretty Face The sun is out and you’re property is no longer hidden, and, due to your busy schedule during the Fall and Winter months, your rental property may have become a magnet for crime or suspicious activity. It’s time to ask yourself, “Is my property’s exterior appearance inviting to criminals, deadbeats or other unsavory characters?” Unfortunately, many landlords surrender a majority of the control of their properties exterior upkeep to tenants. However, a landlord is obligated to make sure the aesthetic and physical nature of the property is attractive to honest renters and unattractive to dishonest tenants. Landlords can do their part by taking on a few housekeeping items to help prevent crime from happening at the apartment or rental home, and to keep the neighborhood a desirable place to live. The idea is simple; natural surveillance. Natural surveillance, a term coined by Crime Prevention Through Environmental Design, known as CPTED (pronounced “Sep Ted”); a field of knowledge developed to demonstrate that the architecture of some buildings deters crime while that of others encour-

ages it. This concept includes exterior illumination, landscaping, and general property maintenance. Replace any missing or burnt out light bulbs. Install motion-detecting fixtures if none exist. Trim all shrubs to allow visibility from both inside and outside the unit and in such a way as to not promote humans to hide behind them. Prune any tree branches hanging below 6’. Clear the property paths of any debris to the entrance of the home and install a stone walkway or something similar to deter wandering. Make it clear to visitors where they are expected to enter the rental property from and have a freshly painted front door to welcome them. Maintain the fence in good repair; address graffiti immediately, replace broken sections as needed, keep pets in but leave gaps to maintain visibility. Make sure address numbers are clearly posted for potential renters or apartment residents to easily find the home as well as for emergency vehicles. “No Trespassing” signage is agreeably unattractive, but that’s the point of them! Simple signage is virtually effortless yet loudly conveys to others that you mean busi-

ness in maintaining your real estate investment. Taking care of these basics will make at least a psychological impression that someone cares. Crime is less likely to occur if criminals feel like they may be seen. Protect against neighborhood decay. Remember, your investment property is an extension of you.

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.

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market conditions change, many leasing consultants are eager to use rent concessions and other incentives to entice people to rent at their communities. Yet even when there are few vacancies, it’s hard to break the habit of readily promoting a “bargain,” rather than the value received for the price. The following concern was recently brought to my attention by a property management company:

Q: My leasing staffs have become so conditioned to using rent concessions and other types of incentives at the first sign of an occupancy problem, I think they are actually selling the concessions, rather than the available apartments. Even when we only have a few vacancies, they immediately want to resort to the use of concessions, rather than get creative to sell the value of their product. What can we do to get out of this vicious cycle, especially if this is what our competition is doing?

A: This is a very “sore” subject as and low move-in costs will ultimateconcessions are meant to solve the very problem they create: rent loss. To further add insult to injury, rent concessions and deposit incentives will ultimately devalue a community over time. The rental market goes through cycles, just like everything else. If you teach your employees how to sharpen their leasing skills and offer rewards for NOT using concessions, then you will enable them to “ride out the storms.” You can also network with the competition in your area. If your rents are all approximately the same price per square foot and no one is “giving away the farm,” then everyone will have some “honest” competition. If you lose a prospect to the community down the road, then find out why and figure out what you can do about it. (i.e. If they have an exercise room and you don’t, maybe you can work out a deal for your residents with a local health club, etc.) Quality promotions, like open houses, prize drawings, parties, etc., can increase traffic and boost employee morale. However, rent reductions

ly have a negative impact on your existing residents and compromise the quality of your resident profile. Sure. You might move in MORE people with all the “deals,” but how long can they afford to stay once the rent goes back up? Higher turn-over affects the stability of the “community” environment you have created, and also increases the “wear and tear” on your apartments. Plus, how will these “shorter term” residents pay to restore the apartment to its original condition on the way out, if they didn’t have to pay a full deposit on the way in? Concessions cannot take the place of skillful leasing. They are merely a “quick fix,” which create problems and challenges of their own. You must invest in quality training and come up with creative incentives to motivate your leasing staffs. In addition, you will have to educate other property management companies in your area on the value of “fair” competition in order to “level the playing field.” This will pay off in higher occupancies and increased revenues for EVERYONE!

Are you dealing with a unique challenge or unusual situation at your community that you would like to see addressed next month? The Secret Shopper would like to invite you to send in your questions, as other people may be dealing with the same or similar issues. - You will remain as anonymous as the Secret Shopper! Please ASK THE SECRET SHOPPER by making contact via e-mail. Your questions, comments and suggestions are ALWAYS welcome! ASK THE SECRET SHOPPER Provided by: Joyce Kirby SHOPTALK SERVICE EVALUATIONS Phone: 425-424-8870 E-mail: joyce@shoptalkservice.com Web site: www.shoptalkservice.com Copyright © Shoptalk Service Evaluations

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June 2013 • Vol. 50 No. 6

The Official PublicaTiOn Of The arizOna MulTihOusing assOciaTiOn

AMA Honors Multifamily Communities and Leaders at Annual Tribute Awards

By AMA

The multihousing industry has had a remarkable year of renewed optimism. The Arizona Multihousing Association brings apartment industry leaders together for one night a year at its annual Tribute Awards Gala to celebrate the successes of the teams, individuals, volunteers and communities that are best in class. In early May, a sold out crowd of more than 1,260 industry leaders gathered for the annual Tribute Gala to learn who would be honored as the best individuals, teams, and communities in Arizona. These winners were judged in a competitive judging process and the 22 winners were selected from the more than 450 statewide nominations. This year, the AMA added a few new categories including one for best renovated property. “Local apartment operators are making some Continued on page 8

Tucson AMA Hosts a “Crazy” Good Time By Joanna Grassinger, AMA In early April, Tucson golfers showed off their craziest pants at the 2013 AMA Tucson Crazy Pants Tour presented by For Rent Media Solutions. Association president Tom Simplot welcomed the golfers to the El Conquistador Country Club and used a t-shirt cannon to launch shirts and other gear to the participants.

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This annual gathering always brings together old and new friends on the course. Golf hole sponsors created an energetic ambiance for the day dressed in themed costumes to entertain the foursomes. Working under the leadership of the dedicated AMA golf committee, this popular event drew more than 200 total participants. Continued on page 9

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AMC Draws Members to Chuparosas By James Tunnell, AMA The April 11th meeting of the Associate Members’ Council (AMC) was a wonderful success for all involved. Kristen Troyer and the crew from Allison-Shelton’s Chuparosas in Chandler pulled out all the stops to welcome AMA Associate members to their beautiful property located at 2222 South Dobson Drive. From the time members arrived, they could feel the Allison-Shelton “difference.”

Members were graciously greeted by Kristen and her team, or any one of the three Allison-Shelton principals in attendance. Pam Shelton, Vicki Allison and Tom Shelton even brought Mike Harbo, their Director of Purchasing, to make the event complete. The meeting was held poolside and the Associate member attendees were treated to a bit of a “flashback” Continued on page 2

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Celebrating a Year of Successes By Robert Hicks, Alliance Residential The action and interaction on the Trade Show floor during our annual event serves as a perfect microcosm for what this organization it about. Our associate members prepare for months and get their teams ready to show off new products, new services, build relationships, and create new ones. Beginning on Tuesday, our teams descend on the convention center to set up, and get pumped up for the two day annual event that draws all of our colleagues together. More than 1,000 people spend two days in education programs, visiting with new and old friends, and learning how they can improve the operations of our companies. We challenge our teams to discover new ways to save

money, conserve energy, improve our residents’ experiences, and elevate our communities. These partnerships with our vendors are critical and the Trade Show gives us the opportunity to stay on the leading edge. Our Trade Show leads right into the largest event of our season – the Tribute Gala. Nearly nine months of work go into the planning of this event and I want to again thank our incredible chairperson for the event, Kimberly Fitch. The work she devotes, her attention to detail, and managing hundreds of volunteers is so appreciated by every person in that room. Her efforts make this event the highlight of the year. I must also extend my thanks and appreciation for our professional team at AMA. Their support is the backbone of this organization that leverages the talents of so many, all

across this state. Their coordination of judges, volunteers, site visits and so much more makes the Tributes experience positive for all of our stakeholders. Special thanks to our sponsors, honorees, and our members who have pushed this event over the top. For the first time, Tribute gala was SOLD OUT in April! Next up for the AMA – we are kicking the Big Hearts for Little Hands into high gear with our summer kick off events. And I am looking forward to pushing our capacity building of the AMA and its board this summer. This has been a major focus for me and not a small effort. We are making major strides and I look forward to sharing those results with all of you in the coming months. q

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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

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• 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.

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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 AMC ...continued from front page as Jim Kowalski stepped into his old role as AMC Chair in the absence of Adam Greco who had one of the best, if not the best, excuse for missing a meeting: The birth of his first child, Vincent (Vinny) John Greco, who came into the world only five days prior on April 6th weighing 6 pounds, 11 ounces and 19 ½ inches long! Congratulations Adam, Frannie and yes, Aunt Tina and the rest of the Greco

clan! We can’t to meet Vinny at upcoming AMA events. Now, back to the meeting, Kowalski jumped back in the saddle and seamlessly guided the members in self introductions before introducing Vicki Allison. Vicki provided a great corporate history with a “behind the scenes” quality to the story we all thought we knew so well. Starting in 1986 with Bernard Finney, all the way to the current make up of Allison-

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Shelton and the strategies and philosophy that have helped them remain a premier management company on the Arizona scene for all these years. Tom Shelton completed the Allison-Shelton presentation in his usual understated, almost self-deprecating way of remembering his past chairmanship of both the AMA and the NAA as he shared what the organizations had done for him and not the other way around. q

Adam Greco is the commercial sales manager of Burns Pest Elimination. He can be reached at (602) 971-4782 and adamg@burnspestelimination.com. He is the Chairman of the AMA’s Associate Member Council.

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Apartment News • June 2013

ArizonA Multihousing AssociAtion

‘Tis the Season… For Maintenance! Spring has sprung and so have leaks, cracks, weeds, you name it By: Nick Frantz, One Call Now

and follow up, you have more control. You set the expectations.

Spring has sprung… it’s maintenance season! After the winter thaw come the winds, the rain, the leaky pipes and roofs, the cracked paint, the weed surge, the potholes, need I say more? It’s a time when property maintenance becomes a frantic rush to stay ahead of the routine schedule, so you can also tackle the unplanned issues.

Put a maintenance communication plan in place and get your staff onboard. Develop a communication plan with specific steps and stick to it. For example, when residents request service:

This is also a time that puts your retention rates at risk. Here’s why: the quality of maintenance services tops residents’ lists of all factors that influence retention (SatisFacts Research 2011 survey). Yes, you’ve got to get the job done, but keeping your residents satisfied with your maintenance efforts doesn’t take perfection. It takes communication and coordination. When it comes to maintenance issues, nobody likes to be surprised! People become dissatisfied when their expectations are not met. Now this is good news for property managers. With timely communications

4. Follow up with residents after every service call. 5. Continue to follow up until the maintenance is complete. For general property maintenance: 1. Let residents know what will be happening, who will perform the service, when it will take place and if alternative actions are needed (e.g. “…park in the north lot until repaving is finished on Tuesday”). 2. Notify residents when the maintenance is complete.

1. Acknowledge requests as soon as you receive them. 2. Let the residents know the next steps: who will perform the service, when it will be scheduled, what will happen. 3. Confirm all appointments with residents.

Electronic communications—your website, email, texts and phones— will make this heightened level of communication easier. Check out a message notification service. It can save you and your staff loads of time and be convenient for your residents, too.

Let your residents know that you are addressing their maintenance issues and that it’s important that they are satisfied. It will pay off in the high-quality condition of your property… and it will pay off at renewal time, too. 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.

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ArizonA Multihousing AssociAtion

APTS - Awards, Promotions, Talent, Successes

Mark Schilling, CPM, Senior Vice President of Operations

Schilling Joins Ownership Ranks of MEB Management Services Arizona’s largest fee manager of multi-family housing has a new coowner whose leadership focus has been on creating value and providing an exceptional customer experience. MEB Management Services announced that Mark Schilling, CPM, Senior Vice President of Operations, has joined Melanie Morrison, Libby Ekre, and Jodi Sheahan as an owner of the firm. Schilling, a 25+ year veteran in the property management industry, has been with MEB for 8 years. “We are really excited to have Mark Schilling become an owner of the company. He’s an incredible leader and really exemplifies who we

are as a company,” said Libby Ekre. “With Mark’s operational excellence and focus on our customers ‘experience, MEB is positioned to grow in Arizona as well as our other regional markets.” All four principals will continue in their current roles at MEB offices in Phoenix, Tucson, and most recently Flagstaff. MEB, a fifteen-year-old company, employs more than 600 real estate professionals. MEB divisions across the United States expect considerable growth in 2013, both in the number of assets managed and in market coverage.

The CoreLogic Case-Shiller Indexes include: • Over 6,000 indexes covering states, counties, metros and ZIP codes across the US

• 30 year home price forecasts for all indexes • Custom Index set for Standard & Poor’s indexes q

Core Logic Announces Acquisition of Case Shiller Core Logic, a leading residential property information, analytics, and services provider, in April announced its acquisition of Case-Shiller. Their indexes will be renamed “CoreLogic Case-Shiller Indexes.” CoreLogic will continue to offer its own Home Price Index (HPI) and the S&P/Case-Shiller Home Price Indices will retain their brand name, and all reports will continue to be published and distributed on their customary time schedules and in their current formats.

Apartment News • June 2013

ArizonA Multihousing AssociAtion

Dear Maintenance Men: Dear Maintenance Men: My tenant has a toilet that has little cracks in various places. It has small cracks, but no leakage. I looked online and they said you could epoxy it or replace it...but you must do something. How can you tell what will work? What would be the best thing? Also, do toilets just crack over time? (“I read your column every time! That and the Legal Corner one.”) Kristina

make a safety checklist to help avoid a possible disaster in the future. What is your opinion of earthquake safety measures such as auto shutoff gas meters, water heater strapping and the seismic retrofitting of older buildings? Where can I find information about protecting my property in a disaster? Where would I find a contractor who specializes in seismic retrofitting? John

Dear Kristina: Our first thought is that the toilet is not on level ground. It might not rock, but it may have pressure points between the ﬂoor and the bottom of the toilet or the between the sewer ring and the toilet. Toilets do not typically crack by themselves. They are either abused by the tenant or the installation is poor. (Sometimes both!) We would recommend replacing the toilet and doing a bit of sub-ﬂoor work to determine what is causing pressure on the toilet. Epoxy is a short-term fix without repairing the cause of the cracks. Being a rental, you do not want the toilet breaking dramatically while in use! This would not only be a liability for you, but could cause water damage to your property.

Dear John: Seismic shut-off gas valves are a very good addition to your safety list. There are several manufactures and a wide price range depending on the size of your gas pipe. A simple web search will give you many companies to choose from or call a licensed plumber. Water heater earthquake straps are a must. If you are handy, your local hardware store supplies straps, they are inexpensive and easy to install. Before you start any seismic retrofitting for your building, we recommend talking to your local building department for building code information, and it is a good idea to consult with a structural engineer. The following publications will provide you with most of the information you will need to make an informed decision:

Dear Maintenance Men: We have been reviewing our safety procedures and have decided to

1- The Homeowners Guide to Earthquake Safety. Written and compiled

by the California Seismic Safety Commission in Sacramento. Phone: (916) 263-5506. 2- Introduction to Earthquake Retrofitting, 80 page illustrated book from the “Building Education Center” in Berkeley, CA. Phone: (510) 5257610. 3- Damage Control booklet. Simpson Strong Tie Products for earthquake resistant construction. You can pick up a copy at any hardware store or home improvement center. Your local apartment association should have earthquake information handy for you. They should also be able to lead you to a contractor that specializes in seismic retrofitting. q

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.BuffaloMaintenance.com & www. ContactJLE.com. www.Facebook.com/ BuffaloMaintenance.

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6 Questions with Joseph Bernard The Landlord Times and Apartment News sat down with veteran apartment broker and investor, Joseph Chaplik to discuss Arizona, Oregon and the state of the apartment investment market. THE LANDLORD TIMES: Give us a brief history of your career. How did you get into the apartment brokerage business? JOSEPH CHAPLIK: Previously I was a Vice President of a telecommunication company and started buying apartments when I relocated to Portland. The level of professionalism by the other brokers was not impressive, so I decided to start my own company. I wanted to provide a higher level of professionalism, integrity and service to the apartment investors, which I thought they deserved. Today we represent close to 1/3 of the transactions; more and more clients have been gravitating to our company for our quality care. TL: You now serve four markets... give a brief state-of-the union on multifamily real estate in your new market, Phoenix, AZ.

