The Landlord Times Digital - Volume 2 Issue 3 by Professional Publishing, Inc

Volume 2 - Edition 3 2013

Housing Finance, Tax Reform and Immigration Top Apartment Industry’s 2013 Priorities for Capitol Hill

he National Multi Housing Council (NMHC) and the National Apartment Association (NAA) released the apartment industry’s 2013 policy agenda today. Top priorities for Capitol Hill this year include fixing the country’s housing finance system, creating tax code certainty and comprehensive immigration reform. “Apartments create jobs. Our industry is not only a bright spot in housing, but the entire country. However, Congress needs to understand that almost everything they do affects our 35 million residents and the combined $1.1 trillion economic impact we add to the national economy,” said NAA President Douglas S. Culkin, CAE. “We need at least 300,000 new apartments each year just to keep pace with the demand, but only 130,000 apartment homes were built in 2011,” said NMHC President Doug Bibby. “Without access to capital in all markets at all times or certainty in the tax code, we lack the ability to keep pace with the tremendous need for new apartments across the country.”

The apartment industry urges Congress to: • Maintain a federal guarantee for multifamily mortgages whether or not they choose to retain Fannie Mae and Freddie Mac in their present forms. This is crucial to ensuring that liquid mortgage capital is available in secondary and tertiary markets during all economic climates. • Enact comprehensive tax reform that doesn’t harm the increasingly important apartment industry and our ability to construct, rehabilitate and manage the rental housing America needs. • Develop comprehensive federal immigration reform to address border security, employment eligibility verification, documentation for unauthorized individuals currently living and working in the U.S. and a workable guest worker program. To view the industry’s full 2013 priorities or to see how policy intersects with apartment develop-

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ment and operations, visit www.NMHC. org/2013priorities or www.naahq.org/governmentaffairs. To learn more about apartments, visit www.weareapartments.org. 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/governmentaffairs.

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Economy and CRE Markets Adapt to “New Normal”

CCIM webinar examines factors impacting commercial market recovery

2013 progresses, the U.S. economy and commercial real estate markets continue to settle into a “new normal,” which is reflected in GDP growth, employment trends, and effects of uncertain fiscal policy changes, according to George Ratiu , manager of quantitative and commercial research for the National Association of REALTORS®, who hosted the CCIM Institute’s Feb. 27 webinar, The 2013 Economy and Its Effect on Commercial Real Estate. However, as 1Q13 nears completion, Ratiu’s projections for continued recovery and momentum are favorable. “I feel more optimistic about the economy’s direction than I did even just a few months ago,” he said. A mild rebound in the housing sector, moderate employment gains, increasing corporate profits and productivity, and rising equity and debt markets continue to support moderate economic growth, Ratiu said. However, consumer confidence con-

cerns and cautious spending, coupled with still-high unemployment figures and volatile energy costs, continue to weigh heavily on the overall economy’s progress, according to data compiled from NAR, Reis, Real Capital Analytics, the U.S. Federal Reserve, and the Bureau of Labor Statistics, among other sources. In the commercial real estate sector, global investment growth reached 4 percent in 2012, with 15 of the top 30 global markets located in the U.S. Top-performing markets including Seattle and Austin, Texas, drew attention from inbound investors and experienced significant year-over-year investment gains, according to Ratiu. Other highlights include U.S. commercial property sales volume increased 24 percent last year, and rent growth in the office, industrial, multifamily, and retail sectors is projected continue through 2014. Property prices also maintained an upward trajectory

across all four sectors during 2012, with the multifamily sector leading the way. In addition, overall capitalization rates compressed while spreads increased. “Secondary and tertiary markets were the big story of 2012,” Ratiu says, citing major YOY investment gains in Seattle, Phoenix, Austin, Texas, Baltimore, and Charlotte, N.C. Yet “not all recoveries are created equal,” he cautioned, referring to restrained transaction prices in small markets. “In tertiary markets, where most deals were in the $1 million to $1.5 million range, it still may not feel like much of a recovery.” Financing continues to be a challenge, as well as pricing gaps between buyers and sellers. Local banks, regional banks, and private investors are the main sources of funding for the majority of transactions in these markets. Administered through CCIM’s Ward Center for Real Estate Studies,

Ratiu’s webinar is part of an educational series available to members and guests. Want to listen to the webinar? Click here to register; free to CCIM members and $50 to nonmembers. Learn more about CCIM’s Ward Center for Real Estate Studies and register for upcoming courses. Media Contact: Olivia Gellman CCIM Institute, 312-321-4526, ogellman@ccim.com News distributed by PR Newswire iReach: https://ireach.prnewswire.com

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Government Guarantee Essential for Meeting Demand for Multifamily Living

ousing finance reform must include a federal guarantee for multifamily mortgages. This was the key message from Peter Donovan, immediate past chairman of the National Multi Housing Council (NMHC), speaking at the American Enterprise Institute (AEI). “The elimination of a government guarantee of any sort to avoid a possible crisis, that is not supported by the facts, to be replaced by a private capital market that has not shown itself to be ready, willing, able, disciplined or reliable would truly be a crisis of our own making and for what purpose,” said Donovan.

In stark contrast to their single family programs, the government sponsored entities (GSEs), including Fannie Mae and Freddie Mac, use stringent and standard-setting underwriting for their multifamily programs – leading to a default rate of just .25 percent. Private-market sources of multifamily capital like CMBS have a default rate of 15 percent. In addition, the GSEs ensure that capital is available for apartments in all markets at all times, not just top-tier properties in major markets. “The GSE market discipline, underwriting standards, origination

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system and alignment of interests are precisely the attributes we need for the future of the multifamily,” said Donovan. “Governments all over the world support housing in a variety of ways. Decent shelter is different from retail, office, hotels and industrial. We have seen how an overemphasis on single family homeownership with the best of intentions can have disastrous results.” Addressing the future of a federal role in the multifamily finance industry, Donovan said, “If privately recapitalized to promote competition, the GSE successor entities would be competing on service and product, with a raised guarantee fee – if needed to promote an economically sound government guarantee of the bonds – with the government guarantee only utilized after all private equity in the successor firms had been exhausted.” “The GSE multifamily experience was not the single family experience,” he added. “In times of severe economic crisis it worked even better than any of us imagined. It was quite simply the model that needs to be

emulated because it works. I don’t want successor GSE multifamily to crowd out the private debt market but rather to lead it.” To learn more about NMHC’s position on housing finance reform, visit www.nmhc.org/goto/ GSEReform. Based in Washington, D.C., NMHC is a national association representing the interests of the larger and most prominent apartment firms in the U.S. NMHC’s members are the principal officers of firms engaged in all aspects of the apartment industry, including owners, developers, managers and financiers. One-third of Americans rent their housing, and over 14 percent live in a rental apartment. For more information, contact NMHC at 202/974-2300, e-mail the Council at info@nmhc.org, or visit NMHC’s web site at www.nmhc.org.

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Retention will Reward The best practices to guide your property towards success After being struck with Cupid’s arrow and Russia’s meteor madness, passion and reality reiterate the importance of business goals and operations. Questions arise such as, how do you utilize and accomplish corporate goals to their potential? Prepare yourself so that when disaster occurs you are as strong as possible and closer towards climbing the ladder once peace resides again? One way to begin answering these questions is by acknowledging that a successful property needs high and effective retention rates. To obtain the retention rates that are typically sought after in the property management world, a four step strategic process is necessary. In order to provide an effective explanation, I’m going to use soccer as an analogy. Companies first start with the recruiting process similar to drafting players onto a team. Recruiting the right employees (teammates) is vital in encouraging retention and bringing an effective group of people together who will make both a short and long term impact. You’ve got to provide a structured team with clearly defined levels of management, instruction and guidance. The

leaders are the ones directly in control but the team players, who make up the majority, provide the core efforts and execution that reinforce the team’s mission. The second step is training. Practice makes perfect in the world of sports, and in the world of property management, that is the goal, but achieving as close to perfect as possible is more realistic. In training the team that you have crafted you must both prepare and test them for the road ahead. If anyone has successfully passed the interview (drafting) process but shouldn’t have, this is where their flaws will become apparent. Training is a vital portion of the road to success; a team or a company defines their mission (a perfect season), develops a strategy (a playbook) and assigns leadership (the line-up) according to whoever is most capable of accomplishing their mission. The third step is implementing your employees or your team into “the game.” This is the part where the whistle blows and everyone’s potential is discovered. Governance is manipulated and acquiring the win is the ultimate goal. Passion is put to work and operations are uti-

lized to their full advantages. In the case of a property, operations can range from people’s individual capabilities all the way to technology’s capabilities and incorporating them into the property’s daily procedures to the most resourceful extents. In property management our mission is the successful execution of the owner’s goals and objectives. Think of the owner of the building as the goalie and the day-to-day operations as the ball. Ultimately the owner is in charge of the property (the net), but the team does everything they can to keep the ball away from them in order to reduce stress and provide a competitive advantage over the “other team.” You keep your eye on the ball and focus on executing plays from your playbook while the goalie surveys the entire field and provides you with direction enabling them to better protect the net. The final step is where the team or your property scores; because in the game of soccer and property management alike, when you score, you score big. Happy fans are equivalent to having happy and loyal employees and tenants. Here is where feedback is provided and goals are reestablished. Properties

are continuously attempting to improve. You want to encourage players to remain on your team not only for your own benefit but for personal incentives that they receive along with the game as well. By operating your property as if it were a soccer team, you will ultimately come out with a win. The key to success is to exercise effective methods of increasing tenant retention by utilizing employees through recruiting, training, implementing and scoring. If you focus on these core principles your property will continue to improve and your property owners will benefit from the highest possible return on investment. By Lauren Ginder, Pacific Crest Property Management Contact info: Lauren can be reached at 206-812-9144 or via email at: ginderl@pacificcrestpm.com www.pacificcrestpm.com

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6 Questions with Katie Poole-Hussa The Landlord Times recently caught up with Portland Oregon based property manager, landlord educator and Smart Property Management partner Katie Poole-Hussa. See what she has to say about motivation, inspiration and fundamentals in her life as a property management professionals. The Landlord Times: What’s your story? What is your background and how did you get into the property management industry? Katie Poole-Hussa: I had been a receptionist in the lumber industry for 6 years., and was attending college classes, as I was able, in an attempt to discover what I wanted to be when I grew up. Through the mandatory “Career And Life Planning” class that the college required of me, I was forced to explore my professional strengths & weaknesses. Test, after test, after test repeatedly concluded that property management was where I was supposed to be. So, I listened. Right away I haphazardly submitted my two weeks notice, applied to every property management company that was hiring in the area, and crossed my fingers that the phone would ring. Thankfully it did. The local rental housing association president, and instructor of the property management certification program quickly hired me. What luck! I currently am a licensed property manager in the state of Oregon, an eviction specialist in the Portland area, and a continuing education provider for other licensees. I feel very appreciative that I discovered my niche so early on in life. I made the leap of faith seven years ago and I’ve never looked back. TLT: What is it about this industry that has kept you motivated and interested? KPH: My motivation to continue managing properties, providing eviction services, and educating other landlords is to help landlords be better landlords. Education is key in this industry. Most often, the mistakes that I see landlords make are simply because they don’t know the laws. Well unfortunately that is not a legally recognized defense. Teaching other property managers and rental owners about laws and common business practices is

thrilling to me and I don’t see an end to it anytime soon. As landlords, we must realize that we’re in an ever changing industry. Landlords should approach managing their rentals just like any other business. Do your research, attend workshops, join landlord associations, etc. The opportunities are out there if landlords are willing to make the time and spend a little money. It’s my opinion that you can’t afford not to. TLT: Who was the most influential person/mentor in the early part of your career? What did you learn from them? KPH: The most influential person in the early part of my career was actually a tenant. We’ll call her Nikki. Nikki was a tenant who came to our company just like all others, and it wasn’t until I moved her into the simple 1 bedroom downtown apartment was I even influenced by her. We met at the unit to complete the rental agreement. After collecting the prorated rent, confirming the transfer of utilities, and completing the inspection report, it was time I hand over the keys. This simple gesture immediately sent Nikki into what I could equate to an emotional breakdown; she threw her arms around me for a hug, bawled her eyes out with joy, and we sat for the next 20 minutes talking about her rough life history. She was expressing to me the sincere thanks and appreciation she felt towards me for giving her a chance at housing when no one else had. This would be her first apartment since residing at a shelter for battered women. This brief, yet influential, experience with Nikki early on in my career showed me that property management isn’t about just filling and maintaining rental units. My job from that point forward became providing quality housing to real people who want to be heard, respected, and given a chance. Since Nikki, I’ve had many opportunities to fulfill this same dream for others and I am thankful that she changed the way I approach my “job”. TLT: We’re often reminded about the importance of fundamentals in the things we do. What do you consider the fundamentals for success in this business to be? Why are they so important?

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KPH: Honesty, integrity, attention to detail, forward thinking, and respect just a few of the fundamentals that I think are key to being a successful property manager. As a property manager, not only do you most likely have a boss to answer to, but you also have to answer to your clients, and to your tenants. All parties involved must be treated with respect and honesty. To me, this is a given. Attention to detail and forward thinking go hand-in-hand. During turnover for example, items such as confirming move out dates & rent amounts with tenants, advertising upcoming vacancy, notifying your client of the vacancy, coordinating cleaning, painting, and carpet cleaning, all while continuing to show the rental to prospects, answer ad calls, and processing applications…whew! Managing time, coordinating the order of events and some “hand-holding” requires managers to be thorough, detailed, and forward thinking because time is money. TLT: Generally speaking, what 2 or 3 pieces of advice would you give to a room full of property managers? KPH: First, and most importantly, using the proper forms. The rental forms you use should be state specific, written by a lawyer, and easy to complete. Rental forms should have minimal blanks or areas to be completed by the landlord so that the risk of error is far less than if a landlord either creates their own forms or uses a template from the internet. Second to forms is the importance of tenant application screening. I cannot think of an easier, more inexpensive way to potentially steer clear of a major disaster. Invest a small amount of time, make the phone calls and check for any discrepancies within the information the applicant provides. Similar to educating oneself in the business of managing rentals, you cannot afford not to thoroughly screen. Lastly, I find the job easiest when all sides (management, tenants, and client) are in constant communication with one another. Just as landlords have to know the laws, I’m all for tenants knowing what their rights and responsibilities are too. Landlords Jan, Mar, should send copies of the rentalMay, agreement and addendums to tenant after completion. We should summarize

phone conversations in writing to tenants to help ensure clear expectations. Eyes should be on the property constantly through the help of neighbors, regular interior and exterior inspections by management, and maintenance personnel should be of the understanding that while they’re at the property to make minor repairs, be observant of what they see, smell, hear, etc. The worst thing a landlord can do is to hand over possession to a unit and then never communicate with the tenants until it’s time for them to vacate. Be present and communicate your ideas, intentions, and expectations quickly yet thoroughly. TLT: How has the use of technology changed our industry? KPH: I remember vividly the days when a call to my classifieds rep at the local paper would take over an hour on the telephone to update all of the vacancy ads for that upcoming weekend’s distribution. Besides the huge amount of time involved in newspaper advertisement, the cost that I had to forward on to my clients was outrageous. Luckily, new technologies have been introduced and landlords now have several media’s in which they can advertise their vacant units for free with just a few clicks of a mouse. Pinterest, Facebook, and Craigslist are just a few of the free social media sites that I utilize in my business. These popular sites are excellent ways to promote your properties. The key aspects for a successful advertising account include being professional, being relevant, having flattering property pictures, and focusing on great products, fun communities. Linking people from these social medias directly to your website is also an effective and free method of creating interest in your available rentals. The technological combination that these sites offer of VALLEY, METRO, ARIZONA free and widely reachable has trumped the daily “pulp” we once relied on. Katie Poole-Hussa, a principle at Smart Property Management, LLC, is a dedicated to professional property management and education. Look for her column “LandLady Katie” debuting in The Landlord Times Jul, Sep, Nov, this Spring. Reach her at katie@smartpm. co. VIsit Smart Property Management at smartpm.com.

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March 2013 • Vol. 50 No. 3

THE OFFICIAL PUBLICATION OF THE ARIZONA MULTIHOUSING ASSOCIATION

By Courtney LeVinus and Jake Hinman, Capitol Consulting

The 51st Legislative Session Officially Kicks Off

The 51st Legislature, First Regular Session, officially convened on Monday, January 14th. And perhaps the best way to describe the sentiment on the first day, simply put, was “change.” So what exactly has changed? For starters, twenty-eight freshman lawmakers took office for the first time. Though we typically do see a number of new legislators after an election, much as a result of voter enacted terms limits, this year we saw an extraordinary increase of freshman mostly due to redistricting. We also saw a change in the political makeup at the Capitol. Most notably being that the Republicans

returned to work without their daunting supermajority in the House and Senate that the party has held since 2009. The Senate is now comprised of 17 Republicans and 13 Democrats, a shift from last year of 21-9 respectively. And in the House, democrats gained four seats, leveling the field a bit to 36 Republicans and 24 Democrats. Leadership in the House and Senate has also changed from last year. After presiding over the Senate in 2012, Senator Steve Pierce (R-Prescott)

Senator Andy Biggs, President of the Senate

AMA Helps Create New Beginnings in Tucson By AMA Tough economic times, changes in jobs or health problems can push individuals into situations they never thought possible. Here in Arizona, thousands of people find themselves

homeless or on the edge of losing housing every year. Thanks to programs like Our Family in Tucson, these families and individuals can reach across to make these transitions less challenging. Through services like counseling, mediation, housing support and more, Our Family and others are creating a bridge into supported and then sustainable housing for Arizonans. “The AMA/AME membership committee was pleased to present Big Hearts for Little Hands supporting Our Family Services/New Beginnings with our 2012 donation Continued on page 10

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was replaced by Senator Andy Biggs (R-Gilbert) and Senator John McComish (R-Phoenix) replaced Biggs as the new Senate Majority Leader. Representative Andrew Tobin (R-Paulden) retained his position as Speaker of the House and rounding out the Republican leadership: Senator Adam Driggs (R-Phoenix), Senate Majority Whip; Rep. David Gowan (R-Sierra Vista), House Majority Leader; and Rep. Rick Gray (R-Sun City), House Majority Whip. For the Democrats, Senators Leah

Representative Andy Tobin, Speaker of the House

Landrum (D-Phoenix), Linda Lopez (D-Tucson), and Anna Tovar (DTolleson) became the new Minority Leader, Assistant Minority Leader and Whip respectively. Representative Chad Campbell (D-Phoenix) remains the House Minority Leader with Rep. Ruben Gallego (D-Phoenix) as the new Assistant Minority Leader and Rep. Bruce Wheeler (D-Tucson) as the new Minority Whip. And finally the state’s fiscal position has changed, and for the first time in many years, we may actually have two consecutive years of surplus. And rather than facing another year of painful cuts, the legislature may actually increase its spending. After four years of trimming a quarter of the state’s budget, over twobillion dollars, positive fiscal news is long overdue. The one thing that did remain unchanged was the flurry of bills that Continued on page 3

Partners Against Crime Coalitions Bring Together AMA Members and Police to Protect Communities By Lucina Chavez, AMA The AMA’s Coalition Program is tearing at the seams. With its recent geographic expansion in 2012, the popular community outreach program which meets with local managers at monthly meetings in various areas throughout Maricopa County including four areas in Phoenix, West Valley, Tempe and Mesa. Over

the past year, the AMA has seen tremendous participation growth and is continuing to expand the program to meet demand. “These meetings started out with small groups of 6 or 7 managers, now our Maryvale Coalition sees over 30 properties a month” reported Lisa Osborn Warne, a Maryvale manager who coordinates the monthly lunches Continued on page 9

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Looking Up and Forward By Robert Hicks, Alliance Residential Sometimes we catch ourselves looking down for too long. We are tracking just where we are, checking things off a list, getting through the next opening, the next quarter. We need to look up and look forward. On the horizon, we can find new goals and new opportunities. It’s the aspiration to these goals that can keep us motivated and energized for the future. For the AMA, I want to spend time thinking about our future and beginning to cultivate and train new leadership for our organization. The apartment industry continues to grow and with new companies coming into the Arizona market, we have the opportunity to welcome new leaders in and teach them about how the AMA makes our companies and our operations better today and safe in the future.

the outstanding individuals with whom I have worked. These industry leaders have given so much to the multifamily industry and some of them, some of us, are beginning to hand off responsibility to the next generation. Younger leaders in our organizations need to be identified for their leadership abilities and mentored to be ready to ascend into more responsibility. Succession planning can be difficult and it can threaten some people in our companies. It’s a critical part of ensuring the long term success of a company though and by opening these doors for new people; we create opportunities for senior leaders to focus on the long range planning of a company. New creativity and energy from the next generation of leaders may bring increased operational ex-

New operators in the market deserve to our investment of time to orient them to the role that our advocacy, training and development can play in elevating their companies’ and their employees. When I look back at the last 15 years at the AMA, I am inspired by

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cellence and innovation. For our board, I want to continue to invest in making our board members and executive committee stronger advocates and ambassadors for the AMA. Their investment of time and expertise are critical to our operations and their active engagement models what we want to see in our members. The goal of the AMA is to be the most valuable association for our members. As our board welcomes new members, I will be encouraging them to stretch their skills and enhance their professional development by making the AMA a priority for their businesses. The impact of our work can be felt in nearly every level of a company’s operations and I want for members to leverage their investment and take advantage of all of the benefits that we provide. q

Want to contribute an article to Apartment News? Contact the AMA at 602-296-6200 or 800-326-6403

The Arizona Multihousing Association:

• 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.

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 Tom Simplot, President & CEO tsimplot@azama.org

Desi Brinkman Events and Education Assistant dbrinkman@azama.org

James Tunnell, Membership, Sales & Retention Manager jtunnell@azama.org Direct Line: 602-296-6212

Rachael Ekstrom, Membership Assistant rekstrom@azama.org

Lucina Chavez, Community Relations Manager lchavez@azama.org Direct Line: 602-296-6213 Erika Kowalski, Accounting 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 Michelle Rill, Events Manager mrill@azama.org Direct Line: 602-296-6205

Brooks Hansen, Community Outreach Assistant bhansen@azama.org Cassidy Campana, Communications Manager ccampana@azama.org Direct Line: 602-770-6014 Todd Bradford, Manager of Membership Benefit Services tbradford@azama.org Direct Line: 602-377-2553 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 698, Portland, OR 97207-0698. 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

Bella Invests in Resident’s Future with NAU Scholarship By AMA

Samantha Bonar, Winner of Bella Investment Group’s scholarship

his year Samantha Bonar has another reason to love where she lives. Her apartment community, Highland Village Apartments in Flagstaff, recently awarded her a $2,500 scholarship toward her education at Northern Arizona University. An undergraduate pursuing her degree in Psychology, Bonar submitted her application, along with many other residents, to the Bella Investment Group for review. This past semester, Highland Village Apartments invited residents to apply for the scholarship by submitting an essay outlining career aspirations. Many students applied for the

significant scholarship, but Bonar’s community activities and her work in high school impressed the panel of reviewers from Bella. “Samantha showed an established commitment to service. Her essay included not only ideas for giving back to the world in the future, but proven examples of an established work ethic today. She is a bright young woman who is bound to do great things,” said Amy Smith, managing partner of Bella Investment Group. Bonar has been active in her community already and designed a program at her high school called “No Bear Left Behind!” “My hope is to definitively prove that teenagers are less likely to commit suicide when personally connected to the adults and peers around them,” said the honoree. No Bear Left behind was a program expected to have 30 to 40 students the first year, but by the end of the first day of recruiting, the club had over 500 enlisted members. “The club served as the vital link between students and counselors, as well as a resource for teachers to refer students they were concerned weren’t getting enough socialization or help.”

Using her degree from NAU, she plans to become an independent adolescent life coach specializing in teen suicide. The management company created the scholarship program to reward ambitious students who reside in their popular apartment community. Highland Village has been

honored by NAU as “Best Off Campus Housing” and this scholarship program demonstrates how Bella Investment Group supports their residents in unique ways. q

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ArizonA Multihousing AssociAtion Legislative

...continued from front page

were introduced. As of late January over 700 bill folders were opened and it is safe to assume that an additional 500-600 bills will be introduced by the time the session adjourns. Believe it or not, 1,300 pieces of legislation introduced and considered in a four month legislative session, is typical. A few bills were entered into Session this year that could impact AMA members if they were approved by the legislature and ultimately the governor. Let’s take a closer look at the proposals. • HB2281 – Foreclosure; Tenant Notification; Rep. Steve Smith (R-Maricopa). If a property owner receives a notice of foreclosure on the property after a tenant has entered into a rental agreement, the owner is required to provide the tenant with a written notice with specified information. Multihousing is exempt from this requirement. • HB2337 – HOA’s, Condo’s; Rental Properties; Rep. Warren Peterson (R-Gilbert). Homeowners and condo association members are permitted to use the member’s property as a rental property unless prohibited in the declaration, and to designate a third party to act as agent with respect to HOA matters on the property. The HOA is prohibited from requiring a copy of rental applications or contracts or

requiring a tenant to limit or waive rights of due process as a condition of occupancy. The HOA is permitted to charge an administrative fee of up to $25 for each new tenancy. • HB2362 – Affordable Housing Projects; Tax Assessment; Rep. Juan Mendez (D-Tempe). A parcel of “affordable housing” property must be valued not at market value but at a value that reflects legal restrictions on its use, transferability and below-market sales price and limited profit margin under the applicable municipal affordable housing program. The Department of Revenue is required to prescribe uniform rules, procedures and formulas for determining and fixing valuation for affordable housing. • HB2389 – Peace Officers; Omnibus; Rep. Justin Pierce (R-Mesa). Peace officers who have filed an affidavit to conceal their information may terminate a rental agreement within 30 days or may require the landlord to install a new lock to their dwelling. • HB2404 – Property Management; Records Retention; Rep. Heather Carter (R-Cave Creek). Property management firms are permitted to keep records relating to multifamily residences at the property leasing office instead of at the broker’s main office.

• H2459 – Justice of the Peace Courts; Rep. Paul Boyer (R-Phoenix). Numerous changes relating to justice of the peace courts, including repealing and replacing statutes governing change of venue and bail; repealing statutes governing summons, judgment on default, pleas, and postponement of trials; allowing appeals to the superior court in cases where the judgment or amount in controversy exceeds $200, increased from $20; increasing the amounts of deposits required on commencement of a civil action; modifying the oath of juries; and prohibiting a person from being sued outside of the justice court precinct where he/she resides, except in specified circumstances. Also makes various changes relating to municipal courts.

These are only a few of the bills that are currently being tracked by the AMA. All of the bills that the AMA tracks can be found on the government affairs tab on the AMA web site. The AMA “Hot List” includes bills that have a direct impact or may have a direct impact on the industry. The AMA “Bill Tracking” is a second tier report that includes bills that the AMA monitors or have a general business impact. Both lists are updated daily as new legislation is introduced and as bills move through the legislative process. Please let me know if you have any questions regarding the AMA’s legislative agenda or any of the AMA’s government affairs programs. q Courtney LeVinus is a principal with Capitol Consulting and Jake Hinman leads legislative affairs for the firm. They can be reached at 602.712.1121.

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ArizonA Multihousing AssociAtion

To Tow… Or Not To Tow? Seven Tips To Keep That From Being The Question By Nick Frantz, One Call Now

don’t know a property manager who doesn’t grapple with parking issues. At best, they’re a hassle. At worst, they threaten resident safety, satisfaction and retention. They can even send you to court. Towing may alienate a resident… but failure to act on a parking problem could alienate many residents. The best solution is a proactive approach that maximizes compliance and minimizes your need to have to make the tough decision. Here are seven tips to help ease parking woes on your property. 1. Understand the parking and towing laws and ordinances in your state and in your municipality. If you don’t already know the laws, an Internet search should yield results. Illegal towing can do more than damage resident relationships. It can be costly. Some states allow the court to award loss of use damages for the illegally towed vehicle. Residents have to prove their case. But win or lose, it’s going to cost you time and money.

2. Have proper legal signage. Posting parking permit and restriction signs on your property is one of the most important actions you can take to ensure and enforce compliance. With effective signage, residents, visitors, staff and vendors should never have any question about where to park. 3. Clearly mark the parking lots and curbs. Sometimes signs disappear, but parking lot stripes and curb paint is permanent. Mark restricted parking areas as clearly as possible; leave nothing to question. 4. Create, publish and distribute a clear, well-defined parking policy. Your policy should spell out—and itemize—exactly: • Where residents, visitors, staff and vendors may park • Where residents, visitors, staff and vendors may NOT park • Snow plow procedures • Your step-by-step procedure for handling vehicles that violate the parking policy • Actions to take if someone finds that their car has been towed and how much it will cost

If there are seasonal issues in your area, such as snow or flooding, send timely reminders that reiterate the parking policies and procedures. 5. Review your parking and towing policies with your snow removal and towing vendors. Make sure they understand that only authorized personnel from your staff can request that a vehicle be towed. 6. Personally address parking issues with problem residents. Some parking infractions aren’t as defiant as they may seem to you or to other residents. When parking issues arise, one-on-one notices are far more effective than blanket reminders. It doesn’t have to be a nasty confrontation. Stay calm, refer to your parking policies and rules, and make sure the resident has a copy. Keep a record of your resident contact with the date, time and content. 7. Communicate regularly and always document. Managing your property is your job. But your residents have their own jobs, busy—often hectic—lives, and

lots on their minds. Make sure your parking rules don’t slip their minds. Proper signage, marked parking spaces and curbs, a published policy, personal reminders and community-wide announcements all work together to minimize slippage. It’s important to document all your parking compliance efforts. Take photos of your signage, parking lot, curb markings and any instances of policy violations. Keep a record of all your communications to your residents, whether community-wide or one-on-one. Your documentation should show dates, times, and message content. It should also confirm that your residents received your communications. If a conflict or legal issue arises, all of these will work in your favor. The name of the game here is to maximize parking compliance and minimize towing instances. It takes a proactive approach, vigilance and a commitment to regular communications with your residents. q Nick Frantz is the National Sales Manager of One Call Now

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Apartment News • March 2013

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Conserving Money, Energy and the Environment: Education Sessions Announced for the 2013 NAA Green Conference Discover first-hand how “Green Installations Save Money and Energy,” as well as “How Sustainability Affects Your Bottom Line”—these are just a few of the hottest trends and topics scheduled for the 2013 NAA Green Conference, April 15-17, at the Balti-

more Marriott Waterfront Hotel. Join forward-thinking industry colleagues and learn ways to improve your community’s energy efficiency and bottom-line performance through a cutting-edge lineup of education topics and panel presentations. Educa-

tion sessions will cover the spectrum of sustainability in rental housing, from utilities, new construction and green amenities to maintenance, operations, retrofits and building certifications. Visit bit.ly/UfQLuU for session descriptions and speakers.

Don’t miss the chance to understand why environmental strategy creates value, fosters innovation and builds competitive advantage. Register today at bit.ly/TSsgPZ. q

New Advocacy Resources Just for Apartments! As part of the release of the landmark report, “The Trillion Dollar Apartment Industry,” NAA and NMHC have launched a toolkit of resources to help turn policymakers into apartment industry advocates. In addition to the “The Trillion Dollar Apartment Industry” report, the toolkit includes: • www.WeAreApartments.org, offering both an interactive map and calculator to help determine your communities’ economic impact; • “Apartments Work: The Policymaker’s Guide to Rental Housing,” a visual snapshot of how apartment communities are developed and op-

Apartment News • March 2013

erated, and explained by the public policies that affect each stage; • “Apartments Count” is an engaging digital presentation that illustrates for viewers apartments’ value to the economy. • #welivehere, the Twitter hashtag for use in spreading the good word about the economic impact of the rental housing industry. • An audio teleconference explaining the report; and • New advertisements for use in branding with local media. Visit bit.ly/14X6hho to learn more or contact Carole Roper at carole@ naahq.org. q

www.facebook.com/AZMultihousing Twitter - @AZMultihousing

ArizonA Multihousing AssociAtion

Connect With Friends and Family at the 2013 NAA Education Conference & Exposition San Diego, home of the 2013 NAA Education Conference & Exposition, held June 19-22, 2013, is one familyfriendly destination. Here are four reasons to bring the whole crew along this summer: 1. The Beach! School’s out, and sure, you could slog back to the pool, but did you know that San Diego is next to the Pacific Ocean? That’s right, from San Onofre to Imperial Beach, San Diego boasts 70 miles of beautiful California coastline. And with year-round sunshine and near-perfect temperatures, it’s a destination the whole family can

enjoy. 2. Balboa Park. This 1,200-acre park is home to museums, theatres, gardens, and, of course, the worldfamous San Diego Zoo. It’s one of the few places in the world to see a Giant Panda. 3. SeaWorld. Shamu was the name of the first killer whale (or Orca, for the pacifists in the crowd) to be brought to SeaWorld San Diego in 1965. Now there are nine killer whales in residence, none of whom are actually named Shamu. 4. Gaslamp Quarter. While not necessarily kid-friendly in the strictest

sense of the term (in the evening that is; there’s plenty to occupy the younger friends of the rental housing industry during the day), little ones will most likely be too tired from numbers 1 through 3 of this list to want to accompany you as the hour gets late to this entertainment and nightlife destination. Now something to get excited about: See the Gaslamp Quarter in style as an attendee of the 2013 NAA Education Conference & Exposition’s Opening Party—NAA Rocks the Block—from 7 p.m. to 10 p.m. Thursday, June 20.

