The Landlord TImes Metro July 2013

METRO

Published 17 Years

Professional Publishing, Inc

www.TheLandlordTimes.com

PORTLAND & VANCOUVER

July 2013

Get Social With The Landlord Times

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

National Rent Growth Slows for Eighth Consecutive Quarter Axiometrics Inc., the leading provider of apartment data and market research, reports that at the national level annual effective rent growth slowed to 3.2% in the second quarter of 2013. For comparison, annual effective rent growth in the second quarter of 2012 measured 4.0%.

Further, Axiometrics’ data indicates that the effective rent growth rate has slowed for eight consecutive quarters as many Metropolitan Statistical Areas (MSAs) are decelerating from very strong growth the previous three years. Peak annual rent growth at the national level during this current cycle was 5.3% in July 2011.

Despite the slowdown nationally, many individual markets are still generating very strong rent growth rates, with 20 of the top 88 MSAs reporting annual effective rent Continued on page 9

HUD Awards $3 Million to City of Portland to Address Lead Hazards in 300 Homes Funding to make low-income housing safer and healthier, especially for children The U.S. Department of Housing and Urban Development (HUD) recently announced that the City of Portland is one of 38 local projects nationwide to win a grant to protect children and families from the hazards of lead-based paint and from other home health and safety hazards.

The City of Portland will use its $3 million HUD Lead Based Paint Hazard Reduction Demonstration Grant to address lead hazards in 300 homes occupied by low-income families with children. The effort is a partnership with Multnomah County, the Healthy Homes Coalition of Multnomah County, the Professional Publishing, Inc PO Box 30327 Portland, OR 972943327

Current Resident or

PRSRT STD US Postage PAID Portland, OR Permit #5460

Community Energy Project, the Community Alliance of Tenants, the Fair Housing Council of Oregon and Growing Gardens. This is the sixth Lead Hazard Control grant the City has received from HUD. The first was awarded in 1998 and, since then, the City has addressed hazards in just under 1,600 homes.

Recently's awards are a part of $98.3 million in funds awarded to 38 projects across the country to clean up lead paint hazards and other health hazards in 6,373 high-risk homes, train workers in lead-safe work practices, and increase public awareness about childhood lead poisoning. Lead is a known toxin that can impair children's development and have effects lasting into adulthood.

"Childhood lead poisoning is completely preventable and that's exactly what these funds are designed to do," said HUD Deputy Secretary Maurice Jones. "Portland and the other comContinued on page 7

Rental Housing Managers Can Recycle Electronics for Free!

As a rental housing manager you probably get “stuck” occasionally with old PC’s, computer monitors or TVs from former tenants. You may have paid to recycle them in the past or maybe you have dumped them in the trash (hopefully only if it is legal to do so in your area).

There is a better option. Recycle them – for free.

You can save money and do the right thing by recycling TVs, computers and monitors in Washington and Oregon through state regulated “E-Cycling” programs.

The E-Cycle Washington program and the Oregon E-Cycles program provide free recycling for electronics including any abandoned TVs, computers and monitors that rental housing managers may have to deal Continued on page 7 Page 3

PRESIDENT'S MESSAGE Page 6

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

MOVE ‘EM IN, MOVE ‘EM OUT Page 14

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Notice of Disturbance/ Noncompliance OR MO17 The Notice of Disturbance/Noncompliance has many uses and advantages for the landlord. One of a landlord’s biggest errors is not demanding tenants follow the rules of the rental agreement. This form enables a written record of any rule breaking or noncompliant behavior. Oregon landlord/tenant law allows for noncompliance fees for specific reasons and this form is a handy way of advising the tenant of the violations and a formal request for payment of the fee.

This form is the most diplomatic way to inform a tenant’s violations without threatening immediate termination. 

SAMPLE SAMPLE SAMPLE

SAMPLE

SAMPLE

SAMPLE

SAMPLE

SAMPLE

SAMPLE

SAMPLE SAMPLE

SAMPLE SAMPLE SAMPLE

                                        X

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   

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 X 

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 X 

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.   X 

 X 

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 X 

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 X 

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        

 X 

         

 X 

              

 X 

     

 



                                                   

    



SAMPLE SAMPLE

SAMPLE

CORRECTION The June edition of The Landlord Times - Metro featured an interview with Joseph Chaplik, President of Joseph Bernard Investment Real Estate.