JC: We just opened our newest office in the Phoenix market this year and have been making great progress. The cap rates are around 7% and higher for the B and C quality buildings and locations. The price per unit is significantly lower than other markets, and the vacancy rates are moderate around 6-8%. For the individual experienced investor, this market has tremendous upside in value with purchasing a rougher property and transforming it into a stable building. TL: How about Portland? What is your forecast for the next couple years? JC: We have been operating in Portland for 9 years and the market is strong. Investors have a high demand for rental properties and there is a low supply of buildings. This situation should remain the same well into 2015, and rents should be increasing annually. Vacancy rates are historically low in this area, around 3.5%. Portland and Salem are great areas for apartment ownership due to this dynamic. What we are currently seeing is developers building new class A apartments with high rents. As the new projects complete, the market

will dilute with the renting demand. In select markets, apartment investing will still be a solid choice with good returns. As new projects complete and demand higher rents, the class B and C properties will demand increases in rents as well. TL: If you could give a couple of key pieces of fundamental advice to new or prospective apartment investors, what would they be? JC: My advice is to make sure that you ask the right questions of anyone that you choose to work with. Ensure that they have experience and are experts in the multifamily industry. Buyers buy on returns and sellers sell on price. However, if you are a seller, be realistic with the sale price. If you are told your property is worth an extremely high price and are offered lower commission than usual, the broker is probably desperate for deals. Beware of this tactic, and get a second opinion. Brokers often try to buy listings by over-pricing the property, which only hurts the seller with lost time and a negative marketing impact. TL: What advice would you give veteran investors? JC: Most veterans know this, but work with experts and respect qual-

ity work and confidential information from brokers. If you feel that your broker only calls you when he needs you to sell, call other firms to build more relationships. A broker/ client relationship should be yearround and offer many other services to the client. TL: What advice would you give to prospective sellers to ready their properties (physically and/or financially) for sale? JC: The best advice I can give is to attend our seminars on this exact topic. You should be communicating with your broker year-round so that when itâ&#x20AC;&#x2122;s time to sell, your property is already conditioned for the top of market price. q Joseph Chaplik, President Joseph Bernard Investment Real Estate (866) 546-9390 jchaplik@josephbernard.net Joseph Chaplik is the President of Joseph Bernard Investment Real Estate, an award-winning brokerage firm in Oregon, Washington, and Arizona. His company was recently named the 56th Fastest Growing Private Company in Oregon, and has been named a finalist for the Oregon Ethics in Business Award. Mr. Chaplik has 18 years of executive leadership experience and has been involved with real estate for eleven years.

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ArizonA Multihousing AssociAtion

More Than A Quarter of Working Renter Households Spend at Least Half of Income On Housing

Housing cost burdens among working renters rise for third straight year; cost burdens remain steady but challenging for working owners.

he newest edition of the Center for Housing Policy (CHP)’s annual Housing Landscape report finds that severe housing cost burdens among working renter households have risen for the third consecutive year. Housing Landscape 2013 explores the latest American Community Survey data from 2011, showing that 26.4 percent of working renters spent more than half of household income on housing costs. While severe housing cost burdens stayed relatively stable for working homeowners between 2008 and 2011, roughly one in five working homeowners experienced severe housing affordability challenges throughout this period – despite falling home prices and mortgage interest rates. CHP, the research affiliate of the Washington-based advocacy group the National Housing Conference (NHC), charts the trends in housing cost burdens among working households from 2008 to 2011 in the latest edition of Housing Landscape. In addition to housing costs and income, the new report includes housing cost burden data from the 50 largest U.S. metropolitan areas, all 50 states and the District of Columbia. The report defines a working household as one with an income less than 120 percent of the median for its area, and with members working at least 20 hours per week on average. The share of working renter households with a severe housing cost burden grew over the three-year period due primarily to falling incomes and rising rental housing costs. Nationally, working renters saw their housing costs rise by 6 percent from 2008 to 2011, while their household incomes fell more than 3 percent. Lead report author Janet Viveiros says renters are stretched so thin by growing housing costs that many face impossible choices. “The growing rate of severe housing cost burdens among renters is not a new trend, but it is clearly an unsustainable one,” said Viveiros. “While rental costs have steadily risen over the last few years, wages for these working families have not fully recovered from the hit they took between 2008 and 2009. Spending most of your paycheck on rent means cutting back on other necessities, including healthcare and even food.” Co-author Maya Brennan noted that the causes of rising housing cost burdens among working renters include a difficult economy and an increased demand for rental housing, partly due to the crisis on the homeownership side of the market. Apartment News • June 2013

“While the economy pushed both owners’ and renters’ incomes down, the shift away from homeownership is pushing rents up due to increased demand. What we’re seeing with the rental market is not explainable by population trends alone—it clearly reflects the movement of former homeowners into rentals as well as delays in home purchases by current renters,” Brennan explained. “But this increase in rental demand has not been matched by an increase in supply. This imbalance leads to rising rents in markets across the country.” Working homeowners may have dodged the upswing in housing costs that hit renters, but they have not avoided the effects of falling incomes. In fact, while housing costs among homeowners fell some 3 percent over the study period, household incomes among these homeowners fell even more than they did for renters, down more than 4 percent over the threeyear span. However, NHC President and CEO Chris Estes cautioned that a high and growing proportion of all working households—renters and homeowners combined—cannot afford their housing, and that little is being done to help. “The challenge we face is that despite the range of successful tools to help offset this crisis, we are still in a long trend of flat—and even slashed—funding for these important programs,” said Estes. Estes notes that a recent report from the Bipartisan Policy Center’s Housing Commission highlighted the success of federal housing programs like HOME, the housing voucher and the Low Income Housing Tax Credit and encouraged expanded funding for these programs to help respond to the housing affordability crisis. Read the Housing Landscape 2013 report Key National Findings • Nearly one in four working households spends more than half of its income on housing. The share of working households with a severe housing cost burden increased significantly between 2008 and 2011, rising from 21.8 percent to 23.6 percent. • Declining incomes have exacerbated housing affordability problems for working renters. The median housing costs of working renters rose nearly six percent between 2008 and 2011 while their median incomes fell more than three percent. • Severe housing cost burden was most preva¬lent among working households earning less than 30 per-

cent of area median income (AMI). Eight in ten working households earning less than 30 percent of AMI (but working an average of at least 20 hours per week) were severely burdened in 2011, a much higher share than for other income groups. Increases in housing cost burdens occurred primarily among working households with incomes at or below 50 percent of AMI, but even some working households earning between 51 and 120 percent of AMI are faced with severe housing cost burdens. State and Local Findings • Between 2008 and 2011, the share of working households with a severe housing cost burden increased significantly in 24 states and decreased significantly in only one state: South Dakota. • Among the 50 states and the District of Columbia, the following five had the highest share of working households with a severe housing cost burden in 2011: o California - 34% o Florida - 32% o New Jersey - 32% o Hawaii - 30% o New York - 30% • Among the 50 largest metropolitan areas, the following five metropolitan areas had the highest share of working households with a severe housing cost burden in 2011: o Miami-Fort Lauderdale-Pompano Beach, FL - 41% o Los Angeles-Long Beach-Santa Ana, CA - 39% o New York-Northern New Jersey-Long Island, NY-NJ-PA 35% o Orlando-Kissimmee-Sanford, FL - 35% o San Diego-Carlsbad-San Marcos, CA - 34% • A closer look at the data reveals that the share of working households with a severe housing cost burden increased significantly over the three years studied in 18 of the 50 largest metropolitan areas, yet decreased significantly only in the Washington, D.C. and RiversideSan Bernardino-Ontario, Calif., area. Of the 18 metro areas with rising cost burdens, nine are located in the South. Overall, the level of severe housing cost burden among working households displayed a high level of variation at the metropolitan level. Levels ranged from a high of 41 percent in the Miami area to a low of 14 percent in Pittsburgh.

Methodology This report is based on American Community Survey (ACS) data collected by the U.S. Census Bureau in 2008, 2009, 2010, and 2011. Estimates in this report were generated using Public-Use Microdata Sample (PUMS) population and housing files made publicly available by the Census Bureau. Each file includes roughly 40 percent of the full ACS sample for its respective year, resulting in over 3 million records in each population file and over 1.2 million records in each housing file. There is a unique identifier that links individuals in the population file to households in the housing file. The only geographic identifiers are the state, the census region, and the Public-Use Microdata Area (PUMA) of residence. PUMAs are locally defined geographic areas that allow researchers to produce socioeconomic and demographic estimates with ACS data for sub-state geographies. Each PUMA has a minimum population of 100,000. For more information on how the PUMS files and constituent variables were used to develop the estimates in this report, see methodology details online at nhc.org. q Notes: For purposes of this report, “working households” are defined as those with a household income of no more than 120 percent of the area median income in which the household members worked an average of at least 20 hours per week for the preceding 12 months. “Severe housing cost burden” is defined as monthly housing costs (including utilities) exceeding 50 percent of household income. About the National Housing Conference Since 1931, the National Housing Conference (NHC) and its members and partners have been dedicated to helping ensure safe, decent and affordable housing for all in America. We also look to the future. By combining the expertise of NHC’s members with the research and analysis of the Center for Housing Policy (CHP), we develop ideas, resources and policy solutions to shape a new and brighter housing landscape. About the Center for Housing Policy As the research affiliate of NHC, the Center for Housing Policy (CHP) specializes in solutions through research, working to broaden understanding of America’s affordable housing challenges and examine the impact of policies and programs developed to address these needs.

ArizonA Multihousing AssociAtion nEW MEMBErs REGULAR MEMBERS legacy gold pRopeRties llc 3370 N. Hayden Rd. 123-585 Scottsdale, AZ 85251 Phone: (602) 635-9795 Fax: (888) 203-7178 Contact: Steve Olafson mission Rock Residential 410 N. 44th Street Suite 210 Phoenix, AZ 85008 Phone: (602) 903-7100 Fax: (602) 903-7103 Contact: Kay Hutchison

poRtoFino apaRtments Leasing Ofﬁce 1702 West 36th Street Tucson, AZ 85713 Phone: (520) 882-7368 Fax: (520) 882-5822 Contact: Roberta Stevens Units: 197 Management Co.: Riverstone Residential Group sHalimaR sands Leasing Ofﬁce 6824 E. 4th St. Scottsdale, AZ 85251 Phone: (602) 635-9795 Contact: Steve Olafson Units: 26 Management Co.: Legacy Gold Properties LLC

ventana palms Leasing Ofﬁce 7021 W. McDowell Rd. Phoenix, AZ 85035 Phone: (623) 849-8680 Fax: (623) 849-2449 Units: 160 Management Co.: Mission Rock Residential

national tRasH valet 13954 W. Waddell Rd. #103-500 Surprise, AZ 85379 Phone: (480) 237-9776 Fax: (623) 466-0488 Contact: RJ Watters Business Code: Doorstep Trash Pick Up

ASSOCIATE MEMBERS

pRecision concRete gm Home cutting impRovements inc. 3191 North Canyon Road 9707 W. Spanish Moss Lane Provo, UT 84604 Sun City, AZ 85373 Phone: (801) 224-0025 Phone: (623) 977-1748 Fax: (801) 885-7150 Fax: (623) 977-1749 Contact: Jared Taylor Contact: Connie Uhan Business Code: Concrete Business Code: General Sidewalk Grinding Contractor-Licensed/Bonded for Comm/Res.

pRo-tecH pRoducts 3003 N. 73rd Street Scottsdale, AZ 85251 Phone: (480) 945-9303 Fax: (480) 945-8873 Contact: Richard Roche Business Code: Roof Coatings texacRaFt tRopic cRaFt 603 E. Fort King St. Ocala, FL 34471 Phone: (800) 327-1541 Fax: (352) 368-2471 Contact: Jerry Rega Business Code: Pool Furniture Manufacturer

two kings Hospitality P.O. Box 84231 Phoenix, AZ 85071 Phone: (602) 843-2121 Fax: (602) 298-1117 Contact: Pat King Business Code: Pool/Patio Furniture wasHington FedeRal (tucson) 8001 N. Oracle Rd. Suite 101 Tucson, AZ 85704 Phone: (520) 219-2957 Fax: (520) 575-6969 Contact: Georgia Velarde Business Code: Mortgage Lender

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

REGULAR MEMBERS 3822 s. 62nd lane 3822 S. 62nd Lane Phoenix, AZ 85043 Phone: (805) 208-2722 Contact: Gregory A. Charles Units: 1 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 Company: 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 Company: Celtic Property Management FRancisco a. gaRcia 8356 N. Washakie Way Tucson, AZ 85741 Phone: (520) 991-5430 Contact: Francisco A. Garcia Units: 2 IROC

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 April 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.

gingeR FoRd 5372 W. Leatherflower Ln. Marana, AZ 85658 Phone: (520) 219-8121 Contact: Ginger Ford Units: 4 IROC HigHland metRo Leasing Office 912 W. Highland Ave. Phoenix, AZ 85013 Phone: (602) 244-1006 Contact: Wendy Weiske Units: 62 Management Company: Dunlap & Magee Property Management Inc. JeRRy danylak 813 E. Cheryl Dr. Phoenix, AZ 85020 Phone: (480) 478-2747 Contact: Jerry Danylak Units: 1 IROC 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 Company: Celtic Property Management

stonesFaiR management, llc 577 Airport Blvd., Suite 700 Burlingame, CA 94010 Phone: (650) 401-3810 Fax: (650) 342-2836 Contact: Jorge Trevino tanneR gaRdens Leasing Ofﬁce 4420 S. 18th Place Phoenix, AZ 85040 Phone: (602) 268-8866 Fax: (602) 268-6956 Contact: Sharonda Walker Units: 127 Management Company: Dunlap & Magee Property Management Inc.

tHe maRquee Leasing Office 620 N. 2nd Ave. Phoenix, AZ 85003 Phone: (602) 307-5557 mammotH apaRtments Contact: Barbara Barnes Units: 34 Leasing Office Management Company: 14930 S. Highway 77 Dunlap & Magee Property Mammoth, AZ 85618 Management Inc. Phone: (520) 487-2005 Fax: (520) 487-0229 univeRsity villa at Contact: Gregg Ramsey iRonwood Units: 27 Leasing Office Management Company: 2550 W. Ironwood Hill Dr. Del Jon Properties Tucson, AZ 85745 ocotillo apaRtments Phone: (520) 670-0254 Fax: (520) 670-1035 Leasing Office Contact: Nick Voutsas 1780 W. Missouri Ave. Units: 140 Phoenix, AZ 85015 Management Company: Phone: (602) 242-5371 Stonesfair Management, LLC Contact: Erika Kortlang Units: 173 valley wide Management Company: apaRtments llc Dunlap & Magee Property 454 W. Brown Rd. Management Inc. Mesa, AZ 85201 Phone: (480) 699-8034 pRide pRopeRties Fax: (480) 699-8598 2727 W. Frye Rd., #230 Contact: Laura Knutson Chandler, AZ 85224 Phone: (480) 682-3209 ASSOCIATE MEMBERS Fax: (480) 682-3208 Contact: Frank Peake amtRust Bank Units: 15 division, new yoRk Management Company: community Bank Pride Property Management 6900 E. Camelback Road #350 pRide pRopeRty Scottsdale, AZ 85251 management Phone: (480) 947-4910 2727 W. Frye Rd., #230 Contact: Fern Hailey Chandler, AZ 85224 Business codes: Financial Phone: (480) 682-3209 Services Fax: (480) 682-3208 Contact: Frank Peake

Bonnett, FaiRBouRn, FRiedman & Balint, p.c. 2325 E. Camelback Road Suite 300 Phoenix, AZ 85016 Phone: (602) 274-1100 Fax: (602) 274-1199 Contact: Jonathan S. Wallack Business codes: Legal Services cBiz (BRancH) 3101 N. Central Ave. Phoenix, AZ 85012 Phone: (602) 650-6271 Contact: Kasi Johnston Business codes: Financial Services coating & Foam solutions llc 1100 Cottonwood Ave Suite 300 Hartland , WI 53029 Phone: (602) 399-0784 Contact: John Nassivera Business codes: Roof Coatings

Rks plumBing & mecHanical inc. 23659 N. 35th Drive Glendale, AZ 85310 Phone: (602) 966-1866 Fax: (602) 966-1816 Contact: Brandon Studer Business codes: Plumbing Contractors & Services steadypay payment solutions 1201 N. Dixie Highway Ste. 105 Elizabethtown, KY 42701 Phone: (877) 632-9093 Contact: Rose Halberg Business codes: Rent Payment by Payroll Deduction

swaine aspHalt coRp. 2413 S. 21st Street Phoenix, AZ 85034 Phone: (602) 371-3410 Fax: (602) 371-8125 Contact: Tom Swaine Business codes: Parking Lot & Driveway Services,Pavement loRi cleaning seRvice Maintenance 2302 W. Pointsettia Dr. Phoenix, AZ 85029 Phone: (602) 410-3116 Contact: Edwin Camacho Business codes: Cleaning, Janitorial & Maintenance Services maddy’s pool supply and seRvice 81 W. Guadalupe #112 Gilbert, AZ 85233 Phone: (480) 840-6370 Fax: (480) 751-2562 Contact: Cindy Stockton Business codes: Swimming Pool Supplies & Chemicals mycityapaRtments.com 10645 N. Tatum Blvd. #200-285 Phoenix, AZ 85028 Phone: (480) 239-5038 Contact: Greg Swiszcz Business codes: Advertising

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Apartment News • June 2013

ArizonA Multihousing AssociAtion Tucson ...continued from front page Sometimes the team just needs a day on the greens to re-charge and re-connect. Regular and associate members challenged each other to friendly wagers and competed for great AMA prizes. Valley Protective Services kept the teams and the sponsors in line as they monitored all of holes in their make-shift security golf cart. First Place Team David Perks - Mahoney Group Robert Glassbrook John Tierney Ben Korn Second Place Team Buzz Shaub (Prime Group), George Camelot (Prime Group), Salvador Arroya (Prime Group) and Ruben Martinez (Prime Group) hosted by CriterionBrock.