Two full blocks of the Gaslamp Quarter will be converted into an NAAonly private block party as the streets, sidewalks, restaurants and shops are closed to the public. Join us, buy extra tickets and bring your family for food, drinks, live music, theme lighting, interactive entertainment and more! This could be the best vacation of your life—but only if you’re registered for the 2013 NAA Education Conference & Exposition. Visit bit.ly/ WFOo0Z. q

NAAEI Teams Up With Apartment All Stars, Multifamily Insiders For Webinar Series NAA’s Education Institute (NAAEI) is partnering with Apartment All Stars and Multifamily Insiders to launch a new Webinar Wednesday Series for

2013. Under the partnership, NAAEI will work with Apartment All Stars and Multifamily Insiders to conduct two webinars a month through 2013

and provide continuing education credits (CECs) to qualifying participants. The webinars will be archived on NAAEI’s Learning Management

System. Visit bit.ly/VbxZEm for the schedule. q

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Apartment News • March 2013

ArizonA Multihousing AssociAtion

Corelogic Releases Q4 2012 Renter Applicant Risk Index Report

oreLogic® (NYSE: CLGX), a leading residential property information, analytics and services provider, today released its fourth quarter 2012 CoreLogic SafeRent®Renter Applicant Risk (RAR) Index Report, formerly known as the Multifamily Applicant Risk (MAR) Index Report. Published quarterly, the RAR Index Report provides market-based benchmarks for evaluating credit quality and risk of default for renters applying for apartment homes in multifamily housing units. The index also includes data from single-family rentals. Using a mean of 100, an index value above 100 indicates decreased risk, and a value below 100 indicates increased risk. According to the data, the risk of default among renters nationwide decreased year over year in the fourth quarter of 2012 with an index value of 103 compared to the fourth quarter of 2011 with an index value of 101. On a quarter-over-quarter basis, the risk of default increased in the fourth quarter 2012 compared to the third quarter of 2012 when the index value was 106. The increased risk from the third quarter to the fourth quarter of 2012 reflects a riskier applicant pool that is typical in seasonally slower periods of applicant traffic (See Figure 1). Renter Trends • Lower-priced rentals see more significant decreases in rent amounts: Average rent amounts for Class A properties, defined as those with rents greater than $1100, increased

Apartment News • March 2013

Default Risk Among Renters Decreased Year Over Year 0.3 percent year over year. At the same time, rent amounts for Class B properties, defined as those between $750 and $1100, remained unchanged from one year ago, while rent amounts for Class C properties, defined as less than $750, decreased 0.9 percent year over year. • Dual applicants increase: In the fourth quarter of 2012, the number of transactions with two applicants increased across property class. On a year-over-year basis, dualapplicant transactions increased 3.9 percent for Class A properties, increased 2.8 percent for Class B properties and increased 0.3 percent for Class C properties. • Applicant income rises: Applicant income in the fourth quarter of 2012 increased an average of 1.7 percent among all property classes year over year and also increased over the previous quarter by .5 percent. • Fewer applicants declined: Compared to a year ago, property managers denied fewer applicants in the fourth quarter of 2012. Class A property managers denied 5 percent fewer applicants, Class B managers denied 1.3 percent fewer and Class C managers denied 0.6 percent fewer applicants. Regional Renter Applicant Risk Index Data Regionally, the Northeast and West had the highest RAR index value in the fourth quarter of 2012, both at 110, reflecting decreased default risk (see Figure 2). The Midwest had the low-

est RAR index value at 98, reflecting increased risk, with a five-point decline from the previous quarter when the value was 103. The increased risk in the Midwest is reflective of increased risk seen in two Midwest Core Based Statistical Areas* (CBSAs) (see Figure 3). The three CBSAs with the largest year-over-year increases in applicant risk were Chicago-Joliet-Naperville, Ill.-Ind.-Wis. (three-point value decline); Cleveland-Elyria-Mentor, Ohio (two-point value decline); and Dallas-Fort Worth-Arlington, Texas (one-point value decline). The CBSAs with the largest year-overyear declines in applicant risk were Denver-Aurora-Broomfield, Colo.; New York-Northern New JerseyLong Island, N.Y.-N.J.-Pa.; and San Diego-Carlsbad-San Marcos, Calif., all with a four-point value increase (see Figure 3). * The CBSAs referred to within the Renter Applicant Risk Index Report may differ from the CBSAs referenced in other CoreLogic data reports. CBSAs are defined by the Office of Management and Budget (OMB) and CoreLogic may provide data either for the overall CBSA or a Metropolitan Division of a CBSA, depending upon the report. The particular CBSA used is identified in the report. Methodology The SafeRent Renter Applicant Risk (RAR) Index Report is published quarterly by CoreLogic. The RAR Index is calculated exclusively

from applicant-traffic credit quality scores from the CoreLogic SafeRent statistical lease screening model, Registry ScorePLUS® and is based on an analysis of 39,000 properties representing nearly 6 million apartment homes and single-family rentals. The index provides a benchmark trend of national and regional traffic credit quality scores. The index value indicates the relative risk of an applicant pool fulfilling lease obligations. A risk index value of 100 indicates that market conditions are equal to the national mean for the Index’s base period of 2004. A risk index value greater than 100 indicates market conditions with reduced average risk of default relative to the index’s base period mean. A value less than 100 indicates market conditions with increased average risk of default relative to the index’s base period mean. Registry ScorePLUS is the multifamily industry’s only screening model that is both empirically derived and statistically validated. The statistical screening model was developed from historical resident lease performance data to specifically evaluate the potential risk of a resident’s future lease performance. The model generates scores for each applicant indicating the relative risk of the applicant not fulfilling lease obligations. To receive local or regional renter applicant risk index data or if you have questions, contact CoreLogic SafeRent at smallon@corelogic. com.q

ArizonA Multihousing AssociAtion

Building Mobile Websites for Apartments Have you been considering whether or not to build mobile websites for apartments you manage? You can’t afford to wait any longer. By By Jacob Gerber, Rentping Media

major survey of 1,500 renters published a few months ago by Apartment Finder revealed that 40% of apartment hunters used a mobile device for their last apartment search. What really stood out was that 85% of those who did not use a mobile device this time around said they would consider using a mobile device in their next search. This means that 91% of all apartment shoppers are likely to use mobile devices during the next apartment leasing cycle. How well does your apartment website handle mobile trafﬁc? Mobile Websites for Apartments and Adobe Flash Technology Some websites that have not been optimized for mobile devices can function well enough on smart phones, tablets, and other mobile devices. These websites may not resize quite correctly for the mobile device, and the navigation might be a bit clunky for a touchscreen, but internet browsers on mobile devices

have progressed to such a degree that many websites are serviceable without any additional programming. If, however, your website uses Adobe Flash technology, then your website’s ability to service mobile devices is dead in the water. Apple devices including iPhones and iPads already do not support Flash Technology. But at the end of June 2012, Adobe also announced that they would no longer support Flash technology on new Android devices. Beginning in

August 2012, the Google Play Store has not even allowed new devices to download and install Flash on Android powered devices. Even if your website isn’t based entirely on Flash, you still need to make sure your website can function as well as it ought to for the latest generation of apartment shoppers. Do you really want to save a few bucks on making your website mobile friendly if that decision jeopardizes your reach into 91% of the market?

Responsive Design Mobile Websites allow you to design your website once, and then the website dynamically rearranges itself to display and function appropriately on a mobile device. Resize your browser larger and smaller, and watch as the website dynamically reorganizes itself to fit in the space it has to work with. Which is right for you? Essentially, a separate mobile website is easier and cheaper to build; however, the

What Kinds of Mobile Websites for Apartments Exist? There are two major kinds of mobile websites for apartments: (1) Conventional Mobile Websites, and (2) Responsive Design Mobile Websites. The conventional mobile websites are the type you probably know the best. These websites have a completely different design and functionality based explicitly for mobile use. The newest technology for mobile websites is called Responsive Design.

responsive web design is easier to update, is better optimized for search engines, and more easily incorporates advanced functionality like conversion data and redirect codes. q

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ArizonA Multihousing AssociAtion Partners ...continued from front page in that area, and also serves on the Maryvale Revitalization Board. “If you’re in property management and have never been to one, you’ve got to get yourself there.” Each Coalition meeting brings together local apartment community managers with leaders from law enforcement to discuss how to protect and enhance the community by working together. Police representatives share tips for what managers and staff members can look out for to keep their residents safe and the groups are able to build relationships. The more educated and engaged

managers are, the better empowered they are to be vigilant on behalf of residents and their communities. Recently, the AMA expanded the coalition program to include IROC (Independent Rental Owner Council) members. Rather than the regional IROC meetings, now members can attend the coalition meetings in their areas and meet other property managers and law enforcement leaders in their communities. “Now I don’t have to travel from Tempe to North Phoenix, and I still get to see many familiar faces, but network with my neighbors in my

own back yard,” said Norman, an independent owner of 5 smaller sized properties in Tempe, which he’s managed alone since 1986. At every meeting the local Police and Community Action teams show up to report local updates, but members also participate in a Q &A session with an AMA member attorney. The meetings are free for AMA members. The partnership with the police departments has strengthened their efforts as well. “These are exactly the folks we have been trying to reach,” commented one of the Phoenix Po-

lice Officers attending a meeting. These meetings create a partnership and synergy for managers and law enforcement to collaborate on protecting neighborhoods. The simple concept, organized by the AMA, has seen great success in this first year and the Association is looking forward to continuing to extend the program. For more information, contact contact Lucina Chavez at the AMA at lchavez@azama.org. q

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ArizonA Multihousing AssociAtion Beginnings ...continued from front page of $22,000. The organization and its members are committed to helping individuals and families in need in Tucson,” said Mac-Gray’s Stacy Weaver, the co-chair of Big Hearts for Little Hands. The AMA’s Big Hearts for Little Hands committee works throughout the year to support programs like this as an extension of their commitment to providing quality housing. “Multi-family owners, communities, management companies and vendors come together in hope to make a difference in the lives of members our community. It is a heart-warming ex-

perience to know we can give back to our community and work toward a better tomorrow for Tucson.” In Tucson, the Big Hearts committee has a long-standing partnership with New Beginnings for Women and Children. Last year the organization merged with Our Family to expand their reach and services. The January dinner meeting of AMA members in Tucson marked a very special occasion for the committee. The culmination of a year’s worth of work fundraising and friendraising ended with the presentation of a check for more than $22,000 raised

in 2012. Hundreds of volunteers worked to raise monies in events in apartment communities and at AMA events throughout the year. Committee chair, Stacy Weaver of Mac Gray and Elizabeth Beaulieu of Nicolosi and Fitch presented the check to Patti Caldwell and Libby Leggett of Our Family services. In 2012, Our Family Services connected with thousands of Southern Arizonans: • 9,000 served through direct services such as counseling, housing, case management, mediation and senior services.

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ArizonA Multihousing AssociAtion

Builder Confidence in the 55+ Housing Market Ends Year on a Positive Note

uilder confidence in the 55+ housing market for singlefamily homes showed continued improvement in the fourth quarter of 2012 compared to the same period a year ago, according to the National Association of Home Builders’ (NAHB) latest 55+ Housing Market Index (HMI) released today. The index increased 10 points to a level of 28, the fifth consecutive quarter of year over year improvements. “We continue to see increased optimism from builders and developers in the 55+ housing segment,” said Bob Karen, chairman of NAHB’s 50+ Housing Council and managing member of the Symphony Development Group. “Those customers who had been on the sidelines waiting for more stability in their local markets are starting to make their move toward either purchasing a home or renting an apartment that is designed to more specifically suit their lifestyle.” There are separate 55+ HMIs for two segments of the 55+ housing market: single-family homes and multifamily condominiums. Each 55+ HMI measures builder sentiment based on a survey that asks if current

sales, prospective buyer traffic and anticipated six-month sales for that market are good, fair or poor (high, average or low for traffic). An index number below 50 indicates that more builders view conditions as poor than good. Although all components of the 55+ single-family HMI remain below 50, they have improved significantly from a year ago: present sales climbed 10 points to 27, expected sales for the next six months increased 12 points to 38 and traffic of prospective buyers rose nine points to 24. The 55+ multifamily condo HMI still remains the weakest segment of the 55+ housing marketing, but did post an increase of six points to 19. All 55+ multifamily HMI components increased compared to a year ago as present sales rose five points to 17, expected sales for the next six months climbed eight points to 25 and traffic of prospective buyers rose six points to 21. Meanwhile, the 55+ multifamily rental indices, which had already recovered substantially in 2011, remained relatively stable in the fourth quarter, although there was a slight pullback due to uncertainty about the low-income housing tax credit—the

financial driver behind a significant portion of apartments built for this segment of the market. Present production dropped three points to 31, expected future production dipped one point to 34, current demand for existing units dropped four points to 38 and expected future demand fell five points to 39. “Like the overall housing market, the 55+ segment of the market is undergoing a slow but steady recovery,” said NAHB Chief Economist

David Crowe. “That said, there are serious obstacles to a continued and stronger recovery. While problems with tight credit conditions for buyers and obtaining accurate appraisals are still lingering, new problems like spot shortages and rising costs for labor, materials and lots are beginning to emerge.” q www.nahb.org

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Apartment News • March 2013

ArizonA Multihousing AssociAtion

Poverty & Race Research Action Council Applauds BPC Housing Report’s Focus On Affordable Housing Raises Concerns About Reduced Government Involvement

the nation’s economic recovery and meet the housing needs of America’s most vulnerable households. Philip Tegeler , PRRAC’s president, said his organization welcomed many of the Commission’s recommendations, but questioned whether increased privatization, retargeting of

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housing assistance, and an outcomebased housing policy – all priorities in the Commission’s housing report - can be implemented in ways that ensure a stable, accessible supply of affordable housing for the range of people who rely on it. “Clearly, the Commission has made some recommendations that can improve the supply of affordable housing for families and individuals of all income levels,” Mr. Tegeler said. “At the same time, we are skeptical about proposals that would significantly reduce government involvement in housing finance. There may be legitimate concerns that the private industry will focus on reducing their risks and increasing profits and implement standards for mortgage loans that will leave sustainable homeownership out of reach for many Americans.” Another issue, Mr. Tegeler said, is whether liquidity for multifamily housing, including housing that is affordable for moderate - and lower-income families, could truly be ensured in a system that pares down the federal government’s current important

role in housing finance. But Mr. Tegeler called it “very significant” that the Commission recommended that the federal government “encourage the removal of local and state barriers to the development of rental housing” by ensuring that “communities employing highly restrictive zoning” are “not rewarded with larger allocations of federal housing funds.” If implemented, Mr. Tegeler said this policy could help reduce segregated housing patterns in the country by opening the way for more development of affordable housing in affluent communities. Mr. Tegeler also praised the Commission’s promotion of de-concentration of poverty and access to neighborhoods of opportunity as one of the “key desired outcomes of HUD-funded rental assistance.” The report noted the importance of programs such as mobility counseling, and stated: “Both research and practice confirm the harmful effects of concentrated poverty on the well-being of low-income housing households and Continued on page 13

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Apartment News • 8:41:34 MarchAM 2013 9/12/2012

ArizonA Multihousing AssociAtion Poverty ...continued from page 12 the health and educational benefits of accessing neighborhoods. While preserving individual choice, housing policy should strive to increase opportunities for households to find affordable housing in areas of opportunity and avoid concentrated poverty.” The Bipartisan Housing Commission is comprised of former Cabinet secretaries, former Senators and other leading housing and economic experts. It is co-chaired by former Senate Majority Leader George J. Mitchell (D), former Senator Christopher S. “Kit” Bond (R), former Senator and HUD Secretary Mel Martinez (R), former HUD Secretary Henry Cisneros (D). In the commission’s report, Housing America’s Future: New Directions for National Policy, they propose a new housing finance system that calls for a far greater role for the private sector, a continued but limited role for the federal government, the elimination of Fannie Mae and Freddie Mac, and reform of the Federal Housing Administration. PRRAC is a leading voice advocating for more affordable housing options for low-income families, as well as public policies that promote fair housing and address housing segregation. The organization connects advocates with social scientists working on race and poverty issues, and promotes a research-based advocacy strategy on

structural inequality issues, including housing. Mr. Tegeler was pleased that the Commission report emphasized the need for affordable rental housing and acknowledged that the demand for affordable rental housing currently far exceeds the supply. “We fully support the policy recommendation that our nation needs to ‘increase the supply of suitable, decent, and affordable homes’ through increased production of rental housing,” he said. Furthermore, Mr. Tegeler strongly agreed with the Commission’s stance that a tax credit for renters, a proposal developed by the Center on Budget and Policy Priorities, is worthy for consideration. The report said that this program could increase the ability of low-income households to pay prevailing rents in high-opportunity neighborhoods. The program would be administered by the states. Mr. Tegeler said that PRRAC supports the Commission’s recommendation for creating flexibility and new approaches in HUD rental assistance programs. Specifically, he noted that the report recognizes the current Small Area Fair Market Rent demonstration project as a new approach that could make it easier for voucher holders to move to better neighborhoods. “The nation needs a vision for housing policy that focuses on the future,” Mr. Tegeler said. “In many ways, the

commission provides that future outlook in this report. We look forward to working with the Commission, Congress and the Administration in making many of these recommendations a reality so that more Americans can live in communities that are thriving and will nurture their young.” q About PRRAC The Poverty & Race Research Action Council (PRRAC) is a civil rights policy organization convened by major civil rights, civil liberties, and anti-poverty groups in 1989-90. PRRAC’s primary mission is to help connect advocates with social scientists working on race and poverty issues, and to promote a researchbased advocacy strategy on structural inequality issues. PRRAC sponsors social science research, provides technical assistance, and convenes advocates

and researchers around particular race and poverty issues. To join PRRAC’s biweekly email list go to http://visitor. constantcontact.com/manage/optin/ea? v=001EZ1xV5UTY8vgeWJATo2EKGf v_t1AGWN24Cbm7mN40TiEoJwIcHUSz9QzZcKDa0zywZpmf7ylcI%3D You can also follow PRRAC on twitter at https://twitter.com/PRRAC_DC, on Facebook at http://www.facebook.com/ pages/Poverty-and-Race-Research-Action-Council/480723658639202 and at www.prrac.org. Media Contact: Michael Frisby (202) 625-4328, mike@frisbyassociates.com SOURCE Poverty & Race Research Action Council

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Apartment News • March 2013

ArizonA Multihousing AssociAtion

Apartment Industry and Residents Contributed $1.1 Trillion to the Economy

“The Trillion Dollar Apartment Industry” report examines the industry’s total economic contribution

espite the worst economy in a generation, apartments and their residents contributed $1.1 trillion to the national economy in 2011, supporting 25.4 million jobs, according to a new report released today by the National Multi Housing Council (NMHC) and the National Apartment Association (NAA). The report, along with an interactive map and economic impact calculator, is available on the new website www.WeAreApartments.org. Based on research by economist Stephen S. Fuller, Ph.D., of George Mason University’s Center for Regional Analysis, the report covers the economic contribution of apartment construction, operations and resident spending on a national level plus all 50 states. In addition, construction and operations data is available for 12 metro areas: Atlanta, Boston, Chicago, Dallas, Denver, Houston, Los Angeles, Miami, New York City, Philadelphia, Seattle and Washington, D.C. Highlights from the report include: • The apartment industry spent $14.8 billion on construction in 2011, and this was a year with one of the lowest multifamily completions on record, just 130,000 new units. The average pre-recession was around 270,000

completions. • The industry spent $67.9 billion in 2011 to operate and improve the country’s 19.3 million apartments— more than four times the amount spent on construction—creating a $182.6 billion economic contribution supporting 2.3 million total jobs. • The country’s 35 million apartment residents spent $421.5 billion on goods and services in 2011—70 percent of which stayed within the local economy. The spending created a total economic impact of $885.2 billion supporting 22.8 million jobs nationwide. • The combined contribution of apartment construction, operations and resident spending equals $1.1 trillion, or more than $3 billion every day. “Although attention is usually focused on homebuilding and the singlefamily sector, the annual construction and operating outlays for apartment buildings with five or more units are major sources of economic activity, jobs and personal earnings,” said Fuller. “In addition, the residents of apartment buildings constitute an important source of local, state and national economic activity as their spending for goods and services is recycled through

480.963.3416

the economy. Like the operating outlays for apartment buildings, the spending by renters recurs annually thereby supporting local economies on an ongoing basis.” In conjunction with the study’s release, the new website www. WeAreApartments.org breaks down the data by each state and the 12 metro areas through an interactive map. Visitors can also use ACE, the Apartment Community Estimator, a new tool that allows users to enter the number of apartment homes of an existing or proposed community to determine the potential economic impact within a particular state. “For the first time we’re able to quantify the tremendous economic impact of apartment residents across the country, in addition to the powerful contributions from apartment construction and operations,” said NAA Chairman of the Board Alexandra Jackiw, CPM, CAPS. “It truly shows a comprehensive view of the industry’s critical role not just in housing, but to the economy at large.” “Even in one of the worst economic climates we’ve ever seen, the multifamily industry and its 35 million residents contributed more than $1 trillion to the economy,” said NMHC Chairman Thomas S. Bozzuto, CEO,

The Bozzuto Group. “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 information or to download the report “The Trillion Dollar Apartment Industry”, visit www. WeAreApartments.org. q 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. One-third of Americans rent their housing and 35 million people live in an apartment home. 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/governmentaffairs.

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Apartment News • March 2013

tct pRopeRty managment systems, llc 2440 N. Litchﬁeld Rd. Suite 206 Goodyear, AZ 85395 Phone: (623) 536-6226 Fax: (623) 536-6553 Contact: Erin Cowley

plumBing supplieRs inc. 2555 E. Grant Rd. Tucson, AZ 85716 Phone: (520) 326-6433 Fax: (520) 881-3341 Contact: Ryan Ashton Business Code: Plumbing Fixtures & Supplies

PLATINUM

aRizona pavement management 4025 E. Chandler Blvd. Phoenix, AZ 85048 Phone: (877) 384-2280 Fax: (913) 384-1017 Contact: Laura Harrell Business Code: Asphalt & Paving, Parking Lot & Driveway Svs/Sweep

GOLD

encantada at RiveRside cRossing Leasing Ofﬁce 1925 W. River Rd. Tucson, AZ 85704 Phone: (520) 888-0744 Fax: (520) 888-0781 Contact: Art Rocha Units: 304 Management Co.: HSL Asset Management-Tucson

ASSOCIATE MEMBERS

Fine point FinisHes & ddR 20819 N. 25th Place Suite B 105 Phoenix, AZ 85050 Phone: (623) 465-1091 Fax: (623) 465-5430 Contact: Tom Hewitt Business Code: 24 HR Restoration (Fire, Flood Etc.),Bio Hazard Cleaning,BioHazardous Waste Decontamination,Bldg. Interior & Exterior Renovation & Design,Const. Remodeling & Repair-Restoration & Turnkey,Crime Scene Cleaning,Fire & Flood Restoration,General Contractor-Licensed/Bonded for Comm/Res.,Mold & Asbestos Remediation,Mold Removal & Clean Up,Odor Elimination,Water Damage/ Structural Drying & Mold Remediation

SILVER

cHuck cHRistensenwaveRtRee apaRtments Leasing Ofﬁce 51 S. Maricopa Flagstaff, AZ 86001 Phone: (928) 774-4958 Fax: (928) 213-9537 Contact: Chuck Christensen Units: 13 IROC

tRias Residential/ maRk Bonillas 2637 W. Monte Ave. Mesa, AZ 85202 Phone: (602) 615-8672 Contact: Mark Bonillas Units: 1 IROC

to the 2012 AMA Patron Members!

REGULAR MEMBERS

THANK YOU

nEW MEMBErs

For information on the AMA Patron Member levels contact us at 602-296-6200.

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 amBeR gaRdens Leasing Office 625 W. First Street Tempe, AZ 85281 Phone: (480) 968-4444 Contact: Diana Rodriguez Units: 164 Management Company: Allison-Shelton Real Estate Services, Inc cactus peak, llc 33007 Mulholland Hwy Malibu, CA 90265 Phone: (818) 874-9191 Fax: (818) 874-9654 Contact: Jean-Luc Jubin liv avenida Leasing Office 3250 S. Arizona Ave. Chandler, AZ 85248 Phone: (480) 284-8335 Contact: Heidi Arave Units: 322 Management Company: IPA Management - Arizona LLC maRyann kinzel 3876 Ox Bow Loop Flagstaff, AZ 86001 Phone: (928) 853-7453 Fax: (520) 398-9880 Contact: Maryann Kinzel Units: 7 IROC montego Bay Leasing Office 409 S. Lezner Ave. Sierra Vista, AZ 85635 Phone: (520) 515-8300 Fax: (520) 515-8305 Contact: Abigail Keith Units: 192 Management Company: Allison-Shelton Real Estate Services, Inc Apartment News • March 2013

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 January 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, 5110 N. 44th St., Ste. L160, Phoenix, AZ 85018.

pala mesa Leasing Office 2433 West Main Street Mesa, AZ 85201 Phone: (480) 659-1300 Fax: (480) 659-1303 Contact: Rachel Bush Units: 256 Management Company: Weidner Apartment HomesArizona poRt Royale Leasing Office 1201 N. Colombo Avenue Sierra Vista, AZ 85635 Phone: (520) 458-8600 Fax: (520) 458-8601 Contact: Prior Kelly Units: 248 Management Company: Allison-Shelton Real Estate Services, Inc san noRteRRa Leasing Office 28515 N. North Valley Parkway Phoenix, AZ 85085 Phone: (623) 594-1919 Contact: Kaycee Price Units: 388 Management Company: Mark-Taylor Residential tanneR pRopeRties inc. 700 E. Jefferson Suite 230 Phoenix, AZ 85034 Phone: (602) 243-1036 Fax: (602) 243-1025 Contact: Delmonte Edwards

townHome apaRtments Leasing Ofﬁce 6528 N. 17th Ave. Phoenix, AZ 85015 Phone: (480) 290-2480 Fax: (480) 393-8990 Contact: Carl Pavilonis Units: 14 IROC

ameRican lung association in aRizona 102 W. McDowell Rd. Phoenix, AZ 85003 Phone: (602) 258-7505 Fax: (602) 258-7507 Contact: Mary Kurth Business codes: Public Health

teRminix int. (tucson) 2104 N. Forbes Rd. Suite 101 Tucson, AZ 85745 Phone: (520) 838-2634 Fax: (520) 882-7251 Contact: Don Wiggins Business codes: Pest Control Services,Termite Elimination

legacy RooFing llc 5112 W. Tierra Buena Ln. Glendale, AZ 85306 Phone: (623) 581-0274 Fax: (602) 843-3717 Contact: Frank Vanderzee Business codes: Rooﬁng Services Rain man RooFing & wateRpRooFing seRvices, inc. 44047 N. 43rd Ave. #74674 Phoenix, AZ 85087 Phone: (623) 670-2835 Fax: (602) 824-6185 Contact: Mark Hughes Business codes: Rooﬁng Services

BeRlin pRecision constRuction inc. 5826 N. 81st Street Scottsdale, AZ 85250 Phone: (480) 252-4017 Fax: (480) 302-8438 Contact: Isaac Berlin Business codes: Const. Remodeling & RepairRestoration & Turnkey HoRticultuRe unlimited, inc. 3237 N. Richey Blvd. Tucson, AZ 85716 Phone: (520) 321-4678 Fax: (520) 318-4529 Contact: Marcella Holodynski Business codes: Landscaping Services

ASSOCIATE MEMBERS

wateRmaRk contRacting, inc. 4381 E. Nolan Place Chandler, AZ 85249 Phone: (480) 441-1206 Contact: Mark Lynch Business codes: General Contractor-Licensed/Bonded for Comm/Res.,Painting Services

tap and sons electRic, inc. 2715 S. Hardy Dr. #101 Tempe, AZ 85282 Phone: (480) 507-2900 Fax: (480) 507-8908 Contact: Thom Petteruti Business codes: Electrical & Lighting Contractors & Services,Electrical, Plumbing, AC Contractors

a&H painting, inc. PO Box 10126 Glendale, AZ 85318 Phone: (602) 439-1484 Fax: (602) 896-3057 Contact: Glenda Hernandez Business codes: Painting Services adolFson & peteRson constRuction 5002 S. Ash Ave. Tempe, AZ 85282 Phone: (480) 345-8700 Fax: (480) 345-8755 Contact: Quinn Gormley Business codes: Architectural & Construction,Financial Services,General Contractor/Construction Management,Real Estate Services/Consulting aln apaRtment data, inc. 2611 Westgrove #104 Carrollton, TX 75006 Phone: (800) 643-6416 Fax: (972) 931-6251 Contact: Laura ReeseWilliams Business codes: Marketing, Research & Statistics

Saturday – March 23, 2013 8:00 a.m. Registration - 9:00 a.m. Start at

Brandi Fenton Park (North Alvernon Way at River Road in Tucson, Arizona)

Event Information Early Bird Rate

(through March 15, 2013) -

$30 per person

AFTER March 15, 2013: $35 per person Children (under 18) – No charge (No shirt guarantee for those that register after March 15, 2013; Children do not receive shirts.)

Runners and walkers will participate in a non-competitive 5K FUN Run-Walk starting at Brandi Fenton Park in Tucson which will follow a local designated route (see map) which will BEGIN at 9:00 a.m. Children under the age of 18 are welcome to participate at no charge providing that they are accompanied by a parent/guardian through the entire walk/run.

Proceeds to benefit Our Family Services-New Beginnings in Tucson

Event Registration/Check-In Check-In

opens at 7:45 a.m.

–

Participants will receive a T-Shirt and assorted other goodies. Water will be provided on the day of the event.

Prizes -

Every Participant is entered in a raffle to win a variety of prizes.

Course Description -

Course starts and finishes at Brandi Fenton Park.

EVEnts & trAinings

AMA EVENT INFORMATION & REGISTRATION COMMITTEE MEETINGS March 13 PROJECT S.A.F.E Time: 2:00 p.m. Location: AMA Office

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

AMAPAC Time: 11:00 a.m. Location: AMA Office April 4 FIVE STAR Time: 10:00 a.m. Location: AMA Office

March 18 BIG HEARTS FOR LITTLE HANDS COMMITTEE MEETING Time: 3:00 p.m. Location: UMOM March 18 PHOENIX TRADE SHOW COMMITTEE Time: 2:00 p.m. Location: AMA Office March 20 MEMBERSHIP Time: 9:00 a.m. Location: AMA Office

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

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

AMAPAC Time: 11:00 a.m.

April 15 BIG HEARTS FOR LITTLE HANDS COMMITTEE Time: 3:00 p.m. Location: UMOM APRIL 16 COMMUNICATIONS COMMITTEE Time: 3:00 p.m. Location: AMA Office

March 22 TRIBUTE AWARDS COMMITTEE Time: 12:00 p.m. Location: AMA Office

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

March 26 AFFORDABLE HOUSING SUBCOMMITTEE Time: 8:00 a.m. Location: AMA Office

VALLEY EVENTS March 21 PHOENIX REVERSE TRADE SHOW Time: 3:00 p.m. Loaction: El Zaribah Shriner Auditorium, 552 North 40th Street, Phoenix, AZ 85008 April 11 ASSOCIATE MEMBERS COUNCIL (AMC) – Phoenix Time: 3:00 p.m. Location: Chuparosas, 2222 S. Dobson Road, Chandler, AZ 85286

April 18 COMMUNITY RELATIONS Time: 10:00 a.m. Location: AMA Office

GOVERNMENT AFFAIRS Time: 10:00 a.m. Location: AMA Office

April 26 TRIBUTE AWARDS COMMITTEE Time: 12:00 p.m. Location: AMA Office

April 17 PHOENIX DINNER MEETING Time: 5:00 p.m. Location: El Zaribah Shriner Auditorium, 552 North 40th Street, Phoenix AZ 85008 Registration: $59 for members before April 12; After April 12, late registration is $79

For more information on Phoenix events, please contact

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

602-296-6205 or

TUCSON EVENTS

by email at

Michelle Rill at

March 15, April 19 INDEPENDENT RENTAL OWNERS COUNCIL Time: 11:00 a.m.-1:00 p.m. Location: Tucson AMA Office

mrill@azama.org For more information

April 12 AMA/FOR RENT MEDIA SOLUTIONS GOLF TOURNAMENT Time: 8:00 a.m. - 4:00 p.m. Location: The Hilton El Conquistador Golf Club, 10555N. La Canada, Oro Valley, AZ 85737

on Tucson events, please contact: Joanna Grassinger,

April 25 TUCSON DINNER MEETING Time: 5:00 p.m. Location: Doubletree Tucson Reid Park, 445 S. Alvernon Way, Tucson, AZ 85711 Registration: $49 for members. Late registration is $69.