The headline should have read “6 Questions with Joseph Chaplik.”

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4HE ,ANDLORD 4IMES -ETRO s *ULY

MULTIFAMILY NW 0RESIDENT s Paul Hoevet 0AST 0RESIDENT s Jeff Denson 6ICE 0RESIDENT s Pam McKenna 3ECRETARY s Kirsten Bailey 4REASURER s Chris Hermanski

PAUL HOEVET

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

Multifamily NW President

Hello Everyone. July 1st marked the day that Fair Housing testing was to begin within the City of Portland. The City has signed a contract with the Fair Housing Center of Washington to oversee testing by the Fair Housing Council of Oregon.

The Center has until end of 2014 to conduct a maximum of 50 rental tests and no more than 20 follow up tests.

Multifamily NW and its members pride themselves in the Promotion of Quality Rental Housing. Compliance with Fair Housing regulations is a large focus of our educational offerings and outreach programs. If you have new hires, it is very important that you get them signed up for a fair housing fundamentals class.

Did you know that the most frequent Fair Housing complaint in the country is for the failure to consider a request for a Reasonable Accommodation? All requests must be considered! Ideally the requests would be centralized with one or two individuals that understand both the complexity and importance of the request. Although we train people to use the Reasonable Accommodation form you cannot require the form if they hand you a piece of paper that substantially covers the same infor-

President's Message mation. You may ask for the form to be completed if the disability, and its connection to the request, is not readily recognizable to a reasonable person. Other types of Fair Housing complaints that occur with frequency are: National Origin, Familial Status, Race and Color.

Other things to consider are: Does your company have an e-mail policy regarding length of time for reply?

Are your leasing agents instructed to use the same route each time they show a unit? Do you document all pricing specials? When someone calls with an inquiry about the community, does your leasing agent attempt to prescreen the individual for level of interest rather than encouraging all callers to come in and tour the property? All of these issues, and many more, can expose you to a possible Fair Housing complaint.

Remember, there are three words to keep in mind for your company to successfully comply with Fair Housing: Consistency, Consistency, Consistency!

Multifamily NW will keep you abreast of Fair Housing issues, testing, and enforcement. All while continuing to advocate strongly for transparency in the process and the

need for testing to be done by an independent third party with no philosophical or monetary interest in the outcome.

For more information regarding our educational offerings and/or ad-

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

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

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

visit www.multifamilynw.org for more dates

GOT LEAKS? Is there a leak lurking around your property?

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Undetected leaks can threaten property values and repairs will be more costly. Avoid hit and miss digging. Save your property!

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

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The Landlord Times - MetrO s *ULY

3

DZ &

What Were You Thinking Moments!

DANA BROWN AND ZACH HOWELL

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

D – Suzy Manager, the resident should be concerned and so should you. I really hope this was NOT a “ W h a t We r e Yo u T h i n k i n g Moments”. How did you proceed?

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

I gave him the work order and sent

By Dana Brown and Zach Howell him right up to the apartment. It wasn’t long before the electrical in half the unit went out.

D - Please tell me that you called an electrician to come and asses the matter and repair the problem?

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

the proper repair, I put my maintenance staff at risk,. My lesson learned is to train your whole team on the current law and codes for electrical work as well as common diagnosis and repairs, and when and where he or she should make a call to the electrician before putting themselves in harms way.

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

Z - It is unfortunate that someone had to be put at risk before realizing that they were in over their head.

It’s a sad fact that most techs in this industry do not receive proper training in electrical repairs and diagnosis, let alone basic electrical theory, how to keep themselves safe and follow a problem from symptom to source.