Apartment News â&#x20AC;˘ June 2013

Third Place Team Kris Peterson - PPG Pittsburgh Paint Chuck Moore Brian Greer Kevin Stafford The winner of the Crazy Pants contest was Chris Edwards of Tucson Appliance. Many other members received skill contest prizes and won raffle prizes. Thank you to all who participated in this yearâ&#x20AC;&#x2122;s tournament! Congratulations to the participants of the Tucson Golf Committee led by Andrea Eaton (Carpeturn.com), Katie Macias and Lauren Reece (Nicolosi & Fitch) and Joanna Grassinger for a great tournament! q

THANK YOU SPONSORS! Title Sponsor FOR RENT MEDIA SOLUTIONS Better NOI Valley Protective Services Koglmeier Law Group Waste Management Greenspan MacGray CenturyLink Corporate Answer Carpeturn.com RediCarpet Pinnacle Restoration Apartments.com CriterionBrock CORT Furniture

Law Office of Scott M. Clark Cox Communications ATI Terminix The Screening Pros Ferguson Enterprises Burns Pest Elimination Apartment Finder Saguaro Environmental Apartment Guide Sherwin Williams Nicolosi & Fitch AmRent PPG Pittsburgh Paints

ArizonA Multihousing AssociAtion AMA ...continued from front page major investments in aging apartment communities. These renovations make our communities safer, and improve the lives of the residents in those communities. We wanted to celebrate these investments and the ripple effects they have on our larger community,” said Tom Simplot, President and CEO of the Arizona Multihousing Association. Alliance Residential and MarkTaylor Residential took home the night’s biggest awards for best team and communities with Mark-Taylor earning the Developer of the Year award for Parcland Crossing. Alliance Residential’s Vaseo was named

as the best renovated property of the year. Pam Shelton, of Allison-Shelton Real Estate Services earned her selection as the volunteer of the year and Richard Leytem of HSL Asset Management was honored as the volunteer of the year in Tucson. Shelton was most recently honored by the National Apartment Association for her dedication to elevating the multifamily industry as a career opportunity through her work in creating a successful series of job fairs in Tucson and Phoenix. In addition to the new categories in the renovation, the AMA decided

to add categories to honor the work of teams and individuals outside the Valley. “Our board and our members have always worked to recognize and elevate the teams in rural and metro communities outside of Greater Phoenix. Often times, those markets are more competitive and their team members serve in a number of capacities. We were delighted to add these new awards to celebrate those success stories,” said Kimberly Fitch, Chair of Tribute Awards Committee. Each award of the evening was presented by the category sponsor.

Want to contribute an article to

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

ApArtment mAnAger - oUtside the VAlley - sponsored by: hsl Asset mAnAgement, llc

ApArtment mAnAger 1-199 Units - sponsored by: kowAlski constrUction

Christina Rau, Prime Residential Group for Harrison Park

Roberta Stevens, Riverstone Residential Group for Portofino

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ApArtment mAnAger 200+ Units - sponsored by: ApArtment gUide

best teAm & commUnity 1994-2004 - sponsored by: lAw offices of scott clArk

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ArizonA Multihousing AssociAtion AMA ...continued from page 11

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

Apartment News • June 2013

ArizonA Multihousing AssociAtion AMA ...continued from page 12

mAintenAnce sUperVisor 200+ Units - sponsored by: mAintenAnce sUperVisor - oUtside the VAlley - sponsored by: criterion brock

bUrns pest eliminAtion & redi cArpet

Jose Mills, Weidner Apartment Homes for Tierra Vida

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Apartment News • June 2013

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ArizonA Multihousing AssociAtion AMA ...continued from page 13

regionAl mAintenAnce sUperVisor - sponsored by: rAinforest plUmbing & Air

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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.

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Apartment News • June 2013

ArizonA Multihousing AssociAtion

Members Enjoy Tribute Gala Reception

Apartment News â&#x20AC;˘ June 2013

EVEnts & trAinings

AMA EVENT INFORMATION & REGISTRATION COMMITTEE MEETINGS June 12 PROJECT S.A.F.E. Time: 2:00 p.m. Location: AMA Office

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

TUCSON EVENTS

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

June 17 BIG HEARTS FOR LITTLE HANDS Time: 3:00 p.m. Location: UMOM

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

June 19 MEMBERSHIP COMMITTEE Time: 9:00 a.m. Location: AMA Office June 25 AFFORDABLE HOUSING COMMITTEE Time: 8:00 a.m. Location: AMA Office GOVERNMENT AFFAIRS Time: 9:00 a.m. Location: AMA Office AMAPAC Time: 11:00 a.m. Location: AMA Office

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

VALLEY EVENTS June 12 PHOENIX DINNER MEETING Time: 5:00 p.m. Location: El Zaribah Shrine Auditorium, 552 N. 40th St., Phoenix, AZ 85018

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

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

June 12 BOWL-A-ROUND WITH THE AMA Time: 4:30 p.m. - 7:30 p.m Location: Fiesta Lanes Bowling Center

For more information on Phoenix events,

July 18 Tucson BH4LH - Family Night at the Tucson Padres Location: Kino Stadium

please contact Michelle Rill at

August 6 ASSOCIATE MEMBER COUNCIL

602-296-6205 or

June 13 TUCSON DINNER MEETING Time: 5:00 p.m. - 8:00 p.m. Location: Desert Diamond Casino, 7350 S. Nogales Highway, Tucson, AZ 85756

by email at mrill@azama.org

June 18-22 NATIONAL APARTMENT ASSOCIATION CONFERENCE Location: San Diego, CA

July 11 ASSOCIATE MEMBER COUNCIL/ GOLF LOTTERY Time: 3:00 p.m. Location: TBD, visit www.azama.org for updates!

July 10 PROJECT S.A.F.E. Time: 2:00 p.m. Location: AMA Office

June 7 TUCSON TRADESHOW BOOTH LOTTERY Time: 3:00 p.m. Location: Hilton East, 7600 Broadway

July 12 REVERSE TRADE SHOW Location: Hilton Tucson East, 7600 E. Broadway Blvd., Tucson, AZ 85710

For more information on Tucson events,

June 21 INDEPENDENT RENTAL OWNERS COUNCIL Time: 11:00 a.m.-1:00 p.m. Location: Tucson AMA Office

please contact: Joanna Grassinger,

June 27 CHANGE OF DATE! Time: 5:00 p.m.-8:00 p.m. Location: Sheraton Tucson, 5151 East Grant Road, Tucson, AZ 85712

520-343-0643 or by email at jgrassinger@azama.org.

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 • June 2013

EVEnts & trAinings

Training Opportunities AMA Phoenix Training Opportunities BROKER MANAGEMENT CLINIC This course will provide attendees with information and insight in dealing with ARS Title 32 focusing on trust accounts and audits with a direct message from Commissioner Lowe to close. Broker Management Clinic Real Estate CECs pending. June 5 Time: 9 a.m.-12 p.m. Cost: $29 for members, $49 for non-members Location: AMA Office, 818 N. 1st St., Phoenix 85004

JUMP START TRAINING This two day course will provide insight into what it takes to become a successful Apartment Leasing Consultant or Apartment Maintenance Technician. DAY ONE is geared toward both the office and maintenance staff covering Property Management 101, Fair Housing and Customer Service. DAY TWO splits the office and maintenance staff into two groups. Leasing Consultant training will cover aspects of Phone Techniques and Leasing Dynamics. A general maintenance review focused on plumbing, pools, electrical, HVAC, roofs, appliance repair and many more topics are covered on day two for those interested in the maintenance field. Turn your excellent customer service and maintenance skills into a highly rewarding career in the multihousing industry! Been in the industry for a few years? This course is a great refresher for anyone to sharpen their skills!! June 10 & 11 September 16 & 17 November 11 & 12 Time: 10:00 a.m.- 4:00 p.m. Cost: $99 per attendee Location: AMA Office, 818 N. 1st St., Phoenix 85004

AMA Tucson Education Opportunities LEASING – BEGINNER TO ADVANCED Designed for leasing professionals, beginner to advanced. This seminar goes over basics and then beyond basic leasing techniques to help you close the sale! Topics Include: customer service and teambuilding skills, cross-training of onsite roles, understanding how to develop professional relationships with your competitors, effective follow-up techniques, closing the sale and industry terminology. June 18 Time: 9:00 a.m.-12:00 p.m. Cost: $49 for members, $69 for non-members Location: AMA Tucson Office, 1001 N. Alvernon Way, Ste. 101, Tucson 85711

Join AMA on Facebook, Twitter & LinkedIn • Facebook: “Arizona Multihousing Association” • Twitter: “@AZMultihousing” • LinkedIn: “Arizona Multihousing Association”

(Group search)

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 • June 2013

nAA

Your Guide to the Rental Housing Industry’s Pro-Apartment Campaign NAA and NMHC unveiled a new integrated campaign targeting policymakers on May 6. Titled “Apartments. We Live Here,” the campaign utilizes print, radio and digital ads, direct mail and an informational storytelling website experience. It highlights the 35 million apartment residents building their lives and the $1.1 trillion economic contribution the industry and its residents add to the economy each year. Affiliated associations and member companies are invited to customize the print ads and radio scripts for

your state or locality and also post a special website button to promote the new website, www.WeAreApartments.org. This free toolkit also includes “The Trillion Dollar Apartment Industry” economic impact report, a reprint of the units Magazine article about the industry’s economic impact, and a user guide. We encourage you to seek opportunities to extend the reach of the NAA/NMHC campaign beyond Washington, D.C., and into your states and localities. The campaign tells how in communities across the nation, apart-

ments work—helping people live in a home that meets their specific housing needs. “Apartments. We Live Here.” connects policymakers across the country with the dollars and jobs associated with multifamily construction and operations, making it a powerful advocacy tool for the apartment industry. The campaign uses a unique digital approach to information storytelling at the website, where the site navigates users through an interactive experience showing how communities grow stronger through apartment

jobs, dollars and residents. The site also features an interactive map of apartment information for all 50 states along with a one-of-its-kind calculator to determine the potential economic contribution of any apartment development to a particular state. To order the print ads, radio scripts, state/metro website button, user guide and other tools, contact Carole Roper at carole@naahq.org.

Available Online: 2013 NAA Education Conference & Exposition Audio and Video Recordings Can’t attend the 2013 NAA Education Conference & Exposition in San Diego, or are going to miss 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 re-

corded video sessions and 20 PowerPoint-synced audio sessions from the 2013 NAA Education Conference—all for just $199 if you purchase the entire series of sessions by June 23. Act

fast—prices will increase $100 after June 23. Visit http://naa.directionsav.com to purchase your recorded education sessions today.

www.azama.org

Apartment News • June 2013

nAA

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. Make Plans Now to Visit With Your Members of Congress During Their

Summer Recesses Your involvement with your members of Congress is a year-round commitment to support the apartment industry. Take advantage of their indistrict work periods by scheduling meetings with them now. Congress will be in recess the week of Memorial Day (May 27-31), the week of the Fourth of July (July 1-5) and for five

weeks beginning Aug. 5. Now is the time to make your appointments. Our industry’s top issues include immigration, housing finance and tax reform. Fact sheets, talking points and resources to help you plan your meetings are available in the Congressional Recess Program Toolkit located atwww.naahq.org/learn/advocacy/ congressional-recess-program.

NAA’s National Lease Program Clicks Reaches New Record in April NAA’s National Lease Program sold a 5.3 million clicks in April— an all-time high for the program for a single month. More than 212 new communities joined the National Lease Program in April. The previous record was 5 million lease clicks sold August 2012. Lease inquiries should

be directed to Justin Barker at justin@ naahq.org.

www.azama.org

Apartment News • June 2013

ArizonA Multihousing AssociAtion

Collecting Damages to hear an eviction case with a hotly contested damage claim because, eviction cases are to be speedy hearings, and court time may not permit a full blown lengthy damage hearing. addition to rent, property The court may require the landlord managers must also often to file their damage claim as a sepacollect other damages from their rate civil case. However, the landlord residents. Physical damages to the can still make the damage claim, if property can be such things as broappropriate, with their forcible deken doors or windows, carpet covtainer rent claim. In an uncontested ered with stains, or markings on the case, the court may be willing to give apartment walls. Additionally, there the damages in addition to the rent. can be rent owed for the balance of As an example of the above sections, the contract and lease break fees. Of please consider the following: course, the owner/manager must alBiker Haven Apartments has a .99 ways try to mitigate or reduce their cent move-in special in an attempt to damages by using reasonable efforts fill its last few vacancies. Sigourney to re-rent the apartment and to repair Seamstress, manager, is ill one day instead of replace items if possible. and has her maintenance man, ArAdditionally, a resident can only be nold Swartzloser, act as leasing host charged for damages beyond “norto any prospective residents. Arnold mal wear and tear” to their apartfails to run a credit check and rents ment. This article will examine some on appearance alone to tenants Iowa of the sections of the Arizona ResiJones and Smell Gibson. After paydential Landlord and Tenant Act that allow a landlord to collect damages the dwelling unit.” This section fol- actually be made. The landlord must ing their .99 cents to move in, the new lows A.R.S. 33-1368(A) & (B), which however, be able to prove the actual tenants tell Arnold, “May the Swartz beyond rent. A.R.S. 33-1341(6) states in part deal with tenants’ noncompliance amount of their damages at the trial be with you.” Manager Sigourney that a tenant shall not “deliberately notices (10 day, 5 day, and immedi- or hearing. Estimates or guesses are Seamstress, on her return to work, or negligently destroy, deface, dam- ate) material & irreparable notices (7 not sufficient. If you suspect dam- received many complaints about age, impair or remove any part of day). A logical inference is that, in ages to the apartment you should the new tenants. Sigourney serves a the premises or knowingly permit addition to collecting rent and regain- enter and inspect the premises with proper two day notice and inspects any person to do so.” Therefore, if ing possession of the apartment in a a proper two day notice under A.R.S. the Iowa and Smell apartment. Much • Logos detainer are provided on the CD in all the three forms: to her horror, Sigourney discovers 33-1343. action (eviction), the resident, their children, or their forcible all black, reversed to white, or in PMS 280 Blue/PMS 7543 Gray spot or 4/color applications. If the tenant has damaged the unit that Iowa Jones is a bird nut and has guests damage apartment property, landlord should be entitled to damPlease seeisbelow for specificwhen use examples. This so especially read but you don’t want to evict them, started digging into the apartment the resident may be held responsi- ages. A.R.S. 33-1369 states that: “If there is walls in search of the covenant of the in conjunction with A.R.S. 33-1377. ble. • No other colors are acceptable for use for the logo. non compliance by the tenant with lost lark. Smell Gibson reveals his • No altering of the logo is allowed. If you have a special circumstance that requires something nicknot name is “road warrior” and he 33-1341 materially affecting health has dismantled his motorcycle, using provided on the CD, please call NTN NaTioNaL HeadquarTerS 1.800.228.0989 for assistance. and safety that can be remedied by repair, replacement of a damaged the living room carpet as the oil pan. • Logos should not be put over a busy background. item or cleaning and the tenant fails Sigourney thinks to herself, “Who are to comply as promptly as condi- these guys? Aliens?” Sigourney serves the tenants a tions require in case of emergency or BLACK (withnotice 40% gray notice circle) pursuant to A.R.S. § 33-1369, within 14 days afterWHITE written by the landlord specifying the breach to have the apartment restored to and requesting that the tenant rem- its original condition within 14 days edy it within that period of time. The and for the tenants to immediately landlord may enter the dwelling unit stop the digging and the motorcycle and cause the work to be done in a work. When the tenants fail to make CRIMINAL REPORTS? workmanlike manner and submit an repairs, Sigourney has the work done • With NTN, Instant itemized bill for the actual and rea- by Samuel Goldwing Mayor Repair means instant – sonable cost or the fair and reason- Service and charges the costs to the able value thereof as rent on the next tenants as rent. When Iowa and 15 seconds due date when periodic rent is due, Smell fail to pay their next month’s or if the rental agreement has termi- rent along with the cost of repairs, Sigourney serves a 5 day notice and, nated, for immediate payment.” QUALITY DATA? If this type of damage occurs, the at its expiration, files a forcible de• NTN has the Blue PMS 280/Gray PMS 7543 PMS 280/PMS color action for rent and damages. resident should be given written7543 no-overtainer largest proprietary tice to make the appropriate repairs. Sigourney hires attorney Mel Pracdatabase of resident If the tenant fails to make the repairs, tice to represent the complex under performance history the landlord can enter, make the re- the condition he actually prepares pairs as expeditiously as possible, for the trial hearing. At the hearing, and submit an itemized bill to the Sigourney is awarded rent and damPERSONAL SERVICE? resident to repay the cost of those ages in addition to possession of the damages. If the resident fails to pay apartment. q • Arizona office ready for the damages with their next rent to help you succeed payment, the landlord can refuse the Andy M. Hull is the principal of Hull, residents’ rent, give them a 5 day Holliday and Holliday, PLC. non-payment notice, and then begin He can be reached at 602.230.0088. eviction proceedings. The final relevant provision is The views expressed here are generalA.R.S. § 33-1373 and deals with rem- ized advice or information. Fact-specific CALL NTN TODAY edies after the lease is terminated. “If questions should always be referred to the rental agreement is terminated, legal counsel. Statements and opinions NTN-ARIZONA@NTNONLINE.COM uNaCCePTaBLe CoLor uSaGe the landlord may have a claim for expressed in these legal columns are possession and for rent and a sepa- solely those of the author or authors. This do NoT put over a busy background do NoT change the color do NoT alter in any way rate claim for actual damages for advice does not necessarily represent the breach of the rental agreement.” This views or opinions of the Arizona MultiYOU CAN HAVE IT ALL section adds additional weight to the housing Association argument that the landlord is entitled National Tenant Network to damages beyond rent. Realistically ..because Resident Screening is more than just the promise of a low price however, the courts may be reluctant By Andy M. Hull, Esq. Hull, Holliday and Holliday, PLC.

A.R.S. 33-1368(C) states in part that the landlord “may recover all reasonable damages resulting from noncompliance by the tenant with the rental agreement or 33-1341: or occupancy of the dwelling unit, reasonable attorney fees and all quantifiable damage caused by the tenant to the exterior of

A.R.S. 33-1377(D) states:. In addition to determining the right to actual possession, the court may assess damages, attorney fees and costs as prescribed by law.” It is recommended that any time a landlord files an eviction action and includes a claim for damages, the repairs must

Color Standards for National Tenant Network Logo

WHAT ARE YOU WAITING FOR?