520-343-0643 or 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 • March 2013

EVEnts & trAinings

Training Opportunities AMA Phoenix Training Opportunities CPR & FIRST AID CERTIFICATION With pool season right around the corner, it is important for your on-site staff to know how to recognize and handle an emergency situation until paramedics arrive. Those who successfully complete this course will earn a two year CPR & First Aid completion card and Arizona state certification. A breakfast and light lunch will be provided. This class will be instructed by Horizon Safety Training. **THIS CLASS HAS AN ATTENDANCE MAXIMUM OF 20** March 12 April 16 Time: 8:30 a.m.-2 p.m. Cost: $69 for members, $99 for non-members Location: AMA Office, 818 N. 1st St., Phoenix 85004 AZ LANDLORD TENANT SEMINAR Knowing how to use and comply with state law that governs all rental housing operations can save time, make you money, and minimize legal difficulties. This is a must for any property owner, community manager and leasing agent. You will review the revised law, which outlines the rights and responsibilities for both landlords and renters. Time will be allocated for audience questions and answers. This class will be instructed by an AMA attorney. Fair Housing Real Estate CECs pending. March 14 September 19 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!! February 11 & 12 April 8 & 9 June 10 & 11 September 16 & 17 November 11 & 12 Time: 10 a.m.-4 p.m. Cost: $99 per attendee Location: AMA Office, 818 N. 1st St., Phoenix 85004 AGENCY LAW CASE STUDY & PROBLEM SOLVING In this course, a wide variety of past and current agency practices will be examined. The seminar will create an awareness of emerging business models and help attendees gain the skills to learn how to minimize risk when working with each type of business model.

Attendees will earn 3 hrs. CEC’s for all NAA Designations; Real Estate Credits pending. April 11 Time: 9 a.m. - 12:00 p.m. Cost: $29 for members, $49 for non-members Location: ? FAIR HOUSING For rental property owners and managers, understanding and complying with fair housing laws and the American with Disabilities Act (ADA) is more important than ever. This interactive course will provide an overview of fair housing and ADA law and investigative procedures. This course is taught by an AMA attorney. Fair Housing Real Estate CECs pending. May 22 August 8 Time: 9 a.m.-12 p.m. Cost: $29 for members, $49 for non-members Location: AMA Office, 818 N. 1st St., Phoenix 85004

AMA Tucson Education Opportunities INTRODUCTION TO PROPERTY MANAGEMENT – LEASING JUMPSTART CLASS This class serves as an in-depth introduction to the property management/multihousing industry for new and prospective employees. With AMA Tucson’s Job Fair held in February, this is a great way to bring new employees up to speed or to ask prospects to attend before committing to a new position. Real Estate Credits pending. March 5 Time: 8:30 a.m.-12:30 p.m. Cost: $69 for members and non-members Location: Tucson AMA Office 1001 N. Alvernon Way Ste. 101, Tucson CUSTOMER SERVICE Explore techniques for handling angry customers and unlock the secrets to discovering your own customer service magic. If you want to tap into your true potential, you must find the customer service secrets that are just the right fit for your particular business. Also, learn about the power of humor and why some of the biggest companies today also employ fun as an organizational strategy. Have fun and strengthen your customer service DNA. Real Estate Credits pending. April 9 Time: 9 a.m.-12 p.m. Cost: $49 for members, $69 for non-members Location: Tucson AMA Office 1001 N. Alvernon Way Ste. 101, Tucson

CERTIFIED APARTMENT MANAGER (CAM) The on-site manager is a vital link between apartment residents and the community owners and investors. This designation program, recognized by the National Apartment Association (NAA), includes: Management of Residential Issues, Legal Responsibilities, Human Resource Management, Fair Housing, Property Maintenance for Managers, Risk Management, Financial Management, and the Community Analysis project. The final exam is taken online and all graduates are listed in the NAA’s Units magazine. This program is a total of six (6) days, three in March and three in April and attendance for all classes is mandatory. Real Estate Credits pending. March 26, 27, & 28 April 23, 24, & 25 Time: 9 a.m.-5 p.m. Cost: $825 for members, $1,075 for non-members Location: AMA Office, 818 N. 1st St., Phoenix 85004 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 • March 2013

ArizonA Multihousing AssociAtion

Companion Animals By Judy Drickey-Prohow, Esq., The Law Ofﬁces of Scott M. Clark, P.C.

he question comes up a lot – does a property have to grant a tenant’s request for a companion animal the same way that it has to consider a request for a service dog or an assistive animal. The answer is pretty clear. Regardless of what the animal is called – service animal, assistive animal, therapeutic animal, companion animal or anything else – the property must permit the resident to keep the animal if (1) the person seeking the accommodation is a person with a disability, (2) the person needs the animal because of his/her disability and (3) allowing the tenant to keep the animal would not impose an undue financial and administrative burden on the property. The Fair Housing Act (FHA) does not mention the word “animal” in any context but the United States Department of Housing and Urban Development (“HUD”) has long taken the position that allowing a disabled person to keep an animal may be a reasonable accommodation within the meaning of the FHA. What an animal is called is irrelevant. Although early case law suggested that the particular animal must be individually trained to assist the person with a disability, both courts and HUD have long discredited that suggestion. The control-

ling question today is only whether allowing the animal is something that is reasonable and necessary to afford a disabled person an equal opportunity to enjoy a dwelling. Between 2002 and 2010 the United States Department of Justice (“DOJ”) filed ten (10) federal court lawsuits against landlords, arguing that the failure to offer reasonable accommodations to tenants with emotional support animals (“therapeutic” or “companion” animals) violated the FHA. Each of those ten cases was resolved with a consent decree, a settlement or a favorable jury verdict. In each of those cases DOJ sought an accommodation involving emotional support animals, notwithstanding the lack of specialized training. Claims raised by private individuals and fair housing organizations are getting similar results. In the Orange County, California Superior Court two cases filed by the California Department of Fair Employment and Housing recently settled for $185,000.00 and $200,000.00 respectively. Both of those cases alleged a failure by landlords to permit tenants to keep therapeutic or companion animals as a reasonable accommodation for a disability. Other states, while not quite as generous, saw similar results. In Oregon last year, for example, landlords settled similar cases for $75,000.00 and $50,000.00, in addition to requirements for changes in

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Legal Q&A Editor’s note: Readers who have nonemergency, general landlord-tenant, fair housing questions can send them to Apartment News. While all cannot be answered in this monthly column, we will attempt to publish those questions that would be of interest to most readers. For specific or urgent advice, consult your legal advisors before making a decision.

UESTION My wife and I own a rental house. It is rented to an older couple and their daughter has recently moved in “to help them get around”. My wife thinks we should not ask for more rent than what we rented it for when it was just the 2 of them. It seems to me that we should get more rent money for more people living in the house than when the rental contract was signed. Can I ask for more rent? What are my legal options?

portunity to use and enjoy the dwelling.” “Equal opportunity” refers to the same opportunity that is afforded to persons with different kinds of disabilities and to those without disabilities. Finally the property has to evaluate whether providing the requested accommodation would impose an undue financial and administrative burden on the property. This financial and administrative burden is not a speculative burden but a requirement that the property show an actual burden that will result from allowing the specific animal that the tenant wants to keep. This individualized assessment is intended to separate those residents who only want pets from those who need an animal because of a disability. As the North Dakota court wrote: The Court believes that this analysis ensures that only those with proper disabilities are afforded accommodations such as assistance animals; it will not, as portended by the AOAO, result in everyone who wants a pet being afforded an assistance animal, so long as they label it an emotional support animal. Rather, because the animal must alleviate the disability, only those with disabilities will be afforded this accommodation. Obviously a determination as to whether or not to permit a person to keep any kind of assistance animal – therapeutic, service, companion or otherwise – is a complex legal question. Properties with any uncertainty about their decision are strongly encouraged to seek knowledgeable legal counsel before making any determinations. q Judy Drickey-Prohow is an attorney with the Law Offices of Scott M. Clark, P.C.. She can reached at 520.241.1847. The views expressed here are generalized advice or information. Fact-specific questions should always be referred to legal counsel. Statements and opinions expressed in these legal columns are solely those of the author or authors. This advice does not necessarily represent the views or opinions of the Arizona Multihousing Association.

NSWER: You can ask for more rent, but the tenant has to agree to pay it. If not, you have a fixed term lease for a specific period and at a specific monthly rent. If the tenants refuse to pay a higher rent for the additional person, then all you can do is give the tenant a ten (10) day Non-Compliance Notice to remove the unauthorized occupant. Be careful, because if this person is a caregiver, you may have a fair housing discrimination issue by refusing to let her live there. Andy M. Hull is the principal of the Law Office of Andrew M. Hull. He can be reached at 602.230.0088. The views expressed here are generalized advice or information. Fact-specific questions should always be referred to legal counsel. Statements and opinions expressed in these legal columns are solely those of the author or authors. This advice does not necessarily represent the views or opinions of the Arizona Multihousing Association.

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rental policies and fair housing training. In August 2012 a federal court in Hawaii granted summary judgment for a tenant whose landlord had refused to allow him to keep a companion animal as an accommodation for his mental disability. A North Dakota court reached a similar conclusion in March 2011, where the court said: Imposing a requirement that only animals with specialized training can be deemed “a reasonable accommodation” in the housing context has the effect of discriminating on the basis of disability. Under such an interpretation, landlords would be required to make a reasonable accommodation for individuals with physical disabilities, such as those that are blind or hearing impaired, but would not necessarily have to accommodate those with a mental disability-related need for support, such as depression or anxiety. A determination that animals need not have specialized training to fall within the purview of the FHA ensures the equal treatment of all persons with disabilities who need assistance animals in residential housing. Such an interpretation is consistent with the plain language of the statute, HUD’s regulations and the DOJ’s position. Under these cases, as well as under HUD’s and DOJ’s interpretations, a landlord must utilize the same individualized assessment when a resident wants to keep an emotional support animal as it does when the resident wants to keep a seeing eye dog, or other individually trained animal. That analysis requires the landlord to first consider whether the resident has a disability as the FHA defines that term. For these purposes a disability is a physical or mental impairment that substantially limits or restricts one or more of a person’s major life activities. As set out in the definition, both physical and mental impairments are covered by the Act, and landlords must make accommodations for both of them. Next, the property must consider whether the accommodation sought by the resident is “necessary to afford the handicapped person an equal op-

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Apartment News • March 2013

lEgAl

Calculating Carpet Damage By Andy M. Hull, Esq., Hull, Holliday and Holliday, PLC

ne of the most often asked questions is, “How much can I charge a tenant who causes damage to the carpet in his or her apartment?” While the Arizona Residential Landlord and Tenant Act does not directly address carpet loss, there is case law in Arizona that does. This article will offer some guidance in assessing carpet damage. A.R.S. § Sec. 33-1341 states in part: “The tenant shall not deliberately or negligently destroy, deface, damage, impair or remove any part of the premises or knowingly permit any person to do so.” Generally, a tenant has a legal obligation to return an apartment in the same condition as when originally rented, normal wear and tear excepted. Carpet damage usually results from pets tearing the carpet or urinating on it, or from human error, food and drink stains or cigarette burns. In the matter of Devine v. Buckler, the court illustrates how it reacted when it found a tenant responsible for carpet damage in an apartment unit. At issue in this case was whether the plaintiff sufficiently proved they suffered a loss as a result of having to replace carpeting that had been

ruined through negligent workmanship by the tenant while attempting to dye it. The Court of Appeals determined that “plaintiffs were entitled to recover an amount that would put them in the position they were in before they were injured.” The court stated: In determining actual value, a trial judge has wide latitude. Depending upon the particular conditions and circumstances, he may consider the

The carpet was approximately three years old when ruined. Its original cost was $13.00 per yard. The trial court awarded the plaintiffs $10.00 per yard. The evidence clearly proved three points: 1) The entire carpet was damaged; 2) It was in excellent condition at the time the loss occurred; 3) Its replacement cost should be depreciated based on the value the owner had already received from its use.

fairly and adequately compensate the injured party. If a landlord is entitled to any recovery, it will be the replacement cost for rooms actually damaged minus the depreciated value that takes into account the number of years the ruined carpet had been in use. AS AN EXAMPLE CONSIDER THE FOLLOWING: “Four tenants rent an apartment at the Jigger In/Stumble Out apartment complex. The residents, Dee U. Eye, Bud Y. Zurr, Jack Daniels and Jim Beam, lease an apartment with brand new carpet. Six months later they leave and the carpet is completely urine soaked from their unauthorized pets. Manager, Dee P. Ess, sues the former residents for complete carpet replacement. Judge E.Z. Life, awards all the carpet cost since it was brand new only six months before move in.” q Andy M. Hull is the principal of Hull, Holliday and Holliday, PLC. He can be reached at 602.230.0088.

cost of the property when new, the length of time it was used, its condition at the time of loss or injury, the expense to the owner of replacing it with another item of like kind a n d in similar condition, and any other factors that will assist in assessing the value to the owner at the time of loss or injury.

In order to meet the burden of proof, the landlord first must show the tenant actually caused the damage. Helpful items to include are a move in and move out checklist, photographs and a sample of the damaged carpet. It is the policy of law in civil cases to award only those damages that will

The views expressed here are generalized advice or information. Fact-specific questions should always be referred to legal counsel. Statements and opinions expressed in these legal columns are solely those of the author or authors. This advice does not necessarily represent the views or opinions of the Arizona Multihousing Association.

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Apartment News • March 2013

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Apartment News â&#x20AC;˘ March 2013

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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 Safeguard Statewide* . . . . . . . . . . . . . . . . (480) 609-6200 Sun Devil Fire and Security Statewide* . . . . . . . . . . . . . . . . (623) 245-0636

answeRing seRvices CallMaX Nationwide* . . . . . . . . . . . . . . . (866) 301-6420 Indatus Nationwide. . . . . . . . . . . . . . . . (800) 727-4246

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 Lowe’s Inc. Nationwide* . . . . . . . . . . . . . . . (623) 414-0920 Mac-Gray The Laundry Room Experts Nationwide* . . . . . . . . . . . . . . . (602) 279-3399 Mac-Gray The Laundry Room Experts (Tucson) Nationwide* . . . . . . . . . . . . . . . (800) 622-4729 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 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 James H. Hays, PLC Metro Phoenix* . . . . . . . . . . . . (480) 655-1600 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. Metro Phoenix . . . . . . . . . . . . . (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

Bedding Bedmart Metro Tucson* . . . . . . . . . . . . . (520) 887-7039

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 Servpro of Gilbert and Chandler South Metro Phoenix* . . . . . . . . . . . . (480) 558-7620

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 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 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 National Credit Systems, Inc. Nationwide* . . . . . . . . . . . . . . . (800) 515-4375 Rent Recovery Solutions Metro PHX & Metro Tucson. . . (800) 335-0119 Residentcheck Nationwide. . . . . . . . . . . . . . . . (972) 404-0808 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 BioPro, LLC Statewide* . . . . . . . . . . . . . . . . (602) 234-6856 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 • March 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

dRug laB Remediation & clean up Spray Systems Environmental AZ*, CA* & NV*. . . . . . . . . . . . (480) 967-8300

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

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

electRical & ligHting contRactoRs & seRvices Archie’s HVAC & Electric Valleywide* . . . . . . . . . . . . . . . (480) 921-8350 Bert’s Electric & Plumbing Tucson* & Surrounding Area* . (520) 791-7800 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 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. Metro Phoenix . . . . . . . . . . . . . (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 Edward Jones Nationwide. . . . . . . . . . . . . . . . (480) 895-3254 TruWest Credit Union Metro Phoenix* . . . . . . . . . . . . (602) 629-1899

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 Servpro of Gilbert and Chandler South Metro Phoenix* . . . . . . . . . . . . (480) 558-7620 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 Armstrong World Industries, Inc. Statewide . . . . . . . . . . . . . . . . . (800) 356-9321 Lowe’s Inc. Nationwide* . . . . . . . . . . . . . . . (623) 414-0920 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

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 Davis Companies Valleywide . . . . . . . . . . . . . . . . (909) 795-0077

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 Finocchiaro Construction LLC Metro Phoenix . . . . . . . . . . . . . (602) 971-0337 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

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 Crest Insurance Group Nationwide* . . . . . . . . . . . . . . . (480) 839-2252 LeaseTerm Solutions Western U.S . . . . . . . . . . . . . . . (678) 206-2910 Nationwide Insurance Metro Phoenix,Nationwide . . . (602) 718-1220 Networked Insurance Agents Nationwide. . . . . . . . . . . . . . . . (480) 292-9642 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 CSE Insurance Group AZ*, CA* & TX*, Nationwide* . (800) 282-6848 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

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 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 Shamrock Landscaping, Inc. Valleywide . . . . . . . . . . . . . . . . (602) 606-7603

landscape maintenance & seRvices AME Southwest Landscape and Irrigation Metro PHX & Metro Tucson. . . (480) 558-3160 Asset Landscaping Metro Phoenix* . . . . . . . . . . . . (602) 353-8877 Gothic Grounds Management, Inc. (Phx) Metro Phoenix . . . . . . . . . . . . . (602) 540-6917 Greenway Landscape, Inc. Metro Tucson* . . . . . . . . . . . . . (520) 441-1297 Landscape Pros & Design LLC Metro Phoenix* . . . . . . . . . . . . (480) 228-9630 Rain Key LLC Metro Phoenix* . . . . . . . . . . . . (480) 239-4223 Safari Pools & Landscape Valleywide* . . . . . . . . . . . . . . . (480) 633-6494 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 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 Dodge & Vega PLC Statewide* . . . . . . . . . . . . . . . . (480) 656-8333 Fennemore Craig Metro Phoenix . . . . . . . . . . . . . (602) 916-5000 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, ReseaRcH & statistics ALN Apartment Data, Inc. Nationwide. . . . . . . . . . . . . . . . (800) 643-6416 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

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

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/Arizona Action Paging Nationwide* . . . . . . . . . . . . . . . (602) 244-1833

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 One 80 Painting Metro Phoenix* . . . . . . . . . . . . (602) 997-1434 Papago Painting, Ent. Statewide* . . . . . . . . . . . . . . . . (602) 340-0886 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 Frazee Paint Industries Phoenix*. . . . . . . . . . . . . . . . . . (303) 371-5600 Sherwin-Williams Statewide* . . . . . . . . . . . . . . . . (602) 861-3171

paRking lot & dRiveway seRvices Performance Paving & Sealing, LLC Metro Phoenix* . . . . . . . . . . . . (480) 816-5305

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

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

*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 • March 2013

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

pipe Renewal & RestoRation RainForest Plumbing & Air Valleywide* . . . . . . . . . . . . . . . (602) 253-9376

playgRound maintenance & contRactoR

puBlic HealtH Public Health . . .American Lung Association in Arizona Metro Phoenix* . . . . . . . . . . . . (602) 258-7505 Maricopa County Tobacco Use Prevention Program Maricopa County . . . . . . . . . . . (602) 372-7272

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 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

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

Revenue management soFtwaRe Rainmaker Nationwide. . . . . . . . . . . . . . . . (678) 578-5700

RooF coatings Arizona Foam & Spray, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8176 BluSky Restoration Nationwide*,Statewide*. . . . . . (602) 689-7801 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

Seamless Services, Inc. Statewide* . . . . . . . . . . . . . . . . (480) 964-1052 Starkweather Roofing, Inc Statewide* . . . . . . . . . . . . . . . . (602) 997-0529 Sunmaster Valleywide* & Tucson* . . . . . . (602) 268-1427 Sunvek Metro Phoenix* . . . . . . . . . . . . (623) 349-7663 Titan Restoration Of Tucson, Inc Metro Tucson* . . . . . . . . . . . . . (520) 888-4826 United Asset Services Nationwide* . . . . . . . . . . . . . . . (602) 340-8274 Western Roofing Systems, Inc. AZ*, NV* & South CA*. . . . . . . (480) 967-8073

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

RooFing and wateR pRooFing consultants Arizona’s Roof Consultant, LLC Statewide* . . . . . . . . . . . . . . . . (480) 557-6255

RuB systems Conservice Utility Management & Billing Nationwide* . . . . . . . . . . . . . . . (866) 866-0333 Multifamily Utility Company Nationwide* . . . . . . . . . . . . . . . (800) 266-0968

scReen dooRs & Bug scReens Blind Co. Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8098

scReening seRvices AmRent Nationwide* . . . . . . . . . . . . . . . (855) 214-4743 Residentcheck Nationwide. . . . . . . . . . . . . . . . (972) 404-0808

scReening seRvices/cRedit RepoRts AAA Landlord Services, Inc./Investigative Screening Nationwide* . . . . . . . . . . . . . . . (480) 668-5953 Airfactz Nationwide* . . . . . . . . . . . . . . . (800) 729-7776

Safe and Sound Playgrounds Statewide* . . . . . . . . . . . . . . . . (480) 888-8784

plumBeRs

Arizona Multihousing Association & FOR RENT Media Solutions present

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

AMA Tucson

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 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

2013 Golf Tournament Golf & Awards Lunch Party ‘JOIN THE 4th Annual CRAZY PANTS TOUR’

rk! etwo N d n a lf FU N a Go Have eed to be No n uperstar! S

plumBing pRoducts manuFactuReR Moen Incorporated Nationwide* . . . . . . . . . . . . . . . (440) 962-2000

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 Thomson Reuters Nationwide. . . . . . . . . . . . . . . . (480) 270-6011

Apartment News • March 2013

Course Dress Code— Appropriate Golf Attire ; Collared Shirts; Soft Spikes (Tennis shoes acceptable); NO DENIM Crazy Pants /Skirts Approved Approved

First come first served | Full payment must accompany registration | Registration deadline Friday April 12, 2013 | Luncheon and Awards presentation to follow tournament.

plumBing FixtuRes & supplies Ferguson Enterprises, Inc. Tucson* & Surrounding Area* . (520) 792-1700 Plumbing Suppliers Inc. Metro Tucson* . . . . . . . . . . . . . (520) 326-6433

Get crazy! Wear your craziest pants and you could win a prize!

WHEN: WHERE: Friday April 12, 2013 Hilton El Conquistador Country Club 7:15 a.m. Registration Opens 10555 N. La Canada, Oro Valley 8:30a.m. shotgun start - NEW TIME ************************************************************************************************ GOLF, Awards Lunch AND PARTY: Awards Lunch AND PARTY ONLY:   

Includes golf, cart, range balls, lunch, dinner and party Before April 5, 2013—$170 per player After April 5, 2013—$195 per player

 

Before April 5, 2013—$45 per person After April 5, 2013—$50 per person

PARTY IS OPEN TO EVERYONE—INVITE YOUR FRIENDS, CO-WORKERS AND SPOUSES REGISTRATION DEADLINE: FRIDAY APRIL 5, 2013

GOLF AND PARTY REGISTRATION Contact Person:__________________________________Company Name:________________________________ Address:________________________________________City:___________________Zip:____________________ Phone:___________________Fax:____________________Email:________________________________________ Company Name: (You may register a maximum of four players per team. Individual players will be assigned to a foursome). 1.__________________________________________________2.___________________________________________________ 3.__________________________________________________4.___________________________________________________ PARTY ONLY REGISTRATION: (For non-golfers) 1.__________________________________________________2.___________________________________________________ $______enclosed for____ GOLFERS + $________enclosed for_____ DINNER/PARTY ATTENDEES

METHOD OF PAYMENT: Check: Amount $______________ Charge to:

Visa

= $__________TOTAL

Mastercard

AMEX

Card Number____________________________________ Billing Zipcode:__________ EXP:_________________ Name as it appears on Card:_______________________ Auithorized Signature:_____________________________ MAIL OR FAX TO: Arizona Multihousing Association 1001 N. Alvernon, Ste 101, Tucson, AZ 85710 | FAX: 520-323-3399 | PH: 520-323-0643

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

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 Elite Protective Services Phoenix. . . . . . . . . . . . . . . . . . . (480) 792-1515 Emerald Security Group Metro PHX* & Metro Tucson* . (623) 251-6056 Hite Security, LLC. Metro Tucson . . . . . . . . . . . . . . (520) 298-8834 Layne Security LLC Metro Phoenix*,PHX* & Surrounding Area* . . . . . . . . . . . . . . . . . . . . . . . . . (623) 377-6847

secuRity seRvices

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

solaR eneRgy Harmon Solar Statewide* . . . . . . . . . . . . . . . . (623) 879-0010

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

A Urban Tactical Security Metro Phoenix* . . . . . . . . . . . . (602) 328-0005 Core Security Services Valleywide* . . . . . . . . . . . . . . . (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

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 The Sharper Edge, Inc. Metro Phoenix* . . . . . . . . . . . . (480) 539-6566

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 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 Virtual Office Global, LLC Metro Phoenix,Nationwide . . . (602) 297-5255

telepHone answeRing & messaging systems Answer Phoenix Metro PHX* & Metro Tucson* . (602) 248-8080 Corporate Answer/Arizona Action Paging 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 Enforcement Metro Phoenix* . . . . . . . . . . . . (480) 232-6556 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

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

waste management Valet Waste Nationwide. . . . . . . . . . . . . . . . (813) 247-7524 Waste Consolidators, Inc. Valleywide* . . . . . . . . . . . . . . . (480) 897-3601 Waste Management Statewide* . . . . . . . . . . . . . . . . (888) 964-9760

wateR conditioning & puRiFication 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 G5 Nationwide. . . . . . . . . . . . . . . . (541) 633-7271

welding 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 B&B Window Coverings, LLC Phoenix. . . . . . . . . . . . . . . . . . . (480) 991-1500 Blind Co. Inc. Statewide* . . . . . . . . . . . . . . . . (480) 834-8098

LADIES AND GENTLEMEN… START YOUR ENGINES!

REVERSE TRADE SHOW A fun twist on the familiar where the Management Companies are the exhibitors and the Associate Members are the attendees!

You can’t afford to miss this event on March 21st! 

Quality time with key decision makers from Arizona’s leading apartment owners and management companies. 



ONE prearranged 10 minute interview with one of your top 4 target prospects.

Present your company information to up to 12 different additional companies in 5 minute, first come-first served interviews. 

AMA Members will police the room for ‘booth hogs’ to ensure you get quality interview time with your prospects. 

Enjoy informal networking with all Regular member exhibitors. 

Equal playing field for all Associate Members

Associate Member attendance strictly limited to pre-purchased interview teams of one or two people for $250 per team. Regular Members can reserve exhibit tables for free so contact the AMA to get your tables now! FOR ADDITIONAL INFORMATION, CONTACT MICHELLE RILL AT 602-296-6205, MRILL@AZAMA.ORG, OR VISIT OUR WEBSITE AT WWW.AZAMA.ORG

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

Apartment News • March 2013

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

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

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

Trust your restoration experts!

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

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For more information visit adanacent.com or email gary@adancent.com Operation’s License #189034 - KB01 5830 W. Thunderbird Rd., Suite B8 PMB #305 Glendale, AZ 85304 480-818-1820 or 602-292-3987 Apartment News • March 2013 For more information visit adanacent.com or email adanac@cox.net

Professional Publishing, Inc

www.TheLandlordTimes.com

ON-SITE

Vol. 22 Issue 3

March 2013

Published 22 Years

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

PUGET SOUND APARTMENT OWNERS, PROPERTY MANAGERS & MAINTENANCE PERSONNEL

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

Seattle's Fourth Quarter 2012 Insight Into The Rental Applicant Risk Index Report By Jay Harris, Vice President of Business Services, CoreLogic SafeRent The CoreLogic® SafeRent® Renter Applicant Risk (RAR) Index Report, formerly known as the Multifamily Applicant Risk (MAR) Index Report, provides market-based benchmarks for evaluating credit quality and risk of default for renters applying for apartment homes in multifamily housing units. The index also includes data from single-family rentals. Using a mean of 100, an index value above 100 indicates decreased risk, and a value below 100 indicates increased risk. According to the data, the risk of default among renters nationwide decreased year over year in the fourth quarter of 2012 with an index value of 103 compared to the fourth Continued on page 3

Study: Apartment Construction and Operations Contributed $3 Billion to Seattle Economy Washington received $28.7 billion economic contribution from the combined construction, operation and resident spending, says new report “The Trillion Dollar Apartment Industry” Despite the worst economy in a generation, apartment construction and operations contributed $2 billion to the metro Seattle economy in 2011 supporting 23,000 local jobs, according to a new report released today by the National Multi Housing Council (NMHC) and the National Apartment Association (NAA). In addition, apartments and their residents statewide contributed $28.7 billion to Washington’s economy supporting 678,000 jobs. The report, along with an interactive map and economic impact calculator, is availProfessional Publishing, Inc PO Box 30327 Portland, OR 97294-3327

able on the new website www. WeAreApartments.org. Based on research by economist Stephen S. Fuller, Ph.D., of George Mason University’s Center for Regional Analyasis, the report covers the economic contribution of apartment construction, operations and resident spending on a national level plus all 50 states. In addition, construction and operations data is available for 12 metro areas: Atlanta, Boston, Chicago, Dallas, Denver, Houston, Los Angeles, Miami, New York City, Philadelphia, Seattle and Washington, D.C.

Current Resident or

PRSRT STD US Postage PAID Seattle, WA Permit #741

Highlights from the report include: • Nationally, the apartment industry and its residents contributed $1.1 trillion to the economy in 2011, or more than $3 billion every day. This combined spending supported 25.4 million total jobs. • Within the Seattle metro area, the apartment industry spent $507.4 million on new apartment construction, creating a total economic contribution of $1.1 billion supporting 8,800 local jobs in 2011. Continued on page 15

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

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

Continued on page 5 Page 16 Washington Apartment Association

NEW UPDATES ON CARBON MONOXIDE ALARM REQUIREMENTS... Page 14

LEGISLATIVE ADVOCACY FOR THE APARTMENT INDUSTRY Page 6

Chapter 27 Institute of Real Estate Management IREM® REVEALS WOMEN CHANGING THE WORLD OF REAL ESTATE...

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On-Site Northwest â&#x20AC;˘ March 2013

ON-SITE Seattle's ...continued from front page quarter of 2011 with an index value of 101. On a quarter-over-quarter basis, the risk of default increased in the fourth quarter 2012 compared to the third quarter of 2012 when the index value was 106. The increased risk from the third quarter to the fourth quarter of 2012 reflects a riskier applicant pool that is typical in seasonally slower periods of applicant traffic. For additional regional data and renter trends, visit http:// www.corelogic.com/about-us/ news/corelogic-releases-q4-2012renter-applicant-risk-index-report. aspx.

Here is how Seattle-TacomaBellevue, WA performed in the fourth quarter compared to last year: • Seattle-Tacoma-Bellevue, WA: 4Q12 RAR Index = 125 • Seattle-Tacoma-Bellevue, WA: 4Q11 RAR Index = 123 The SafeRent Renter Applicant Risk (RAR) Index Report is published quarterly by CoreLogic. The RAR Index is calculated exclusively from applicant-traffic credit quality scores from the CoreLogic SafeRent statistical lease screening model,

ON-SITE

APARTMENT OWNER & MANAGER NEWSPAPER

STAFF Publisher Will Johnson • will@propubinc.com

Editor Andrea Coulter • andrea@propubinc.com

Circulation Manager Andrea Coulter • andrea@propubinc.com

Designer Andrea Coulter • andrea@propubinc.com

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

Serving the Portland/Vancouver Multifamily Housing Industry More than 21,000 Distributed Monthly www. TheLandlordTimes.com The statements and representations made in advertising and news articles contained in this publication are those of the advertiser and authors and as such do not necessarily reflect the views or opinions of Professional Publishing, Inc. The inclusion of advertising in this publications does not, in any way, comport an endorsement of or support for the products or services offered. Metro Apartment Manager is produced monthly and is published by Professional Publishing Inc. An Oregon Corporation.

Registry ScorePLUS® and is based on an analysis of 39,000 properties representing nearly 6 million apartment homes and single-family rentals. The index provides a benchmark trend of national and regional traffic credit quality scores. Data is also available at the property and sub-market level with our analytics tools. For additional information or the full press release, visit corelogic.com.