The multifamily industry is regulated in different ways in different states and that can have a major impact on what repairs can be made and who can make them. For example in the state of Oregon the multifamily industry and the employees performing electrical repairs on the

most common components fall under an exemption clause in the law which states they can work on certain components within the apartment home, but not others. While in the state of Washington no one without a Limited O7B license should be performing electrical repairs. You should make sure you and your maintenance team are informed and up to date on your local laws.

The effect this has on our industry is obviously major. Some jurisdictions require what amounts to a journeyman electrician status to perform work, while another doesn’t require that licensure at all -- it creates uncertainty and conflict within the industry.

When I train apartment maintenance technicians I follow three simple rules, and your staff can work on electrical components if they meet all these rules.

1. Pre-existing fixture: This means it’s already there and was installed properly at the time of development or by a licensed electrician.

2. Replace like with like: Only replace the component with the exact fixture type. An example would be a light track in the bathContinued on page 5

Landlord Education Classes Call 503/254-4723

Ultimate Cleaning Solutions specializes in apartments move-in and move-out cleaning services.

We will make sure that your vacated apartment or rental property is ready for the next client. First impression is important and therefore, our goal is to help you show your prospective client a polished, clean and inviting apartment!

Ultimate Cleaning Solutions can make a vacant apartment, or office “move-in” ready by cleaning everything from top to bottom. You can feel confident that we are busy returning your rental to showcase condition. We are ready to help you!

Our services include move in/move out cleaning services to apartment community managers and individuals owning rental property. We are your one-call apartment turnover solution.

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

4

You can contact us at: 503-521-7458 or office@ultimatecleaninginc.com The Landlord Times - MetrO s *ULY

D&Z

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

room can be replaced with another light track, even if design or finish wise they are not identical , as long as its meets the same code. On the other hand, to upgrade a regular receptacle outlet to a GFCI would not count as like with like ,because in essence you are upgrading the function and purpose of the that component This should be done by a licensed electrician.

3. Up to the panel: Only components that fall outside of the electrical panel should be worked on by onsite staff. This means if you have to remove the breaker panel

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

METRO

PORTLAND & VANCOUVER

STAFF Publisher Will Johnson s will@propubinc.com

Editor Andrea Coulter s andrea@propubinc.com

Circulation Manager Andrea Coulter s andrea@propubinc.com

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

TheLandlordTimes.com

Andrea Coulter s andrea@propubinc.com

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

Dana Brown and Zach Howell have been working and training Managers and Maintenance staff in the property management industry for 20 + years.

They are excited to give back and share the crazy stories that can only happen in our industry. We would love it if you would share your stories and “WHAT WERE YOU THINKING� moments with us as well as questions that you need answers to. Dana can be reached at: dana@multifamilynw.org. Zach can be reached at: zach@aminstitute.net

www.TheLandlordTimes.com

The statements and representations made in advertising and news articles contained in this publication are those of the advertiser and authors and as such do not necessarily reflect the views or opinions of Professional Publishing, Inc. The inclusion of advertising in this publications does not, in any way, comport an endorsement of or support for the products or services offered.

Metro Apartment Manager is produced monthly and is published by Professional Publishing Inc. An Oregon Corporation.

PO Box 30327 Portland, OR 97294-3327. (503) 221-1260 s Copyright 2013. All rights reserved.

Designer

D & Z would like to give away free class registrations to our readers from Multifamily NW. It is easy to qualify, just send in a funny story of what were you thinking moments that we can share in our article and you will go into a drawing to win a free class valued at $125 each. The contest will run through the end of June and the winner will be announced in the August issue of The Landlord Times. Send entries to dana@multifamilynw.org.

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The Landlord Times - MetrO s *ULY

5

RENTAL HOUSING ASSOCIATION OF GREATER PORTLAND President

•

Elizabeth Carpenter Past

President

•

Phil Owen Vice

President

•

Robin Lashbaugh

Secretary

•

Lynne Whitney Treasurer

•

Jon Moon Office

Manager

•

Alita Dougherty Member

Services

•

Cari Pierce Bookkeeper

•

Pam Van Loon 10520 NE Weidler Portland, OR 97220 (503)

254-‐4723

•

fax

(503)

254-‐4821

info@rhagp.org http://www.rhagp.org

Welcome to summer…in Oregon!