DON’T WAIT ANY LONGER……

480.607.5288

Apartment News • June 2013 02

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 Tucson Appliance Company/Tucson Heating & Cooling/Tucson Furniture Tucson* & Surrounding Area* . (520) 881-1207

aiR conditioning/Heating-centRal system AirePros Air Conditioning & Heating Inc. Metro Phoenix*,Statewide* . . . (623) 547-5992 Badger Heating/Cooling Valleywide . . . . . . . . . . . . . . . . (480) 855-1671

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 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 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 Arizona Royal Granite & Remodeling, LLC Statewide . . . . . . . . . . . . . . . . . (602) 405-5558 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 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 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 The Home Depot Nationwide* . . . . . . . . . . . . . . . (480) 797-7041 The Home Depot (Tucson) Metro Tucson* . . . . . . . . . . . . . (520) 309-9756

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

caRpet cleaning/RestoRation Americare Carpet Upholstery & Tile Cleaning Metro Tucson* . . . . . . . . . . . . . (520) 579-9072 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 Southern Shine Carpet Cleaning Metro Phoenix* . . . . . . . . . . . . (623) 696-7299 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 Tucson* & Surrounding Area* . (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 DP Air Corporation Metro Tucson* . . . . . . . . . . . . . (520) 622-3241 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 NCC Business Services Nationwide. . . . . . . . . . . . . . . . (888) 880-6020 National Credit Systems, Inc. Nationwide* . . . . . . . . . . . . . . . (800) 515-4375 Rent Recovery Solutions Metro PHX & Metro Tucson. . . (800) 335-0119 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

commeRcial moRtgage lendeR Love Funding Nationwide. . . . . . . . . . . . . . . . (202) 887-0435

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 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 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

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

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

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 Harmon Electric, Inc. Statewide* . . . . . . . . . . . . . . . . (623) 879-0010 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 Tortuga Promotions Nationwide* . . . . . . . . . . . . . . . (480) 966-9076

emeRgency seRvices ATI Statewide* . . . . . . . . . . . . . . . . (623) 434-9445 ATI (Tucson) Tucson* . . . . . . . . . . . . . . . . . . (520) 807-9400 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 Rapid Response Services LLC Metro Phoenix . . . . . . . . . . . . . (480) 833-0224 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 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 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 Praxis Construction Group Statewide* . . . . . . . . . . . . . . . . (800) 709-3347 Servpro of Central Glendale/West Phoenix Metro Phoenix* . . . . . . . . . . . . (602) 252-0569 Specialty Water Damage Restoration LLC Metro Phoenix* . . . . . . . . . . . . (602) 291-9030 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 AZ Furniture and Mattress Liquidators Metro Phoenix . . . . . . . . . . . . . (623) 582-1550 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 R & E Contracting, LLC Metro Phoenix* . . . . . . . . . . . . (623) 570-1605 Tofel Construction (Tucson) Statewide* . . . . . . . . . . . . . . . . (520) 571-0101

geneRal contRactoR-licensed BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801

geneRal contRactoR-licensed/Bonded FoR comm/Res. All Struct LLC Metro Tucson* . . . . . . . . . . . . . (520) 247-3793 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 ZZone Construction, LLC Metro Phoenix . . . . . . . . . . . . . (623) 594-7663

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 San Tan Insurance Services, LLC Statewide* . . . . . . . . . . . . . . . . (480) 391-3883 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 Bennett and Porter Insurance Services Metro Phoenix . . . . . . . . . . . . . (480) 212-1150 CIBA Insurance Services Nationwide. . . . . . . . . . . . . . . . (818) 638-8525 Cox Insurance Services Statewide* . . . . . . . . . . . . . . . . (480) 907-6000 Pfister Insurance Agency-Farmers Insurance Statewide* . . . . . . . . . . . . . . . . (623) 581-0700 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 The Commercial Ranger Metro Phoenix . . . . . . . . . . . . . (602) 910-4745 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 The Home Depot Nationwide* . . . . . . . . . . . . . . . (480) 797-7041 The Home Depot (Tucson) Metro Tucson* . . . . . . . . . . . . . (520) 309-9756

management consulting & tRaining Occupancy Solutions LLC Nationwide* . . . . . . . . . . . . . . . (800) 865-0948

maRketing Compzilla.com LLC Nationwide* . . . . . . . . . . . . . . . (973) 975-7820 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

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 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 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 RentPayment Nationwide. . . . . . . . . . . . . . . . (866) 289-5977

paging systems Corporate Answer Nationwide* . . . . . . . . . . . . . . . (602) 244-1833

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 C & M Homes & Commercial Services Metro Phoenix* . . . . . . . . . . . . (480) 836-7222 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 JLS Companies Metro Phoenix* . . . . . . . . . . . . (480) 703-1967 LeBreck Painting, Inc. Metro Tucson* . . . . . . . . . . . . . (520) 628-3582 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

*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 • June 2013

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 HomeTeam Pest Defense Metro Phoenix . . . . . . . . . . . . . (480) 929-7620 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 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 Maricopa County* . . . . . . . . . . (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 Roto-Rooter Service & Plumbing Co. Maricopa County* . . . . . . . . . . (800) 381-4161 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 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 Acquisition Process Serving Statewide* . . . . . . . . . . . . . . . . (602) 486-5894

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 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

ReFuse Removal & Recycling seRvices 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

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

SteadyPay Payment Solutions Nationwide* . . . . . . . . . . . . . . . (877) 632-9093

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

RooFing and wateR pRooFing consultants

Revenue management soFtwaRe

Arizona’s Roof Consultant, LLC Statewide* . . . . . . . . . . . . . . . . (480) 557-6255

Rainmaker Nationwide. . . . . . . . . . . . . . . . (678) 578-5700

RuB systems

RooF coatings

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

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

scReening seRvices AmRent Nationwide* . . . . . . . . . . . . . . . (855) 214-4743

scReening seRvices/cRedit RepoRts

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

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 Hite Security, LLC. Metro Tucson . . . . . . . . . . . . . . (520) 298-8834

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Phone: 503.221.1260 • Email: design@propubinc.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 • June 2013

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

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

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

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

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

towing & paRking enFoRcement AMP Towing & Recovery Statewide* . . . . . . . . . . . . . . . . (602) 437-1849 Arizona Parking Management by Bronco Metro Tucson* . . . . . . . . . . . . . (520) 885-1925 Charity Towing Metro Phoenix . . . . . . . . . . . . . (602) 249-2169 Go Green Environmental Metro Phoenix* . . . . . . . . . . . . (480) 274-0043

towing seRvice 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

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 Treetek Statewide . . . . . . . . . . . . . . . . . (602) 705-1110

uniFoRms, appaRel & accessoRies Tortuga Promotions Nationwide* . . . . . . . . . . . . . . . (480) 966-9076

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

utility allocation Billing Comptrol Technologies Valleywide* & Tucson* . . . . . . (602) 392-2292 Multifamily Utility Company Nationwide* . . . . . . . . . . . . . . . (800) 266-0968

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

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

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

video mysteRy sHopping Business Observations West of the Mississippi* . . . . . . (623) 594-2113 The Buyer’s View, LLC Statewide . . . . . . . . . . . . . . . . . (623) 594-0544

wasHeRs & dRyeRs - coin meteRed 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

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

wateR damage/stRuctuRal dRying & mold Remediation Ace Construction Services, LLC Valleywide* . . . . . . . . . . . . . . . (602) 840-4500 Adanac Enterprises Corp. Statewide* . . . . . . . . . . . . . . . . (623) 266-2761 Desert Dry Restoration Valleywide* . . . . . . . . . . . . . . . (602) 765-6162 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

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

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

weBsite development 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

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June 2013

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

$1.1 Trillion Apartment Industry Highlights Multifamily Job Growth for Congress Highlighting the economic strength of the apartment industry in front of Congress, Tom Bozzuto, Chairman and CEO of the Bozzuto Group, represented the National Multi Housing Council (NMHC) and the National Apartment Association (NAA) before a House Energy and Commerce Subcommittee recently. “The apartment industry is a competitive and robust $1.1 trillion industry that helps 35 million renters live in a home that’s right for them. In an environmentally sound way, we help build vibrant communities by offering housing choice, supporting local small businesses, creating millions of jobs and contributing to the fabric of communities across the country,” said Bozzuto, who is also chairman of NMHC. Continued on page 5

The Landlord Times and Apartment News sat down with veteran apartment broker and investor, Joseph Chaplik to discuss Arizona, Oregon and the state of the apartment investment market. THE LANDLORD TIMES: Give us a brief history of your career. How did you get into the apartment brokerage business?

Seattle Discloses Energy Use of City-Owned Buildings City Leads by Example by Reporting Building Energy Use The City of Seattle is providing the public a closer look at the energy use of City-owned buildings in a new report, “Seattle Municipal Buildings 2011 - 2012 Energy Use Performance Report.” The report describes City efforts to evaluate the energy efficiency of 6.2 million square feet of City-owned and operated building space, a process that the City is also requiring owners of mid-sized and large privately owned buildings to do every year. The report also details actions the City is taking to improve the energy efficiency of its facilities. “We hope that sharing the City’s results from evaluating our buildProfessional Publishing, Inc PO Box 30327 Portland, OR 97294-3327

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ings’ energy use encourages other owners to do the same,” said Jill Simmons, Director of the Office of Sustainability & Environment. “Taking a close look at the energy performance of our facilities helps identify cost-effective opportunities to save energy and free up taxpayer resources for other important City services.” To lead by example, City departments were directed to go beyond the minimum requirements of the energy benchmarking program and publicly disclose the City’s benchmarking results. Private owners in Seattle are required to disclose their Continued on page 7

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ON-SITE 6 Questions ...continued from front page been gravitating to our company for our quality care. TL: You now serve four markets... give a brief state-of-the union on multifamily real estate in your new market, Phoenix, AZ. JC: We just opened our newest office in the Phoenix market this year and have been making great progress. The cap rates are around 7% and higher for the B and C quality buildings and locations. The price per unit is significantly lower than other markets, and the vacancy rates are moderate around 6-8%. For the individual experienced investor, this market has tremendous upside in value with purchasing a rougher property and transforming it into a stable building. TL: How about Portland? What is your forecast for the next couple years? JC: We have been operating in Portland for 9 years and the market is strong. Investors have a high demand for rental properties and there is a low supply of buildings. This situation should remain the same well into 2015, and rents should be increasing annually. Vacancy rates are historically low in this area, around 3.5%. Portland and Salem are great areas for apartment ownership due to this

dynamic. What we are currently seeing is developers building new class A apartments with high rents. As the new projects complete, the market will dilute with the renting demand. In select markets, apartment investing will still be a solid choice with good returns. As new projects complete and demand higher rents, the class B and C properties will demand increases in rents as well. TL: If you could give a couple of key pieces of fundamental advice to new or prospective apartment investors, what would they be? JC: My advice is to make sure that you ask the right questions of anyone that you choose to work with. Ensure that they have experience and are experts in the multifamily industry. Buyers buy on returns and sellers sell on price. However, if you are a seller, be realistic with the sale price. If you are told your property is worth an extremely high price and are offered lower commission than usual, the broker is probably desperate for deals. Beware of this tactic, and get a second opinion. Brokers often try to buy listings by over-pricing the property, which only hurts the seller with lost time and a negative marketing impact.

TL: What advice would you give veteran investors? JC: Most veterans know this, but work with experts and respect quality work and confidential information from brokers. If you feel that your broker only calls you when he needs you to sell, call other firms to build more relationships. A broker/client relationship should be year-round and offer many other services to the client. TL: What advice would you give to prospective sellers to ready their properties (physically and/or financially) for sale? JC: The best advice I can give is to attend our seminars on this exact topic. You should be communicating

with your broker year-round so that when it’s time to sell, your property is already conditioned for the top of market price. Joseph Chaplik, President Joseph Bernard Investment Real Estate (866) 546-9390 jchaplik@josephbernard.net Joseph Chaplik is the President of Joseph Bernard Investment Real Estate, an award-winning brokerage firm in Oregon, Washington, and Arizona. His company was recently named the 56th Fastest Growing Private Company in Oregon, and has been named a finalist for the Oregon Ethics in Business Award. Mr. Chaplik has 18 years of executive leadership experience and has been involved with real estate for eleven years.

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DZ & ON-SITE

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

DANA BROWN AND ZACH HOWELL

They hadn’t had the air conditioners checked out for the year and prior to summer. Suzy assured the elderly resident that her maintenance team was working on other more important issues at the moment but would get to their work order when they could. Suzy, seriously, WHAT WERE YOU THINKING? There are several problems with your response. As a courtesy, and to better anticipate maintenance costs, you ought to have a policy that your maintenance verify that the air conditioning units are in working order prior to the hot weather. The policy avoids the worst case scenario of multiple residents’ air conditioning units out during a heat wave.

Suzy, you have the responsibility to repair or replace an amenity that was original and a part of the lease of the unit. Air conditioning during hot weather is likely to rank as the highest priority to the resident. A resident’s health can be at risk during a heat wave. Residents are how our business thrives and we should provide them with exceptional customer service. Remember, they can live anywhere and they chose to live in your community. Making mistakes in prioritizing repairs can be costly. Local apartment and rental housing associations often offer educational opportunities in this market to learn best practices for work orders and efficient management of your prop-

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erty. Below Zach outlines great practical ideas for allowing the installation of air conditioners. Zach, can you share your maintenance team perspective and how it relates to the office team? Z: Sure Dana, first you ought to have a Summer Preventative Maintenance Schedule (see last month’s article). The maintenance staff should be inspecting and getting the A/C units in order in April or May getting ready for hot summer weather. This preventative approach will indentify which are not working properly and when to order the proper parts or schedule a vendor to repair or replace. Remember that the goal is to be proactive rather than reactive. With regard to A/C’s in general; if the unit was designed into the building (PTAC) or through the wall unit then onsite staff should be trained to repair and maintain the units. If no A/C’s were included in the original design of the property then a specific A/C protocol needs to be established by the property management company. Here are some things to consider: 1. Proper A/C size for the electrical circuit (6000BTU max for most apartment circuits) 2. Proper unit style for window configuration (a top down window A/C will not work in a side sliding window) 3. Who will install the A/C unit (vendor or maintenance staff) 4. How will it be installed (bracket, not attached to building) 5. Proper window void coverage (cardboard, plexiglass, plywood) 6. Who will repair it if it breaks? 7. Who is responsible if it leaks? 8. Who will remove it? 9. Who will store it during the off season (or can it stay up year round)? Every company will address this complex issue a bit differently. My recommendation is to let outside vendors handle installation and removal in order to decrease the liability of your maintenance staff breaking, dropping or damaging residents A/C units. If you are going to have site staff install and remove then some training should be provided as to how to best perform installation in order to decrease liability to the company and keep the employees safe. Whether you perform this customer service via onsite staff or vendor have a clear protocol including the above items and clear answers up front so residents and management are all on the same page. Your local apartment association may offer forms to cover this situation. Continued on page 5 On-Site Northwest • June 2013

ON-SITE $1.1 Trillion ...continued from front page It takes at least 300,000 new apartments each year to meet demand, but less than half that number was delivered in 2012. Highlighting a $72 million apartment construction project in Baltimore’s Union Warf, Bozzuto drew the connection between job creation, manufacturing and multifamily development. “This building required enough concrete to fill 240 swimming pools. End-to-end, the lumber used would span about 331 miles and the drywall could cover more than 42 football fields. In addition, we will use 204,000 lbs. of granite, 290,000 bricks, more than 7,000 gallons of paint, 1,700 appliances and 3,500 cabinets,” said Bozzuto. “A significant percentage of these construction materials were manufactured in America, with more than 25 percent being sourced within 500 miles of the project site.” “The apartment industry can be a robust economic engine that provides lasting job growth and spending nationwide,” Bozzuto added. “With up to seven million new renter households forming this decade—

almost half of all new households— the dollars and jobs we add to the economy will only grow in magnitude.” For more than 20 years, the National Apartment Association (NAA) and the National Multi Housing Council (NMHC) have partnered on behalf of America’s apartment industry. Drawing on the knowledge and policy expertise of staff in Washington, D.C., as well as the advocacy power of 170 NAA state and local affiliated associations, NAA and NMHC provide a single voice for developers, owners and operators of multifamily rental housing. Apartments and their 35 million residents support more than 25 million jobs and contribute $1.1 trillion to the economy. To learn more about apartments, visit www. weareapartments.org. For more information, contact: NMHC at (202) 974-2300 or info@ nmhc.org or www.nmhc.org. NAA at (703) 797-0616 or carole@ naahq.org or www.naahq.org/govern mentaffairs

Please Visit us at www.TheLandlordTimes.com

D & Z ...continued from page 4 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 July 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

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New IREM® Whitepaper Examines Effective Communication as a Critical Leadership Skill The most common competency listed for virtually all job descriptions is good communication. A new white paper just published by the Institute of Real Estate Management (IREM®), explores just what it takes for real estate managers and practitioners in other fields to become effective communicators, and therefore better leaders. Titled simply “Leadership Development: E ff e c t i v e Communication,” the publication is the third in a series of IREM® white papers that will examine various leadership-related topics. It acknowledges at the outset that the ability to communicate with others is one of the toughest skills to master, particularly because the meaning of any communication is determined by the person receiving it, not the person delivering it. Consequently, the same message can mean different things to different people. Observing that perhaps the simplest definition of effective communication is when everyone receiving information ascribes to it the same meaning that was intended by the sender, the white paper goes on to address:

• The three basic rules for making any communication more effective • How to craft the message to achieve your communication objectives • Communication barriers to avoid • How to be a better listener • How emotional intelligence (EQ) impacts communication • Specific actions you can take to be a better communicator. PRICE AND ORDERING INFORMATION IREM® Members can download “Leadership Development: Effective Communication” at no cost from www.irembooks.org, but they must log in as a member to download the publication free. The price of the publication for non-members is $5.99 and can be paid for by credit card (VISA, MasterCard, American Express, and Discover) and downloaded at www. irembooks.org.