CORELOGIC, the stylized CoreLogic logo, SAFERENT and REGISTRY SCOREPLUS are registered trademarks owned by CoreLogic, Inc. and/or its subsidiaries. No trademark of CoreLogic shall be used without the express written consent of CoreLogic.

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ON-SITE 6 Questions ...continued from front page strengths & weaknesses. Test, after test, after test repeatedly concluded that property management was where I was supposed to be. So, I listened. Right away I haphazardly submitted my two weeks notice, applied to every property management company that was hiring in the area, and crossed my fingers that the phone would ring. Thankfully it did. The local rental housing association president, and instructor of the property management certification program quickly hired me. What luck! I currently am a licensed property manager in the state of Oregon, an eviction specialist in the Portland area, and a continuing education provider for other licensees. I feel very appreciative that I discovered my niche so early on in life. I made the leap of faith seven years ago and I’ve never looked back.

TLT: What is it about this industry that has kept you motivated and interested? KPH: My motivation to continue managing properties, providing eviction services, and educating other landlords is to help landlords be better landlords. Education is key in this industry. Most often, the mistakes that I see landlords make are simply because they don’t know the laws. Well unfortunately that is not a legally recognized defense. Teaching other property managers and rental owners about laws and common business practices is thrilling to me and I don’t see an end to it anytime soon. As landlords, we must realize that we’re in an ever changing industry. Landlords should approach managing their rentals just like any other business. Do your research, attend workshops, join

landlord associations, etc. The opportunities are out there if landlords are willing to make the time and spend a little money. It’s my opinion that you can’t afford not to. TLT: Who was the most influential person/mentor in the early part of your career? What did you learn from them? KPH: The most influential person in the early part of my career was actually a tenant. We’ll call her Nikki. Nikki was a tenant who came to our company just like all others, and it

wasn’t until I moved her into the simple 1 bedroom downtown apartment was I even influenced by her. We met at the unit to complete the rental agreement. After collecting the prorated rent, confirming the transfer of utilities, and completing the inspection report, it was time I hand over the keys. This simple gesture immediately sent Nikki into what I could equate to an emotional breakdown; she threw her arms around me for a hug, bawled her eyes out with joy, and we sat for the next 20 minutes talking about her rough life history. She was expressing Continued on page 9

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CHECK-IN/CHECK-OUT CONDIT

ION REPORT

TENANT(S): ____________________ ______________________________ 48-HOUR NOTICE ________________ ADDRESS: ____________________ OF ENTRY __________ __________________UNIT: __________ OR-RTG-24 Oregon CITY: ______________________________ ____ _____ STATE: ________TENA : _____________ ZIP: NT(S) __________ __________________ ______ ADDR Rating

Scale = (E)Excellent (VG) Very Good PET AGREEMENT

48-HOUR NOTICE OF ENTRY

Walls

Pursuant to RCW 59.18.150, this is your 48 hour notice that g the dwelling unit your landlord or their and premises located agents will be at (Address) __________________ Rods 1) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ ____________ WA-RTG-20 Washin Ice Trays ____________ gton ______ Rods Vaccinations: Yes____ No____ License Number: ______________ ____________ on Floor CHECK-IN/C Shelves/Drawer between the hours 2) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Floor HEC (Date)K-OUT CONDITI of and Vaccinations: Yes____ No____ Carpet/Vinyl/Wo License Number: ______________ od . ON Disposal REP ORT (Time) Light Fixtures (Time) 3) Type _______________ Breed _______________ ________ Light Fixtures Size ______ Age __ Weight ___ Color ____ Name DishwasherTENANT(S): __________ The entry will occur Vaccinations: Yes____ No____ License Number: ______________ Doors/Woodwo _____ rk _____ for the following purpos ADDRESS: _____ _______________ ___________ Doors/Woodwork ______ ______ __________ _____e:__________ Counter Tops ______ Additional Security Deposit Required:$ __________ ____________ Locks ________________ ______ ______ CITY: __________ ____________ ___________ _____________UN ______ Locks _______________ ____________ __________________ Cabinets ____________IT: __________ __________ ______ AGREEMENT ____ ______ Ceilings STATE: _____ ______ ______ Rating ___ ZIP: _______________ __________________ Scale = (E)Excellent Ceilings Tenant(s) certify that the above pet(s) are the only pet(s) on the premises. Tenant(s) Sink (VG) Very Good __ Electric Outlets (G)Good (F)Fai understands that the additional pet(s) are not permitted unless the landlord gives ten Electrical r (P)Poor Outlets IN Out ant(s) written permission. Tenant(s) agree to keep the above-listedFloor pets in theLIVING premises In Landlord AREAS Out Garbage subject to the following terms and Cans conditions: KITCHEN In Windows Out Walls Phone BEDRO Stove/Racks

DESCRIPTION OF PET(S)Blinds/Drapes

Windows enterin

Refrigerator

__________________ Blinds/Drapes

TV Antenna/Cable

( % 0 % 3 2 2( ! ,, " % / . ! ,% ! 2( / 1/ 3( % 16 )2% 4. $ % 13% . ! . 3 2 # / . 31/ , 6 ( % . )3)2 / 432)$ % 3( % Blinds/Drapes Windows 3% . ! . 3 2 $ 6 % ,,). ' Fireplace 4. )3 % . ! . 3 2 2( ! ,, 0 1/ - 0 3,8 0 )# + 40 ! ,, 0 % 36 ! 23% & 1/ - 3( % 0 1% - )2% 2 0 1/ - 0 3,8Blinds/Drapes % . ! . 3 2 ! 1% 1% 20 Cleanliness / . 2)" ,% & / 13( % # / . $ 4# 3/ & 3( % )10 % 3 2 ! 3! ,, 3)- % 2 Rods % . ! . 3 2 ! 1% ,)! " ,% & / 1! ,, $ ! - ! ' % 2 # ! 42% $ " 8 3( % )10 % 3 2 % . ! . 3 2 2( ! ,, 0 ! 8 3( % ! $ $ )3)/ . ! , 2% # 41)38 $ % 0 / 2)3,)23% $ ! " / 5% ! . $ / 13( % Floor )11% . 3! , ! ' 1% % - % . 3! 2 ! # /BEDROOM . $ )3)/ . 3/ + % % 10 ). ' 3( % 0 % 3 2 ,)23% $ ! " / 5% Carpet/Vinyl/Woo BEDROOM 2 d % . ! . 3 2 2( ! ,, . / 3! ,,/ 6 3( % )10 % 32 3/ # ! 42% ! . 8 2/ 13/ & $ )2341" ! . # % / 1). * 418 3/ 3( % Walls / 3( % 13% . ! . 32 ' 4% 232 ,! . $ ,/ 1$ / 1! . 8 / 3( % 10 % 12/ . 2 ,! 6 & 4,,8 /Walls . 3( % 0 1% - Light )2% 2 Fixtures % . ! . 3 2 2( ! ,, )- Windows - % $ )! 3% ,8 1% 0 / 133/ ,! . $ ,/ 1$ ! . 8 380 % / & $ ! - ! ' % / 1). * Doors/W 418 # ! 42%oodwork $ " 8 Windows 3( % )10 % 3 Blinds/Drapes Locks ( )2 ! ' 1% % - % . 3)2 ). # / 10 / 1! 3% $ ). 3/ ! . $ 2( ! ,, " % # / - % 0 ! 13/ & Blinds/Drapes 3( % 1% . 3! , ! ' 1% % - % . 3% 7% # 43% $ " % 36 % % . 3Rods ( % 0 ! 13)% 2 ! ),41% " 8 3% . ! . 33/ # / - 0 ,8 6 )3( ! . 8 0 ! 13/ Ceilings & 3( )2 ! ' 1% % - % . 3 2( ! ,, # / . 23)343% ! - ! 3% 1)! , " 1% ! # ( / & 3( % 1% . 3! , ! ' 1% % - % . 3 Rods Floor

_____________________________ Light Fixtures Landlord

Electrical Outlets

Floor

MethodStove/Ra of Servic ckse: Refrigerator

Walls

Personal Service:

additional day for

Ice Trays

Toilet

and Mail:

compliance if served Floor

Fan (Exhaust) Dishwas

Light Fixtures

her

Counter Tops

by post and mail.

Rods

Shelves/Drawer

Doors/Woodwork Locks

Electric Outlets Cabinets

Ceilings

Sink Light Fixtures

Electric Outlets

Floor

______________________________ Garbage Cans Light Fixtures Tenant TV Antenna/Cable ______________________________ Doors/Woodwork Tenant Fireplace

Windows Post

Blinds/Drapes

Tub/Shower Disposal

Floor

Locks

Windows Essential Services

Blinds/Drapes Plumbing

Heating

Cleanliness

Smoke Detector

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Hot Water

BEDROOM 1

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Windows Blinds/Drapes reproduced without

written permission.

Blinds/Drapes

Rods

written permission.

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Light Fixtures

Floor Light Fixtures

Doors/Woodwork

Locks

Electricity

Electric Outlets s

Heating

Ceilings

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Essential Service Plumbing

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503-933-6437

Floor Electric Outlets

Rods

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Light Fixtures

Toilet

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

Past President • Faye Crow

VP Membership • Glen Bachman

VP Communications • Christy Mays

IREM® Reveals Women Changing the World of Real Estate Management Weaving Stories Together Creates a Living Tapestry

The Institute of Real Estate Management (IREM®) today revealed the names of, and narratives about, 72 women from the U.S.

and abroad who are changing the face of the real estate management profession. Recognized for innovation, mentoring, community service,

leadership and other laudable initiatives, the women identified range from senior officers of global real estate firms to self-employed entrepreneurs to site managers of single properties who are prized for the great work they do. Some are IREM® Members, others not, and their stories – as told by those who nominated them – are featured in the March/ April issue of IREM’smember magazine, the Journal of Property Management (JPM®). “In big ways and small,” said IREM® 2012 President James A. Evans, CPM®, “women are changing the face of the real estate management industry daily. This was the impetus for IREM to identify the women who represent the absolute best of what our industry can accomplish.” “Our original intent was to identify and spotlight just 10 women of achievement,” said Russell Salzman, CAE, IOM, RCE, IREM’s executive vice president and CEO. “But as nominations flowed in, we quickly realized that recognizing so few would be difficult, if not impossible. Indeed,” he noted, “each and every nomination contained a story...a story told by a colleague, a direct report, a tenant, a supervisor, and, in some cases, even by daughters writing about their mothers.” Observed Nancye Kirk, IREM’s Chief Strategy Office and Vice President, Global Services: “It is the weaving together of all of these stories that creates a living tapestry, one which enables us to see how women have, and are, changing the world through real estate management.” Added current IREM® President Elizabeth (Beth) Machen, CPM®, who is among the 72 women spot-

lighted: “When I began my property management career, relatively few women were in the business. Today, the percentage of women in management surpasses that of the men. “But,” she continued, “it’s not just about the numbers. As I read through the awe-inspiring stories of my female colleagues, I felt truly honored to be included in this group of passionate, committed professionals.” COMMON THREADS All of the women identified are entwined by common threads – a willingness to mentor others, leadership through caring and nurturing, the ability to create connections and form lasting bonds, a passion for lifelong learning and for sharing knowledge with others. Among these women are single mothers who used real estate management as a career that would support not only themselves but their children. Risk-taking entrepreneurs who started their own management companies. Innovators who leveraged their management knowledge and expertise to create business that supported the industry. Educators, who have prepared young people for successful careers in real estate management. And sensitive and thoughtful managers whose compassion has ensured safe and comfortable homes for those of limited means. LIST OF WOMEN RECOGNIZED • Cammie Allie, CPM®, Fortress Property Management, Portland, OR • Shannon Alter, CPM®, Alter Consulting Group, Santa Ana, CA Sue Ansel, Gables Residential, Dallas, TX • Kristi Bowins, CPM® Candidate, Colliers International, AMO®, Boise, ID • Elizabeth Bunker, CPM®, Windsor Management, Lafayette, CA • Stephanie Burg-Brown, CPM®, BSA Management and Nextage Diamond Realty, Philadelphia, PA • Lori Burger, CPM®, IREM 2013 Secretary/Treasurer, Eugene Burger Management Corp., AMO®, Rohnert Park, CA • Mary Butler Summy, CPM®, LEED, Granite Properties, Houston, TX • Debra A. Cafaro, Ventas, Inc., Chicago, IL • Cynthia Clare, CPM®, Kettler Management, AMO®, McLean, VA • Tisa Clark, JD Clark Professional Services, Capitol Heights, MD • JoAnne Corbitt, CPM®, IREM® 1997 President, Colliers International, AMO®, Nashville, TV Continued on page 7 On-Site Northwest • March 2013

ON-SITE

IREM® Reveals ...continued from page 6 • Dawn Daffinee, CPM®, Travis Commercial, San Antonio, TX Dreamer Dowden, ARM®, CPM® Candidate, CDPM II, Barksdale Family Housing, Barksdale Air Force Base, LA • Doreen Donovan, CPM®, CJ Management, Co., Inc., Dorchester, MA • Mary Joe Eaton, CBRE, In., AMO®, Miami, FL • Faye Ellis, CPM®, Facility Management Services, Nashville, TN • Rose Evans, CPM®, Levin Management, AMO®, North Plainfield, NJ • Christiana Foglio, Community Investment Strategies, Inc., Lawrenceville, NJ • Kate Franco, CPM®, ARM®, Trinity Management Company, LLC, Boston, MA • Vickie Gaskill, ARM®, CPM®, Bell-Anderson & Associates, LLC, Kent, WA • Ginny Goldsmith, CPM®, Sealy & Company, Dallas, TX • Emily Goodman, CPM®, ARM®, Core Realty Holdings Management, Inc. (CRHMI), Greensboro, NC??? • Jamie Gorski, The Bozzuto Group, Greenbelt, MD • Rosemary Goss, PH.D., Virginia Tech University, Blacksburg, VA • Cheryl Gray, CPM®, Bentall

Kennedy, Toronto, Canada • Olga Hakes, ARM®, 1170 Apartment Corporation, Fort Lee, NJ • Mary Hauser, CPM®, Browning Investments, Inc., Indianapolis, IN • Lidia Henclewska, CPM®, Henclewska Nieruchomosci, Poznan, Poland • Tammy Gorr Hendrix, CPM®, Consulting in Houston, TX • Rita Hernandez, CPM®, RiverRock Real Estate Group, San Francisco, CA • Deanna Hill, CPM®, First Management Services, Knoxville, TN • Deborah Ho-Beckstrom, CPM®, Community Association Group, Inc., St. Paul, MN • Alexandra Jackiw, CPM®, McKinley, Inc., AMO®, Indianapolis, IN • Julie Johnson, Phillips Real Estate Service, Seattle, WA • Heidi Kempf-Schwarze, CPM®, RPA, Unilev Management Corp., St. Paul, MN • Laura Khouri, CPM® Candidate, Western National Property Management (WNPM), Irvine, CA • Diana Leka, CPM® Candidate, Housing Authority of Salt Lake City, Salt Lake City, UT • Meaghan Levy, CPM®, CB

Richard Ellis Group, Inc., AMO®, Las Vegas, NV • Sue Lewis, Rental Housing Association of Puget Sound, Seattle, WA • Fernanda Lisboa, CPM®, 1Size Eireli, Sao Paulo, Brazil • Elizabeth (Beth) Machen, CPM®, IREM® 2013 President, Machen Advisory Group, Charlotte, NC • Marla Maloney, CPM®, Cassidy Turley, AMO®, St. Louis, MO • Annie McClinton, Multifamily Ancillary Group (MAG), Irvine, CA • Vera McPherson, CPM®, ARM®, W.H.H. Trice & Co., Williamsburg, VA • Pamela Monroe, CPM®, IREM® 2009 President, Community Realty Management, Inc., AMO®, Pleasantville, NJ • Constance B. Moore, BRE, San Francisco, CA • Reggie Mullins, CPM®, IREM® 2008 President, Cassidy Turley, AMO®, Washington, DC • Patricia Nooney, CPM®, IREM® 2003 President, CB Richard Ellis Group, Inc. (CBRE), Tampa, FL • Susan Passmore, CAM, CAPS, Blue Ridge Companies, High Point, NC • Debbie Phillips, PH.D., CPM®, The Quadrillion, Atlanta, GA • Holly Powell, CPM® Candidate, NRP Management Group,

Detroit, MI • Cathy Robertson, ARM®, Core Realty Holdings Management, Inc. (CRHMI), Greensboro, NC • Beverly Roachell, CPM®, IREM 1994 President, Peak Properties, LLC, Little Rock, AR • Renee Savage, CPM®, CCIM, Capital Growth Properties, Inc., AMO®, La Jolla, CA • Sheri Schwab, AIMCO, Montclair, CA • Felicia Scruggs-Wright, CAM, CPM®, Tenderloin Neighborhood Development Corporation (TNDC), San Francisco, CA • Kim Small, The Morgan Group, Houston, TX • Kerri Stimpson, Taylor Management Company, Spring Lake, NJ • Debbie Weber Sobeck, MidPenn Housing, Foster City, CA • Eileen Swenson, CPM®, Trio Properties, LLC, Glastonbury, CT and 72 Residential , LLC, Lake Mary, FL • Heidi Turner, Blanton Turner, Seattle, WA • Carol Walker, IREM® Northern Virginia Chapter No. 77, Gaithersburg, MD • Brenna Walraven, CPM®, RPA, USAA Real Estate Company, San Antonio, TX Continued on page 17

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Dear Maintenance Men: I would like your thoughts on a landscape makeover I am planning. My rental property is ninety percent grass and very boring. I want to cut down on my water consumption and change the current “look” of the property. What do you recommend? Robert Dear Robert: The single greatest consumer of water in your landscape is the turf. Reduce the grass area to ease the burden on water. Creating a drought tolerant landscape will change the appearance of your property and cost you less money in water and maintenance. Xeriscaping is a term for a water conserving landscape. As mentioned above, the benefits of Xeriscaping is water saving, low maintenance, pesticide free, pollution free (no lawnmowers) and use of local native plants. You might want to consider using Ornamental grasses, as they are drought tolerant, look great and give your landscape a bit of vertical dimension. Succulents of course are great at

conserving water. Flax and Delphiniums Iris are a few perennials to use. Marigolds, Mexican Sunflowers, Phlox and Vinca Passion are Annuals that will work well. As for shrubs, look at Japanese black pine, Mountain currant, Sassafras, Honeysuckles etc and good trees are Acacia, Gray Birch, Monterey Cypress, Eucalyptus, Fig, Juniper Amur Maple to name a few. Be sure to provide good drainage and using plants native to your area are best. Dear Maintenance Men: I am running into an issue at my rental property. The bathrooms are constantly developing mildew. I have replaced the vent fans and the problem does not go away. How can I solve this problem? Bill Dear Bill: A number of things may be at work here. Unit over crowding is generally the main reason for moisture & mildew build-up in an apartment unit. Because

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of the over crowding, the residents, take more showers and baths, throughout the day and evening. Often to hide the excess people in the unit, the resident will keep all the window covers closed and the widows shut, effectively keeping the moisture from escaping. Add a windowless bathroom into the mix and the problem is compounded. Mechanically, we suggest you inspect the vent fans in the bathrooms. Make sure they are not clogged with lint or dust. If the fan is operating properly, check the CFM or Cubic Feet per minute of air movement. The minimum number should be 50 CFM. If the bathroom is getting more than the average amount of use, you may want to replace the existing fan with one that has a higher CFM rating. We recommend using at least a 120-CFM fan. Equally important, many bathrooms have two wall switches; one for the light and the other for the fan. If this is the case, we recommend combining the two switches into one. That way when the resident switches on the light the fan will come on automatically. We find most resi-

dents will not turn on the fan if it has its own switch. Lastly of course, is to get the resident to open a few windows and let some fresh air in. Dear Maintenance Men: I am installing safety grab bars in all of my showers & bathtubs and I need some guidance on the installation procedure. What do I need to know to install these bars correctly? David Dear David: The use of handrails and safety bars help provide stability and extra support required by the elderly and people with limited mobility. Approved ADA grab bars are available in a wide variety of configurations, colors and finishes. The most common is the stainless steel or chrome finish. The grab-bars must be able to support a dead weight pull of 250 pounds. The preferred method is to bolt directly into the wall studs. This is not always practical, as the stud might not line up where they are needed. GrabContinued on page 11

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ON-SITE 6 Questions ...continued from page 5 to me the sincere thanks and appreciation she felt towards me for giving her a chance at housing when no one else had. This would be her first apartment since residing at a shelter for battered women. This brief, yet influential, experience with Nikki early on in my career showed me that property management isn’t about just filling and maintaining rental units. My job from that point forward became providing quality housing to real people who want to be heard, respected, and given a chance. Since Nikki, I’ve had many opportunities to fulfill this same dream for others and I am thankful that she changed the way I approach my “job”. TLT: We’re often reminded about the importance of fundamentals in the things we do. What do you consider the fundamentals for success in this business to be? Why are they so important? KPH: Honesty, integrity, attention to detail, forward thinking, and respect just a few of the fundamentals that I think are key to being a successful property manager. As a property manager, not only do you most likely have a boss to answer to, but you also have to answer to your clients, and to your tenants. All parties involved must be treated with respect and honesty. To me, this is a given. Attention to detail and forward thinking go hand-inhand. During turnover for example,

On-Site Northwest • March 2013

items such as confirming move out dates & rent amounts with tenants, advertising upcoming vacancy, notifying your client of the vacancy, coordinating cleaning, painting, and carpet cleaning, all while continuing to show the rental to prospects, answer ad calls, and processing applications… whew! Managing time, coordinating the order of events and some “handholding” requires managers to be thorough, detailed, and forward thinking because time is money. TLT: Generally speaking, what 2 or 3 pieces of advice would you give to a room full of property managers? KPH: First, and most importantly, using the proper forms. The rental forms you use should be state specific, written by a lawyer, and easy to complete. Rental forms should have minimal blanks or areas to be completed by the landlord so that the risk of error is far less than if a landlord either creates their own forms or uses a template from the internet. Second to forms is the importance of tenant application screening. I cannot think of an easier, more inexpensive way to potentially steer clear of a major disaster. Invest a small amount of time, make the phone calls and check for any discrepancies within the information the applicant provides. Similar to educating oneself in the business of managing rentals, you cannot afford not to thoroughly

screen. Lastly, I find the job easiest when all sides (management, tenants, and client) are in constant communication with one another. Just as landlords have to know the laws, I’m all for tenants knowing what their rights and responsibilities are too. Landlords should send copies of the rental agreement and addendums to tenant after completion. We should summarize phone conversations in writing to tenants to help ensure clear expectations. Eyes should be on the property constantly through the help of neighbors, regular interior and exterior inspections by management, and maintenance personnel should be of the understanding that while they’re at the property to make minor repairs, be observant of what they see, smell, hear, etc. The worst thing a landlord can do is to hand over possession to a unit and then never communicate with the tenants until it’s time for them to vacate. Be present and communicate your ideas, intentions, and expectations quickly yet thoroughly. TLT: How has the use of technology changed our industry? KPH: I remember vividly the days when a call to my classifieds rep at the local paper would take over an hour on the telephone to update all of the vacancy ads for that upcoming weekend’s distribution. Besides the huge amount of time involved in newspa-

per advertisement, the cost that I had to forward on to my clients was outrageous. Luckily, new technologies have been introduced and landlords now have several media’s in which they can advertise their vacant units for free with just a few clicks of a mouse. Pinterest, Facebook, and Craigslist are just a few of the free social media sites that I utilize in my business. These popular sites are excellent ways to promote your properties. The key aspects for a successful advertising account include being professional, being relevant, having flattering property pictures, and focusing on great products, fun communities. Linking people from these social medias directly to your website is also an effective and free method of creating interest in your available rentals. The technological combination that these sites offer of free and widely reachable has trumped the daily “pulp” we once relied on. Katie Poole-Hussa, a principle at Smart Property Management, LLC, is a dedicated to professional property management and education. Look for her column "LandLady Katie" debuting in The Landlord Times this Spring. Reach her at katie@smartpm. co. VIsit Smart Property Management at smartpm.com.

one called ahead to make an appointment, is it okay to give them all a group tour?

veryone in the property management business knows certain times of the month are exceptionally busy. Even managers and leasing people who are experts at scheduling will occasionally get “double booked” or swamped with “drop in” visitors. Being able to handle more than one thing at a time and to do so graciously, is just part of the job description in this industry. Here is a question that came up at a leasing seminar:

Q: When I am really busy at the

end of the month I occasionally have two or three people show up at the same time to see an apartment. If no

when your prospects are moving for reasons they wish to keep private. These and other factors like “who arrived first” and “who needs to move the soonest,” must be taken into account before deciding if a group tour is in order. I would encourage you to imagine that your busy office is the emergency room of a hospital. Stay calm, confident and in control as you do “triage” to assess the basic needs of your prospects and establish priority. Remember: Not everyone is in a “life threatening” situation, and some people can wait. Hold onto your sense of humor as you explain that you want to assist everyone, but

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there is only one of you and three of them so you will need their help. Ask each party to fill out a guest card with their contact information, along with the size apartment they need and desired move date. Collect the cards and quickly determine which prospect(s) can and cannot wait. For example, if one of your visitors does not need an apartment for two months, then you can encourage that person to join in on a group tour or make an appointment to come back at a later date. If another prospect needs an apartment size that you do not have available, you can phone a sister community and then direct that individual to one of your colleagues who can offer immediate assistance. If you do find yourself on a tour with two or more parties, you must be courteous and give each person or group “equal time,” even if one seems more interested or more desirable as a prospective resident. Think of yourself as the “host” of a party: Your goal is to make sure each one of your guests feels welcome and special so they will want to come back; or in this case rent. Oh, and one last thing: Remember to introduce your “guests” to each other. - This shows that you have good manners! If you have a question or concern that you would like to see addressed next month or if you would like to inquire about leasing training, please ASK THE SECRET SHOPPER by making contact via e-mail or fax. Your questions, comments and suggestions are ALWAYS welcome! ASK THE SECRET SHOPPER Provided by: 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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ON-SITE Dear Maintenance Men: ...continued from page 8 bars can be mounted vertically or at an angle to match wall stud spacing. Horizontal installation can be difficult because stud spacing and bar sizes do not always match. If finding studs becomes a problem, alternate installation methods are available. If your walls are in good condition, you may use large toggle bolts or if you have access to the backside of the shower or bath walls, insert a backer plate or add a new stud for an anchor point. Safety grab bars can be located at any local hardware store. It is advisable that you check ADA requirements with local, state and federal agencies for regulations governing height, distance & angle of the bars.

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 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.

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ON-SITE

How To Hire Property Management Superstars! © By Ernest F. Oriente, The Coach Can a person’s behavior and values really determine if they will be a future SuperStar for your property management company? If you knew the formula for hiring SuperStars and could cut your recruiting costs in half, would you start today? This article outlines three simple but critical steps for adding structure to your hiring process and raising your level of success. Strengthening the interview process: Prepare a consistent written interview game plan, to be used by each person conducting the interviewing for your property management company. Prior to the first interview, carefully review each resume looking for any gaps or red flags that need to be resolved in the interview. Then, identify the values and behaviors of the SuperStars currently employed by your company and use this important data to develop your interview questions to probe for these special attributes. Next, prepare a list of questions to be asked by each person in the interview process, as these questions should focus on the key success factors at your property management company. For example,

if your company is “performance driven”, then the behaviors or critical success factors you want to listen for must be consistent with these characteristics. Lastly, make sure your interview plan includes how to do effective reference checks. Tip From The Coach: Remember, the single best predictor of future behavior is past behavior and what people have done is less important than who they are. Be certain to conduct multiple interviews as few people reveal enough about themselves in one session. In addition, spend only 20 percent of the interview talking, so you can spend the rest of the interview listening for behavior and critical success factors. Recruiting close to home: It takes a special kind of person to thrive in the property management field and the people who do, tend to spend time (personally and professionally) with people like them. So, consider your current employees as your best recruiting source, as they understand the soul and spirit of your property management company. Some of our clients hire 50 percent of all new employees from em-

ployee referrals and it makes for very cost effective recruiting. Tip From The Coach: Consider some form of cash incentive or special award to those who refer new employees to your property management company. Your appreciation will go a long way in helping to find future SuperStars and will enhance team spirit. However, just because a current employee recommends a person, doesn’t change your employment process. Using powerful assessment tools: In addition to the traditional interview steps, use written assessment(s) to validate your interview process. This kind of tool can be custombuilt for your company and will benchmark the behavior and values of your current SuperStars for each key position within your property management company. By using this benchmark you will be able to compare the behavior and values of each new hire to your current SuperStars and numerically be able to compare any variances, before you finalize your hiring decisions.

Tip From The Coach: Once a benchmark has been developed for your company, the accuracy of your hiring will greatly improve. This benchmark will also help to reduce employee turnover, increase morale and solidify your company’s position as a market leader. While there are many types of assessments, it is critical to use validated instruments in your hiring process. Want to learn more about using assessment tools in the hiring process? Send an E-mail to ernest@powerhour.com and we will send you a two-page behavior and values assessment form which can be completed in ten minutes or less. Complete both pages and fax your assessment forms back to our office at 435-615-8670. In return, you will be confidentially sent an 18 page assessment* (a $200 value) outlining your unique leadership and communication styles/ values. In addition, once you receive your assessment we will schedule a 45-minute call (a $300 value) to review your results and to explain how this tool will help you hire property management SuperStars. In summary, hiring SuperStars is vital to the Continued on page 17

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Dryer Vents: Inspection and Cleaning Article submitted by Portland Chimney & Masonry, Inc. reported to U.S. fire departments each year and cause an estimated 5 deaths, 100 injuries, and $35 million in property loss. “Clothes dryer fire incidence in residential buildings was higher in the fall and winter months, peaking in January at 11 percent.”* Clogs: Plus, the more these vents clog, the more time is needed to dry the clothes in the dryers. This can waste a great deal of money on electricity and is also why these vents should be cleaned out on a regular basis. Extremely clogged vents are harder to clean and may require extensive measures to gain access to the clog, which can be costly.

The vents of dryers serve the same purpose as the chimney of a fireplace: a way for exhaust to be allowed to get out of the building. Usually these vents are vented through the roof or out the side of your buildings. Either way, there must be a clear passage for the exhaust to get out. Structural: Under no circumstances should these vents be allowed to vent anywhere inside the building, such as an attic or the like. This is simply allowing the exhaust and flammable lint to be vented into an enclosed, often unattended area. This is a fire waiting to happen.

A Certified Dryer Vent Technician should inspect the air flow to determine the air flow, as noted above, as part of the annual maintenance of the dryer vents. So protect your property, protect your tenants. Ensure your dryer vents are properly vented and cleaned for maximum safety and efficiency. You can always call a Chimney Professional to inspect the venting and to clean the vents when needed.

Reference: *www.usfa.fema.gov/ media/press/2012releases/080712.shtm Clothes Dryer Fires in Residential buildings (2008-2010) is part of the Topical Fire Report Series. Clothes Dryer Fires in Homes/ 8/7/12 Press Release

Inspection: It is vital as the first step of servicing the dryer vents to inspect the air flow. If there is no air flow or low air flow it is an indicator of: Damaged dryer Clog in vent system Pinched transition (accordion style vent that connects the dryer to the rigid venting in the wall). Dyer not connected Damaged dryer.

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On-Site Northwest • March 2013

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

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

Legislative Advocacy for the Apartment Industry

2013 MAINTENANCE SUMMIT

ne of the primary missions of the Washington Multi-Family Housing Association is to be a strong advocate for the multifamily housing industry and influence legislation favorable to the industry, our members and property owners. We are fortunate to be well respected among policy-makers and legislators due to the professional approach we exhibit to collaborate for sound and practical improvements which balance objectives for owners, managers, industry suppliers, residents and government officials. Kathryn Hedrick of H2 Government Relations, Inc. represents WMFHA as our state lobbyist. Kathryn has many years of experience fostering positive relationships and has participated in several legislative sessions in Olympia. Kathryn’s primary focus is representing the voice and views of WMFHA members, as well as consulting and informing our membership of important legislation which would affect the way our members and their clients do business.

WMFHA’s Government Affairs Committee and our Director of Government Affairs, Joe Puckett, as well as Kathryn, have been working hard since January tracking and evaluating legislation, meeting with key state legislators, and testifying in support of or in opposition to bills which have been introduced this session. WMFHA sponsored and introduced two sets of bills this legislative session, HB 1605/SB 5495 and HB 1606/SSB 5494. Below is a listing of some of the key legislation that we are tracking this year. Of course, some bills either do not make it out of committees, or are amended from their original version, or may move through the House or Senate and pass to go before the Governor for signature and enactment. We thank all of our association members who traveled to Olympia in January to attend our “Legislative Day On The Hill” event, where we met with several legislative representatives to educate them on the importance of the apartment industry and issues facing our constituents.