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

President' s Message

What does membership mean to you?

For some of us, being part of a group is almost automatic. For others, it means participating at a higher level, coaching, being involved.

Our numbers are more than 1765 strong. That is a loud voice, when we come together. We enjoy a large pool of experience, opinions and opportunities to leverage each other.

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

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

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

6

Member benefits: •

The

support

of

a

full

team

of

peo-­ ple to answer your questions.

•

Lobbyist

Cindy

Robert,

voices

our

opinions and looks out for everything that may affect us.

•

Attorney

written

forms

to

keep

us

all safe…and legal.

•

Mentoring

sessions

–

share

knowl-­ edge and get help!

Is it enough?

Our members rely on the organization for support to provide fair housing to Oregonians. Members who engage during dinner meetings, participate on committees and respond to legislative alerts are working their business.

Since 1927, members of the Rental Housing Association, a non-profit organization, have consistently supported our goals by volunteering their time and knowledge.

We have some lofty goals for 2013.

Some of those goals include freshening the look and feel of our marketing, featuring a face behind the title of “Landlord” and continuing to build credibility with our policymakers and the press.

ELIZABETH CARPENTER RHAGP President

July Dinner Meeting Change: Nick Fish will no longer be guest speaker at the July dinner meeting.

Given recent bureau assignment changes made by Portland City Mayor Charlie Hales, the Bureau of Housing now falls within the responsibility of Commission Dan Saltzman.

Visit www.rhagp.org for an update on the topic for the July dinner meeting, which will be held at 6pm, July 17, 2013 at the Red Lion-Convention Center 1020 NE Grand Avenue.

New Education Coming By the time you read this update, we suspect that both HB 2639 (Section 8) and SB 91 (Landlord Tenant Coalition), will have been signed into law. Look for classes and opportunities to learn how these changes may affect your business and make sure you have a complete understanding of the new laws.

Since 1927, the Rental Housing Association of Greater Portland has set the standard of landlord civic engagement and provided affordable housing to Oregonians.

For more information on the RHAGP visit www.rhagp.org or contact us at 503-254-4723.

4HE ,ANDLORD 4IMES -ETRO s *ULY

Rental ...continued from front page

HUD ...continued from front page munities receiving these grants are helping their children grow up brighter, safer and healthier."

"Providing healthy and safe homes for families and children is a top priority for HUD," said HUD Northwest Regional Administrator Mary McBride. "These additional resources enable HUD and this collaboration to continue fulfilling our commitment to protecting Portland's children from the hazards that can be caused by deteriorated lead paint, and mold that follows moisture intruding into the home."

These grant programs of HUD's Office of Healthy Homes and Lead Hazard Control promote local efforts to eliminate dangerous lead hazards from lower income homes; stimulate private sector investment in lead hazard control; and educate the public about the dangers of lead-based paint.

Lead Hazard Control Grant Programs Even though lead-based paint was banned for residential use in 1978, HUD estimates that approximately 24 million homes still have significant lead-based paint hazards recently. Lead-contaminated dust is the primary cause of lead exposure

and can lead to a variety of health problems in young children, including reduced IQ, learning disabilities, developmental delays, reduced height, and impaired hearing. At higher levels, lead can damage a child's kidneys and central nervous system and cause anemia, coma, convulsions and even death.

The funding announced recently directs critical funds to cities, counties and states to eliminate dangerous lead paint hazards in thousands of privately-owned, low-income housing units. These funds are provided through HUD's Lead-Based Paint Hazard Control and Lead Hazard Reduction Demonstration grant programs. To expand the reach of HUD's Lead Hazard Control Program. HUD is also providing over $4.4 million to help communities transform their lead hazard control programs to address multiple housing-related hazards.

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

pounds of lead, cadmium and mercury in every old “tube” type TV or computer monitor that are toxic to humans and animals. Recycling electronics keeps these toxic materials out of the environment and our food chain.

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

www.hud.gov

Advertise in the Landlord Times - Metro Circulated to over 20,000 Apartment owners, On-site, and Maintenance personnel monthly.