ABOUT THE INSTITUTE OF REAL ESTATE MANAGEMENT The Institute of Real Estate Management (IREM®) is an international community of real estate managers dedicated to ethical business practices, maximizing the value of investment real estate, and promoting superior management through education and information sharing. An affiliate of the National Association of REALTORS®, IREM is the home for all industry professionals connected to real estate management – and the only organization serving both the multi-family and commercial sectors. We believe that good management matters, and that well-managed properties pay dividends in terms of value and in the quality of life for residents, tenants and customers. We believe in professional ethics. We believe in the power of knowledge and the importance of sharing it. IREM offers a variety of membership types for professionals of every experience

level, from on-site managers to high-level executives. Our credentials, earned by meeting high standards of education, experience, and ethical business practices, include: Certified Property Manager® (CPM®), Accredited Residential Manager® (ARM®), Accredited Commercial Manager (ACoM), or Accredited Management Organization® (AMO®). Since 1933, IREM has set the standard for best practices in real estate management. Today, IREM® membership includes nearly 18,000 individuals and 550 corporate members. To learn more about the IREM and its chapter network, call (800) 837-0706, ext. 4650 (outside the U.S. call (312) 329-6000) or visit www.irem.org.

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On-Site Northwest • June 2013

ON-SITE Seattle ...continued from front page building’s energy use with tenants, buyers, lenders and other qualified parties upon request. The City building report includes office buildings, libraries, fire and police stations, community buildings and more. The assessment found that Cityowned downtown buildings (City Hall, Justice Center, Seattle Municipal Tower, Central Library) are more energy efficient than the national average. The Seattle Municipal Tower has an EPA ENERGY STAR score of 93 out of 100 (50 is average), meaning it is more energy efficient than 92 percent of similar buildings nationwide. More than 3,000 people work at this 62-story high rise that uses about 40 percent less energy than a typical building of its size. Regularly monitoring and quick action to address in energy use helps the City keep the building performing at the top of its class. For example, continuous energy tracking led managers to reduce weekend heating and lighting when fewer people use the building. On the whole, the City’s extensive public library system uses about 42 percent less energy than other U.S. libraries. Seattle’s libraries use about 61 kBtus (thousand British thermal units) of energy for each square foot of space, whereas U.S. libraries on average use about 104 kBtu per square foot.

City building energy use was compared to that of similar buildings throughout the nation – information provided by the U.S. EPA’s ENERGY STAR program and the Energy Information Agency’s Commercial Building Energy Consumption Survey (CBECS). Private building owners can also use ENERGY STAR and CBECS data to see how their buildings stack up to others nationally. “We applaud the City for taking a detailed assessment of the energy performance of its buildings and sharing this information with the public. Seattle 2030 District members share building energy performance within our organization allowing participants to compare results, share best practices and make our buildings perform at higher levels of efficiency. The City’s disclosure of its data is a welcome step in providing useful information from which the market can learn," said Brian Geller, Executive Director of the Seattle 2030 District. The Seattle 2030 District is a collaboration of leading building owners and managers, including the City of Seattle, in downtown Seattle committed to significantly reducing environmental impacts within the built environment. While this is the first time City building energy use has been made

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For more information on Seattle’s Energy Benchmarking and Reporting Program and free benchmarking support, visit: www.seattle.gov/energybenchmarking or call (206) 727-8484. www.seattle.gov

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

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 typically 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 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 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 Continued on page 9

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ON-SITE Dear ...continued from page 8 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 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 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. 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.BuffaloMaintenance. com & www.ContactJLE.com www.Facebook.com/BuffaloMaintenance

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ON-SITE

Move ‘em in, Move ‘em Out The guide to successfully turning units While researching unique perspectives on move-ins and moveouts 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 move-out 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 moveout. When a tenant gives notice, utilize the amount of notice that is currently required in the market. Twenty days is plenty of time to co-

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ordinate 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. Seattle City Light provides a straightforward website and by just clicking the few buttons necessary, it saves the hassle for you and the tenant in the long run as well. 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 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

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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. Lauren Ginder, Pacific Crest Property Management Lauren can be reached at 206-812-9144 or via email at: ginderl@pacificcrestpm.com. www.pacificcrestpm.com

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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.

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The sun is out and you’re property is no longer hidden, and, due to your busy schedule during the Fall and Winter months, your rental property may have become a magnet for crime or suspicious activity. It’s time to ask yourself, “Is my property’s exterior appearance inviting to criminals, deadbeats or other unsavory characters?” Unfortunately, many landlords surrender a majority of the control of their prop-

erties exterior upkeep to tenants. However, a landlord is obligated to make sure the aesthetic and physical nature of the property is attractive to honest renters and unattractive to dishonest tenants. Landlords can do their part by taking on a few housekeeping items to help prevent crime from happening at the apartment or rental home, and to keep the neighborhood a desirable place to live. The idea is simple; natural sur-

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Excuse of the Day "I got into a car accident going to the city this morning because I was texting:( lesson learnt- It's gonna cost me over 2K since I have no insurance. My bichon will need an X-ray. God will provide." I'm sorry to hear that, let me know if I can help. I hope it doesn't cost you too much. (My heart said ok you can pay this months rent in installments with the next coming rents) but then again I felt may be my kindness will be taken for a weakness and I may never see this months rent and they might give me other excuses in the future. On the other hand why should I help irresponsible people? John, CA

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veillance. Natural surveillance, a term coined by Crime Prevention Through Environmental Design, known as CPTED (pronounced “Sep Ted”); a field of knowledge developed to demonstrate that the architecture of some buildings deters crime while that of others encourages it. This concept includes exterior illumination, landscaping, and general property maintenance. Replace any missing or burnt out light bulbs. Install motion-detecting fixtures if none exist. Trim all shrubs to allow visibility from both inside and outside the unit and in such a way as to not promote humans to hide behind them. Prune any tree branches hanging below 6’. Clear the property paths of any debris to the entrance of the home and install a stone walkway or something similar to deter wandering. Make it clear to visitors where they are expected to enter the rental property from and have a freshly painted front door to welcome them. Maintain the fence in good repair; address graffiti immediately, replace broken sections as needed, keep pets in but leave gaps to maintain visibility. Make sure address numbers are clearly posted for potential renters

or apartment residents to easily find the home as well as for emergency vehicles. “No Trespassing” signage is agreeably unattractive, but that’s the point of them! Simple signage is virtually effortless yet loudly conveys to others that you mean business in maintaining your real estate investment. Taking care of these basics will make at least a psychological impression that someone cares. Crime is less likely to occur if criminals feel like they may be seen. Protect against neighborhood decay. Remember, your investment property is an extension of you. 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.

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ON-SITE

Six Reasons to Paint Before You Move In The guide to successfully turning units 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: Reason #1 It's easy now. Interior painting is a very simple project - and not at all physically demanding -- when you 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 #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 short-circuit these time-consuming and unproductive steps.

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 empty. 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. 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. 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 how-to information at blog. paintquality.com or on the Paint Quality Institute's website at www. paintquality.com.

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

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WASHINGTON MULTI-FAMILY HOUSING ASSOCIATION Executive Director • Jim Wiard President • Jay Olson Vice President • Joe Manca Past President • Cassandra Haavisto 18300 Cascade Ave. S., Suite 130 Tukwila, WA 98188 (425) 656-9077 (425) 656 9087 (fax) admin@wmfha.org

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he Washington Multi-Family Housing Association is celebrating our 10th Year Anniversary this month with a remembrance of our past and excitement of our future. Interviewing key early contributors to the formation of our association, one theme prevailed, and that was the passion, vision and commitment of those who worked tirelessly to form and grow our association those many years ago. The synergy of that early group of people, powered by the desire to: develop an association that can enhance the careers of those in the industry; promote the businesses of those who serve the industry; and improve the lives of those we serve, was a labor of love for the talented people involved. From our humble beginnings, working out of the garage of one of our founding members, our early affiliation with the National Apartment Association allowed us the opportunity to offer dynamic educational courses, provide legislative advocacy, and enhance professionalism for our membership. Our

membership grew over time, from 20,000 units and 140 members in our first year to over 110,000 units and 830 members today. This year, we have listened to our members and expanded our educational opportunities, from our Certified Apartment Manager (CAM) courses to our Certificate for Apartment Maintenance Technicians (CAMT) designation as well as adding marketing and affordable housing training options. We have increased our networking and information sharing events to assist our industry partners to reach their target market. We have been more deliberate and consistent in our communication. Our primary goal is to ensure we are delivering quality and value to our members and the industry. During the legislative session, over 20 of our members and staff traveled to Olympia to meet with our state legislators to discuss our positions on pending bills and to solicit support for legislation favorable to our industry. Delegates of WMFHA also traveled to Washington D.C. to meet with our congressmen

Happy 10th Anniversary To The Washington Multi-Family Housing Association

and women to create partnerships and relationships with our Senators and House of Representative members from Washington State in order to educate them on the importance of the apartment industry to the national economy and the need for thoughtful legislation conducive to our industry’s growth. In February, we held our 3rd annual Emerald Awards gala, honoring the best of the best in the industry and paying recognition to the individuals who make our industry strong. The lifetime achievement award was bestowed upon Mr. John Goodman, founder of Pinnacle, today one of the largest management companies in the country. Our March Membership Meeting included an economic forecast update by economist Matthew Gardner. Matthew provided outstanding information including market trends and employment dynamics to the large crowd in attendance. In April, we focused on educational hands-on training for our maintenance service team members at our annual Maintenance Summit trade show featuring the Maintenance Mania competition. Attendees chose from a variety of maintenance classes to enhance their knowledge and career skills and to learn ways to save money for their owners. Maintenance Mania winner Angel Munoz from CTL Management will represent Washington in the national competition in San Diego this month. Our Education Conference and Exposition in May brought together management personnel for a fun and

informative day with national and local speakers on such topics as reputation management, generational differences and unique marketing principals. The day culminated with our Think Tank brainstorming session, with dynamic and interactive solutions to challenges and problems brought forth by attendees. The ideas generated during this brainstorming event were published and will help management personnel solve their everyday problems. During our June Membership Meeting, Sunny Kobe Cook provided inspirational advice on growing your business, building relationships and brand marketing effectiveness. We honored all of our past association presidents and board members, as well as our founding members, and reminisced about milestones and accomplishments during the history of our association. As our association embarks on our second decade as an organization serving the rental housing industry, we look forward to improving our technology, refreshing our website and exploring ways to be more efficient and service oriented. We are an association lead by our members, for the benefit of our members, with a goal to improve the industry we all care about and make a positive impact upon the quality of life in our community. Thank you all for your continued support. We are honored to be your association and excited about growth in the future.

Please Visit us at www.TheLandlordTimes.com A proven leader in advocacy and education for the multi-family housing industry, WMFHA has become a strong, vital trade organization thanks to leaders and innovators who are passionate and committed to the success of multi-family professionals. Membership in WMFHA provides opportunities for business growth, personal and career enrichment, and allows avenues to give back to the industry and community. Join WMFHA today and leverage the influence and stability of membership in the National Apartment Association. Your involvement is critical as they embark on their next chapter. BEST WISHES TO WMFHA!!

WWW.WMFHA.ORG 7/1/13.

On-Site Northwest • June 2013

ON-SITE

PCA Remains Optimistic; Expects Strong Growth in Cement

ON-SITE-NW SEA

VALLEY, METRO, ARIZONA APT Strong Economic Momentum Expected to Spillover to Construction

Following the strongest cement consumption gains in seven years in 2012, cement consumption growth will continue in 2013 with a 6.2 percent increase. According to the latest forecast from the Portland Cement Association (PCA), the majority of market recovery will occur in the second half of 2013. "Recessions correct imbalances generated during boom periods," Ed Sullivan , PCA chief economist said. "Few economists doubt the generation of a large pent-up demand during the past several years. The question is, when the economy will unleash its potential for strong growth?" The recession has created a pentup demand not just for consumer products but also construction. For example, PCA expects housing starts, to reach nearly 1 million in 2013. Multifamily construction also continues to grow at a strong pace and this trend should continue as favorable fundamentals fuel the sector.

Multifamily starts recorded a 55 percent gain in 2011 and 36 percent growth in 2012. PCA expects an additional growth of 29 percent in 2013 to 318,000 units. "Although nonresidential and residential will be in full recovery in 2013, public construction will act as a drag on cement consumption this year," Sullivan said. "However, as the economy gains momentum in 2014, job gains will strengthen states' fiscal conditions and support stronger construction spending." The accelerated consumption predicted during the second half of 2013 should carry into the following year. PCA projects an increase of 9.2 percent for 2014. PCA also upwardly revised its long-range projections for 2015-2017. Annual growth during that period is expected to be as high as 11.1 percent. PCA predicts cement consumption levels will reach 120 million metric tons by 2017.

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On-Site Northwest • June 2013

Salsbury Indu

Note to editors: For additional inforAbout PCA mation, contact Patti Flesher at The Portland Cement Association repnewsroom@cement.org. Portland resents cement companies in the United Cement Association. www.cement.org States and Canada. It conducts market development, engineering, research, eduApr, Jun, cation, and publicFeb, affairs programs. More Aug, Oct, Dec information on PCA programs is available at www.cement.org.

WASHINGTON APARTMENT ASSOCIATION President • Rob Trickler

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National Mortgage Settlement Provides More Than $1.1 Billion in Relief to 15,500 Distressed Washington State Homeowners The nation's largest mortgage servicers have distributed $1,168,242,476 in direct relief to 15,508 distressed homeowners in Washington state or about $75,332 per homeowner as part of the National Mortgage Servicing Settlement according to an update released today by Joseph A. Smith, the Settlement administrator. The Settlement was reached over a year ago when HUD, the Department of Justice and 49 state attorneys general reached an agreement with nation's five largest, mortgage servicers - Bank of America, Wells Fargo, Citibank, J.P. Morgan Chase and Affinity (formerly GMAC) - to address mortgage loan servicing and foreclosure abuses. Nationally, the Settlement Administrator also reported today, as of March 31st the five servicers have distributed $50.63 billion in direct relief to over 620,000 homeowners, or roughly $81,000 per homeowner under the Settlement. The Adminis-

trator's update report can be found at https://www.mortgageoversight.com/map-reports/updatedconsumer-relief/ The assistance provided by the servicers included modifications of 1st and 2nd mortgages, forbearance agreements, short sales and deedsin-lieu of foreclosure. The report demonstrates significant progress on the broadest and most robust principal reduction program in the nation's history. New York homeowners have received more than $1.9 billion in consumer relief. "One year in," said HUD Secretary Shaun Donovan, "it is clear that this historic settlement is making a profound difference on lives and communities. We have far surpassed expectations in our efforts to assist struggling Americans. Due to the efforts by 49 bipartisan state attorneys general and the federal government, hundreds of thousands of people are able to stay in their homes or avoid foreclosure, preventing the erosion

of the social fabric of our communities. As a result of the settlement, over 620,000 homeowners have received on average more than $81,000 in benefits thus far." "The Monitor's latest update reaffirms a simple truth: that large-scale principal reduction is an important tool in preventing foreclosures. We look forward to reviewing the Monitor's compliance reports next month. We will also continue to keep a close eye on the banks to ensure they live up to their end of the deal when completing their consumer relief requirements and their progress on implementing new and improved servicing standards," Donovan concluded. " We will not stop until homeowners get a fair shake."

affordable rental homes: utilize housing as a platform for improving quality of life; build inclusive and sustainable communities free from discrimination; and transform the way HUD does business. More information about HUD and its programs is available on the Internet at www.hud.gov and espanol.hud.gov. You can also follow HUD on Twitter at @HUDnews or on Facebook at www. facebook.com/HUD. or sign up for news alerts on HUD's News Listserv.