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SHB 1024: Modifies the state’s laws against discrimination by removing the training requirement for service animals in connection with claims involving housing. HB 1367/SB 5323: These bills authorize a city to enact ordinances that determine what is a nuisance, including “litter” and “potentially dangerous litter.” These bills give cities the same authority that counties already have. HB 1473: This proposal would require individuals or corporations that pay $600 or more per year to anyone for construction services to file a report with the Department of Labor & Industries. SHB 1529/SSB 5568: The bills prevent a screening company from disclosing that the applicant is the victim of domestic violence, sexual assault or stalking. HB 1605/SB 5495: These bills add 2 additional members to the current 15 member State Building Code Council. HB 1606/SSB 5494: These bills would push back the deadline for installation of CO alarms to January 1, 2015. The Senate bill has been amended to change the date to July 1, 2014. SHB 1647: This bill has been amended to require landlords to use “reasonable care” to safeguard duplicate or master keys to dwelling units.

lenging the assessed valuation of the property. SB 5280: This is an attempt to deal with gang problems in rental properties. If a person obtains possession of property without the consent of the owner (trespasser) the owner may demand that the trespasser vacate immediately. If the trespasser does not vacate, the person can be arrested and charged with criminal trespass. SB 5426: This bill amends the eviction statutes to allow a landlord to include late fees and other fees in a 3-day notice. HB 1497/SB 5341: These proposals have several sections dealing with “non-conviction records” (records of arrest not resulting in conviction, charges that are dismissed, convictions that are pardoned). HB 1520/SB 5306: These almost identical bills provide a method for dealing with the personal property of a deceased tenant. HB 1532/SB 5307: Adds a new provision to the unlawful detainer or eviction statutes. They would authorize eviction procedures for people who are given possession of real estate without a rental agreement or any obligation to pay rent. SB 5062: This bill creates a new crime of trespassing on property that has been foreclosed on or is in the foreclosure process. It allows the landlord or a neighbor to have the occupant arrested.

HB 1716/SB 5336: These bills reduce the burden of proof imposed on a property owner who is chal-

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On-Site Northwest • March 2013

ON-SITE

Study ...continued from front page • The apartment industry spent $1.0 billion operating the metro’s 314,000 apartment homes, generating a total economic contribution of $1.8 billion supporting 15,000 local jobs. • Within Washington, apartment construction contributed $1.5 billion to the state economy supporting 11,000 jobs in 2011. • Operating the state’s 475,000 apartment homes created a total economic impact of $3.0 billion to Washington supporting 44,900 jobs. • Washington’s 826,000 apartment residents spent $11.5 billion on goods and services within the state in 2011, creating a total economic impact of $24.1 billion supporting 621,000 jobs. “The apartment industry doesn’t just provide homes, but creates thousands of good paying, local jobs that stay right here within Seattle,” said Jim Wiard, executive director of the Washington Multi-Family Housing Association (WMFHA). “The eyeopening report shows just how important apartments and our residents are to Washington— contributing more than $28 billion to the state economy.” “Although attention is usually focused on homebuilding and the single-family sector, the annual con-

struction and operating outlays for apartment buildings with five or more units are major sources of economic activity, jobs and personal earnings,” said Fuller. “In addition, the residents of apartment buildings constitute an important source of local, state and national economic activity as their spending for goods and services is recycled through the economy. Like the operating outlays for apartment buildings, the spending by renters recurs annually thereby supporting local economies on an ongoing basis.” In conjunction with the study’s release, the new website www. WeAreApartments.org breaks down the data by each state and the 12 metro areas through an interactive map. Visitors can also use ACE, the Apartment Community Estimator, a new tool that allows users to enter the number of apartment homes of an existing or proposed community to determine the potential economic impact within Washington or any of the 50 states. “For the first time we’re able to quantify the tremendous economic impact of apartment residents across the country, in addition to the powerful contributions from apartment construction and operations,” said NAA Chairman of the Board Alexandra Jackiw, CPM, CAPS. “It truly shows a comprehensive view

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of the industry’s critical role not just in housing, but to the economy at large.” “Even in one of the worst economic climates we’ve ever seen, the multifamily industry and its 35 million residents contributed more than $1 trillion to the economy,” said NMHC Chairman Thomas S. Bozzuto, CEO, The Bozzuto Group. “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 information or to download the report “The Trillion Dollar Apartment Industry”, visit www. WeAreApartments.org. Seattle-specific information can be found at www.WeAreApartments. org/Seattle. Washington-specific information can be found at www. WeAreApartments.org/Washington. Metro Area Defined: Seattle-Tacoma-Bellevue, Wash. Includes King County, Pierce County and Snohomish County. About National Apartment Association and National Multi Housing Council: 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. One-third of Americans rent their housing and 35 million people live in an apartment home. 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/governmentaffairs. About Washington Multi-Family Housing Association: The Washington Multi-Family Housing Association was formed in 2003 and is the largest professional trade association in the state of Washington serving managers, owners, developers and industry suppliers of the multifamily housing industry. WMFHA supports member businesses and the housing industry through legislative advocacy, educational courses, quality events and networking opportunities. WMFHA is the Washington State affiliate of the National Apartment Association (NAA). WMFHA at (425) 656-9077 or jim@ wmfha.org or www.wmfha.org.

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

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WASHINGTON APARTMENT ASSOCIATION President • Rob Trickler

Past President • Judith Violette

1st Vice President • Darlene Pennock

Treasurer • Gina deWeber

Secretary • Donna Lee Smitt

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

New Updates on Carbon Monoxide Alarm Requirements in Washington State Section R315 Carbon monoxide alarms. WAC 51-51-0315 (Effective Until July 1, 2013.) R315.1 Carbon Monoxide Alarms. For new construction, an approved carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units and on each level of the dwelling and in accordance with the manufacturer's recommendations. R315.2 Existing Dwellings. Existing dwellings shall be equipped with carbon monoxide alarms when alterations, repairs or additions requiring a permit occur, or when one or more sleeping rooms are added or created. EXCEPTIONS: 1. Work involving the exterior surfaces of dwellings, such as the replacement of roofing or siding, or the addition or replacement of windows or doors, or the addition of a porch or deck, or electrical permits, are exempt from the requirements of this section.

2. Installation, alteration or repairs of noncombustion plumbing or mechanical systems are exempt from the requirements of this section. R315.3 Alarm Requirements. Single station carbon monoxide alarms shall be listed as complying with UL 2034 and shall be installed in accordance with this code and the manufacturer's installation instructions. (Effective July 1, 2013.) R315.1 Carbon Monoxide Alarms. For new construction, an approved carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units and on each level of the dwelling and in accordance with the manufacturer's recommendations. R315.2 Carbon monoxide detection systems. Carbon monoxide detection systems that include carbon monoxide detectors and audible notification appliances, installed and maintained in accordance with this section for carbon monoxide alarms

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and NFPA 720-2012, shall be permitted. The carbon monoxide detectors shall be listed as complying with UL 2075. Where a household carbon monoxide detection system is installed, it shall become a permanent fixture of the occupancy. EXCEPTION: Where carbon monoxide alarms are installed meeting the requirements of Section R315.1, compliance with Section R315.2 is not required. R315.3 Where required in existing dwellings. Existing dwellings shall be equipped with carbon monoxide alarms in accordance with Section R315.1. An inspection will occur when alterations, repairs or additions requiring a permit occur, or when one or more sleeping rooms are added or created.

tion of a porch or deck, or electrical permits, are exempt from the inspection requirements of this section. 2. Installation, alteration or repairs of nonfuel burning plumbing or mechanical systems are exempt from the inspection requirements of this section. 3.

Owner-occupied single-family residences legally occupied before July 26, 2009. RCW 19.27.530 (2) (b).

R315.4 Alarm requirements. Single station carbon monoxide alarms shall be listed as complying with UL 2034 and shall be installed in accordance with this code, NFPA 720-2012 and the manufacturer's installation instructions.

EXCEPTIONS: 1. Work involving only the exterior surfaces of dwellings, such as the replacement of roofing or siding, or the addition or replacement of windows or doors, or the addi-

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ON-SITE IREM® Reveals ...continued from page 7 • Lindsey Weir, Signature Property Group, Inc., Greensboro, NC • Karen Whitt, CPM®, RPA, CRE, Colliers International, AMO®, Washington, DC • Becca Wilson, Spherexx.com, Tulsa, OK • Deb Wise, Network Property Services, Muncie, IN • Sarah Wood, CPM® Candidate, Gene B. Blick Company, Indianapolis, IN • Marie Worsham, CPM®, Cassidy Turley, AMO®, Atlanta, GA

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 com-

mercial 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 busi-

ness 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 560 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.

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

How To ...continued from page 12 success of your company…why not do it right the first time? [* A small processing/analysis fee of $25 will be assessed, limit one per company] Author’s note: Ernest F. Oriente, a business coach since 1995 [30,100 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 and www. powerhoursalesacademy.com and www. powerhourleadersacademy.com ], has a passion for coaching his clients on executive leadership, hiring and motivating property management SuperStars,

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DZ &

What Were You Thinking Moments!

DANA BROWN AND ZACH HOWELL

Hello property management teams in the best industry ever! We’ve seen a lot in this industry, does this story sound familiar? Suzy Leasing – Last week I walked a move-out that skipped out on rent. The apartment was a disaster to say the least, I had fleas jumping on me and stepping over garbage. I got out of the apartment and instructed the maintenance team to toss everything. D – Suzy, I hope that you filled out an abandoned property notice to protect you from the resident coming back to claim that there was something of importance in the apartment. Suzy Leasing – We’ll it just so happens that the resident did come back and said that they had left a family heirloom in the apartment worth $25,000 and they wanted it back. D – Suzy, This is a “WHAT WERE YOU THINKING” moment! An abandoned property notice is about a $1.50 compared to a possible lawsuit for the $25,000 heirloom. Suzy Leasing – Could the tenant file a lawsuit?

By Dana Brown and Zach Howell D - Well, that depends on the attorney and judge, however, you will be going to court without an abandoned notice form and telling the judge that all of the contents in the apartment were junk and you tossed it. Suzy, one persons junk is another’s treasure. Even if you feel that the contents of the apartment are under $1,000, do yourself a favor, protect yourself and fill out the abandoned property notice. Renters are savvy and by not properly filling out the abandoned property notice form, the tenant can come back and claim damages on an item they say was in the apartment. Once the form is filled out and you have waited the appropriate amount of days and depending on delivery method, then it is time to give a shout out to maintenance. Z – As a maintenance tech, my first question would be what is supposed to be kept (as valuable) and what can be tossed. This can be tricky determining what is garbage and what is valuable. As D mentioned above, one person’s trash is another person's treasure. My basic rule of thumb is to start with what is on the floor. Likely, if it’s on the floor and covered in paper and garbage, it’s not valuable to the resident. If it is hanging on the wall or on a shelf

or in a dresser then it probably means something to the former resident, and should be stored temporarily until the abandoned property process has reached its statute of limitation. Next, the question is how do I get this unit ready to work on for turnover. As mentioned above. get the floors generally cleaned up -- usually with trash bags, rubber gloves, and a scoop shovel. If you find something in the garbage that may be valuable, stick it on the shelf to be addressed later. Next I would take many pictures of the remaining items left just for documentation. In the case of a skip or a hoarder, I would hire a vendor to do the pack out and moving of the remaining items. This not only frees up the maintenance staff, it also passes some liability of items being damaged or missing to a neutral party. If you have a storage space on site then have the vendor move the items into the storage area. I recommend not co-mingling the belongings of different residents, so only store one unit per storage area. If you don’t have a storage area then you will have to find a local storage facility, and the vendor will have to load the items and deliver them there. All of these costs can be charged to the resident and taken

out of the security deposit. Once the unit is ready for turnover work, and we have all valuable items stored and ready for pick up by resident, we simply wait. Lets be honest, most folks who skip will not be coming back for their items. That said, you never know when they may be setting us up for a lawsuit, so follow the same procedure with all residents. That’s why they call it “best practice”. If we ever do find ourselves in front of a judge we have a set process, pictures, invoices, third party vendors, the former residents junk, and a solid case. 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.

TONY CONTI, CIC

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

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

www.TheLandlordTimes.com

On-Site Northwest • March 2013

ON-SITE

Housing Starts Down on Typical Multifamily Volatility; Permits Hit Four-Year High Due to a double-digit dip on the ably large gain in December, and is typically volatile multifamily side, consistent with the up-and-down nationwide housing starts declined swings that are often associated with 8.5 percent to a seasonally adjusted that sector.” In January, single-family housing annual rate of 890,000 units in January, according to newly released starts were virtually unchanged data from HUD and the U.S. Census from an improved pace in the previBureau. Meanwhile, issuance of per- ous month, registering a 0.8 percent mits for new-home construction rose gain to 613,000 units. This was the 1.8 percent to 925,000 units – the strongest pace of single-family housing production since July 2008. quickest pace since mid-2008. “Steady demand for new homes Meanwhile, multifamily housing is prompting builders to put more starts, which tend to display significonstruction crews back to work in cant month-to-month volatility, order to replenish thin supplies of declined 24.1 percent to 277,000 completed product,” noted Rick Jud- units. Regionally, combined single- and son, chairman of the National Association of Home Builders (NAHB) multifamily housing production and a home builder from Charlotte, gained 4.1 percent in the South and N.C. “We expect this progress to 16.7 percent in the West, but fell 35.3 continue through the spring buying percent in the Northeast and 50 perseason and beyond, with credit cent in the Midwest in January. Permit issuance, which can be an availability and poor appraisals indicator of future building activity, being the primary limiting factors.” VALLEY, METRO, ARIZONA “Today’s report is quite positive rose 1.9 percent on the single-family in that it shows continued upward side to a seasonally adjusted, annual movement in single-family housing pace of 584,000 units and rose 1.5 production and permitting activity percent on the multifamily side to a for both single- and multifamily 341,000-unit pace in January. Both units,” noted NAHB Chief Econo- were the strongest permit numbers mist David Crowe. “Meanwhile, the seen since mid-2008. Jan, Mar, Sep, Nov, activity rose in three decline in multifamily startsMay, reflects Jul,Permitting an adjustment from an unsustain- out of four regions in January, with a

10.1 percent gain registered in the Northeast, a 1.4 percent gain registered in the Midwest and a 1.1 percent gain registered in the South. The West posted virtually no change

in permitting activity, with a 0.5 percent decline. www.nahb.org

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ON-SITE

Apartment Industry and Residents Contributed $1.1 Trillion to the Economy

“The Trillion Dollar Apartment Industry” report examines the industry’s total economic contribution

espite the worst economy in a generation, apartments and their residents contributed $1.1 trillion to the national economy in 2011, supporting 25.4 million jobs, according to a new report released recently by the National Multi Housing Council (NMHC) and the National Apartment Association (NAA). The report, along with an interactive map and economic impact calculator, is available on the new website www.WeAreApartments.org. Based on research by economist Stephen S. Fuller, Ph.D., of George Mason University’s Center for Regional Analysis, the report covers the economic contribution of apartment construction, operations and resident spending on a national level plus all 50 states. In addition, construction and operations data is available for 12 metro areas: Atlanta, Boston, Chicago, Dallas, Denver, Houston, Los Angeles, Miami, New York City, Philadelphia, Seattle and Washington, D.C. Highlights from the report include: • The apartment industry spent $14.8 billion on construction in 2011, and this was a year with one of the lowest multifamily completions on record, just 130,000 new units. The average

pre-recession was around 270,000 completions. • The industry spent $67.9 billion in 2011 to operate and improve the country’s 19.3 million apartments— more than four times the amount spent on construction—creating a $182.6 billion economic contribution supporting 2.3 million total jobs. • The country’s 35 million apartment residents spent $421.5 billion on goods and services in 2011—70 percent of which stayed within the local economy. The spending created a total economic impact of $885.2 billion supporting 22.8 million jobs nationwide. • The combined contribution of apartment construction, operations and resident spending equals $1.1 trillion, or more than $3 billion every day. “Although attention is usually focused on homebuilding and the singlefamily sector, the annual construction and operating outlays for apartment buildings with five or more units are major sources of economic activity, jobs and personal earnings,” said Fuller. “In addition, the residents of apartment buildings constitute an important source of local, state and national

economic activity as their spending for goods and services is recycled through the economy. Like the operating outlays for apartment buildings, the spending by renters recurs annually thereby supporting local economies on an ongoing basis.” In conjunction with the study’s release, the new website www. WeAreApartments.org breaks down the data by each state and the 12 metro areas through an interactive map. Visitors can also use ACE, the Apartment Community Estimator, a new tool that allows users to enter the number of apartment homes of an existing or proposed community to determine the potential economic impact within a particular state. “For the first time we’re able to quantify the tremendous economic impact of apartment residents across the country, in addition to the powerful contributions from apartment construction and operations,” said NAA Chairman of the Board Alexandra Jackiw, CPM, CAPS. “It truly shows a comprehensive view of the industry’s critical role not just in housing, but to the economy at large.” “Even in one of the worst economic climates we’ve ever seen, the multifamily industry and its 35 million

residents contributed more than $1 trillion to the economy,” said NMHC Chairman Thomas S. Bozzuto, CEO, The Bozzuto Group. “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 information or to download the report “The Trillion Dollar Apartment Industry”, visit www. WeAreApartments.org.  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. One-third of Americans rent their housing and 35 million people live in an apartment home. 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/governmentaffairs.

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Poverty & Race Research Action Council Applauds BPC Housing Report’s Focus On Affordable Housing Raises Concerns About Reduced Government Involvement

he Poverty & Race Research Action Council (PRRAC) today applauded many of the recommendations of the Bipartisan Policy Center Housing Commission, which issued a report proposing a national housing policy that seeks to further the nation’s economic recovery and meet the housing needs of America’s most vulnerable households. Philip Tegeler , PRRAC’s president, said his organization welcomed many of the Commission’s recommendations, but questioned whether increased privatization, retargeting of housing assistance, and an outcomebased housing policy – all priorities in the Commission’s housing report - can be implemented in ways that ensure a stable, accessible supply of affordable housing for the range of people who rely on it. “Clearly, the Commission has made some recommendations that can improve the supply of affordable housing for families and individuals of all income levels,” Mr. Tegeler said. “At the same time, we are skeptical about

proposals that would significantly reduce government involvement in housing finance. There may be legitimate concerns that the private industry will focus on reducing their risks and increasing profits and implement standards for mortgage loans that will leave sustainable homeownership out of reach for many Americans.” Another issue, Mr. Tegeler said, is whether liquidity for multifamily housing, including housing that is affordable for moderate - and lower-income families, could truly be ensured in a system that pares down the federal government’s current important role in housing finance. But Mr. Tegeler called it “very significant” that the Commission recommended that the federal government “encourage the removal of local and state barriers to the development of rental housing” by ensuring that “communities employing highly restrictive zoning” are “not rewarded with larger allocations of federal housing funds.” If implemented, Mr. Tegeler said this policy could help reduce segregated housing patterns in the country by

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opening the way for more development of affordable housing in affluent communities. Mr. Tegeler also praised the Commission’s promotion of de-concentration of poverty and access to neighborhoods of opportunity as one of the “key desired outcomes of HUD-funded rental assistance.” The report noted the importance of programs such as mobility counseling, and stated: “Both research and practice confirm the harmful effects of concentrated poverty on the well-being of low-income housing households and the health and educational benefits of accessing neighborhoods. While preserving individual choice, housing policy should strive to increase opportunities for households to find affordable housing in areas of opportunity and avoid concentrated poverty.” The Bipartisan Housing Commission is comprised of former Cabinet secretaries, former Senators and other leading housing and economic experts. It is co-chaired by former Senate Majority Leader George J. Mitchell (D), former Senator Christopher S.

“Kit” Bond (R), former Senator and HUD Secretary Mel Martinez (R), former HUD Secretary Henry Cisneros (D). In the commission’s report, Housing America’s Future: New Directions for National Policy, they propose a new housing finance system that calls for a far greater role for the private sector, a continued but limited role for the federal government, the elimination of Fannie Mae and Freddie Mac, and reform of the Federal Housing Administration. PRRAC is a leading voice advocating for more affordable housing options for low-income families, as well as public policies that promote fair housing and address housing segregation. The organization connects advocates with social scientists working on race and poverty issues, and promotes a research-based advocacy strategy on structural inequality issues, including housing. Mr. Tegeler was pleased that the Commission report emphasized the need for affordable rental housing Continued on page 22

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ON-SITE Poverty ...continued from page 21 and acknowledged that the demand for affordable rental housing currently far exceeds the supply. “We fully support the policy recommendation that our nation needs to ‘increase the supply of suitable, decent, and affordable homes’ through increased production of rental housing,” he said. Furthermore, Mr. Tegeler strongly agreed with the Commission’s stance that a tax credit for renters, a proposal developed by the Center on Budget and Policy Priorities, is worthy for consideration. The report said that this program could increase the ability of low-income households to pay

prevailing rents in high-opportunity neighborhoods. The program would be administered by the states. Mr. Tegeler said that PRRAC supports the Commission’s recommendation for creating flexibility and new approaches in HUD rental assistance programs. Specifically, he noted that the report recognizes the current Small Area Fair Market Rent demonstration project as a new approach that could make it easier for voucher holders to move to better neighborhoods. “The nation needs a vision for housing policy that focuses on the future,” Mr. Tegeler said. “In many ways, the

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commission provides that future outlook in this report. We look forward to working with the Commission, Congress and the Administration in making many of these recommendations a reality so that more Americans can live in communities that are thriving and will nurture their young.” About PRRAC The Poverty & Race Research Action Council (PRRAC) is a civil rights policy organization convened by major civil rights, civil liberties, and anti-poverty groups in 1989-90. PRRAC’s primary mission is to help connect advocates with social scientists working on race and poverty issues, and to promote a researchbased advocacy strategy on structural inequality issues. PRRAC sponsors

social science research, provides technical assistance, and convenes advocates and researchers around particular race and poverty issues. To join PRRAC’s biweekly email list go to http://visitor. constantcontact.com/manage/optin/ea? v=001EZ1xV5UTY8vgeWJATo2EKGf v_t1AGWN24Cbm7mN40TiEoJwIcHUSz9QzZcKDa0zywZpmf7ylcI%3D You can also follow PRRAC on twitter at https://twitter.com/PRRAC_DC, on Facebook at http://www.facebook.com/ pages/Poverty-and-Race-Research-Action-Council/480723658639202 and at www.prrac.org. Media Contact: Michael Frisby (202) 625-4328, mike@frisbyassociates.com SOURCE Poverty & Race Research Action Council

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METRO

PORTLAND & VANCOUVER

Vol. 17 Issue 3

Published 17 Years

March 2013

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

Oregon's Fourth Quarter 2012 Insight Into The Rental Applicant Risk Index Report By Jay Harris, Vice President of Business Services, CoreLogic SafeRent The CoreLogic® SafeRent® Renter Applicant Risk (RAR) Index Report, formerly known as the Multifamily Applicant Risk (MAR) Index Report, provides market-based benchmarks for evaluating credit quality and risk of default for renters applying for apartment homes in multifamily housing units. The index also includes data from single-family rentals. Using a mean of 100, an index value above 100 indicates decreased risk, and a value below 100 indicates increased risk. According to the data, the risk of default among renters nationwide decreased year over year in the fourth quarter of 2012 with an index value of 103 compared to the fourth quarter of 2011 with an index value of 101. On a quarter-over-quarter basis,

Portland Apartment Market (20072012) - An Abridged History Landlords should have cause to feel better as we enter 2013 due to stronger than expected rental market and an (albeit slowly) improving economy that brings more tenants demanding units. The difference is night and day from 5 years ago when you’d post For Rent ads on Craigslist and they would languish for want of attention. Now you should not have a problem getting good tenants and (assuming you keep ahead of bills) you are taking in more money than before. Here is a summary of total sales and cost per unit for the last 5 years in the 4 county market (Clark, Clackamas, Multnomah and Continued on page 5 Page 2

Continued on page 9

lege classes, as I was able, in an attempt to discover what I wanted to be when I grew up. Through the mandatory “Career And Life Planning” class that the college required of me, I was forced to explore my professional strengths & weaknesses. Test, after test, after test repeatedly concluded that property management was where I was supposed to be. So, I listened. Right away I haphazardly submitted my two weeks notice, applied to every property management company that was hiring in the area, and crossed my fingers that the phone would ring. Thankfully it did. The local rental housing association president, and instructor of the property management certification program quickly hired me. What luck! I currently

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am a licensed property manager in the state of Oregon, an eviction specialist in the Portland area, and a continuing education provider for other licensees. I feel very appreciative that I discovered my niche so early on in life. I made the leap of faith seven years ago and I’ve never looked back. TLT: What is it about this industry that has kept you motivated and interested? KPH: My motivation to continue managing properties, providing eviction services, and educating other landlords is to help landlords be better landlords. Education is key in this industry. Most often, the mistakes that I see landlords make are simply because they don’t know the laws. Well unfortunately that is not a legally recognized defense. Teaching other property managers and rental owners about laws and common business practices is thrilling to me and I don’t see an end to it anytime soon. As landlords, we must realize that we’re in an ever changing indusContinued on page 11

PRESIDENT'S MESSAGE Page 6

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

BECOME AN IREM MEMBER Page 14

Clark County Rental Association

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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

MMHA President

Hello everyone. 2013 is proving to be an exciting year for you and your association. The Salem, Eugene, and Bend Councils continue to gain momentum, and we are seeing our membership grow throughout the region. We entered the year with a new name, and now Multifamily NW has a new, refreshed logo.

The new logo will represent us well as we continue to strive to be the

Association Promoting Quality Rental Housing. Most recently, we have extended our team of external allies by re-affiliating with the National Apartment Association. By doing so, we have increased our reach as an organization and at the same time greatly extended the level of benefits and value we offer to our members. As Multifamily NW continues to invest in its members, I believe now is a good time to step back and look at what makes an association strong. A solid name helps, as does a clear and concise mission. An attractive logo is

a plus, as is a solid group of members that are vested in our cause. But none of this holds any weight compared to the dedication and passion of Multifamily NW’s volunteers. The number-one challenge for any association is consistent recruitment of volunteers. As Multifamily NW continues to grow, so must the pool of members that donate their time to the association’s causes. The time commitment can be as little as one hour per month on a committee. Volunteering opens a huge networking opportunity, increases one’s ex-

Multifamily NW 2013 Events: MARK YOUR CALENDAR! March 18, 2013 • 9:00 AM - 2:00 PM ELEVATE: New Hire Class - Portland, OR March 18, 2013 • 1:00 PM - 3:00 PM Fifty Shades of Fair Housing - Using Fair Housing Ting and Complaint Data to Improve your Business Processes (Portland, OR) March 19, 2013 • 9:00 AM - 1:00 PM ELEVATE: Fair Housing for Leasing Agents - Hillsboro, OR 11:30 AM - 1:30 PM - Seminar: Energy and Water

Portland, OR March 20, 2013 • 8:00 AM - 9:00 AM Webinar: Saving with Appliances 12:00 PM - 1:00 PM Webinar: Saving with Appliances March 21, 2013 • 8:00 AM - 12:00 PM ELEVATE: Mold Awareness Portland, OR 11:30 AM - 1:30 PM - Seminar: Irrigation Trends & Technologies 9:00 AM - 1:00 PM - SWV Education: Landlord / Tenant Law Part 2 ONLY - Eugene, OR visit www.multifamilynw.org for more dates

March 22, 2013 • 1:00 PM - 4:00 PM ELEVATE: LARRC - Portland, OR March 25, 2013 • 9:00 AM - 1:00 PM ELEVATE: Fair Housing for Leasing Agents - N. Portland March 27, 2013 • 8:00 AM - 12:00 PM ELEVATE: HVAC - Portland, OR 11:30 AM - 1:30 PM - PDX Monthly Luncheon: Investment Strategies and Energy Benchmarking March 28, 2013 • 9:00 AM - 1:00 PM ELEVATE: Managing the Bottom Line Portland, OR

posure to industry issues and trends, and is – above all – Fun! Who doesn’t feel good after donating their time? Your association has made some large changes recently. And while these changes are important to the long term strength and viability of Multifamily NW, you are what can truly make this organization the strongest. For volunteer opportunities, please contact Kristen Davies at 503-213-1281.

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

The Landlord Times - Metro • March 2013

M111XX Maintenance Doorhanger

About the Form: This is a very useful form to be used in conjunction with the 24-hour Notice of Inspection/Maintenance. The Maintenance Doorhanger is a courtesy form conveying either that maintenance is currently working in the dwelling or that Maintenance had or had not entered and space to explain details and work performed.

c A.M.

c P.M.

UNIT #

MAINTENANCE

IN YOUR UNIT NOW

TIME

c SOMEONE HAS BEEN IN YOUR UNIT REASON: c MAINTENANCE______________________________________ ___________________________________________________________________

c EMERGENCY_________________________________________

DEPARTMENT IS WORKING

DATE

___________________________________________________________________

WHO ENTERED___________________________________________________________ ____________________________________________________________________________________

ACTION TAKEN____________________________________________________________ ____________________________________________________________________________________

____________________________________________________________________________________

FUTURE ACTION REQUIRED_______________________________________ ____________________________________________________________________________________

____________________________________________________________________________________

c WE COULD NOT ENTER BECAUSE: c

The Landlord Times - Metro • March 2013

ENTRY REFUSED

UNRESTRAINED PET(S)

RESIDENT REQUESTED TO BE PRESENT BUT DID NOT ANSWER THE DOOR

OTHER__________________________________________________________

DZ &

What Were You Thinking Moments!

DANA BROWN AND ZACH HOWELL

By Dana Brown and Zach Howell Suzy Leasing – Could the tenant file a lawsuit? D - Well, that depends on the attorney and judge, however, you will be going to court without an abandoned notice form and telling the judge that all of the contents in the apartment were junk and you tossed it. Suzy, one persons junk is another’s treasure. Even if you feel that the contents of the apartment are under $1,000, do yourself a favor, protect yourself and fill out the abandoned property notice. Renters are savvy and by not properly filling out the abandoned property notice form, the tenant can come back and claim damages on an item they say was in the apartment. Once the form is filled out and you have waited the appropriate amount of days and depending on delivery method, then it is time to give a shout out to maintenance. Z – As a maintenance tech, my first question would be what is supposed to be kept (as valuable) and what can be tossed. This can be tricky determining what is garbage and what is valuable. As D mentioned above, one person’s trash is another person's treasure. My basic rule of thumb is to start with what is

on the floor. Likely, if it’s on the floor and covered in paper and garbage, it’s not valuable to the resident. If it is hanging on the wall or on a shelf or in a dresser then it probably means something to the former resident, and should be stored temporarily until the abandoned property process has reached its statute of limitation. Next, the question is how do I get this unit ready to work on for turnover. As mentioned above. get the floors generally cleaned up -- usually with trash bags, rubber gloves, and a scoop shovel. If you find something in the garbage that may be valuable, stick it on the shelf to be addressed later. Next I would take many pictures of the remaining items left just for documentation. In the case of a skip or a hoarder, I would hire a vendor to do the pack out and moving of the remaining items. This not only frees up the maintenance staff, it also passes some liability of items being damaged or missing to a neutral party. If you have a storage space on site then have the vendor move the items into the storage area. I recommend not co-mingling the belongings of different residents, so only store one unit per storage area. If you don’t have a storage area then

you will have to find a local storage facility, and the vendor will have to load the items and deliver them there. All of these costs can be charged to the resident and taken out of the security deposit. Once the unit is ready for turnover work, and we have all valuable items stored and ready for pick up by resident, we simply wait. Lets be honest, most folks who skip will not be coming back for their items. That said, you never know when they may be setting us up for a lawsuit, so follow the same procedure with all residents. That’s why they call it “best practice”. If we ever do find ourselves in front of a judge we have a set process, pictures, invoices, third party vendors, the former residents junk, and a solid case. 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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Portland

...continued from front page

Washington counties) for sales:

2007 2008 2009 2010 2011 2012

Total Sales

$/Unit Sales Count

$1001M $782M $330M $503M $893M $882M

$75,781 $79,915 $77,630 $81,089 $83,867 $89,101

258 175 90 106 161 199

And a brief summary: 2007 – Cheap money looking for a welcome home in apartments drove a relative frenzy of buying the highwater market for transactions. 2008/2009 – The reality of a slowing economy and tighter banks hits transactions. 2010/2011 – A slow pick-up in activity driven by low interest rates and large (>100 unit) sales of complexes. 2012 – Finally smaller investors begin to make purchases of apartments and benefit from interest rates in the 3-4% range. As an owner, when you bought your apartments you had at least a rudimentary idea of an exit strategy and the eventual sale of your complex. This leads to the next question of is now the time to sell or keep. A large part of that decision depends on the markets, which like the weather, you can observe, but usually don’t have too much control over. So what is driving demand and make some properties more interest-

ing than others? Well by category: Location – As always a close-in location can add >50% in value per unit. In Portland that means close-in NW Portland and East Portland from 39th to the Willamette. Physical Condition – Buyers in most instances are still picky. If you have a property that needs repair, you can count on an inspection and then a price adjustment accordingly. It’s in your best interest to fix problems now before they become expensive later – This is true whether you sell or hold. Operating Income – Two factors affect this, income and expenses. Gross Income is mainly driven by rents and bill-backs (if installed.) If you haven’t done a rent survey and you are full with demand, you are not charging enough. Utility billback programs are gaining more traction in lieu of rent increases, but the main focus of these should be to decrease utility usage if possible instead of just generating extra income. Expenses you have more control over. Utilities are in a slow inexorable rise and will outpace gains in rents within the next year or two. Anything you can do to increase operating efficiencies helps you. It’s a new year and new operating environment. Now is the time to take a critical look at your properties to make sure they are running efficiently and if you can make improvements. Remember – It took only two

years (2007 to 2009) for the apartment market to go from boom to bust – Don’t get caught out. About the Author Clifford A. Hockley is President of Bluestone & Hockley Real Estate Services, greater Portland’s full service real estate brokerage and property management company. Founded in 1972, Bluestone & Hockley’s staff totals nearly 110 employees, including 20 licensed brokers. The company’s property management division serves commercial buildings, apartments, condominium associations and houses in the Portland / Vancouver metro area, while the brokerage division facilitates both leasing and sales of investment properties throughout Oregon and Washington. Cliff earned a degree in Political Science from Claremont McKenna College and

holds an MBA from Willamette University. He is a Certified Property Manager and has achieved his Certified Commercial Investment Member designation (CCIM). Bluestone & Hockley Real Estate Services is an Accredited Management Organization (AMO) by the Institute of Real Estate Management (IREM). Cliff is a member of the Institute of Real Estate Management and was named Certified Property Manager of the year in 2001 and 2003. Cliff is a frequent contributor to industry newsletters. Bluestone & Hockley offers customized brokerage, property and asset management, as well as maintenance services to property owners and investors throughout the Portland/Vancouver metro area. The company’s full-service approach benefits busy property owners and investors, who know they can count on Bluestone & Hockley for high quality real estate services start to finish.