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On-Site Northwest • June 2013

BLUESTONE & HOCKLEY

The Changing Landscape of Property Management

Elena Tangman-Wells, Executive VP, Bluestone & Hockley Real Easte Services

oday property management is a different industry than it was 20 years ago, much different. As managers progress technologically so do their clients. These clients want 24/7 access to their property data and expect constant communication. Managers who are accountable, flexible and work to integrate new technology into their process are poised for immediate and future success At Bluestone & Hockley we use programs and web platforms aimed to increase transparency, communication and client security. Our managers can spend more time improving properties, decreasing vacancy and increasing value. Today’s manager must be trained and kept up to date on the latest updates and programs. Docusign, NetVendor and RentManager are just a few of the programs Bluestone & Hockley has quickly adopted and implemented for cutting edge management. Rent Manager: Because of The wide range of properties under the Bluestone and Hockley’s umbrella needs a highly sophisticated platform is needed. From commercial properties to homeowners associations, Rent Manager allows B&H

On-Site Northwest • June 2013

property managers to restrict properties to designated bank accounts, create property groups and pull customized, detailed, accounting reports based on these groups and electronically file monthly financials with a few key strokes. Besides its organizational skills the software saves thousands of sheets of papers and rooms of filing boxes, and with environmental concerns taking precedent this is a definite plus. Net Vendor: How do you know the technician you hired to replace the drywall in your 100 unit complex is reliable and professional? Are they licensed and bonded? With NetVendor these questions won’t enter your mind. NetVendor filters vendors through its system checking insurance, backgrounds, and valid trade licenses. All this information assures the work will be completed by a professional and licensed technician. Property Managers can also “rate” the quality of vendor, which improves the vendor selection process. vFlyer: vFlyer is an online service for creating standardized, professional-looking classified ads. Design templates are included in the service,

optimized for sites like Craigslist, Zillow and Trulia. The advanced software targets large audiences both online and offline and the posts are easily linked and can be embedded on websites and other pages. Bake Extra Cookies: Craigslist has become a hub for rental advertisements and Bake Extra Cookies has the resources and knowledge to create an effective Craigslist ad. There tagline is “Get Leases By the Dozen” and they call themselves “your property advertising platform”. Their system, which provides a simple way to create successful online advertisements optimized for the web, is effective and has become a useful tool for managers and leasing agents. Docusign: This software service provides cloud-based electronic signature technology allowing managers to send secure documents at light speed. This process saves manager’s time and gives tenants and owners a convenient way to sign important documents anywhere, without the manager chasing autographs the whole day. PayLease: With PayLease property managers have the ability to collect rent, dues and lease payments elec-

tronically. The software improves funding time so managers aren’t waiting by the mailbox to collect checks. Custom web integration is also used to embed the PayLease services into a company’s website making payment simple and fast. CellPhones: How significant is it if all the applications listed above can be accessed on a cellphone? The miniature computers in our pockets give property managers the ability to stay connected with their clients, check the progress of service orders, reply to e-mails, and monitor rent collection all while out of the office. Mobile information and communication are big reason why the property management industry has become so dynamic and multifaceted. Managers are taking on more as their ability, knowledge and connectivity develop with the advances in mobile technology. This industry has been fast to integrate new developments into every operation. Adopting these programs and methods to expand a property manager’s ability to quickly market and communicate with owners, tenants and vendors has raised the perContinued on page 22

ON-SITE

Property Management Peak Performance What You See Is What You Get! By Ernest F. Oriente, The Coach Would you like an easy way to track the performance of your property management SuperStars? Will a large on-site activity board really make a difference? You bet! This article will give you three easy ways to improve the performance of the properties you manage because what you see is what you get! Setting up your on-site activity board: Start by ordering a large erasable board from your local office supply store, the bigger the better (hint, a big board = assumed big results!) and mount this board on a wall easily seen by your leasing team but not visible to your residents or future residents. Use this activity board to track the performance of each property, highlighting the “critical” factors for success. Initially, track each property’s leasing activity, resident retention percentages, units available, the number of daily apartment tours, closing ratios of tours versus leased units and maintenance requests. This on-site activity board is also a perfect place to forecast the monthly team goals for each property you manage and gives each team member a way to see how the month is progressing. At the end of each month, schedule a regroup meeting [request article #5 for the steps to run a regroup meeting] to summarize the performance of the most recent month. Then, erase the board and set new individual and team goals for the upcoming month. Tip From The Coach: After you have installed your erasable on-site activity board, assign a unique marker color to each person at the properties you manage. This

“pride of ownership” means that each person on your leasing team will have great enthusiasm in making sure they can see as much of their marker color on the board, as the rest of the team. Sounds crazy, but it works! Ranking top performers: Using your on-site activity boards, recap the monthly performance for each person at each of the properties you manage and develop a ranking report. Use this report to track the SuperStars in your property management company and circulate this information company-wide. This ranking report should reward top monthly performance both individually and as a team, depending on the areas you are measuring. This ranking report should also summarize your SuperStar performers for the month, by the quarter and year-todate. By reflecting these three time periods, everyone is given a chance to shine and each individual within your company can see how their performance compares to the best within your property management company. Tip From The Coach: Based on the results from your ranking reports you can now create leasing incentive programs and build new compensation plans with much greater accuracy. In addition, your ranking reports will also become a powerful tool for calculating quarterly projections and developing each year’s budget. Lastly, try and keep your “critical” factors for leasing success on a one-page report, if possible.

Tracking your key prospects: Now, set-up a place on your onsite activity board to track the progress of key off-site marketing opportunities. For instance, if five new residents have come from a large nearby company, ask your leasing team to put their name on the on-site activity board and leave a space to track the number of contacts being made with this company. Or, gather a sample of this month’s guest cards and see if there is a common zip code or section of town where your future residents are coming from. Then, list this zip code as a key area for your leasing team to visit when they are doing their off-site marketing. Tip from The Coach: Be certain your leasing team works their key prospects consistently while continuing to be “professionally persistent”. Ask your leasing team to work like “heart surgeons”. A heart surgeon can apply a little pressure in a small area and get giant results. The same thing will happen for your leasing teams when they see the results of focusing on their key prospects. 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 the type of information to put on your activity boards and how to develop a performance ranking report for the properties you manage, using a one-page form.

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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 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

Advertise in the Landlord Times Onsite Circulated to over 17,000 Apartment owners, On-site, and Maintenance personnel monthly. On-Site Northwest • June 2013

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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 con-

tinuing 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

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HUD Renews Funding for Seattle's Downtown Emergency Service Center to Prevent Homelessness Among Persons with HIV/AIDS Housing and Urban Development (HUD) Secretary Shaun Donovan and HUD Northwest Regional Administrator Mary McBride recently announced the renewal of $636,640 to the Downtown Emergency Service Center under HUD's Housing Opportunities for People with AIDS (HOPWA). The Center's three-year renewal award was part of a national announcement providing $32.3 million in HOPWA funds to 30 projects in 20 states. The HOPWA funds will enable the Downtown Emergency Service Center to continue providing post-incarceration housing and support services very low-income families experienc-

ing AIDS/HIV in Seattle through 10 facility based housing units, three respite beds serving up to 25 households a year, and housing case management services. The Center offers the service with support and collaboration from Evergreen Treatment Services, (ETS); Compass Center; King County jail; and the Washington State Department of Corrections. "These grants will provide our local partners with crucial funding that is necessary to provide individuals and families living with HIV/AIDS a place to call home," said Secretary Shaun Donovan. "The comfort of knowing that you have a roof over your head makes a huge difference

Advertise in the Landlord Times - Onsite Circulated to over 17,000 Apartment owners, On-site, and Maintenance personnel monthly. Call 503-221-1260 for more information.

in the wellbeing of families and gives hope to those who might otherwise end up living on the streets. For those they serve, this program is the difference between a life well-lived and a life on the streets." "The Northwest in has a long, proven track record of developing cutting-edge solutions to some of our most vexing problems. and serving some of our most vulnerable populations," said HUD Northwest Regional Administrator Mary McBride. "We are pleased to continue supporting the very good work of organizations serving people with AIDS/HIV like the Downtown Emergency Service Center." Many of the projects receiving renewed funding provide for specialized models in outreach and service delivery, including efforts that target help to persons who have been homeless or are at extreme risk of becoming homeless. The awarded programs are designed to increase coordination with the homeless assistance grant programs as well as other federal resources provided at the local level. These grants offer innovations

in HIV care to increase job readiness and employment opportunities for persons in stabilized care. The grants announced today also support the Obama Administration's Opening Doors, strategic plan to prevent and end homelessness, and National HIV AIDS Strategy, that identifies Housing as a key component to preventing the spread of HIV. In addressing goals under these strategies, HUD will contribute a variety of housing resources to promote better integration of housing interventions into comprehensive HIV care systems. Housing assistance and related services funded by HOPWA are an essential part of the comprehensive system of care for low-income persons living with HIV/AIDS. A stable home environment is also vital for these households in allowing them to access consistent medical care and maintain their health. Furthermore, secure housing can be a platform for improved quality of life. Ninety percent of HOPWA funds are distributed by formula to cities and states based on the number of Continued on page 21

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ON-SITE HUD ...continued from page 20 AIDS cases reported to the Centers for Disease Control and Prevention. HUD's formula grants are managed by 138 local and state jurisdictions, which coordinate AIDS housing efforts with other HUD and community resources. Overall, these resources assist over 60,000 households annually to provide stable housing and reduced risks of homelessness for those living with HIV and other challenges. 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 transform the way HUD does business. More information about HUD and its programs is available on the Internet at www.hud.gov and espanol.hud.gov. You can also follow HUD on Twitter at @HUDnews or on Facebook at www. facebook.com/HUD. or sign up for news alerts on HUD's News Listserv.

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The Changing ...continued from page 17 formance bar and has become a part of the regular activity in this industry. Property managers are highly skilled professionals who now merge the latest gadgets and software with management skills and real estate knowledge. Companies who train their employees and support this wave will reap the benefits immediately. This rush to technology has freed property managers to explore their field and connect with people in the field. However, the ability to grasp new technologies hasn’t transformed the essence of the business or real estate. Technology has changed the operations and communication lines but real estate is still an industry of relationships. Software and cell phones can’t change that. Elena Tangman-Wells, Executive Vice President, has been associated with Bluestone & Hockley since 1993. She started her real estate career with B&H

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and now oversees Residential, Community Association Management and Maintenance departments-three of the six departments of the company. She has a strong background in many aspects of property management including enforcement of the landlord/tenant laws, general maintenance, financial management, and resident manager training. As a senior member of the corporate management team, Elena’s focus has been the development of our “best practices.” She sets company policies, procedures and training programs to insure that Bluestone & Hockley Real Estate Services stays one of Portland’s most successful property management firms. She firmly believes that the company’s mission to be “A Better Real Estate Experience” is achieved through staff education and development and a commitment to providing excellent customer service.

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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 22

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METRO

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www.TheLandlordTimes.com

PORTLAND & VANCOUVER

June 2013

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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

$1.1 Trillion Apartment Industry Highlights Multifamily Job Growth for Congress

Highlighting the economic strength of the apartment industry in front of Congress, Tom Bozzuto, Chairman and CEO of the Bozzuto Group, represented the National Multi Housing Council (NMHC) and the National Apartment Association (NAA) before a House Energy and Commerce Subcommittee recently. “The apartment industry is a competitive and robust $1.1 trillion industry that helps 35 million renters live in a home that’s right for them. In an environmentally sound way, we help build vibrant communities by offering housing choice, supporting local small businesses, creating millions of jobs and contributing to the fabric of communities across the country,” said Bozzuto, who is also chairman of NMHC. It takes at least 300,000 new apartments each year to meet demand, but less than half that number was

Continued on page 2

PCA Remains Optimistic; Expects Strong Growth in Cement Strong Economic Momentum Expected to Spillover to Construction Following the strongest cement consumption gains in seven years in 2012, cement consumption growth will continue in 2013 with a 6.2 percent increase. According to the latest forecast from the Portland Cement Association (PCA), the majority of market recovery will occur in the second half of 2013. "Recessions correct imbalances generated during boom periods," Ed Sullivan , PCA chief economist said. "Few economists doubt the generation of a large pent-up demand during the past several years. The question is, when the economy will unleash its potential for strong growth?" Professional Publishing, Inc PO Box 30327 Portland, OR 972943327

The recession has created a pentup demand not just for consumer products but also construction. For example, PCA expects housing starts, to reach nearly 1 million in 2013. Multifamily construction also continues to grow at a strong pace and this trend should continue as favorable fundamentals fuel the sector. Multifamily starts recorded a 55 percent gain in 2011 and 36 percent growth in 2012. PCA expects an additional growth of 29 percent in 2013 to 318,000 units. "Although nonresidential and residential will be in full recovery in Continued on page 6

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Trillion ...continued from front page the dollars and jobs we add to the economy will only grow in magnitude.” For more than 20 years, the National Apartment Association (NAA) and the National Multi Housing Council (NMHC) have partnered on behalf of America’s apartment industry. Drawing on the knowledge and policy expertise of staff in Washington, D.C., as well as the advocacy power of 170 NAA state and local affiliated associations, NAA and NMHC provide a single voice for developers, owners and operators of multifamily rental housing. Apartments and their 35 million residents support more than 25 million jobs and contribute $1.1 trillion to the economy. To learn more about apartments, visit www.weareapartments.org. For more information, contact: NMHC at (202) 974-2300 or info@ nmhc.org or www.nmhc.org. NAA at (703) 797-0616 or carole@ naahq.org or www.naahq.org/govern mentaffairs

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.

Single Family/Condo/Multiplex House Rules & Regulations M204 OR-WA About the Form: The Multifamily NW House Rules form was created to give landlords more applicable rules for non-apartment rental properties. The House Rules form is an extensive rule addendum for the Rental Agreement and covers restrictions on backyard usage, rules for trash collection and removal, incorporates any HOA rules and includes policies on smoking, commercial activities, and large recreational vehicles on the premises. SINGLE FAMILY / CONDO / MULTIPLEX

HOUSE RULES & REGULATIONS DATE __________________________________________ PROPERTY NAME / NUMBER ___________________________________________________________________________________________________________________________________________________________________ RESIDENT NAME(S)

___________________________________________________________________________

UNIT NUMBER ___________________________________ STREET ADDRESS ___________________________________________________________________________________________________________________________________________________________________________ CITY ___________________________________________________________________________________________________________________________________________________ STATE ___________________________________ ZIP _____________________________________________________________

DEFINITION OF HOUSE RULES & REGULATIONS As presently adopted, subsequently amended or modified, these House Rules & Regulations are incorporated into the Rental Agreement executed or renewed this date and apply to all residents, their family, temporary residents and/or guests. Each Resident is responsible for ensuring that his/her family and guests know and follow the House Rules & Regulations. “Management” means the Owner or Owner’s Agent. GENERAL POLICIES 1. Unit entry areas, balconies, decks, patios and backyards are not storage areas. Areas visible to the outside must be kept neat and free of clutter: no trash, laundry, broken furniture, dead plants, empty boxes, storage items or unsightly objects are allowed in these areas. No trampolines, bounce houses, pools, hot tubs, sandboxes, etc. are allowed on decks, patios or backyards. 2. No part of the unit will be used for commercial activities of any kind that includes visits by customers or clients or storing inventory or supplies. Computer based and similar home businesses are allowed to the extent permitted by law. 3. Modifications to the unit are prohibited without Management’s prior written approval. 4. To request maintenance in his/her unit, Resident must obtain a maintenance and repair request form from Management, which may be available online. This form must be completed and signed by Resident. 5. Residents are responsible for the conduct of their guests, who are expected to follow these House Rules & Regulations. 6. Nothing shall be done in any unit, or in any common areas, which will impair the structural integrity of the building. INSIDE YOUR HOME 1. No Venetian blinds, awnings, draw shades or non-conforming curtains or drapes shall be installed on exterior windows without the written permission of Management. This includes reflector shades, tin foil, etc.

2. No painting, staining or papering shall be done without the prior written permission of Management. 3. Picture hooks are to be used for hanging pictures, mirrors or decorative items on the wall. Adhesive materials are not allowed. 4. No signs, banners, or placards shall be posted in or about the unit or any community of which it is a part without the written permission of Management. 5. Residents shall not conduct or permit the noisy use of any musical instrument, operation of radio(s) (including vehicular stereo or radio), television, amplifier or loud speaker(s) in a manner which disturbs the residents of any other unit or any neighbors. INSURANCE 1. No resident shall keep or do anything in any unit or common area which will increase the rate of insurance on the buildings or contents beyond that customarily applicable for residential rental housing use. 2. No resident shall permit anything to be done or kept in any unit or common area which will result in the cancellation of insurance on any building, or its contents, or which would be in violation of any federal, state, county, or city regulatory authority. 3. Owner/Agent is not responsible for personal property left in the common area and facilities or any other location on the Premises. 4. INSURANCE REMINDER: OWNER/AGENT’S INSURANCE P O L I C Y D O E S N O T C O V E R T H E C O N T E N T S O F RESIDENT’S UNIT OR PERSONAL LIABILITY. IF THE R E N TA L A G R E E M E N T D O E S N O T R E Q U I R E , W E RECOMMEND THAT RESIDENT OBTAINS A RENTER’S INSURANCE POLICY. IF RESIDENT DOES NOT HAVE THIS INSURANCE, WE STRONGLY URGE RESIDENT TO CONTACT HIS/HER INSURANCE AGENT WITHOUT DELAY.

delivered in 2012. Highlighting a $72 million apartment construction project in Baltimore’s Union Warf, Bozzuto drew the connection between job creation, manufacturing and multifamily development. “This building required enough concrete to fill 240 swimming pools. End-to-end, the lumber used would span about 331 miles and the drywall could cover more than 42 football fields. In addition, we will use 204,000 lbs. of granite, 290,000 bricks, more than 7,000 gallons of paint, 1,700 appliances and 3,500 cabinets,” said Bozzuto. “A significant percentage of these construction materials were manufactured in America, with more than 25 percent being sourced within 500 miles of the project site.” “The apartment industry can be a robust economic engine that provides lasting job growth and spending nationwide,” Bozzuto added. “With up to seven million new renter households forming this decade— almost half of all new households—

I have read, understand and agree to comply with both pages of these House Rules & Regulations, including any future changes of which I receive written notice. (Must be signed by each adult resident) X

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RESIDENT

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RESIDENT

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RESIDENT

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_____________________________________________________________________________________

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_____________________________________________________________________________________

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DATE

X X X

RESIDENT

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ON SITE

RESIDENT

OWNER/AGENT

MAIN OFFICE (IF REQUIRED)

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PAGE 1 OF 2

Recycling Resources for your Residents Brochure

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All multifamily property owners and managers within the City of Portland are required to provide written recycling information to residents within 30 days of move-in, as well as annually.

We have everything you need to make it easy: Brochures in six different languages Refrigerator magnets English/Spanish door hangers Technical assistance Signs

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Look for an order form from your garbage and recycling company this month.

First-time order? Return your order by August 30 and you may request a complimentary, reusable, extra-large recycling tote back for each unit you manage! Supplies are limited and available on a first-come, first-served basis.