Rental Housing Association of Greater Portland 10520 NE Weidler Portland, OR 97220 Phone: 503-254-4723 Fax: 503-254-4821 The Landlord Times - Metro • March 2013

RENTAL HOUSING ASSOCIATION OF GREATER PORTLAND

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

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

What an exciting time to be President of the RHAGP. We are continually growing in Membership, educational classes, and dinner meetings which focus on both education and networking. RHAGP is committed to educating new landlords and property managers, as well as enhancing education for the seasoned landlords and property managers. I would like to take a moment to mention our community of vendors. Some are dual members, meaning vendors as well as property owners themselves. Others are vendors who support

President' s Message

RHAGP members with the services they can offer. We are currently hosting a happy hour to discuss what we have to offer and ways we can enhance their membership with RHAGP. It is nice to know that I can always go to the monthly update to find a vendor for most any service or rental related product needed. RHAGP is committed to enhancing the reputation of landlords and property managers in our local and state communities. We are listening to your concerns and working to help solve the recent misconceptions concerning the

rental housing industry and fair housing. The growth the RHAGP has experienced over the past couple of years has allowed us to research hiring a Professional Public Relations Company. We have interviewed and made a decision on a company with exciting new visions. The announcement will be made very soon, so keep watch on our website and the Update. I would like to thank our office staff for all the work and effort they give daily. The RHAGP is a very busy office and each staff member is dedicated to our goals. There is always someone to answer your questions, or to refer you

ELIZABETH CARPENTER RHAGP President

to one of our mentors or vendors, as needed. I am excited to say that with our growth, we’ve expanded our team by an additional office staff position. This is a great time to join us on the Board of Directors, or one of many committees. We are a non-profit organization: All of our board and committee members are volunteers. All members are welcome to attend a board meeting or join a committee of their choice. We look forward to new ideas to assist us in moving our organization forward. ~Elizabeth Carpenter, President

March 2013 MARCH 12 - ONLINE TENANT SCREENING CLASS–24 HR ONLINE TENANT SCREENING RHAGP CONFERENCE ROOM – MEMBERS ONLY - 11:00 AM MARCH 20 - DINNER MEETING – RED LION, CONVENTION CENTER SUBJECT: MAINTENANCE PANEL MARCH 21 - BROWN BAG LUNCH – FACEBOOK RHAGP CONFERENCE ROOM – 11:30 AM TO 1:00 PM – FREE MARCH 21 - COMMERCIAL LENDING CLASS – 6:30 PM PRESENTER: TREVOR CALTON,

COMMERICAL LENDING GROUP, INC. RHAGP OFFICE MARCH 26 - INSPECTIONS CLASS – 6:30 PM PRESENTER: TROY RAPPOLD PHOENIX INN, LAKE OSWEGO MARCH 28 - NEW MEMBER/MENTOR SESSION 6:00 TO 8:00 PM RHAGP CONFERENCE ROOM – NO CHARGE CALL RHAGP FOR MORE INFORMATION AND TO REGISTER FOR EVENTS 503 254-4723 OR WWW.RHAGP.ORG/CALENDAR-EVENT

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

The Landlord Times - Metro • March 2013

Dryer Vents: Inspection and Cleaning Article submitted by Portland Chimney & Masonry, Inc. The vents of dryers serve the same purpose as the chimney of a fireplace: a way for exhaust to be allowed to get out of the building. Usually these vents are vented through the roof or out the side of your buildings. Either way, there must be a clear passage for the exhaust to get out. Structural: Under no circumstances should these vents be allowed to vent anywhere inside the building, such as an attic or the like. This is simply allowing the exhaust and flammable lint to be vented into an enclosed, often unattended area. This is a fire waiting to happen.

Cleaning: The lint that is built up in these vents is highly flammable and must be cleaned out on a regular basis, as should the chimneys for fireplaces. If this lint were to catch on fire, it could cause severe damage to your property. According to the USFA (U.S. Fire Administration) “An estimated 2,900 clothes dryer fires in residential buildings are reported to U.S. fire departments each year and cause an estimated 5 deaths, 100 injuries, and $35 million in property loss. “Clothes dryer fire incidence in residential buildings was higher in the fall and winter months, peaking in January at 11 percent.”*

Clogs: Plus, the more these vents clog, the more time is needed to dry the clothes in the dryers. This can waste a great deal of money on electricity and is also why these vents should be cleaned out on a regular basis. Extremely clogged vents are harder to clean and may require extensive measures to gain access to the clog, which can be costly. Inspection: It is vital as the first step of servicing the dryer vents to inspect the air flow. If there is no air flow or low air flow it is an indicator of: Damaged dryer Clog in vent system Pinched transition (accordion style

vent that connects the dryer to the rigid venting in the wall). Dyer not connected Damaged dryer. A Certified Dryer Vent Technician should inspect the air flow to determine the air flow, as noted above, as part of the annual maintenance of the dryer vents. So protect your property, protect your tenants. Ensure your dryer vents are properly vented and cleaned for maximum safety and efficiency. You can always call a Chimney Professional to inspect the venting and to clean the vents when needed. Portland Chimney & Masonry Inc. Reference: *www.usfa.fema.gov/ media/press/2012releases/080712.shtm Clothes Dryer Fires in Residential buildings (2008-2010) is part of the Topical Fire Report Series. Clothes Dryer Fires in Homes/ 8/7/12 Press Release

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The Landlord Times - Metro • March 2013

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.

Q: When I am really busy at the room of a hospital. Stay calm, confi- with two or more parties, you must

end of the month I occasionally have two or three people show up at the same time to see an apartment. If no one called ahead to make an appointment, is it okay to give them all a group tour?

A: This is a dilemma that every-

one will eventually face if they are in the business of renting apartments. However, keep in mind that it’s a positive thing when people are “flocking in” to see your apartments. It means your telephone skills, advertising and/or curb appeal are all working to draw prospective renters into your community. On the other hand, assisting more than one person at a time presents a special challenge, as no two people have the same needs. Also, there will be times when your prospects are moving for reasons they wish to keep private. These and other factors like “who arrived first” and “who needs to move the soonest,” must be taken into account before deciding if a group tour is in order. I would encourage you to imagine that your busy office is the emergency

dent and in control as you do “triage” to assess the basic needs of your prospects and establish priority. Remember: Not everyone is in a “life threatening” situation, and some people can wait. Hold onto your sense of humor as you explain that you want to assist everyone, but there is only one of you and three of them so you will need their help. Ask each party to fill out a guest card with their contact information, along with the size apartment they need and desired move date. Collect the cards and quickly determine which prospect(s) can and cannot wait. For example, if one of your visitors does not need an apartment for two months, then you can encourage that person to join in on a group tour or make an appointment to come back at a later date. If another prospect needs an apartment size that you do not have available, you can phone a sister community and then direct that individual to one of your colleagues who can offer immediate assistance. If you do find yourself on a tour

be courteous and give each person or group “equal time,” even if one seems more interested or more desirable as a prospective resident. Think of yourself as the “host” of a party: Your goal is to make sure each one of your guests feels welcome and special so they will want to come back; or in this case rent. Oh, and one last thing: Remember to introduce your “guests” to each other. - This shows that you have good manners! If you have a question or concern that you would like to see addressed next month or if you would like to inquire about leasing training, please ASK THE SECRET SHOPPER by making contact via e-mail or fax. Your questions, comments and suggestions are ALWAYS welcome! ASK THE SECRET SHOPPER Provided by: SHOPTALK SERVICE EVALUATIONS Phone: 425-424-8870 E-mail: joyce@shoptalkservice.com Web site: www.shoptalkservice.com Copyright © Shoptalk Service Evaluations

See You at the 2013 Maintenance Fair! Stop by and chat with the City of Portland’s Multifamily Waste Reduction staff at MMHA’s 10th Annual Maintenance Fair on March 14. We’ll be at Metro’s Recycle at Home booth to answer questions about: Recycling do’s and don’ts Reducing waste with reuse Recycling at move-out Other steps to keep your properties green and sustainable MMHA’s 10th Annual Maintenance Fair 777 NE Martin Luther King Blvd., Hall E Portland, Oregon 97232 Thursday, March 14, 2012 8 a.m. – 5 p.m.

Multifamily Resource Line: 503-823-7224 Online: www.portlandoregon.gov/bps/multifamily Email: multifamily@portlandoregon.gov 8 #

Metro Apartment Manager 2008 The Landlord Times - Metro• •October March 2013

Oregon's ...continued from front page the risk of default increased in the fourth quarter 2012 compared to the third quarter of 2012 when the index value was 106. The increased risk from the third quarter to the fourth quarter of 2012 reflects a riskier applicant pool that is typical in seasonally slower periods of applicant traffic. For additional regional data and renter trends, visit http://www. corelogic.com/about-us/news/ corelogic-releases-q4-2012-renter-

applicant-risk-index-report.aspx. Here is how Portland-VancouverBeaverton, OR-WA performed in the fourth quarter compared to last year: •vPortland-Vancouver-Beaverton, OR-WA: 4Q12 RAR Index = 111 •vPortland-Vancouver-Beaverton, OR-WA: 4Q11 RAR Index = 110 The SafeRent Renter Applicant Risk (RAR) Index Report is published quarterly by CoreLogic. The

RAR Index is calculated exclusively from applicant-traffic credit quality scores from the CoreLogic SafeRent statistical lease screening model, Registry ScorePLUS® and is based on an analysis of 39,000 properties representing nearly 6 million apartment homes and single-family rentals. The index provides a benchmark trend of national and regional traffic credit quality scores. Data is also available at the prop-

erty and sub-market level with our analytics tools. For additional information or the full press release, visit corelogic.com. CORELOGIC, the stylized CoreLogic logo, SAFERENT and REGISTRY SCOREPLUS are registered trademarks owned by CoreLogic, Inc. and/or its subsidiaries. No trademark of CoreLogic shall be used without the express written consent of CoreLogic.

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

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The Landlord Times - Metro • March 2013

6 Questions ...continued from front page try. Landlords should approach managing their rentals just like any other business. Do your research, attend workshops, join landlord associations, etc. The opportunities are out there if landlords are willing to make the time and spend a little money. It’s my opinion that you can’t afford not to. TLT: Who was the most influential person/mentor in the early part of your career? What did you learn from them? KPH: The most influential person in the early part of my career was actually a tenant. We’ll call her Nikki. Nikki was a tenant who came to our company just like all others, and it wasn’t until I moved her into the simple 1 bedroom downtown apartment was I even influenced by her. We met at the unit to complete the rental agreement. After collecting the prorated rent, confirming the transfer of utilities, and completing the inspection report, it was time I hand over the keys. This simple gesture immediately sent Nikki into what I could equate to an emotional breakdown; she threw her arms around me for a hug, bawled her eyes out with joy, and we sat for the next 20 minutes talking about her rough life history. She was expressing to me the sincere thanks and appreciation she felt towards me for giving her a

chance at housing when no one else had. This would be her first apartment since residing at a shelter for battered women. This brief, yet influential, experience with Nikki early on in my career showed me that property management isn’t about just filling and maintaining rental units. My job from that point forward became providing quality housing to real people who want to be heard, respected, and given a chance. Since Nikki, I’ve had many opportunities to fulfill this same dream for others and I am thankful that she changed the way I approach my “job”.

During turnover for example, items such as confirming move out dates & rent amounts with tenants, advertising upcoming vacancy, notifying your client of the vacancy, coordinating cleaning, painting, and carpet cleaning, all while continuing to show the rental to prospects, answer ad calls, and processing applications…whew! Managing time, coordinating the order of events and some “hand-holding” requires managers to be thorough, detailed, and forward thinking because time is money.

TLT: Generally speaking, what 2 or 3 pieces of advice would you give to a room full of property managers? KPH: First, and most importantly, using the proper forms. The rental forms you use should be state specific, written by a lawyer, and easy to complete. Rental forms should have minimal blanks or areas to be completed by the landlord so that the risk of error is far less than if a landlord either creates their own forms or uses a template from the internet. Second to forms is the importance of Continued on page 18

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503-620-0898 The Landlord Times - Metro • March 2013

ASK THE ENERGY EXPERT JOHN KARASAKI, PGE Energy Expert

Reduce Water and Energy Costs Now

Water, sewer and energy costs take a bite out of my operating income. What steps can I take to trim these costs?

trusted contractors. Request a free energy consultation at PortlandGeneral.com/EnergyExpert or by calling 800-822-1077.

A: There are proven strategies for saving energy and water both inside and outside your properties – strategies than can substantially trim your bottom line. Portland General Electric has teamed up with Multifamily NW, Energy Trust of Oregon and the Regional Water Providers Consortium to offer multifamily property managers and owners free seminars and webinars on these topics throughout March. (See sidebar for class topics and details.)

Take advantage of other free offers Energy Trust will come to your property and directly install free water-saving showerheads and faucet aerators as well as energy-saving compact fluorescent light bulbs, or CFLs, in your apartments. Learn more at EnergyTrust.org/Multifamily or call Energy Trust at 877-5102130.

Here are some other ways to get started on saving energy and water. PGE offers a free energy consultation Take the guesswork out of where to begin by turning to the PGE Energy Experts. PGE offers a free energy consultation of your property that will help you identify energy-saving opportunities and prioritize your efforts based on your budget and goals. We’ll also connect you with Energy Trust of Oregon cash incentives and

Upgrade common-area lighting If your common-area lighting uses incandescent bulbs, incandescent or halogen reflector lamps, or T12* linear fluorescent lamps, you can save a lot with an upgrade. And you won’t necessarily need new fixtures. Upgrading T12 fluorescent lamps to high-performance T8 fluorescent lamps with electronic ballasts can reduce lighting energy use by 30 to 50 percent per lighting project. You can replace incandescent lighting with new ENERGY STAR® qualified

LED (light emitting diode) technology or with CFLs. Compared to incandescent bulbs, these technologies can cut lighting energy use by up to 75 percent or more per fixture while maintaining proper light levels. Compared to incandescents, CFLs can last up to 10 times longer, and LEDs up to 25 times longer, reducing maintenance hassles and costs. *If you’re unsure whether you have T12 lighting, measure the diameter of the fluorescent tube. If it’s 1.5 inches in diameter, it’s T12 technology. Watch our short video on how to tell the difference at PortlandGeneral.com/T8. Save big with new exit signs New ENERGY STAR qualified exit signs are available that use LED, cold cathode or electroluminescent (glow-in-the-dark) technologies. One exit sign alone can save up to $25 annually on electricity costs, compared to an incandescent exit sign. An investment in new exit signs usually pays for itself in one to three years with available Energy Trust cash incentives.

High-efficiency clothes washers offer triple savings Replacing your common area washers with high-efficiency, frontloading commercial washers cuts energy costs by up to 50 percent and slashes water use by about 30 percent. Because each washer can save more than 10,000 gallons of water annually, you can save substantially on both water and sewer costs. Energy Trust offers cash incentives on qualifying installations. If you have questions you’d like to have answered in future “Ask the Energy Expert” columns, please e-mail Sarah.Pagliasotti@pgn.com. Free classes on saving energy and water in multifamily properties March is Energy and Water Savings Month, and we’re offering free seminars and webinars on related topics – there’s still time to register for one event or the remainder of the series at PGE’s EnergyEducationCenter.com.

Continued on page 13

The Landlord Times - Metro • March 2013

Reduce

...continued from page 12

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New Updates on Carbon Monoxide Alarm Requirements in Washington State

Section R315 Carbon monoxide alarms. WAC 51-51-0315 (Effective Until July 1, 2013.)

quirements of this section. 2. Installation, alteration or repairs of noncombustion plumbing or mechanical systems are exempt from the requirements of this section.

R315.1 Carbon Monoxide Alarms. For new construction, an approved carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units and on each level of the dwelling and in accordance with the manufacturer's recommendations. R315.2 Existing Dwellings. Existing dwellings shall be equipped with carbon monoxide alarms when alterations, repairs or additions requiring a permit occur, or when one or more sleeping rooms are added or created.

R315.3 Alarm Requirements. Single station carbon monoxide alarms shall be listed as complying with UL 2034 and shall be installed in accordance with this code and the manufacturer's installation instructions. (Effective July 1, 2013.) R315.1 Carbon Monoxide Alarms. For new construction, an approved carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units and on each level of the dwelling and in accordance with the manufacturer's recommendations.

EXCEPTIONS: 1. Work involving the exterior surfaces of dwellings, such as the replacement of roofing or siding, or the addition or replacement of windows or doors, or the addition of a porch or deck, or electrical permits, are exempt from the re-

R315.2 Carbon monoxide detection systems. Carbon monoxide detection systems that include carbon monoxide detectors and audible no-

tification appliances, installed and maintained in accordance with this section for carbon monoxide alarms and NFPA 720-2012, shall be permitted. The carbon monoxide detectors shall be listed as complying with UL 2075. Where a household carbon monoxide detection system is installed, it shall become a permanent fixture of the occupancy. EXCEPTION: Where carbon monoxide alarms are installed meeting the requirements of Section R315.1, compliance with Section R315.2 is not required. R315.3 Where required in existing dwellings. Existing dwellings shall be equipped with carbon monoxide alarms in accordance with Section R315.1. An inspection will occur when alterations, repairs or additions requiring a permit occur, or when one or more sleeping rooms are added or created. EXCEPTIONS: 1. Work involving only the exterior

surfaces of dwellings, such as the replacement of roofing or siding, or the addition or replacement of windows or doors, or the addition of a porch or deck, or electrical permits, are exempt from the inspection requirements of this section. 2. Installation, alteration or repairs of nonfuel burning plumbing or mechanical systems are exempt from the inspection requirements of this section. 3.

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The Landlord Times - Metro • March 2013

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Racial Segregation: It’s Not History By Jo Becker, Education/Outreach Specialist, Fair Housing Council Serving Oregon and SW Washington Each April is National Fair Housing Month—a time to mark the passage of the Federal Fair Housing Act… Fair housing laws forbid discrimination based on several protected classes in any housing transaction1. Yet, as the MetroTrends blog article referenced here poignantly points out, the ensuing 45 years have not – by any stretch of the imagination – seen the eradication of illegal discrimination. Historically, the civil rights movement in this country centered on race and ethnicity, as does the article below. As distressing and tender as these issues are, there are several more protected classes, none of which have fully realized fair and equitable treatment in the housing market as a whole. Far too often we are asked, “Is discrimination really still a problem?” Our resounding answer is “YES,” as Rolf Pendall puts it, “It’s Not History.”

blog.metrotrends.org/) where it originally appeared on February 1st, 2012. MetroTrends blog is a project of the Urban Institute (http://www.urban.org/) dedicated to sharing data, commentary and interactive charts and graphics on the state of and differences among metropolitan societies and economies. The Urban Institute is a non-profit, nonpartisan policy research organization dedicated to providing evidence-based answers to a broad range of today's policy challenges.

Want to schedule an in-office fair housing training program or speaker for corporate or association functions? Visit www.FHCO.org/pdfs/classlist.pdf Federally protected classes under the Fair Housing Act include: race, color, national origin, religion, sex, familial status (children), and disability. Oregon law also protects marital status, source

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This article brought to you by the Fair Housing Council; a nonprofit serving the state of Oregon and SW Washington and reprinted with permission of the MetroTrends blog (http://

of income, sexual orientation, and domestic violence survivors. Washington law covers martial status, sexual orientation, and domestic violence survivors, and honorably discharged veterans / military status. Additional protected classes have been added in particular geographic areas; visit FHCO.org/mission.htm and read the section entitled “View Local Protected Classes” for more information.

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Dear Maintenance Men: By Jerry L'Ecuyer & Frank Alvarez Dear Maintenance Men: I have a large brick patio with a number of flower containers on the brickwork. The gardener is not careful enough when he waters and this has resulted in some calcification of the bricks. I want to clean up the patio bricks and remove the calcium buildup with a solution that will not kill the grass surrounding the patio. Thanks for your advice. Douglas Dear Douglas: There are a number of methods to getting rid of calcium build up on your bricks. Any product that will not harm the grass might not be strong enough to remove the build-up. Limeaway in a

spray bottle and a brush would be the easiest and safest to try first. If Limeaway does not work, try a solution of muriatic acid (pool acid) and water. This mixture will kill any grass it contacts, so work sparingly with a sponge or brush. Be careful as muriatic acid is strong and will etch the concrete and brickwork. Wear rubber gloves and eye protection. Mix a small amount of acid into a bucket of water, increasing the ratio of acid and water until the calcium starts to break down. Work on a small area with lots of rinse water to dilute the cleaning solution as you go. After you remove the calcium, sealing the bricks will help keep the calcium build-up from coming back.

Dear Maintenance Men: I have a public sidewalk that runs on two sides of my property. The sidewalk has cracks and holes. Who is responsible for the sidewalk repairs and maintenance? I also have some old telephone wires attached to my building that are not in use anymore. Can I cut those down or are they the responsibility of the phone company? Stacey

and they are responsible for the maintenance of the wires. The wires leaving the junction box and going into the property belong to the property owner. If you deem these wires to be defunct and non-operational, it is your right to repair or remove them. Be aware that rewiring a property after the wires are removed will be the property ownerâ&#x20AC;&#x2122;s responsibility and it could be expensive. In other words; be sure the wires you are cutting down will never be needed again.

Dear Stacey: Letâ&#x20AC;&#x2122;s start with the sidewalk. Every city is different and in most cases the city owns the sidewalk and obligates the property owner to be responsible for the sidewalk maintenance. Some cities will be responsible if a city tree buckles the sidewalk. It will be best to call the city your property is in and discuss the issue. Often times just a call to the city and informing them that the sidewalk has become a trip and fall hazard will be enough for them to send out a repair crew. Be aware that the property owner may be ultimately responsible for a trip and fall lawsuit; check your liability insurance. The telephone wires coming from the utility pole to your property or junction box belongs to the telephone company

Dear Maintenance Men: How do I determine if it is time to replace a roof or just have some maintenance or minor repairs done? Ed Dear Ed: Determining if a roof actually needs replacement or should be repaired is sometimes more of an art than a science. An old roof in good condition that has roof leaks may be as simple to solve as an inspection of the roof flashing system. The roof flashing is where the roof meets a different material or changes course. For example roof flashing is found around the chimney, in valleys, where the roof transitions to vertical a wall or around vent pipes. Any roof transition Continued on page 17

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Maintenance ...continued from page 16 area is a potential roof leak. Keeping the roof flashings in good order is the first line of defense. However, should your roof be experiencing leaks in several different areas, missing granules (bald spots) and pooling; might be an indication of a roof past its prime and ready for replacement. In the case of a shingle roof, the tell tale signs are more obvious. For example a shingle roof may exhibit curling edges, loss of granules and material brittleness. This roof may be beyond repairs and should be replaced. Tile roofs may present different issues as they may look great on the outside, but have hidden damage under the tiles, such as a rotted felt membrane or disintegrating roofing paper. These are much more difficult to solve and often times the repairs are more expensive than replacement. When requesting a bid from a roofing contractor, always ask for a cost to repair the existing roof and a cost to replace the roof. When having multiple bids, always use the same scope of work for each roofer.

A deviation in scope will make it harder to determine the correct course of action. 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 call: Buffalo Maintenance, Inc for maintenance work or consultation. JLE Property Management, Inc for management service or consultation Frankie Alvarez at 714 956-8371, Jerry L’Ecuyer at 714 778-0480, CA contractor lic: #797645, EPA. Real Estate lic. #: 01216720. Certified Renovation Company.Websites: www.BuffaloMainte nance.com & www.ContactJLE.com

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6 Questions ...continued from page 11 ment and addendums to tenant after completion. We should summarize phone conversations in writing to tenants to help ensure clear expectations. Eyes should be on the property constantly through the help of neighbors, regular interior and exterior inspections by management, and maintenance personnel should be of the understanding that while they’re at the property to make minor repairs, be observant of what they see, smell, hear, etc. The worst thing a landlord can do is to hand over possession to a unit and then never communicate with the tenants until it’s time for them to vacate. Be present and communicate your ideas, intentions, and

tenant application screening. I cannot think of an easier, more inexpensive way to potentially steer clear of a major disaster. Invest a small amount of time, make the phone calls and check for any discrepancies within the information the applicant provides. Similar to educating oneself in the business of managing rentals, you cannot afford not to thoroughly screen. Lastly, I find the job easiest when all sides (management, tenants, and client) are in constant communication with one another. Just as landlords have to know the laws, I’m all for tenants knowing what their rights and responsibilities are too. Landlords should send copies of the rental agree-

expectations quickly yet thoroughly. TLT: How has the use of technology changed our industry? KPH: I remember vividly the days when a call to my classifieds rep at the local paper would take over an hour on the telephone to update all of the vacancy ads for that upcoming weekend’s distribution. Besides the huge amount of time involved in newspaper advertisement, the cost that I had to forward on to my clients was outrageous. Luckily, new technologies have been introduced and landlords now have several media’s in which they can advertise their vacant units for free with just a few clicks of a mouse. Pinterest, Facebook, and Craigslist are just a few of the free social media sites that I utilize in my business. These popular sites are excellent ways to promote your prop-

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Vol. 17 Issue 3

March 2013

EUGENE • SALEM • ALBANY • CORVALLIS

MONTHLY CIRCULATION TO MORE THAN 5,000 APARTMENT OWNERS, PROPERTY MANAGERS, ON-SITE & MAINTENANCE PERSONNEL Published in association with: METRO Multifamily Housing Association & Rental Owners Association

Multifamily Market Eugene By Anita Risberg, CCIM Senior Broker, HFO Investment Real Estate, Apartment Specialist The information selected is from the City of Eugene planning department, Multifamily NW (formerly Metro Multifamily Housing Association) 2012 statistics, sales comps and pending sale information. If you need greater details, additional information or have questions feel free to email me at anita@ hfore.com or call my direct number in our Portland office, 971-717-6336. It would be my pleasure to answer any questions you might have. Development for Apartments Due to escalating demand for apartments, in part fueled by an increase in student enrollment, Eugene has a large number of apartment properties planned and proposed for this coming year. Continued on page 3

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repeatedly concluded that property management was where I was supposed to be. So, I listened. Right away I haphazardly submitted my two weeks notice, applied to every property management company that was hiring in the area, and crossed my fingers that the phone would ring. Thankfully it did. The local rental housing association president, and instructor of the property management certification program quickly hired me. What luck! I currently am a licensed property manager in the state of Oregon, an eviction specialist in the Portland area, and a continuing education provider for other licensees. I feel very appreciative that I discovered my niche so early on in life. I made the leap of faith seven years ago and I’ve never looked back. TLT: What is it about this industry that has kept you motivated and interested? KPH: My motivation to continue managing properties, providing evic-

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tion services, and educating other landlords is to help landlords be better landlords. Education is key in this industry. Most often, the mistakes that I see landlords make are simply because they don’t know the laws. Well unfortunately that is not a legally recognized defense. Teaching other property managers and rental owners about laws and common business practices is thrilling to me and I don’t see an end to it anytime soon. As landlords, we must realize that we’re in an ever changing industry. Landlords should approach managing their rentals just like any other business. Do your research, attend workshops, join landlord associations, etc. The opportunities are out there if landlords are willing to make the time and spend a little money. It’s my opinion that you can’t afford not to. TLT: Who was the most influential person/mentor in the early part of your career? What did you learn from them? KPH: The most influential person in the early part of my career was actually a tenant. We’ll call her Nikki. Nikki was a tenant who came to our company just like all others, and it wasn’t until I moved her into the simple 1 bedroom downtown apartment was I even influenced by her. We met at the unit to complete the rental agreement. After collecting the proContinued on page 7

Dryer Vents: Inspection and Cleaning Submitted by Portland Chimney & Masonry, Inc. The vents of dryers serve the same purpose as the chimney of a fireplace: a way for exhaust to be allowed to get out of the building. Usually these vents are vented through the roof or out the side of your buildings. Either way, there must be a clear passage for the exhaust to get out. Structural: Under no circumstances should these vents be allowed to vent anywhere inside the building, such as an attic or the like. This is simply allowing the exhaust and flammable lint to be vented into an enclosed, often unattended area. This is a fire waiting to happen. Cleaning: The lint that is built up in these vents is highly flammable and must be cleaned out on a regular basis, as should the chimneys for fireplaces. If this lint were to catch on fire, it could cause severe damage to your property. According to the USFA (U.S. Fire Administration) “An estimated 2,900 clothes dryer fires in residential buildings are reported to U.S. fire departments each year and cause an estimated 5 deaths, 100 injuries, and $35 million in property loss. “Clothes dryer fire incidence in residential buildings was higher in Continued on page 8 Page 2

PRESIDENT'S MESSAGE Page 4

A MESSAGE FROM YOUR PRESIDENT …

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

PAUL HOEVET

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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.

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The LandlordTimes - Valley • March 2013

VALLEY Multifamily ...continued from front page factor of 3.75% with rents increasing across the board. Average rents last fall were a reported $0.99 per square foot. Of the properties surveyed at that time, 67.1% were smoke-free. The report indicated that apartments were vacant an average of 37 days and that only about three percent of owners were offering any incentives.

Some of the large projects that have submitted plans recently include: Project Name Location Number of DwellingUnits Out of State 15th and Walnut 2050 E 15th 65 Capstone N. of 13th and Olive 544 X Goodpasture Island Apts. Alexander Loop 583 Evergreen Housing 60 Hatton Lane 216

As of the date this article was written, there are five confirmed apartment sales in Eugene for 2012 with two sales currently listed as pending in 2013. Sold Transaction 2012 380-393 Adams St/August 2012/$650,000.00/unavailable 17-35 Lawrence St/July 2012/$640,000.00/Units 7 945 E 19th Ave/April 2012/ $760,000.00/Units 14 1247 W 8th Ave/January 2012/$685,000.00/Units 13 945-955 Patterson St/January 2012/$2,995,000.00/Units 8 (student housing) Pending Transactions 3450 McKenna Dr, McKenna Estates/ Units 144/Asking Price $12,750,000.00 1711-1765 Cleveland Pl, Cleveland Place/Units 8/Asking Price $539,800.00

Proposed projects we may see in the next several months or longer include: 12th and Patterson 75 The Patterson SE corner of 13th and Patterson 102 15th and Patterson 52 5 story Apts 712 E. 14th 29 Moon Mountain Mounmountain Dr. S of I-5 150 X Lakeview Apts 2502 Lakeview 52 The Hub – 12 stories NE corner of E. Broadway +Ferry 82 X -Likely delayed at least a year Oakleigh Co-housing Oakleigh Lane 28 Onyx St Apts Onyx and 18th 40 Bailey Hill Apartments Bailey Hill and 14th 252 18th and University Apts 1801 University (SE corner) 20 The Multifamily NW (formerly Metro Multifamily Housing) Fall 2012 Apartment Report- reported a Eugene/Springfield overall vacancy

The apartment market in Eugene continues to be very strong.