Multifamily Resource Line: 503-823-7224 Online: www.portlandoregon.gov/bps/multifamily Email: multifamily@portlandoregon.gov 2

The Landlord Times - Metro • June 2013

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

President's Message

Multifamily NW President

Hello everyone. The Multifamily NW ACE Awards were held at the Portland Art Museum on the evening of May 16th. It was a wonderful event. There were over 500 attendees present for the dinner and awards ceremony. They watched, encouraged, and celebrated as seventeen of their colleagues, peers, and loved ones were honored for their excellence in promoting quality rental housing. I would like to congratulate the winners as well as all of the nominees. I hope you all realize that your dedication and contributions are admired by your co-workers, families, friends, and the entire industry. I would like to acknowledge the ACE Committee members on a job well done, and thank the committee chair, Barb Casey of Kennedy Resto-

ration, and co-chair, Susan Sands of CTL Management – Thank you both so very much. Your devotion to the ACE Awards, the Association, and the Industry is paramount. One of the hardest things for any Association to do is to continually recruit and foster people to fill the shoes of dedicated volunteers such as Barb and Susan. Multifamily NW is very fortunate to currently have a strong group of volunteers but many of those volunteers are the same people that were volunteering 9 years ago when I became involved with committee work at the Association. We need to get some new blood coming up through the ranks. With this need in mind, I make the following plea: I ask that those of you holding Managerial positions within John Nuzzolese, Landlord Protection Agency 877-984-3572, www.TheLPA.com

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The Landlord Times - Metro • June 2013

the multifamily industry encourage your ACE winners, nominees, and other up and coming star employees to get involved in Multifamily NW. The commitment to volunteer on a committee is little more than one hour per month. The exposure to the committee process, networking, and volunteerism is very valuable for any

employee that you wish to help develop. Their involvement will help build devotion to you, your company, the Association, and the Multifamily Industry. Please consider it……it can only make us all stronger and better.

Multifamily NW 2013 Events: MARK YOUR CALENDAR! June 12, 2013 1:00 PM - 5:00 PM Washington Landlord/Tenant Law Vancouver, WA - 6:30 PM - 8:00 PM Landlord Study Hall - Screening and the Application Process June 17, 2013 9:00 AM - 2:00 PM ELEVATE: New Hire Class - Portland, OR June 19, 2013 12:00 PM - 1:00 PM PDX Monthly Luncheon: Assistance/ Companion Animals

June 25, 2013 8:00 AM - 12:00 PM ELEVATE: Electrical – Portland, OR June 25, 2013 1:30 PM - 5:00 PM 1st Annual MWV Putt-Putt Golf Tournament Salem, OR June 28, 2013 9:00 AM - 1:00 PM ELEVATE: Marketing, Portland, OR July 11, 2013 11:30 AM - 7:00 PM 2013 PDX Charity Golf Tournament, Portland, OR

visit www.multifamilynw.org for more dates

DZ &

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

DANA BROWN AND ZACH HOWELL

Air Conditioning service to come fix theirs. Suzy confessed it was hard to work in this heat. They hadn’t had the air conditioners checked out for the year and prior to summer. Suzy assured the elderly resident that her maintenance team was working on other more important issues at the moment but would get to their work order when they could. Suzy, seriously, WHAT WERE YOU THINKING? There are several problems with your response. As a courtesy, and to better anticipate maintenance costs, you ought to have a policy that your maintenance verify that the air conditioning units

are in working order prior to the hot weather. The policy avoids the worst case scenario of multiple residents’ air conditioning units out during a heat wave. Suzy, you have the responsibility to repair or replace an amenity that was original and a part of the lease of the unit. Air conditioning during hot weather is likely to rank as the highest priority to the resident. A resident’s health can be at risk during a heat wave. Residents are how our business thrives and we should provide them with exceptional customer service. Remember, they can live anywhere and they chose to live in your community. Making mistakes in prioritizing repairs can be costly. Local apartment and rental housing associations often offer educational opportunities in this market to learn best practices for work orders and efficient management of your property. Below Zach outlines great practical ideas for allowing the installation of air conditioners. Zach, can you share your maintenance team perspective and how it relates to the office team? Z: Sure Dana, first you ought to have a Summer Preventative Main-

tenance Schedule (see last month’s article). The maintenance staff should be inspecting and getting the A/C units in order in April or May getting ready for hot summer weather. This preventative approach will indentify which are not working properly and when to order the proper parts or schedule a vendor to repair or replace. Remember that the goal is to be proactive rather than reactive. With regard to A/C’s in general; if the unit was designed into the building (PTAC) or through the wall unit then onsite staff should be trained to repair and maintain the units. If no A/C’s were included in the original design of the property then a specific A/C protocol needs to be established by the property management company. Here are some things to consider: 1. Proper A/C size for the electrical circuit (6000BTU max for most apartment circuits) 2. Proper unit style for window configuration (a top down window A/C will not work in a side sliding window) 3. Who will install the A/C unit (vendor or maintenance staff) 4. How will it be installed (bracket, Continued on page 5

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The Landlord Times - Metro • June 2013

D&Z

...continued from page 4

not attached to building) 5. Proper window void coverage (cardboard, plexiglass, plywood) 6. Who will repair it if it breaks? 7. Who is responsible if it leaks? 8. Who will remove it? 9. Who will store it during the off season (or can it stay up year round)? Every company will address this complex issue a bit differently. My recommendation is to let outside vendors handle installation and removal in order to decrease the liability of your maintenance staff

breaking, dropping or damaging residents A/C units. If you are going to have site staff install and remove then some training should be provided as to how to best perform installation in order to decrease liability to the company and keep the employees safe. Whether you perform this customer service via onsite staff or vendor have a clear protocol including the above items and clear answers up front so residents and management are all on the same page. Your local apartment association may offer forms to cover this situation.

METRO

PORTLAND & VANCOUVER

STAFF Publisher Will Johnson • will@propubinc.com

Editor Andrea Coulter • andrea@propubinc.com

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

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

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 July 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.METRO, We would love it if you VALLEY, ARIZONA 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

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APT

Salsbury Indu

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.

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

Dinner Meeting I’d like to start this month’s message with appreciation for our expert panel of attorneys who helped make the May dinner meeting a wonderful success. Questions and answers extended a full hour over schedule, and brought to mind a quote from Jed Bartlet of the TV show West

President' s Message

Wing where he said, “She’s not worried about the length of your question, she’s worried about the length of my response.” Legal questions, and their lengthy answers, ranged from trusts and wills, to service animals and companion pets to fair housing laws and Section 8.

Legislative Update Speaking of Section 8, our lobbyist Cindy Robert, has reported very minor edits to HB 2639 in the Senate, having already passed in the House. While we still feel the current version of HB 2639 isn’t ideal, it is the best bill possible, at this time. We long stood alone in opposition, while the other landlord associations moved to neutral early in the process. The recent news of our neutrality is bringing more exposure and credibility to the Association. Our government leaders are becoming more aware of how our members differ from other landlord associations, and have already shown a willingness to consult and collaborate in the future. PR & Branding Dovetailing nicely with the increased exposure in Salem, our PR and branding efforts under Jason Atkinson’s direction are progressing nicely. Our recent press release caught the attention of OPB, which resulted in Phil Owen, Past President and Chair of the Government Affairs Committee, and Portland City Commissioner Nick Fish speaking on the Section 8 bill HB 2639 on the

ELIZABETH CARPENTER RHAGP President

popular Think Out Loud radio show. This opportunity has led to an acceptance by Nick Fish to speak at our July Dinner Meeting. Interaction Looking for ways to get involved? The RHAGP has many opportunities to interact, educate and grow the rental housing industry for the better. Visit our website at www. rhagp.org/committees to view the list of committees and who to contact about current projects and opportunities to help out. As a nonprofit organization since 1927, the Rental Housing Association of Greater Portland depends on our members to uphold our high level of civic participation and supply affordable, quality housing to Oregonians. Find legislative updates and listen to the Section 8 Think Out Loud at www.rhagp.org/lgs.

PCA ...continued from front page 2013, public construction will act as a drag on cement consumption this year," Sullivan said. "However, as the economy gains momentum in 2014, job gains will strengthen states' fiscal conditions and support stronger construction spending." The accelerated consumption predicted during the second half of 2013 should carry into the following year. PCA projects an increase of 9.2 percent for 2014. PCA also upwardly revised its

long-range projections for 2015-2017. Annual growth during that period is expected to be as high as 11.1 percent. PCA predicts cement consumption levels will reach 120 million metric tons by 2017. About PCA The Portland Cement Association represents cement companies in the United States and Canada. It conducts market development, engineering, research, education, and public affairs programs. More information on PCA programs is available at www.cement. org. Note to editors: For additional information, contact Patti Flesher at newsroom@cement.org. Portland Cement Association www.cement.org

Advertise in the Landlord Times - Valley Circulated to over 5,000 Apartment owners, Onsite, and Maintenance personnel monthly. Call 503-221-1260 for more information. 6

The Landlord Times - Metro • June 2013

6 Questions ...continued from front page Today we represent close to 1/3 of the transactions; more and more clients have been gravitating to our company for our quality care. TL: You now serve four markets... give a brief state-of-the union on multifamily real estate in your new market, Phoenix, AZ. JC: We just opened our newest office in the Phoenix market this year and have been making great progress. The cap rates are around 7% and higher for the B and C quality buildings and locations. The price per unit is significantly lower than other markets, and the vacancy rates are moderate around 6-8%. For the individual experienced investor, this market has tremendous upside in value with purchasing a rougher property and transforming it into a stable building. TL: How about Portland? What is your forecast for the next couple years? JC: We have been operating in Portland for 9 years and the market is strong. Investors have a high demand for rental properties and there is a low supply of buildings. This situation should remain the same well into 2015, and rents should be increasing annually. Vacancy rates are historically low in this area, around 3.5%. Portland and Salem are great areas for apartment ownership due to this dynamic. What we are currently seeing is developers building new class

The Landlord Times - Metro • June 2013

A apartments with high rents. As the new projects complete, the market will dilute with the renting demand. In select markets, apartment investing will still be a solid choice with good returns. As new projects complete and demand higher rents, the class B and C properties will demand increases in rents as well. TL: If you could give a couple of key pieces of fundamental advice to new or prospective apartment investors, what would they be? JC: My advice is to make sure that you ask the right questions of anyone that you choose to work with. Ensure that they have experience and are experts in the multifamily industry. Buyers buy on returns and sellers sell on price. However, if you are a seller, be realistic with the sale price. If you are told your property is worth an extremely high price and are offered lower commission than usual, the broker is probably desperate for deals. Beware of this tactic, and get a second opinion. Brokers often try to buy listings by over-pricing the property, which only hurts the seller with lost time and a negative marketing impact. TL: What advice would you give veteran investors? JC: Most veterans know this, but work with experts and respect quality work and confidential information from brokers. If you feel that your

broker only calls you when he needs you to sell, call other firms to build more relationships. A broker/client relationship should be year-round and offer many other services to the client. TL: What advice would you give to prospective sellers to ready their properties (physically and/or financially) for sale? JC: The best advice I can give is to attend our seminars on this exact topic. You should be communicating with your broker year-round so that when it’s time to sell, your property is already conditioned for the top of market price. q

Joseph Chaplik, President Joseph Bernard Investment Real Estate (866) 546-9390 jchaplik@josephbernard.net Joseph Chaplik is the President of Joseph Bernard Investment Real Estate, an award-winning brokerage firm in Oregon, Washington, and Arizona. His company was recently named the 56th Fastest Growing Private Company in Oregon, and has been named a finalist for the Oregon Ethics in Business Award. Mr. Chaplik has 18 years of executive leadership experience and has been involved with real estate for eleven years.

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BLUESTONE & HOCKLEY

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tagline is “Get Leases By the Dozen” and they call themselves “your property advertising platform”. Their system, which provides a simple way to create successful online advertisements optimized for the web, is effective and has become a useful tool for managers and leasing agents. Docusign: This software service provides cloud-based electronic sigContinued on page 11

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New IREM® Whitepaper Examines Effective Communication as a Critical Leadership Skill

The most common competency listed for virtually all job descriptions is good communication. A new white paper just published by the Institute of Real Estate Management (IREM®), explores just what it takes for real estate managers and practitioners in other fields to become effective communicators, and therefore better leaders. Titled simply “Leadership Development: E ff e c t i v e Communication,” the publication is the third in a series of IREM® white papers that will examine various leadership-related topics. It acknowl-

edges at the outset that the ability to communicate with others is one of the toughest skills to master, particularly because the meaning of any communication is determined by the person receiving it, not the person delivering it. Consequently, the same message can mean different things to different people. Observing that perhaps the simplest definition of effective communication is when everyone receiving information ascribes to it the same meaning that was intended by the sender, the white paper goes on to address: • The three basic rules for making

any communication more effective • How to craft the message to achieve your communication objectives • Communication barriers to avoid • How to be a better listener • How emotional intelligence (EQ) impacts communication • Specific actions you can take to be a better communicator. PRICE AND ORDERING INFORMATION IREM® Members can download “Leadership Development: Effective Communication” at no cost from www.irembooks.org, but they must log in as a member to download the publication free. The price of the publication for non-members is $5.99 and can be paid for by credit card (VISA, MasterCard, American Express, and Discover) and downloaded at www. irembooks.org. ABOUT THE INSTITUTE OF REAL ESTATE MANAGEMENT The Institute of Real Estate Management (IREM®) is an international community of real estate managers dedicated to ethical business practices, maximizing the value of investment real estate, and promoting superior management through education and

information sharing. An affiliate of the National Association of REALTORS®, IREM is the home for all industry professionals connected to real estate management – and the only organization serving both the multi-family and commercial sectors. We believe that good management matters, and that well-managed properties pay dividends in terms of value and in the quality of life for residents, tenants and customers. We believe in professional ethics. We believe in the power of knowledge and the importance of sharing it. IREM offers a variety of membership types for professionals of every experience level, from on-site managers to high-level executives. Our credentials, earned by meeting high standards of education, experience, and ethical business practices, include: Certified Property Manager® (CPM®), Accredited Residential Manager® (ARM®), Accredited Commercial Manager (ACoM), or Accredited Management Organization® (AMO®). Since 1933, IREM has set the standard for best practices in real estate management. Today, IREM® membership includes nearly 18,000 individuals and 550 corporate members. To learn more about the IREM and its chapter network, call (800) 8370706, ext. 4650 (outside the U.S. call (312) 329-6000) or visit www.irem.org.

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503.546.9390 | www.josephbernard.net The Landlord Times - Metro • June 2013

Changing ...continued from page 9 nature technology allowing managers to send secure documents at light speed. This process saves manager’s time and gives tenants and owners a convenient way to sign important documents anywhere, without the manager chasing autographs the whole day. PayLease: With PayLease property managers have the ability to collect rent, dues and lease payments electronically. The software improves funding time so managers aren’t waiting by the mailbox to collect checks. Custom web integration is also used to embed the PayLease services into a company’s website making payment simple and fast. CellPhones: How significant is it if all the applications listed above can be accessed on a cellphone? The miniature computers in our pockets give property managers the ability to stay connected with their clients, check the progress of service orders, reply to e-mails, and monitor rent collection all while out of the office. Mobile information and communication are big reason why the property management industry has become so

dynamic and multifaceted. Managers are taking on more as their ability, knowledge and connectivity develop with the advances in mobile technology. This industry has been fast to integrate new developments into every operation. Adopting these programs and methods to expand a property manager’s ability to quickly market and communicate with owners, tenants and vendors has raised the performance bar and has become a part of the regular activity in this industry. Property managers are highly skilled professionals who now merge the latest gadgets and software with management skills and real estate knowledge. Companies who train their employees and support this wave will reap the benefits immediately. This rush to technology has freed property managers to explore their field and connect with people in the field. However, the ability to grasp new technologies hasn’t transformed the essence of the business or real estate. Technology has changed the operations and communication lines but real estate is still an indus-

try of relationships. Software and cell phones can’t change that. Elena Tangman-Wells, Executive Vice President, has been associated with Bluestone & Hockley since 1993. She started her real estate career with B&H and now oversees Residential, Community Association Management and Maintenance departments-three of the six departments of the company. She has a strong background in many aspects of property management including enforcement of the landlord/tenant laws, general maintenance, financial management, and resident manager training.

As a senior member of the corporate management team, Elena’s focus has been the development of our “best practices.” She sets company policies, procedures and training programs to insure that Bluestone & Hockley Real Estate Services stays one of Portland’s most successful property management firms. She firmly believes that the company’s mission to be “A Better Real Estate Experience” is achieved through staff education and development and a commitment to providing excellent customer service.

Please Visit us at www.TheLandlordTimes.com

The Landlord Times - Metro • June 2013

ASK THE ENERGY EXPERT LARISA SEIBEL, PGE Energy Expert

Streamline Move in, Move out and Billing

What’s the best way to handle move in, move out and billing efficiently?

A: Portland General Electric has

several suggestions to make all of these processes easier for multifamily property managers and owners.

Move-in/move-out account transfers You should contact PGE five business days before a tenant’s move date, so we can record account and meter information. There are two ways to contact us with this timesensitive information: • By phone. Call 800-822-1077 to be routed directly to our Business Services Team and avoid the general queue. We’re available from 7 a.m. to 6 p.m., Monday through Friday. • By fax. Fax information on tenant moves to PGE Business Services at 503-612-3940. Please include the following information: • Property address • Move date • Tenant’s name

Your call or fax to PGE initiates the account transfer process on your end. If you sign up for Default Billing (see below), your call or fax helps ensure that the unit’s power is not shut off after the tenant’s account is closed, so you can work on the unit or show it to prospective tenants. Ask tenants to call PGE, too After your call or fax, we mail postcards to your tenants to remind them to set up or close their PGE accounts. Please remind tenants that they also need to call PGE when they move in or move out. PGE reads meters remotely and may remotely connect/ disconnect PGE’s “smart” digital meters read the tenant’s meter remotely over a private, secure wireless network. You and your tenants never need to read the meter dials. For many multifamily units, smart meter technology also enables PGE to remotely connect and disconnect power without an on-site visit from a PGE technician. This means you might not see a PGE truck, so you won’t have a visual cue to remind you to transfer account in-

formation. That’s why it’s important to follow the above procedures. Sign up for Default Billing Enrolling in our free Default Billing program for each of your rental units saves valuable time and protects your investment. Default Billing sets up each unit’s account so it automatically reverts to you when a tenant moves out, avoiding potential disconnections while you’re trying to work on or show an apartment. You and your tenant still need to call us with move-in and move out information, but you won’t have to provide your account information each time. Calling also helps us verify the move-out or move-in date you specify with the dates your tenant has provided. Opt for Paperless Billing and Auto Pay Another free way to simplify your billing and reduce waste is to switch to electronic billing and payment. With Paperless Billing, PGE notifies you by email or text message when your PGE bill is ready to view online. You can print your bill stub and pay by mail or save a stamp and pay on-

line. We’ll also email your PGE newsletter. This service is secure, and you can view up to three years of billing history online. Get started at www. PortlandGeneral.com/Paperless. Automate the process and save time with Auto Pay, which offers the convenience of automatically deducting the amount due on your PGE bill from your bank account. Sign up at www.PortlandGeneral. com/Autopay. Contact PGE’s Business Services team Call us to find out more about any of the procedures or options mentioned here. You can reach us at 503228-6322 or 800-822-1077 or email Business.Services@pgn.com. If you have questions you’d like to have answered in future columns, please e-mail Sarah.Pagliasotti@pgn.com.