Developers have great optimism for the near future of the area. Rental demand is high and properties near campus are most in demand. It’s no surprise that campus-area land and properties have high appeal for developers in their quest to complete assemblages and increase density when and where permitted. Student

apartments are also experiencing high occupancies with modest increases in rents. Please call or email me with any additional questions! Anita Risberg, CCIM, Senior Broker Associate at HFO Investment Real Estate. E-mail anita@hfore.com, phone 971-717-6336.

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205 W. 10th Avenue, Eugene OR 97401 (541) 485-7368 (541) 284-4052 info@ laneroa.com

President • Jim Straub Vice President • Michael Steffen Secretary • Scott Smith Treasurer • Pat Costello Board Members: Dennis Casady, Dennis Chappa, Robei Ellis, Devin Gates, Eric Hall, Tia Politi

A Message from Your President … As you’ll see in our fair housing article this month, “What Landlords Don’t Know About Lead” (see pages 6-8), many landlords still have questions about pre-1978 housing and landlord disclosure obligations required by HUD/EPA. In fact, as recently as June of 2012, a Klamath Falls landlord was fined $24,000 for failing to notify tenants of lead hazards. Please note that the disclosure form (ORHA #51 – Lead-Paint Disclosure) and pamphlet, “Protect Your Family from Lead in Your Home” are available for purchase in the ROA office. If you are planning on renovating pre-1978 housing, please note that the office also stocks the “Renovate Right” pamphlet. Callers to the Helpline often ask the question, “Can I just go in my rental unit? It looks like my tenants are gone.” My Helpline Tip of the Month covers this topic and explains why it’s not a good idea (or legal) to just go and peek in the window.

In an effort to improve the usability of ORHA forms, a number of forms have recently been revised and are now available in the ROA office (please see our forms list on pages 27-28). You’ll also find an article by ORHA President, Michael Steffen, “Updated Forms Released” (see page 15 in our newsletter) that details those forms and reasons for revision. Please note that the forms were not revised because of law changes and you may still use the prior edition of each of these forms. Please call the Helpline at 541-2422850 if you have any questions. Members attending the January general meeting had the opportunity to gain valuable tax preparation advice from our featured speaker, Marcie Hale, CPA of McElhany, Shotola and Hale, CPAs. Many thanks to Marcie and her staff for taking the time out of their busy schedules to guide us through the tax reporting process. Thank you

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also to our Affiliate Spotlight presenters, Barbara and Gary Westfall of Simply Kitchens and Baths for their entertaining presentation and very generous raffle item. With interest rates at record lows, have you thought about buying more property or refinancing the ones you currently own? We are pleased to offer a workshop on this topic this month, “Financing and Refinancing Your Rental Property” (see page 5 in our newsletter). This workshop will be led by Pat Costello, a long-time ROA board member and current ROA Treasurer. Pat is Vice President and Business Loan Officer at SELCO Community Credit Union. During this workshop, he’ll present the types of available loans and walk through the loan qualification process. Also on the March calendar is “Marketing Your Rental Unit.” Remember: You must pre-register for workshops (see page 5 in our newsletter for details). I’m sad to report that long-time ROA member Bill Lewis passed away at home on February 6, 2013. After purchasing his first rental property in 1976, Bill became active in the Rental Owners Association of Lane County and the Oregon Rental Housing Association, serving on the state board for several years and vol-

unteering countless hours to the association. Bill is survived by his wife, Anita, three daughters, six grandchildren and one great-grandchild. Please join us on Thursday, March 28th for our next general meeting. Our featured speaker will be an EWEB Energy Management Specialist as EWEB presents, “Step by Step Energy Efficiency for Your Rentals.” Our Affiliate Spotlight speaker will be David Horton of Action Construction and Painting. We’ll see you on March 28th! Jim Straub, President HOW MUCH OF MY 2012 DUES ARE TAX DEDUCTIBLE?88.9% of your dues paid to the ROA are tax deductible.Because our organization participates in lobbying on your behalf through the Oregon Rental Housing Association (ORHA), a small portion of your dues are not tax deductible.

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A: This is a dilemma that everyone will eventually face if they are in the business of renting apartments. However, keep in mind that it’s a positive thing when people are “flocking in” to see your apartments. It means your telephone skills, advertising and/or curb appeal are all working to draw prospective renters into your community. On the other hand, assisting more than one person at a time presents a special challenge, as no two people have the same needs. Also, there will be times when your prospects are moving for reasons they wish to keep private. These and other factors like “who arrived first” and “who needs to move the soonest,” must be taken into account before deciding if a group tour is in order. I would encourage you to imagine that your busy office is the emergency

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

DANA BROWN AND ZACH HOWELL

Hello property management teams in the best industry ever! We’ve seen a lot in this industry, does this story sound familiar?

abandoned property notice is about a $1.50 compared to a possible lawsuit for the $25,000 heirloom. Suzy Leasing – Could the tenant file a lawsuit?

Suzy Leasing – Last week I walked a move-out that skipped out on rent. The apartment was a disaster to say the least, I had fleas jumping on me and stepping over garbage. I got out of the apartment and instructed the maintenance team to toss everything.

D - Well, that depends on the attorney and judge, however, you will be going to court without an abandoned notice form and telling the judge that all of the contents in the apartment were junk and you tossed it. Suzy, one persons junk is another’s treasure. Even if you feel D – Suzy, I hope that you filled that the contents of the apartment out an abandoned property notice to are under $1,000, do yourself a favor, protect you from the resident com- protect yourself and fill out the ing back to claim that there was abandoned property notice. Renters something of importance in the VALLEY, are savvy and by not properly filling METRO, ARIZONA apartment. out the abandoned property notice form, the tenant can come back and Suzy Leasing – We’ll it just so claim damages on an item they say happens that the resident did come was in the apartment. Once the form back and said that they had left a is filled out and you have waited the family heirloom in the apartment appropriate amount of days and worth $25,000 and they wanted it depending on delivery method, then Feb, Apr, Jun, Aug, Oct, Dec back. it is time to give a shout out to maintenance. D – Suzy, This is a “WHAT WERE YOU THINKING” moment! An Z – As a maintenance tech, my

first question would be what is supposed to be kept (as valuable) and what can be tossed. This can be tricky determining what is garbage and what is valuable. As D mentioned above, one person’s trash is another person's treasure. My basic rule of thumb is to start with what is on the floor. Likely, if it’s on the floor and covered in paper and garbage, it’s not valuable to the resident. If it is hanging on the wall or on a shelf or in a dresser then it probably means something to the former resident, and should be stored temporarily until the abandoned property process has reached its statute of limitation. Next, the question is how do I get APT. NEWS this unit ready to work on for turnover. As mentioned above. get the floors generally cleaned up -- usually with trash bags, rubber gloves, and a scoop shovel. If you find something in the garbage that may be valuable, stick it on the shelf to be addressed later. Next I would take many pictures of the remaining items left just for documentation. In the case of a skip or a hoarder, I would hire a vendor to do the pack out and moving of the remaining items. This not only frees up the maintenance staff, it also passes some liability of items being damaged or missing to a neutral party. If you have a storage space on site then have the vendor move the items into the storage area. I recommend not co-mingling the belongings of different residents, so only store one unit per storage area. If

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you don’t have a storage area then you will have to find a local storage facility, and the vendor will have to load the items and deliver them there. All of these costs can be charged to the resident and taken out of the security deposit. Once the unit is ready for turnover work, and we have all valuable items stored and ready for pick up by resident, we simply wait. Lets be honest, most folks who skip will not be coming back for their items. That said, you never know when they may be setting us up for a lawsuit, so follow the same procedure with all residents. That’s why they call it “best practice”. If we ever do find ourselves in front of a judge we have a set process, pictures, invoices, third party vendors, the former residents junk, and a solid case. 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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VALLEY

6 Questions ...continued from front page rated rent, confirming the transfer of utilities, and completing the inspection report, it was time I hand over the keys. This simple gesture immediately sent Nikki into what I could equate to an emotional breakdown; she threw her arms around me for a hug, bawled her eyes out with joy, and we sat for the next 20 minutes talking about her rough life history. She was expressing to me the sincere thanks and appreciation she felt towards me for giving her a chance at housing when no one else had. This would be her first apartment since residing at a shelter for battered women. This brief, yet influential, experience with Nikki early on in my career showed me that property management isn’t about just filling and maintaining rental units. My job from that point forward became providing quality housing to real people who want to be heard, respected, and given a chance. Since Nikki, I’ve had many opportunities to fulfill this same dream for others and I am thankful that she changed the way I approach my “job”. TLT: We’re often reminded about the importance of fundamentals in the things we do. What do you consider the fundamentals for success in this business to be? Why are they so important? KPH: Honesty, integrity, attention to detail, forward thinking, and respect just a few of the fundamentals that I think are key to being a successful

property manager. As a property manager, not only do you most likely have a boss to answer to, but you also have to answer to your clients, and to your tenants. All parties involved must be treated with respect and honesty. To me, this is a given. Attention to detail and forward thinking go hand-inhand. During turnover for example, items such as confirming move out dates & rent amounts with tenants, advertising upcoming vacancy, notifying your client of the vacancy, coordinating cleaning, painting, and carpet cleaning, all while continuing to show the rental to prospects, answer ad calls, and processing applications… whew! Managing time, coordinating the order of events and some “handholding” requires managers to be thorough, detailed, and forward thinking because time is money. TLT: Generally speaking, what 2 or 3 pieces of advice would you give to a room full of property managers? KPH: First, and most importantly, using the proper forms. The rental forms you use should be state specific, written by a lawyer, and easy to complete. Rental forms should have minimal blanks or areas to be completed by the landlord so that the risk of error is far less than if a landlord either creates their own forms or uses a template from the internet. Second to forms is the importance of tenant application screening. I cannot think of an easier, more inexpensive way to potentially steer clear of a major disaster. Invest a

small amount of time, make the phone calls and check for any discrepancies within the information the applicant provides. Similar to educating oneself in the business of managing rentals, you cannot afford not to thoroughly screen. Lastly, I find the job easiest when all sides (management, tenants, and client) are in constant communication with one another. Just as landlords have to know the laws, I’m all for tenants knowing what their rights and responsibilities are too. Landlords should send copies of the rental agreement and addendums to tenant after completion. We should summarize phone conversations in writing to tenants to help ensure clear expectations. Eyes should be on the property constantly through the help of neighbors, regular interior and exterior inspections by management, and maintenance personnel should be of the understanding that while they’re at the property to make minor repairs, be observant of what they see, smell, hear, etc. The worst thing a landlord can do is to hand over possession to a unit and then never communicate with the tenants until it’s time for them to vacate. Be present and communicate your ideas, intentions, and expectations quickly yet thoroughly. TLT: How has the use of technology changed our industry? KPH: I remember vividly the days when a call to my classifieds rep at the local paper would take over an hour

on the telephone to update all of the vacancy ads for that upcoming weekend’s distribution. Besides the huge amount of time involved in newspaper advertisement, the cost that I had to forward on to my clients was outrageous. Luckily, new technologies have been introduced and landlords now have several media’s in which they can advertise their vacant units for free with just a few clicks of a mouse. Pinterest, Facebook, and Craigslist are just a few of the free social media sites that I utilize in my business. These popular sites are excellent ways to promote your properties. The key aspects for a successful advertising account include being professional, being relevant, having flattering property pictures, and focusing on great products, fun communities. Linking people from these social medias directly to your website is also an effective and free method of creating interest in your available rentals. The technological combination that these sites offer of free and widely reachable has trumped the daily “pulp” we once relied on. Katie Poole-Hussa, a principle at Smart Property Management, LLC, is a dedicated to professional property management and education. Look for her column "LandLady Katie" debuting in The Landlord Times this Spring. Reach her at katie@smartpm. co. VIsit Smart Property Management at smartpm.com.

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UTAH UTAH

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10. Clean out those closets and bring in old coats to beneﬁt The Road Home. 9. Someone you know will love something that you pick up from one of the trade show vendors—whether a stuffed animal for your kids or the keychain ﬂashlight for your mom. 8. With a $500 giveaway at the trade show and a $1,000 prize during lunch-why shouldn't it be you?

7. The theme is superheroes and hundreds of people will be dressed up in spandex and capes...the entertainment and people-watching angle alone promises a day of fun. 6. At the end of the day over 70 large prizes ranging from mountain bikes to gift cards are given away to attendees. Come try your hand and see what you can win! 5. With 21 different education sessions you can learn a huge amount in just one day.

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National Apartment Strong Job and Association Education Population Growth Cause Conference and Expo to be Rent Increases for Salt Held in San Diego in June Lake Multifamily Units

The 2013 NAA Education Conference & Exposition is headed to San Diego California June 20-22 at the San Diego Convention Center. June is a beautiful time to be in one of America’s most beautiful cities, and the conference is packed with enlight-

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Jed Millburn, Managing Principal ARA Utah The Greater Salt Lake City multifamily market has continued to strengthen during 2012. Vacancy rates have steadily improved, dropping from 5.3 percent in January 2012 down to 4.2 percent in the third quarter of 2012. With the market vacancy tightening, average rent growth was 3.6 percent from mid-year 2011 to midyear 2012. The average rent per unit is now at an all-time high of $802 per unit— eclipsing the average rental price of $771 per unit in early 2008. Many factors contributed to the positive rent growth and the contraction of vacancy rates, but the most significant were strong job growth and population growth. Utah’s job growth currently ranks fourth in the country at 2.6 percent, adding more than 32,000 jobs over the past 12 months. Utah’s job market is strengthening as the state’s unemployment rate dropped to 6 percent in June 2012, the lowest it has been since Continued on page 5

IN THIS ISSUES: Collecting From Bad Tenants Requires Preparation .......... Page 3 UAA Growth Strong ................... Page 4 Attend your Industry’s Annual Conference on April 17th ............. Page 5 Products & Services Guide .................... Page 6 UAA MEETINGS April 18th (Logan) 6:30 PM April 23rd (Ogden) 7:00 PM April 24th (Orem) 7:00 PM April 25th (Salt Lake) 7:00 PM

UTAH

The Landlord Times - Utah â&#x20AC;˘ March 2013

UTAH

Collecting From Bad Tenants Requires Preparation By Law Offices of Kirk A. Cullimore

ven in good times, some tenants will leave owing money. In tougher times, problems can increase. While every landlord should attempt to avoid risky tenants through effective background checks, it is also important to prepare for effectively collecting if there is a default. The best way to prepare for effective collection is to start at, and even before the signing of a lease. The two most important steps are to acquire the right information about the tenant up front and to have appropriate language in your rental contract that will enhance your ability to collect if tenants do default. Information to Acquire Up Front: Indentifying information like social security number, driver’s license number and birthday of all occupants over 18 is essential. Next, obtain information about job history and bank account numbers. Garnishing wages and bank accounts are two of the most effective ways to collect debt. Always take a photocopy of any personal check so you have the bank account number in case you need it. Also, be sure to

regularly update job information. For instance, when you know there has been a job change or at least once a year you should get updated information on their employment. All contact numbers including cell phone numbers and emails of all tenants and an emergency contact are very important. When someone owes you money, the more ways you have to track them down the better. Language to Have in Your Contract: In 2010, the Utah Legislature authorized business owners to have a clause in their contracts that allow up to a 40% collection fee to be added to any account that is sent to a attorney or agency for collection. This allows an owner, for instance, that has a $1,000 owed by a tenant to use the threat of an additional $400 tacked on top to get tenants to resolve debts before going to collection. If collection is required, the account automatically becomes $1,400, which provides an additional incentive to collectors to do all they can to collect. To do this, you must have the clause written into your contract. All contracts should also have language allowing a prevailing party in any lawsuit to collection attorneys’ fees and court costs. If you don’t have a good 2011 or newer Utah specific rental contract, I recommend the

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Utah Apartment Association Residential Rental Agreement. It has all the language you need - and more - to protect your interests and pave the way for maximizing collections on bad debt. Use of this contract is free to UAA members. How Soon to go to Collections: When tenants move out owing money, you are required to send them a letter within 30 days of move out to the last known address outlining the charges owed minus any deposits you were holding. This letter should have language asking them to pay the amounts due immediately or risk having you vigorously pursue collections. How long you wait to do that is up to you. If a tenant is working with you, it may be a good idea to work with them on your own. This way they won’t be charged the additional 40% if you send the amount to collections and you won’t have to pay any fees to a collector. However, if someone is not responding to you, 30 days may be a reasonable time to wait. How Long Can You Pursue Bad Debt?: The statute of limitations is 6 years in Utah. Remember you can’t add the 40% unless it is in your contract (start immediately using a contract

like the UAA’s that has that language in it). A typical collection agency or attorney charges anywhere from 25-40% of the amount collected. Remember, the ability of a collector to collect is largely based on your preparations. The better the info you get, specifically on jobs and bank accounts the more likely you are to be successful in collection. On the other hand, if you chose to rent to deadbeats with bad credit who aren’t employed you will have a very difficult time; thus, you shouldn’t expect too much of your collector. Also, remember, rental collections take time, sometimes years. The best advice for landlords is have a good upfront system that gives you good information prior to move in, reduce risk by not renting to people who have had credit problems in the past or who are not steadily employed, and then turn over all of your accounts to a collector within about 90 days on the default. If you do this, you may receive as much as 30-40% of the debt owed you. The Law Offices of Kirk A. Cullimore is a full service Landlord representation firm that specializes in evictions and collections. For more information contact Jalyn at 801-571-6611 or online at www. cullimore.net

UTAH

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UAA Growth Strong By Paul L. Smith, Executive Director

I have had the privilege of working for the members of the Utah Apartment Association for 11 years. I continue to be amazed at the character, professionalism and goodness of landlords. Owning and managing rental property is not easy. It is a challenge that often leads to headaches, disappointment, low profits and lots and lots of work. But landlords persist. They serve their customers. They provide housing to families and maintain that housing in commendable conditions despite the

sometimes brutal wear and tear their apartments and houses receive from their tenants. Landlords and Property Managers are, in my opinion, some of the greatest people on the planet. That’s why I am so pleased to be able to work with you as you continue to grow and improve your association. You will be pleased to know the following: • In the last four years, the Utah Apartment Association has grown 43% • Large apartment community membership has grown 32% • Vendor membership has grown • Our political action committee con-

tributions (for government affairs issues) has grown • We have had many government affairs successes and saved landlords millions of dollars To continue to be successful, the UAA needs your help. If each of our 3,000 members just encouraged and brought in one new member in 2013, we would not only double, but be able to be more effective in advocating for the rental housing industry, be able to provide more resources and education for you, and would have more industry partners to network with and learn from.

Inserted in this issue is a membership application for the UAA. If you receive this publication and are not yet a member, we encourage you to join the fold. If you are a member, take this application to someone else you know who is a landlord, apartment owner, or vendor who services landlords and help them join. With your continued support the UAA will continue to grow, remain strong, and improve conditions for the Utah rental housing industry.

National ...continued from front page industry. This event brings together more than 6,000 attendees who attend education sessions to enhance their professional development, build partnerships by networking with colleagues from around the country, and meet with more than 325 suppliers to see firsthand the latest technology and trends in the industry. NAA has education sessions for everyone from those who manage large apartment communities to independent operators who manage small apartment buildings or homes. “I absolutely love the NAA Conference,” says Gloria Froerer who manages small homes and apartment building for cli-

ents of her company Century 21 Gage Froerer Real Estate. “There is so much to learn and see including hundreds of booths set up by vendors who have great ideas or products that help us better serve clients.” “I benefit from the NAA conference every year,” says Matt DeGraw, Senior Vice President of Bridge Property Management, a Utah company that manages thousands of apartment units throughout the United States. “I enjoy networking with people and learning the newest ideas to keep us competitive.” The keynote speaker in 2013 will be Sir Richard Branson, international business magnate and

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The Landlord Times - Utah • March 2013

UTAH APARTMENT ASSOCIATION President • Carol Nelson

Past President • Randy Rounds

President Elect • Steve Randall

Secretary • Amy Sexton

Treasurer • Matt Degraw

Attend Your Industry’s Annual Conference on April 17th In my career I have been involved in many industries, and have been a part of many associations. One thing I have learned is that it is essential to attend the annual meeting of your association in whatever industry you are in, to keep updated. If you don’t stay updated, you could be like the Encyclopedia Britannica, one of the great companies of the last century – now defunct because they did not change with the times.

Strong

On April 17th our industry holds our annual conference and Trade Show at the South Towne Expo in Sandy. Over 120 exhibitors will demonstrate the state of the art products, processes and services available to make your busy run more smoothly and proﬁtably and to better serve your customers. There is also incredible education for all, no matter what niche you are in. If you manage big apartments

there are great seminars for you on everything from retention to hiring and new regulations. If you are into affordable housing, there are great seminars on working with hard to house populations and leasing and customer service for affordable units. There are seminars with continuing education credit for real estate professionals and programs for independent owners. So whether you

Salt Lake County. Most of the new supply is being built in or around transit-oriented developments along the new UTA TRAX mass transit light rail. UTA is also working on several new TRAX extensions that will connect the existing TRAX lines to the Salt Lake International Airport, Sugarhouse and Draper. Multifamily construction is also being driven by the new $2-billion dollar City Creek redevelopment project that was recently completed. City Creek encompasses 23 acres over three city blocks in the heart of Salt Lake City. It comes as no sur-

prise, then, that 2,132 units of the 3,215 units currently under construction in Salt Lake County are under construction within a 5-mile radius of Downtown. More units will be completed in Downtown in the next 18 months than the prior 10 years combined.

448 E Winchester (6400 S ) #460 Salt Lake City, UT 84107 Ph: (801) 487-5619 Fax: (801) 484-8649 www.uaahq.org

own one unit or 15,000, this conference and show is for you. What’s more, it is so affordable – only $15 for admission or $40 for lunch and admission. Please join us April 17th at the South Towne Expo Center. You will be glad you did.

UTAH

...continued from front page

March 2009, according to the Utah Department of Workforce Services. The state also has the third fastestgrowing population in the nation with nearly 2 percent annual growth. Utah also has the youngest median age in the country at 29.2 years, and the largest average house-hold size of 3.1 persons. These two factors help feed the rental market. The state’s population is projected to reach 5.2 million by 2040. There are currently 3,215 units under construction and more than 5,200 units proposed to begin construction in the next 18 months in

Serving the Utah Multifamily Housing Industry More than 6,000 Distributed Monthly

If your target market includes the rental housing industry in the Salt Lake City, Ogden or Provo area, you will not find a more www.rebusinessonline.com/ efficient, cost effective way to main.cfm?id=27695 reach your target. UTAH

Please call & consult your Account Executive for more Details 503-221-1260

Top Ten ...continued from front page

3. Just once a year do you have the opportunity to attend Utah’s only networking event that brings together over 1,000 industry professionals.

The 2013 UAA Education Conference & Trade Show is on April 17th beginning at 8:00 AM. To register you can sign up online at our website www.uaahq.org or call us at (801) 4875619. Pricing is below. Don’t forget to bring a coat for our Coat Drive—and be entered into the rafﬂe for $100!

2. With 120 exhibitors showcasing products, services, and innovations for the industry, you are bound to ﬁnd ways to save money and make your life easier.

PRICING Members: Admission - $15 Admission (with keynote luncheon) - $40

4. Your competition will be there....can you afford to let them get ahead of you?

1. Fair housing is only boring until someone complains against you. Brush up on ways to avoid liability and costly mistakes.

Non-Members: Admission - $25 Admission (with keynote luncheon) - $50

UTAH

Join

Utah Apartment Association on Facebook

facebook.com/UAAHQ The Landlord Times - Utah • March 2013

UTAH PRODUCTS & SERVICES GUIDE The following companies support the rental housing industry by funding education, government affairs and supporting activities. We encourage you to give them an opportunity to earn your business first. Listing in this guide does not constitute endorsement by the UAA. You are encouraged to check references and get bids in writing. 1031 ExchangE Cost Segregation Authority . . . . . . . . . . . . . . . . . . . . . . . . . . 801 764-9100 Zions Bank/Exchange Services LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-1031

24 hrs/aftEr hours EmErgEncy svc ServiceMaster by Restoration Xperts . . . . . . . . . . . . . . . . . . . . . . . . . . 801-310-8565

accounting Accounting and Tax Services, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . 8018930333 Bouwhuis, Myron . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-1357 J & K Accounting & Financial Services . . . . . . . . . . . . . . . . . . . . . . . . . . 801-755-6027 JM Accounting and Tax Services, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-893-0333

advancE Loans Check City . . . . . . . . . . . . . . . . . . . . . . . . . . 801-858-0331

advErtising Apartments.com . . . . . . . . . . . . . . . . . . . . . . . . . .888-658-RENT Apartment Guide of Greater Salt Lake . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-8858 Apartments For Rent Magazine . . . . . . . . . . . . . . . . . . . . . . . . . . 801-352-4957 Apartment Radar . . . . . . . . . . . . . . . . . . . . . . . . . . 801-901-0237 Call Source . . . . . . . . . . . . . . . . . . . . . . . . . . 800-500-4433 Media One of Utah, A Newspaper Agency . . . . . . . . . . . . . . . . . . . . . . . . . . 801-204-6274 Move.com . . . . . . . . . . . . . . . . . . . . . . . . . . 303-688-4542 Online Image Placement . . . . . . . . . . . . . . . . . . . . . . . . . . 801-858-3543 Rent.Com, an Ebay Company . . . . . . . . . . . . . . . . . . . . . . . . . . 310-586-9521 U of U Off Campus Housing Svc . . . . . . . . . . . . . . . . . . . . . . . . . . 434-817-0721 WebListers . . . . . . . . . . . . . . . . . . . . . . . . . . 800-784-2155

aftEr hours EmErgEncy 24 HR Flood Response Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 877-735-6637 Alpine Cleaning & Restoration Specialists, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 435-563-3707

aLL naturaL fErtiLizEr Oasis Industries . . . . . . . . . . . . . . . . . . . . . . . . . . 801-231-4997

apartmEnt rEntaL guidEs Simply Apartments . . . . . . . . . . . . . . . . . . . . . . . . . . 801-201-9004

appLiancE/ELEctronics RC Willey . . . . . . . . . . . . . . . . . . . . . . . . . . 801-622-7400

appLiancEs Appliance Parts Company . . . . . . . . . . . . . . . . . . . 480-755-0007 EXT 241 Appliance Warehouse of America, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 480-388-4004 Precision Appliances . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-7033 Reliable Parts . . . . . . . . . . . . . . . . . . . . 801-486-2357 x 2108

asphaLt maintEnancE Precision Asphalt . . . . . . . . . . . . . . . . . . . . . . . . . . 801-991-0158

asphaLt sErvicEs Bonneville Asphalt . . . . . . . . . . . . . . . . . . . . . . . . . . 801-225-3544 Kilgore Paving And Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . 801-382-6575 Preferred Paving . . . . . . . . . . . . . . . . . . . . . . . . . . 801-908-6622 T & N Asphalt Services . . . . . . . . . . . . . . . . . . . . . . . . . . 801-266-1626

attornEy Arnold & Wadsworth . . . . . . . . . . . . . . . . . . . . . . . . . . . 8014750123 David W Steffensen . . . . . . . . . . . . . . . . . . . . . . . . . . 801-263-1122 Froerer, Hunter & Ahlstrom, PPLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-389-1533 Jeffs & Jeffs PC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-373-8848 Jeremy M Shorts Esq . . . . . . . . . . . . . . . . . . . . . . . . . . 801-610-9879 Law Offices of Kirk A Cullimore . . . . . . . . . . . . . . . . . . . . . . . . . . 801-571-6611 LeBaron & Jensen, P.C. /Fast-Track Evicti . . . . . . . . . . . . . . . . . . . . . . . . . . 801-773-9488 Merrill, Walter . . . . . . . . . . . . . . . . . . . . . . . . . . 801-682-8037 Rinehart Fetzer Simonsen & Booth, PC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-328-0266 Richards, Kimble, & Winn, PC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-274-6800 Scalley & Reading . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-7870 Smith Knowles, P.C., Kenyon D. Dove . . . . . . . . . . . . . . . . . . . . . . . . . . 801-476-0303 Utah Eviction Services . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-6600

automatEd gatEs Community Controls . . . . . . . . . . . . . . . . . . . . . . . . 972-4331 x2010

Bank sErvicEs Key Bank Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . 801-297-5825 Washington Federal . . . . . . . . . . . . . . . . . . . . . . . . . . 801-366-2265

Banking Wells Fargo Bank . . . . . . . . . . . . . . . . . . . . . . . . . . 801-246-1237

Background chEcks CoreLogic SafeRent . . . . . . . . . . . . . . . . . . . . . . . . . . 702-839-1736 Global Background Checks . . . . . . . . . . . . . . . . . . . . . . . . . . 801-823-3307 LexisNexis . . . . . . . . . . . . . . . . . . . . . . . . . . 678-694-2798 On-Site.com . . . . . . . . . . . . . . . . . . . . . . . . . . 619-540-7828 RentGrow . . . . . . . . . . . . . . . . . . . . . . . . . . 800-736-8476 Renting Authority . . . . . . . . . . . . . . . . . . . . . . . . . . 888-674-9181 Right Renter LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-754-9900 Utah Apartment Association . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-5619 Victig Background Screening . . . . . . . . . . . . . . . . . . . . . . . . . . 866-886-5644 Western Reporting, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-308-0005

Bathroom rEnovation Bath Fitter . . . . . . . . . . . . . . . . . . . . . . . . . . 801-748-4200

BathtuB & tiLE rEfinishing Miracle Method . . . . . . . . . . . . . . . . . . . . . . . . . . 801-295-1101 Surface Tech . . . . . . . . . . . . . . . . . . . . . . . . . . 801-676-5275

BLinds Dun-Rite Blinds . . . . . . . . . . . . . . . . . . . . . . . . . . 801-265-2536

caBinEts Parr Cabinet Outlet . . . . . . . . . . . . . . . . . . . . . . . . . . 801-887-7277

caBLE tELEvision Groove Satellite and Entertainment . . . . . . . . . . . . . . . . . . . . . . . . . . 801-839-3497 Orbit Communications . . . . . . . . . . . . . . . . . . . . . . . . . . 801-466-9040

carpEt and fLooring Contractors Warehouse LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-1751 Fibers, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-2300 Flooring Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . 801-604-6123 Griffith Industries . . . . . . . . . . . . . . . . . . . . . . . . . . 877-395-0887 Popp Enterprises . . . . . . . . . . . . . . . . . . . . . . . . . . 801-747-0077 Redi-Carpet . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-7922 Shaw Industries Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 303-667-2504 Sherwin Williams . . . . . . . . . . . . . . . . . . . . . . . . . . 801-949-9981 Southwest Flooring . . . . . . . . . . . . . . . . . . . . . . . . . . 801-438-4889 TB&J Warehouse, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-208-1913

carpEt cLEaning Cliffs Personal Touch . . . . . . . . . . . . . . . . . . . . . . . . . . 801-673-1777 Dirt Away . . . . . . . . . . . . . . . . . . . . . . . . . . 801-726-0308 Double Take Carpet Cleaning . . . . . . . . . . . . . . . . . . . . . . . . . . 801-377-1107 Venturi Clean . . . . . . . . . . . . . . . . . . . . . . . . . . 801-255-8100

cLEaning Super Duper Cleaning . . . . . . . . . . . . . . . . . . . . . . . . . . 801-347-3082

cLEaning company All Green Cleaning Company . . . . . . . . . . . . . . . . . . . . . . . . . . 801-949-4846

coLLEction sErvicEs National Credit Systems, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 800-515-6858 NCS, Plus . . . . . . . . . . . . . . . . . . . . . . . . . . 801-598-1466 North American Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . 801-741-8982 Outsource Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . 801-355-4766

coLLEctions Rent Recovery Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . 800-335-0119

communications A 3 Broadband . . . . . . . . . . . . . . . . . . . . . . . . . . 801-699-4199

w w w . T H E L A N D L O R D T I M E S . C O M 6

Qwest Communications . . . . . . . . . . . . . . . . . . . . . . . . . . 801-575-1098

constaBLEs Wasatch Constables . . . . . . . . . . . . . . . . . . . . . . . . . . 801-392-9400

construction Capital Improvement Management Group . . . . . . . . . . . . . . . . . . . . . . . . . . 303-223-6100

corporatE & vacation rEntaLs Utah Living . . . . . . . . . . . . . . . . . . . . . . . . . . 801-347-0333

customEr sErvicE training CONTACTPOINT . . . . . . . . . . . . . . . . . . . . . . . . . . 435-674-6643

dEfauLt insurancE Leaseterm Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . 378-206-2910

drain cLEaning Precision Concrete Cutting . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-0025 Professional Drain Service LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-963-0910

dryEr vEnt cLEaning Beehive Duct (DBA) A-Alpha . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-947-080