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or roughly $81,000 per homeowner under the Settlement. The Administrator's update report can be found at https://www.mortgageoversight.com/map-reports/updatedconsumer-relief/ The assistance provided by the servicers included modifications of 1st and 2nd mortgages, forbearance agreements, short sales and deedsin-lieu of foreclosure. The report demonstrates significant progress on the broadest and most robust principal reduction program in the nation's history. New York homeowners have received more than $1.9 billion in consumer relief. "One year in," said HUD Secretary Shaun Donovan, "it is clear that this historic settlement is making a profound difference on lives and communities. We have far surpassed expectations in our efforts to assist struggling Americans. Due to the efforts by 49 bipartisan state attorneys

general and the federal government, hundreds of thousands of people are able to stay in their homes or avoid foreclosure, preventing the erosion of the social fabric of our communities. As a result of the settlement, over 620,000 homeowners have received on average more than $81,000 in benefits thus far." "The Monitor's latest update reaffirms a simple truth: that large-scale principal reduction is an important tool in preventing foreclosures. We look forward to reviewing the Monitor's compliance reports next month. We will also continue to keep a close eye on the banks to ensure they live up to their end of the deal when completing their consumer relief requirements and their progress on implementing new and improved servicing standards," Donovan concluded. " We will not stop until homeowners get a fair shake."

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 transform the way HUD does business. More information about HUD and its programs is available on the Internet at www.hud.gov and espanol.hud.gov. You can also follow HUD on Twitter at @HUDnews or on Facebook at www. facebook.com/HUD. or sign up for news alerts on HUD's News Listserv.

The Landlord Times - Metro • June 2013

Dear Maintenance Men: By Jerry L'Ecuyer & Frank Alvarez Dear Maintenance Men: My tenant has a toilet that has little cracks in various places. It has small cracks, but no leakage. I looked online and they said you could epoxy it or replace it...but you must do something. How can you tell what will work? What would be the best thing? Also, do toilets just crack over time? (“I read your column every time! That and the Legal Corner one.”) Kristina Dear Kristina: Our first thought is that the toilet is not on level ground. It might not rock, but it may have pressure points between the floor and the bottom of the toilet or the between the sewer ring and the toilet. Toilets do not typically crack by themselves. They are either abused by the tenant or the installation is poor. (Sometimes both!) We would recommend replacing the toilet and doing a bit of sub-floor work to determine what is causing pressure on the toilet. Epoxy is a short-term fix without repairing the cause of the cracks. Being a rental, you do not want the toilet breaking dramatically while in use! This would not only be a liability for you, but could cause water damage to your property.

Dear Maintenance Men: We have been reviewing our safety procedures and have decided to make a safety checklist to help avoid a possible disaster in the future. What is your opinion of earthquake safety measures such as auto shut-off gas meters, water heater strapping and the seismic retrofitting of older buildings? Where can I find information about protecting my property in a disaster? Where would I find a contractor who specializes in seismic retrofitting? John

The following publications will provide you with most of the information you will need to make an informed decision: 1- The Homeowners Guide to Earthquake Safety. Written and compiled by the California Seismic Safety Commission in Sacramento. Phone: (916) 263-5506. 2- Introduction to Earthquake Retrofitting, 80 page illustrated book from the “Building Education Center” in Berkeley, CA. Phone: (510) 5257610.

Your local apartment association should have earthquake information handy for you. They should also be able to lead you to a contractor that specializes in seismic retrofitting. Continued on page 17

3- Damage Control booklet. Simpson Strong Tie Products for earthquake resistant construction. You can pick up a copy at any hardware store or home improvement center.

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The Landlord Times - Metro • June 2013

Curb Appeal: It's More Than Just Another Pretty Face The sun is out and you’re property is no longer hidden, and, due to your busy schedule during the Fall and Winter months, your rental property may have become a magnet for crime or suspicious activity. It’s time to ask yourself, “Is my property’s exterior appearance inviting to criminals, deadbeats or other unsavory characters?” Unfortunately, many landlords surrender a majority of the control of their properties exterior upkeep to tenants. However, a landlord is obligated to make sure the aesthetic and physical nature of the property is attractive to honest renters and unattractive to dishonest tenants. Landlords can do their part by taking on a few housekeeping items to help prevent crime from happen-

ing at the apartment or rental home, and to keep the neighborhood a desirable place to live. The idea is simple; natural surveillance. Natural surveillance, a term coined by Crime Prevention Through Environmental Design, known as CPTED (pronounced “Sep Ted”); a field of knowledge developed to demonstrate that the architecture of some buildings deters crime while that of others encourages it. This concept includes exterior illumination, landscaping, and general property maintenance. Replace any missing or burnt out light bulbs. Install motion-detecting fixtures if none exist. Trim all shrubs to allow visibility from both inside and outside the unit and in such a way as to

not promote humans to hide behind them. Prune any tree branches hanging below 6’. Clear the property paths of any debris to the entrance of the home and install a stone walkway or something similar to deter wandering. Make it clear to visitors where they are expected to enter the rental property from and have a freshly painted front door to welcome them. Maintain the fence in good repair; address graffiti immediately, replace broken sections as needed, keep pets in but leave gaps to maintain visibility. Make sure address numbers are clearly posted for potential renters or apartment residents to easily find the home as well as for emergency vehicles. “No Trespassing” signage is agreeably

unattractive, but that’s the point of them! Simple signage is virtually effortless yet loudly conveys to others that you mean business in maintaining your real estate investment. Taking care of these basics will make at least a psychological impression that someone cares. Crime is less likely to occur if criminals feel like they may be seen. Protect against neighborhood decay. Remember, your investment property is an extension of you. 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.

Advertise in The LandlordTimes Metro Circulated to over 20,000 Apartment owners, On-site, and aintenance personnel monthly. Call 503-221-1260 for more information. 16

The Landlord Times - Metro • June 2013

Maintenance ...continued from page 15 Dear Maintenance Men: I have a unit that has pocket doors between the kitchen and living room and also between the hallway and the living room. The door has fallen off its track and no matter what I do; I can’t get it to work properly. How do I fix this problem? Jack Dear Jack: Pocket doors … a love/hate relationship. We love them because they are an efficient use space, but when they go bad, we hate them. Pocket doors by their nature are very secretive and getting to their internal working parts is almost impossible. Pocket doors operate very similarly to sliding closet doors. The door has a set of rollers that attach to a track above the door. Typically what goes wrong is that either a roller bracket has come loose or one of the rollers has broken. Unlike a sliding closet door, the pocket door cannot easily be angled away from the track and removed. The

only way to extract the pocket door is to remove the casing around the door opening and the vertical jamb on the side where the door that goes into the wall. The door can than be tipped out and removed. This is not easy, as sometimes the top jamb must be removed first depending on original installation. A second method is to make a four-inch hole in the wall in line with the track. This will allow access for your hand and a tool for repairs. Every door is different; a close inspection of the hardware should help determine which side of the wall to open. The most common problem with pocket doors is the screws holding the roller brackets becoming loose and getting out of adjustment. Replace the screws with a larger more aggressive thread pattern and try to use new holes if possible. Lastly, check that there are no nails or screws protruding through the drywall into the pocket door; check for hanging picture frames or other decorations. An alternative if the pocket door is not a critical use door. Using jamb or casing

material, seal in the pocket door in the wall. In other words, abandon the pocket door, seal and paint the repair, call it a day.

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.BuffaloMaintenance. com & www.ContactJLE.com www.Facebook.com/ BuffaloMaintenance

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RHA

Rental Housing Association of Greater Portland www.RHAGP.org Mold CLASS Thursday June 13,2013 6:30pm-8pm at RHA Office10520 NE Weidler Portland OR 97220

Landlord Education Classes Call 503/254-4723 Pest Control CLASS Thursday June 20, 2013 11:30am at RHA Office 10520 NE Weidler Portland OR 97220

Taught by Mike Gardner & Ed White, Real Estate Mold Solutins

Taught by David Frost, Frost Integrated Pest Management A brief overview of some of the more As property and business owners, common pests in our area, including you cannot afford the liability risks of undetected mold and improper cleaning small ants, carpenter ants, cockroaches, bed bugs, fleas, spiders, mice of affected areas. This class focuses and rats. How to identify them and how on how to prevent mold growth in your properties along with the proper to best prevent them before they become a problem and cut into profits. techniques for cleaning and recovering from mold damage. 1 Continuing Education $25/Members, Credit Hour $35/non-members $25.00/Member, $35.00/Non-Member What Is Radon? CLASS Tuesday June 25, 2013 6:30pm-8pm at Standard TV & Appliance 3600 SW Hall Blvd. Beaverton OR 97005 Taught by Steve Tucker, Cascade Radon What is Radon? Where does it come from? Why is it a health risk? How do you test? What is the cost of testing? What creates elevated radon levels? Mitigation techniques and the cost thereof. Radon-Resistant New Construction (RRNC) and new radonrelated building codes. Come have all your questions about Radon answered by a professional. $25.00/Member, $35.00/Non-Member

The Landlord Times - Metro • June 2013

Fair Housing and Screening Review CLASS Wednesday June 26, 2013 11:30am at RHA Office 10520 NE Weidler Portland OR 97220 Taught by Marcia Gohman, National Tenant Network This class will review some Fair Housing basics and how they apply to the screening process. We’ll be discussing protected classes, accepting applications, possible evictions, criteria and exceptions. If you have taken a class from Marcia before, you know that the class will give you a lot to think about but will not be boring! 1 Continuing Education Credit Hour $25.00/Member, $35.00/Non-Member 17

Three Effortless Ways To Win The Property Management Paperwork Battle! © By Ernest F. Oriente, The Coach Buried under mountains of property management paperwork? Do the projects seem to never end? Imagine how good you would feel if every day you could start with a clean and organized desk? Well dream no further! By following the three powerful tips listed below, your dreams will become reality! Setting up your system: Start by ordering two 8 ½ x 11 “flat desk files”. A flat desk file looks like an accordion file, except it lays flat on your desk and can be easily carried with you. One desk file should be tabbed A-Z, the second one should be tabbed 1-31. The A-Z desk file is perfect for hold the resumes of potential new hires, sorted by last name. This A-Z desk file is also great for keeping employee or resident “working” files, at your fingertips. The 1-31 desk file is ideal for organizing upcoming meetings or projects, by appropriate dates. Also, this tool is perfect for managing any projects you have delegated to be done by others. For instance, if you have a big project due on the 18th and have assigned others to complete certain portions of

the project by the 12th, then file your notes to the 12th and confirm on the 12th the work has been done. Then, re-file this project for completion on the 16th so you can do any last minute changes, before the 18th. Tip From The Coach: Remember, any organization system is only as good as you make it. It generally takes 21 days to incorporate a new idea into your current system. Stick with it…having a system for your paperwork is a real joy! Using the four D’s: The four D’s are DO IT, DELEGATE IT, DECIDE OR DUMP IT. These are your only four choices when handling any kind of paperwork. “Do It’ means exactly that…do it now and do not handle any piece of paperwork a second time. This means, read the information you’ve been sent and act on it. “Delegate It” requires you to ask the question…“who can help me complete this project or task so I can stay focused on my responsibilities?” Once you have delegated a project to someone else, then use your desk file (1-31) to store your notes until

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the project is completed. “Decide” means the paperwork you have been sent will require your quiet and uninterrupted attention, like monthly financial reports or annual employee reviews. Put this type of work into a separate folder labeled “To Decide” and find a few quiet minutes early the next morning before your work day begins, and complete this project or task. “Dump it” means exactly that…dump as much as possible in the trash can, the first time you handle any paperwork. It’s that simple. Tip From The Coach: In addition to the four D’s, schedule an appointment with yourself twice a year when business is the slowest, to review all the paperwork you have filed in your office. Take the time to “dump” everything you no longer need. Each time you do this, it will further clarify for you which paperwork is important to your property management company to save and which paperwork can be easily discarded. Scheduling your day: Schedule your day using some

form of computer software/paper calendar or appointment book. Try to schedule important meetings early in the week so others can work on the assignments you have given them. Try and schedule all interviews early in the morning when you are the most rested and the least likely to be interrupted. By having a busy morning, you then have the freedom to plan the rest of your day more loosely. Use your calendar or appointment book to schedule both professional and personal activities as it is helpful to have everything in one place. Lastly, schedule an appointment with yourself for any projects you are working on. This is a simple way to manage your workload and a powerful way to have your “to do” list LIVE in your week’s calendar. Tip From The Coach: Now, once you have followed the tips above, schedule the things most important to you. Start by planning the time you are going to spend with your family, the time you are going to spend with those you love, and yes— time for yourself to relax and enjoy Continued on page 19

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The Landlord Times - Metro • June 2013

Three

...continued from page 18

your life. Please know that having a rich and rewarding life starts with simplicity. 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. I promise we will have great fun! Author’s note: Ernest F. Oriente, a business coach since 1995 [30,200 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 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

John Nuzzolese, Landlord Protection Agency 877-984-3572, www.TheLPA.com

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Vol. 17 Issue 6

June 2013

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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

Multifamily in Springfield, Oregon Springfield Sold Comps 2009 to 2012 Springfield has a number of noteworthy transactions for the years of 2009, 2010, 2011, 2012 and 2013. The market correction that occurred in 2008 and 2009 had a significant impact on the number of transactions and the availability of financing for apartment acquisitions. However the demand for multifamily properties has been high as the failure of the housing market has driven demand for apartments as a viable choice for housing. Decreasing vacancy factors, increasing rents and high tenant demand has made apartments a preferred investment property. The table below will show brief details of the closed transaction starting in 2009 and ending year to date for 2013. Continued on page 8

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ones were honored for their excellence in promoting quality rental housing. I would like to congratulate the winners as well as all of the nominees. I hope you all realize that your dedication and contributions are admired by your co-workers, families, friends, and the entire industry. I would like to acknowledge the

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ACE Committee members on a job well done, and thank the committee chair, Barb Casey of Kennedy Restoration, and co-chair, Susan Sands of CTL Management – Thank you both so very much. Your devotion to the ACE Awards, the Association, and the Industry is paramount. One of the hardest things for any Association to do is to continually recruit and foster people to fill the shoes of dedicated volunteers such as Barb and Susan. Multifamily NW is very fortunate to currently have a strong group of volunteers but many of those volunteers are the same people that were volunteering 9 years ago when I became involved with committee work at the Association. We need to get some new blood coming up through the ranks. With this need in mind, I make the

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EUGENE • SALEM • ALBANY • CORV

John Nuzzolese, Landlord Protection Agency 877-984-3572, www.TheLPA.com

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following plea: I ask that those of you holding Managerial positions within the multifamily industry encourage your ACE winners, nominees, and other up and coming star employees to get involved in Multifamily NW. The commitment to volunteer on a committee is little more than one hour per month. The exposure to the committee process, networking, and volunteerism is very valuable for any employee that you wish to help develop. Their involvement will help build devotion to you, your company, the Association, and the Multifamily Industry. Please consider it……it can only make us all stronger and better.

AFTER The LandlordTimes - Valley • June 2013

VALLEY

6 Questions ...continued from front page erate around 6-8%. For the individual experienced investor, this market has tremendous upside in value with purchasing a rougher property and transforming it into a stable building. TL: How about Portland? What is your forecast for the next couple years? JC: We have been operating in Portland for 9 years and the market is strong. Investors have a high demand for rental properties and there is a low supply of buildings. This situation should remain the same well into 2015, and rents should be increasing annually. Vacancy rates are historically low in this area, around 3.5%. Portland and Salem are great areas for apartment ownership due to this dynamic. What we are currently seeing is developers building new class A apartments with high rents. As the new projects complete, the market will dilute with the renting demand. In select markets, apartment investing will still be a solid choice with good returns. As new projects complete and demand higher rents, the class B and C properties will demand increases in rents as well.

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TL: If you could give a couple of key pieces of fundamental advice to new or prospective apartment investors, what would they be? JC: My advice is to make sure that you ask the right questions of anyone that you choose to work with. Ensure that they have experience and are experts in the multifamily industry. Buyers buy on returns and sellers sell on price. However, if you are a seller, be realistic with the sale price. If you are told your property is worth an extremely high price and are offered lower commission than usual, the broker is probably desperate for deals. Beware of this tactic, and get a second opinion. Brokers often try to buy listings by over-pricing the property, which only hurts the seller with lost time and a negative marketing impact. TL: What advice would you give veteran investors?

JC: Most veterans know this, but work with experts and respect quality work and confidential information from brokers. If you feel that your broker only calls you when he needs you to sell, call other firms to build more relationships. A broker/client relationship should be year-round and offer many other services to the client. TL: What advice would you give to prospective sellers to ready their properties (physically and/or financially) for sale? JC: The best advice I can give is to attend our seminars on this exact topic. You should be communicating with your broker year-round so that

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