ELEctricaL All Pro Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . 801-874-7098 Charger Electric . . . . . . . . . . . . . . . . . . . . . . . . . . 801-280-2420 Electrowire & Com Maintenance LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-787-6027 Gipco Electric . . . . . . . . . . . . . . . . . . . . . . . . . . 801-231-3320

EnErgy consErvation/savings Questar ThermWise . . . . . . . . . . . . . . . . . . . . . . . . . . 801-719-0753 Rocky Mountain Power Cool Keeper . . . . . . . . . . . . . . . . . . . . . . . . . . 801-298-2459

fEncing SimTek Fence . . . . . . . . . . . . . . . . . . . . . . . . . . 866-648-9336

financiaL advisor Clear Day Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . 801-725-9044

financing Marcus & Millichap . . . . . . . . . . . . . . . . . . . . . . . . . . 801-736-2600 Utah Community Reinvestment Corp (UCRC) . . . . . . . . . . . . . . . . . . . . . . . . . . 801-833-0011

firE & fLood rEstoration Rainbow International Restoration & Cleaning . . . . . . . . . . . . . . . . . . . . . . . . . . 801-712-3646

firE ExtinguishEr Sure Fire Suppression . . . . . . . . . . . . . . . . . . . . . . . . . . 801-252-6188

firE protEction Simplex Grinnell . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-9406 Statefire DC Specialties . . . . . . . . . . . . . . . . . . . . . . . . . . 801-288-2100

fitnEss EquiptmEnt Advanced Exercise Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . 801-510-4419 Fitco, Fitness Center Outfitters . . . . . . . . . . . . . . . . . . . . . . . . . . 801-933-4826 FitLogistix . . . . . . . . . . . . . . . . . . . . . . . . . . 801-347-7727

fLags, poLEs, & BannErs Colonial Flag . . . . . . . . . . . . . . . . . . . . . . . . . . 801-562-0123 Designs In Motion . . . . . . . . . . . . . . . . . . . . . . . . . . 801-280-2281 Flagworks International . . . . . . . . . . . . . . . . . . . . . . . . . . 801-288-2088

foundation rEpair Davenport Foundation Repair . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2302

furniturE rEntaL & saLEs CORT Furniture Rental . . . . . . . . . . . . . . . . . . . . . . . . . . 801-984-2678

gEnEraL construction Davenport Foundation Repair . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2302 IPS, LLC 'Your Handyman' . . . . . . . . . . . . . . . . . . . . . . . . . . 801-302-2555

goLf cars Intermountain Golf Cars . . . . . . . . . . . . . . . . . . . . . . . . . . 801-255-8828

graffiti protEction Superior Coatings . . . . . . . . . . . . . . . . . . . . . . . . . . 801-652-4378

handyman Casal's Handyman Service . . . . . . . . . . . . . . . . . . . . . . . . . . 801-707-6847 Quality Industrial Utah Remodeling, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-829-7210

hEating & air Air Cold Supply . . . . . . . . . . . . . . . . . . . . . . . . . . 801-956-3580 Air Design Heating & Air . . . . . . . . . . . . . . . . . . . . . . . . . . 801-264-8292 Alta Air Conditioning & Heating . . . . . . . . . . . . . . . . . . . . . . . . . . 801-397-2583 Johnstone Supply . . . . . . . . . . . . . . . . . . . . . . . . . . 801-486-4401 Precision Heating & Cooling Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-8150 Robert Love Heating & Air Conditioning . . . . . . . . . . . . . . . . . . . . . . . . . . 801-771-5579

hvac sErvicEs Humphrey Heating & Air . . . . . . . . . . . . . . . . . . . . . . . . . . 801-294-2757 RPM Home Energy Savings Program . . . . . . . . . . . . . . . . . . . . . . . . . . 503-248-4636

hvac suppLiEs Contractors HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-8565

inspEctions Albion Services, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-548-6347

insuLation PeachTree Insulation . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-0873

insurancE American Family Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . 801-966-4571 Anderson-Lym Insurance Agency . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-1551 Cottonwood Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . 801-943-5700 Craig Thomas Insurance Agency, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-576-1188 Day Clark Insurance Agency . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-8704

Kandace Meyer . . . . . . . . . . . . . . . . . . . . . . . . . . 801-966-4571 Linda F Burns Insurance Agency . . . . . . . . . . . . . . . . . . . . . . . . . . 801-518-3395 Poulton Insurance, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-4477 Sentry West Insurance Services . . . . . . . . . . . . . . . . . . . . . . . . . . 801-272-8468 Wells Fargo Insurance Services . . . . . . . . . . . . . . . . . . . . . . . . . . 801-246-4416

intErnEt MyNewPlace.com . . . . . . . . . . . . . . . . . . . . . . . . . . 415-348-2066 Pingplot . . . . . . . . . . . . . . . . . . . . . . . . . . 801-712-5094 Sky Satellite . . . . . . . . . . . . . . . . . . . . . . . . . . 801-978-0022

intErnEt markEing First Call under Internet Markeing . . . . . . . . . . . . . . . . . . . . . . . . . . 801-393-1635 Pingplot . . . . . . . . . . . . . . . . . . . . . . . . . . 801-712-5094

LandscapE maintEnancE Ace Property Maintenance L.L.C. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-4333 Aeroscape . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2383 Affordable Care and Landscape, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-637-1557 Cascade Landscape . . . . . . . . . . . . . . . . . . . . . . . . . . 801-228-0647 Kimball Property Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . 801-571-3351 Landscape Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . 801-261-1733 Pro-Turf Landscape Services LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-692-3186 Suncrest Commercial Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . 801-633-2727 Total Landscape Management LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-512-1663 ValleyCrest Landscape Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . 801-561-7541

Landscaping sErvicEs Affordable Lawn Care & Landscape, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-999-4347

Laundry EquipmEnt Appliance Warehouse of America, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 480-388-4004 Azuma Leasing . . . . . . . . . . . . . . . . . . . . . . . . . . 800-707-1188 Evans, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-6580 Hainsworth Laundry Co. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-636-1622 Mac Gray . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-9176 Mendenhall Equipment . . . . . . . . . . . . . . . . . . . . 801-298-1133 xt 111

LEad BasEd paint rEmEdiation Salt Lake County Lead Safe Housing . . . . . . . . . . . . . . . . . . . . . . . . . . 801-468-2077

maintEnancE suppLiEs Ferguson Enterprises . . . . . . . . . . . . . . . . . . . . . . . . . . 801-956-3500 HD Supply . . . . . . . . . . . . . . . . . . . . . . . . . . 801-824-2941

managEmEnt company Horizon Property Management, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-939-6033

movErs Kellogg Movers . . . . . . . . . . . . . . . . . . . . . . . . . . 801-300-1611

nEwsLEttErs Resident News . . . . . . . . . . . . . . . . . . . . . . . . . . 954-753-2793

odor rEmovaL BioSweep of Utah . . . . . . . . . . . . . . . . . . . . . . . . . . 801-550-9764 Fresh Aire Air Fresheners . . . . . . . . . . . . . . . . . . . . . . . . . . 801-877-5888

on-sitE sEcurity Frontline Protective Services . . . . . . . . . . . . . . . . . . . . . . . . . . 801-250-9246

paint Kwal Paint, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 801-259-3074 Pittsburgh Paint . . . . . . . . . . . . . . . . . . . . . . . . . . 801-633-8465 Sherwin Williams . . . . . . . . . . . . . . . . . . . . . . . . . . 801-809-2569

painting Alpine Painting . . . . . . . . . . . . . . . . . . . . . . . . . . 801-721-5007 CertaPro Painters . . . . . . . . . . . . . . . . . . . . . . . . . . 801-747-1027 Delta Painting . . . . . . . . . . . . . . . . . . . . . . . . . . 801-541-5535 Empire Painting . . . . . . . . . . . . . . . . . . . . . . . . . . 801-680-4495 Executive Coatings & Contracting, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 303-300-6786 Five Star Painting . . . . . . . . . . . . . . . . . . . . . . . . . . 801-386-0000 Keeping It Green Maintenance Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-347-8817 Unforgettable Coatings of Utah, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-753-8737

papErLEss officE softwarE Red Gear Technologies . . . . . . . . . . . . . . . . . . . . . . . . . . 801-529-9000

parking Parking Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . 801-671-1803

parking EnforcEmEnt Downtown Parking Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . 801-473-8848

pEst controL Advanced Pest Control Services Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-292-1950 Eradicare Pest Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . 801-393-7378 JS Property Services . . . . . . . . . . . . . . . . . . . . . . . . . . 801-652-0171 Orkin . . . . . . . . . . . . . . . . . . . . . . . . . . 801-628-2735 Terminix . . . . . . . . . . . . . . . . . . . . . . . . . . 801-973-9511

pEt wastE Doggie Deposit . . . . . . . . . . . . . . . . . . . . . . . . . . 866-398-3992 Zero Waste USA . . . . . . . . . . . . . . . . . . . . . . . . . . 800-813-4869

pLaygrounds Big T Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . 801-572-0782

pLumBing Budget Plumbing & Rooter, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-763-5775 Moen Faucet . . . . . . . . . . . . . . . . . . . . . . . . . . 720-346-5138 Mountain Contractors Supply . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-6050 The Landlord Times - Utah â&#x20AC;˘ March 2013

Nelson Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . 801-603-6382 Plumbing Experts . . . . . . . . . . . . . . . . . . . . . . . . . . 801-831-0045 Randall Fern Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . 801-550-2525 Rescue Rooter, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-973-2097 Rick England Plumbing Supplies LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-746-6122 Robert W Speirs Plumbing, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-0522 Roto-Rooter . . . . . . . . . . . . . . . . . . . . . . . . . . 801-330-5278 Rush Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . 480-233-8342 Shamrock Plumbing LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-295-1690

pooL & spa EquipmEnt & sErvicE Aquatech . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-0120 Precision Pools & Spas . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-2212 Swim Clean . . . . . . . . . . . . . . . . . . . . . . . . . . 801-265-1707

printing Delta Painting . . . . . . . . . . . . . . . . . . . . . . . . . . 801-541-5535 Nine Lives Media . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-9999

promotionaL products TLC Impressions, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 801-523-9474

propErty maintEnancE ABC Property Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . 801.572.0827 Innovative Property Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . 801-260-1300 Mountain City Commercial . . . . . . . . . . . . . . . . . . . . . . . . . . 801-394-2299 Mountain West Property Solution Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 801-968-4489 NeighborWorks Provo . . . . . . . . . . . . . . . . . . . . . . . . . . 801-375-5820 Peak Property Solutions Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 877-775-7325 The Handy Handy Man . . . . . . . . . . . . . . . . . . . . . . . . . . 801-427-6924 Z3Properties . . . . . . . . . . . . . . . . . . . . . . . . . . 801-860-4400

propErty managEmEnt Action Property Management & Sales . . . . . . . . . . . . . . . . . . . . . . . . . . 801-763-1801 Advanced Solutions Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . 801-725-8226 Allison-Shelton Real Estate Services, AMO . . . . . . . . . . . . . . . . . . . . . . . . . . 602-474-3572 Alliance Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . 801-391-3913 Bristlecone Management Group . . . . . . . . . . . . . . . . . . . . . . . . . . 801-349-2585 Century 21Gage Froerer & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . 801-621-0521 Century 21 McAffee . . . . . . . . . . . . . . . . . . . . . . . . . . 801-943-9386 Coalition Management . . . . . . . . . . . . . . . . . . . . . . . . . . 435-649-4994 Colemere Realty Associates . . . . . . . . . . . . . . . . . . . . . . . . . . 801-272-8192 DBA Re/Max West Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . 435-787-1111 Desert Sage Properties . . . . . . . . . . . . . . . . . . . . . . . . . . 801-272-0949 Fortress Property Management, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 877-788-7691 Guardian Property Management LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-968-6878 JEM Property Management & Sales LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 435-586-4415 Jensen Property Management & Leasing . . . . . . . . . . . . . . . . . . . . . . . . . . 435-628-1678

Ledingham Properties . . . . . . . . . . . . . . . . . . . . . . . . . . 801-293-1830 Lone Peak Realty & Management . . . . . . . . . . . . . . . . . . . . . . . . . . 801-268-1087 Manor Service Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 801-322-3373 Miller & Company Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-7922 Professional Realty Services , L.L.C. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-450-8432 Property Management Group . . . . . . . . . . . . . . . . . . . . . . . . . . 801-274-3065 Real Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-4200 Real Property Management - West LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-5508 Rentler . . . . . . . . . . . . . . . . . . . . . . . . . . 801-860-4661 Safeguard Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-9339 The Handy Handy Man . . . . . . . . . . . . . . . . . . . . . . . . . . 503-248-4636 Tier One Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . 801-898-6909 UtahLiving.com . . . . . . . . . . . . . . . . . . . . . . . . . . 801-347-0333 Utah Investors Realty . . . . . . . . . . . . . . . . . . . . . . . . . . 801-266-0220 Utah's Prime Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . 801-627-1132 Vision Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . 801-375-3875 Western National Group . . . . . . . . . . . . . . . . . . . . . . . . . . 949-862-6292 Welch Randall Realty . . . . . . . . . . . . . . . . . . . . . . . . . . 801-399-5883

propErty managEmEnt softwarE AppFolio . . . . . . . . . . . . . . . . . . . . . . . . . . 866-648-1536 Property Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . 877-826-9700 RealPage, Inc . . . . . . . . . . . . . . . . . . . . 972-820-3000 x3015 Tenant Technologies . . . . . . . . . . . . . . . . . . . . . . . . . . 503-860-6475

rEaL EstatE sErvicEs Apartment Realty Advisors . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-1221 Coldwell Banker Gold Key Realty Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 435-753-8824 Equity Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . 801-608-8610 Home Basic Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . 801-830-1500 ManageCo . . . . . . . . . . . . . . . . . . . . . . . . . . 801-294-0800 NAI Utah/Mountain West . . . . . . . . . . . . . . . . . . . . . . . . . . 801-456-8806 WJ Bradley Mortgage Capital Corp . . . . . . . . . . . . . . . . . . . . . . . . . . 801-613-3761

Elite Construction & Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . 801-225-3271 Servpro of Utah . . . . . . . . . . . . . . . . . . . . . . . . . . 801-785-5228 Utah Disaster Kleenup . . . . . . . . . . . . . . . . . . . . 888-utah-udk ext 363

rEtaiL Shop 24 Global . . . . . . . . . . . . . . . . . . . . . . . . . . 316-755-5880

rEward programs BlackLedger Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-763-9064

roofing American Roofing Company . . . . . . . . . . . . . . . . . . . . . . . . . . 801-269-1276 Kimball Roofing . . . . . . . . . . . . . . . . . . . . . . . . . . 435-657-9991 Olympus Roofing Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-975-7663 Summit Roofing & Waterproofing . . . . . . . . . . . . . . . . . . . . . . . . . . 801-573-4203 Whitaker Roofing Services, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 801-576-1681

sEcurity Addtech Controls . . . . . . . . . . . . . . . . . . . . . . . . . . 801-414-9342 Kane Consulting . . . . . . . . . . . . . . . . . . . . . . . . . . 801-678-9384 Northern Utah Protection . . . . . . . . . . . . . . . . . . . . . . . . . . 801-985-9462 Pacific National Security . . . . . . . . . . . . . . . . . . . . . . . . . . 801-596-1272 Securitas Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-5678

sEcurity dEposit aLtErnativE SureDeposit . . . . . . . . . . . . . . . . . . . . . . . . . . 800-531-7873

shopping sErvicE Shop24 Global LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 480-284-3693

siding James Hardie Building Products . . . . . . . . . . . . . . . . . . . . . . . . . . 949-348-4565

signs Hightech Signs . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-6464 Sign-a-rama . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-5576

smokE frEE muLti-unit housing Salt Lake Valley Health Department . . . . . . . . . . . . . . . . . . . . . . . . . . 385-468-3835 Utah Department Of Health . . . . . . . . . . . . . . . . . . . . . . . . . . 801-538-6754

snow pLowing suppLiEs Intermountain Farmers Assoc . . . . . . . . . . . . . . . . . . . . . . . . . . 801-254-3501

snow rEmovaL Streamline Supply . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-1197

softwarE Real Page, Inc. . . . . . . . . . . . . . . . . . . . . 972-820-3000 x3015

saLt The Salt Depot . . . . . . . . . . . . . . . . . . . . . . . . . . 801-282-1250

scrEEning The Screening Pros, LLC. . . . . . . . . . . . . . . . . . . . . . . . . . . . 8184445252

signs Sign-A-Rama . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-5576

suB-mEtEring NWP Services Corporation . . . . . . . . . . . . . . . . . . . . . . . . . . 402-421-1668

tELEphonE sErvicEs Windstream Communications . . . . . . . . . . . . . . . . . . . . . . . . . . 801-993-5512

tELEvision Comcast . . . . . . . . . . . . . . . . . . . . 801-485-0500 x2658 Direct TV . . . . . . . . . . . . . . . . . . . . . . . . . . 818-449-4475

towing Atomic Towing . . . . . . . . . . . . . . . . . . . . . . . . . . 801-671-8295 Central Valley Towing . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-8300 Snowy Mountain Research & Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-8300

trash vaLEt & rEcycLing WSI Of Utah LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-713-1306

trEE sErvicE Diamond Tree Experts . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-1749 Reliable Tree Care . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-7996

astE managEmEnt Ace Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . 801.363.9995 Allied Waste/ BFI . . . . . . . . . . . . . . . . . . . . . . . . . . 801-330-6032 Innovative Waste Solutions, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-367-2703 Tiger Sanitation . . . . . . . . . . . . . . . . . . . . . . . . . . 801-978-2287 Waste Away Consulting . . . . . . . . . . . . . . . . . . . . . . . . . . 801-987-0750

watEr systEms Water Evolution Technologies, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . 801-623-3127

wastE sErvicEs Waste Management . . . . . . . . . . . . . . . . . . . . . . . . . . 801-252-6188

wEBsitE dEsign Black 5 Marketing . . . . . . . . . . . . . . . . . . . . . . . . . . 801-794-0020

whoLEsaLE suppLiErs Wilmar Industries . . . . . . . . . . . . . . . . . . . . . . . . . . 856-533-3150

windows & doors Peachtree Windows & Doors . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-1255 Simonton Windows . . . . . . . . . . . . . . . . . . . . . . . . . . 303-903-5739

othEr ACSI . . . . . . . . . . . . . . . . . . . . . . . . . . 951-808-7254 Call Source . . . . . . . . . . . . . . . . . . . . . . . . . . 800-500-4433 Family Support Center . . . . . . . . . . . . . . . . . . . . . . . . . . 801-955-9110 Maintenance Solutions, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-725-7783 Rocky Mountain Power . . . . . . . . . . . . . . . . . . . . . . . . . . 801-722-9398 Salt Lake Real Estate Investors Assoc. . . . . . . . . . . . . . . . . . . . . . . . . . . 801-645-6405 ScentAir . . . . . . . . . . . . . . . . . . . . . . . . . . 801-897-5931

rEntaL Listings Dogfriendlyrental.com . . . . . . . . . . . . . . . . . . . . . . . . . .801- 230-4724

rEntaL wEBsitE Propertypond.com . . . . . . . . . . . . . . . . . . . . . . . . . . 801-676-5400 Rentler . . . . . . . . . . . . . . . . . . . . . . . . . . 801-508-4661

rEntErs insurancE Assurant Specialty Property . . . . . . . . . . . . . . . . . . . . . . . . . . 770-763-1000 ePremium Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . 800-319-1390 Evolutions Insurance Brokers . . . . . . . . . . . . . . . . . . . . . . . . . . 877-585-2853 Renters Legal Liability LLC . . . . . . . . . . . . . . . . . . . . . . . . . . 801-994-0237

rEstoration companiEs Belfor Property Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . 801-936-1212

UTAH

STAFF

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Serving the Utah Multifamily Housing Industry More than 6,000 Circulated Monthly www.TheLandlordTimes.com The statements and representations made in advertising and news articles contained in this publication are those of the advertiser and authors and as such do not necessarily reflect the views or opinions of Professional Publishing, Inc. The inclusion of advertising in this publications does not, in any way, comport an endorsement of or support for the products or services offered. Metro Apartment Manager is produced monthly and is published by Professional Publishing Inc.

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KEEP YOUR PROPERTY PROFITABLE The benefits of smoke-free housing include a reduction in maintenance expenses, a decrease in fire hazard, and an increase in tenant satisfaction. To learn more about what you can do, call the Utah Department of Health at

801.538.6754 or visit tobaccofreeutah.org/aptcondoguide.html

GO SMOKE-FREE

The Landlord Times - Utah â&#x20AC;˘ March 2013

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March 2013

COLORADO

DENVER METRO • COLORADO SPRINGS • BOULDER

Vol. 5 Issue 3

MONTHLY CIRCULATION TO MORE THAN 7,000 APARTMENT OWNERS, PROPERTY MANAGERS, ON-SITE & MAINTENANCE PERSONNEL

Apartment Industry and Residents Contributed $1.1 Trillion to the Economy

Housing Starts Down on Typical Multifamily Volatility; Permits Hit Four-Year High

“The Trillion Dollar Apartment Industry” report examines the industry’s total economic contribution

Due to a double-digit dip on the typically volatile multifamily side, nationwide housing starts declined 8.5 percent to a seasonally adjusted annual rate of 890,000 units in January, according to newly released data from HUD and the U.S. Census Bureau. Meanwhile, issuance of permits for newhome construction rose 1.8 percent to 925,000 units – the quickest pace since mid-2008. “Steady demand for new homes is prompting builders to put more construction crews back to work in order to replenish thin supplies of completed product,” noted Rick Judson, chairman of the National Association of Home Builders (NAHB) and a home builder from Charlotte, N.C. “We expect this progress to continue through the spring buying season and beyond, with credit availability and poor appraisals being the primary limiting factors.” “Today’s report is quite positive in that it shows continued upward movement in single-family housing production and permitting activity for both single- and multifamily units,” noted NAHB Chief Economist David Crowe. “Meanwhile, the decline in multifamily starts reflects an adjustment from an unsustainably large gain in December, and is consistent with the up-anddown swings that are often associated with that sector.” In January, single-family housing starts were virtually unchanged from an improved pace in the previous month, registering a 0.8 percent gain to 613,000 units. This was the strongest pace of single-family housing production since July 2008. Meanwhile, multifamily housing starts, which tend to display significant month-to-month volatility, declined 24.1 percent to 277,000 units. Regionally, combined single- and multifamily housing production gained 4.1 percent in the South and 16.7 percent in the West, but fell 35.3 percent in the Northeast and 50 percent in the Midwest in January. Permit issuance, which can be an indicator of future building activity, rose 1.9 percent on the single-family side to a seasonally adjusted, annual pace of 584,000 units and rose 1.5 percent on the multifamily side to a 341,000-unit pace in January. Both were the strongest permit numbers seen since mid-2008. Permitting activity rose in three out of four regions in January, with a 10.1 percent gain registered in the Northeast, a 1.4 percent gain registered in the Midwest and a 1.1 percent gain registered in the South. The West posted virtually no change in permitting activity, with a 0.5 percent decline. www.nahb.org

Despite the worst economy in a generation, apartments and their residents contributed $1.1 trillion to the national economy in 2011, supporting 25.4 million jobs, according to a new report released recently by the National Multi Housing Council (NMHC) and the National Apartment Association (NAA). The report, along with an interactive map and economic impact calculator, is available on the new website www.WeAreApartments.org. Based on research by economist Stephen S. Fuller, Ph.D., of George Mason University’s Center for Regional Analysis, the report covers the economic contribution of apartment construction, operations and resident spending on a national level plus all 50 states. In addition, construction and operations data is available for 12 Continued on page 3

to explore my professional strengths & weaknesses. Test, after test, after test repeatedly concluded that property management was where I was supposed to be. So, I listened. Right away I haphazardly submitted my two weeks notice, applied to every property management company that was hiring in the area, and crossed my fingers that the phone would ring. Thankfully it did. The local rental housing association president, and instructor of the property management certification program quickly hired me. What luck! I currently am a licensed property manager in the state of Oregon, an eviction specialist in the Portland area, and a continuing education provider for other licensees. I feel very appreciative that I discovered my niche so early on in life. I made the leap of faith seven years ago and I’ve never looked back.

Current Resident or

Continued on page 4

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❑ My name was misspelled ❑ Remove my name from the Colorado mail list ❑ Change of address:

Q: When I am really busy at the end of the month I occasionally have two or three people show up at the same time to see an apartment. If no one called ahead to make an appointment, is it okay to give them all a group tour?

A: This is a dilemma that every-

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I would encourage you to imagine that your busy office is the emergency room of a hospital. Stay calm, confident and in control as you do “triage” to assess the basic needs of your prospects and establish priority. Remember: Not everyone is in a “life threatening” situation, and some people can wait. Hold onto your sense of humor as you explain that you want to assist everyone, but there is only one of you and three of them so you will need their help. Ask each party to fill out a guest card with their contact information, along with the size apartment they need and desired move date. Collect the cards and quickly determine which prospect(s) can and cannot wait. For example, if one of your visitors does not need an apartment for two months, then you can encourage that person to join in on a group tour or make an appointment to come back at a later date. If another prospect needs an apartment size that you do not have available, you can phone a sister community and then direct that individual to one of your colleagues who can offer immediate assistance.

If you do find yourself on a tour with two or more parties, you must be courteous and give each person or group “equal time,” even if one seems more interested or more desirable as a prospective resident. Think of yourself as the “host” of a party: Your goal is to make sure each one of your guests feels welcome and special so they will want to come back; or in this case rent. Oh, and one last thing: Remember to introduce your “guests” to each other. - This shows that you have good manners! If you have a question or concern that you would like to see addressed next month or if you would like to inquire about leasing training, please ASK THE SECRET SHOPPER by making contact via e-mail or fax. Your questions, comments and suggestions are ALWAYS welcome! ASK THE SECRET SHOPPER Provided by: 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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apartment buildings with five or more units are major sources of economic activity, jobs and personal earnings,” said Fuller. “In addition, the residents of apartment buildings constitute an important source of local, state and Highlights from the report include: • The apartment industry spent $14.8 national economic activity as their billion on construction in 2011, and spending for goods and services is this was a year with one of the low- recycled through the economy. Like est multifamily completions on re- the operating outlays for apartment cord, just 130,000 new units. The buildings, the spending by renters reaverage pre-recession was around curs annually thereby supporting local economies on an ongoing basis.” 270,000 completions. In conjunction with the study’s • The industry spent $67.9 billion in 2011 to operate and improve the release, the new website www. country’s 19.3 million apartments— WeAreApartments.org breaks down more than four times the amount the data by each state and the 12 metro spent on construction—creating a areas through an interactive map. Vis$182.6 billion economic contribution itors can also use ACE, the Apartment Community Estimator, a new tool supporting 2.3 million total jobs. • The country’s 35 million apart- that allows users to enter the number ment residents spent $421.5 billion of apartment homes of an existing or on goods and services in 2011—70 proposed community to determine percent of which stayed within the the potential economic impact within local economy. The spending cre- a particular state. “For the first time we’re able to ated a total economic impact of $885.2 billion supporting 22.8 mil- quantify the tremendous economic impact of apartment residents across lion jobs nationwide. • The combined contribution of apart- the country, in addition to the powerful contributions from apartment conment construction, operations and VALLEY, METRO, ARIZONA resident spending equals $1.1 tril- struction and operations,” said NAA lion, or more than $3 billion every Chairman of the Board Alexandra Jackiw, CPM, CAPS. “It truly shows a day. comprehensive view of the industry’s “Although attention is usually critical role not just in housing, but to focused on homebuilding and the the economy at large.” Feb,the Apr, Jun, Oct, Dec “Even in one of the worst economic single-family sector, annual con-Aug, struction and operating outlays for climates we’ve ever seen, the mulmetro areas: Atlanta, Boston, Chicago, Dallas, Denver, Houston, Los Angeles, Miami, New York City, Philadelphia, Seattle and Washington, D.C.

tifamily industry and its 35 million residents contributed more than $1 trillion to the economy,” said NMHC Chairman Thomas S. Bozzuto, CEO, The Bozzuto Group. “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 information or to download the report “The Trillion Dollar Apartment Industry”, visit www. WeAreApartments.org. q For more than 20 years, the National Apartment Association (NAA) and the National Multi Housing Council

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TLT: Who was the most influential person/mentor in the early part of your career? What did you learn from them? KPH: The most influential person in the early part of my career was actually a tenant. We’ll call her Nikki. Nikki was a tenant who came to our company just like all others, and it wasn’t until I moved her into the simple 1 bedroom downtown apartment was I even influenced by her. We met at the unit to complete the rental agreement. After collecting the prorated rent, confirming the transfer of utilities, and completing the inspection report, it was time I hand over the keys. This simple gesture immediately sent Nikki into what I could equate to an emotional breakdown; she threw her arms around me for a hug, bawled her eyes out with joy, and we sat for the next 20 minutes talking about her rough life history. She was expressing to me the sincere thanks and appreciation she felt towards me for giving her a chance at housing when no one else had. This would be her first apartment since residing at a shelter for battered women. This brief, yet influential, experience with Nikki early on in my career showed me that property management isn’t about just filling and maintaining rental units. My job from that point forward became providing quality housing to real people who want to be heard, respected, and given a chance. Since Nikki, I’ve had many opportunities to fulfill this same dream for others and I am thankful that she changed the way I approach my “job”.

TLT: We’re often reminded about the importance of fundamentals in the things we do. What do you consider the fundamentals for success in this business to be? Why are they so important? KPH: Honesty, integrity, attention to detail, forward thinking, and respect just a few of the fundamentals that I think are key to being a successful property manager. As a property manager, not only do you most likely have a boss to answer to, but you also have to answer to your clients, and to your tenants. All parties involved must be treated with respect and honesty. To me, this is a given. Attention to detail and forward thinking go hand-in-hand. During turnover for example, items such as confirming move out dates & rent amounts with tenants, advertising upcoming vacancy, notifying your client of the vacancy, coordinating cleaning, painting, and carpet cleaning, all while continuing to show the rental to prospects, answer ad calls, and processing applications…whew! Managing time, coordinating the order of events and some “hand-holding” requires managers to be thorough, detailed, and forward thinking because time is money. TLT: Generally speaking, what 2 or 3 pieces of advice would you give to a room full of property managers? KPH: First, and most importantly, using the proper forms. The rental forms you use should be state specific, written by a lawyer, and easy to complete. Rental forms should have minimal blanks or areas to be completed by

the landlord so that the risk of error is far less than if a landlord either creates their own forms or uses a template from the internet. Second to forms is the importance of tenant application screening. I cannot think of an easier, more inexpensive way to potentially steer clear of a major disaster. Invest a small amount of time, make the phone calls and check for any discrepancies within the information the applicant provides. Similar to educating oneself in the business of managing rentals, you cannot afford not to thoroughly screen. Lastly, I find the job easiest when all sides (management, tenants, and client) are in constant communication with one another. Just as landlords have to know the laws, I’m all for tenants knowing what their rights and responsibilities are too. Landlords should send copies of the rental agreement and addendums to tenant after completion. We should summarize phone conversations in writing to tenants to help ensure clear expectations. Eyes should be on the property constantly through the help of neighbors, regular interior and exterior inspections by management, and maintenance personnel should be of the understanding that while they’re at the property to make minor repairs, be observant of what they see, smell, hear, etc. The worst thing a landlord can do is to hand over possession to a unit and then never communicate with the tenants until it’s time for them to vacate. Be present and communicate your ideas, intentions, and expectations quickly yet thoroughly.

TLT: How has the use of technology changed our industry? KPH: I remember vividly the days when a call to my classifieds rep at the local paper would take over an hour on the telephone to update all of the vacancy ads for that upcoming weekend’s distribution. Besides the huge amount of time involved in newspaper advertisement, the cost that I had to forward on to my clients was outrageous. Luckily, new technologies have been introduced and landlords now have several media’s in which they can advertise their vacant units for free with just a few clicks of a mouse. Pinterest, Facebook, and Craigslist are just a few of the free social media sites that I utilize in my business. These popular sites are excellent ways to promote your properties. The key aspects for a successful advertising account include being professional, being relevant, having flattering property pictures, and focusing on great products, fun communities. Linking people from these social medias directly to your website is also an effective and free method of creating interest in your available rentals. The technological combination that these sites offer of free and widely reachable has trumped the daily “pulp” we once relied on.

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