Call 503-221-1260 for more information.

4HE ,ANDLORD 4IMES -ETRO s *ULY

E

veryone knows you only get one chance to make a good first impression. What you communicate from the curb, carries over into the office environment and beyond. Paying attention to professional office attire is important year round, but especially during the warmer summer months.

Now that the weather is heating up and everyone is trying to stay cool and comfortable, some employees may be presenting more than just their apartments!

This can be a distraction to co-workers and residents, and disrupt the sales process. Here is a topic that continues to be a concern based on the question below:

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

#

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

A: These are some very valid concerns, and this issue needs to be addressed. However, it’s an extremely sensitive subject because how people dress and present themselves is very personal. Also, there is the financial aspect, as not everyone can afford to make a quality fashion statement! When you throw “gender” into the mix, this issue becomes even more complicated, as it’s tough for a male supervisor to approach a female employee on this issue and vice versa. Typically when a confrontation does occur, someone is embarrassed, offended or both. Then you end up right back where you started and nothing is resolved.

For those companies who have been able to budget and implement a “uniform” standard of dress: Congratulations! You do not have any of the above headaches any more.

Probably the only issue you have to deal with now on this subject is getting your employees to actually WEAR their uniforms!

For everyone else, the answer is “education.” You must have a “standard of dress,” and expectations regarding personal grooming for all employees, no matter what type/size of community they work at. When a new employee is hired, they can be given information on what the dress code is.

If this information is provided up front, employees will know how they are expected to present themselves.

For existing employees who are not in compliance with the expectations because there was nothing in writing at the time they were hired, you can institute a “new company policy” and create a dress code.

Of course you must remember one very important thing: Everything in life has a “trickle down” effect. Your efforts to get your employees to comply with a dress code standard will only work to the degree in which you comply with the dress code yourself. A leasing consultant does not have much motivation to dress up a notch if the assistant or resident manager is “dressing down.”

On the other hand, an on site manager will not be inspired to comply with a dress code if the property supervisor or owner visits wearing casual attire.

When employees working together dress inconsistently, this sends a mixed

message to the residents and prospects that visit their office. Until people really get to know you, all they have to go on is “appearances.” The employees who are dressed in business attire will “appear” to be professional, organized and prepared to serve their clients.

Those dressed otherwise will not. As in every area of life, perception is reality.

While you can’t judge a book by its cover, the next person who walks through your door could make a rental decision based upon what’s covering (or not covering) you! Having a standard of dress for all employees, no matter what community they work at, will consistently communicate a sense of pride and professionalism.

If you have a question or concern that you would like to see addressed next month, please ASK THE SECRET SHOPPER by making contact via e-mail or fax. Your questions, comments and suggestions are ALWAYS welcome!

ASK THE SECRET SHOPPER Provided by: SHOPTALK SERVICE EVALUATIONS Phone: 425-424-8870 E-mail: joyce@shoptalkservice.com Website: www.shoptalkservice.com Copyright © Shoptalk Service Evaluations

Metro Apartment Manager s /CTOBER 4HE ,ANDLORD 4IMES -ETRO s *ULY

National ...continued from front page increasingly difficult for renters to find rental concessions, at least in most MSAs. At the national level, concessions lowered asking rents 1.4% in the second quarter, which is the equivalent of five days free rent on a 12-month lease. For comparison, Axiometrics reported that concessions lowered asking rents 2.4% a year ago and 3.7% two years ago.

The peak for concession values was in December 2009 when asking rents were lowered 7.5% by the use of concessions.

growth of greater than 4.0%. While the national growth rate has been slowly decelerating over the past eight quarters, it should also be noted that the current growth rate is still above the long-term average of 2.1%.

Occupancy at the national level remained strong, measuring 94.7% in the second quarter of 2013. A year ago the occupancy rate stood at 94.3%. The improvement in occupancy has occurred despite an increasing wave of new apartment supply. During the second quarter, 40,739 new apartment units were delivered, up from 18,861 units delivered in the second quarter of 2012.

Apartment deliveries have totaled 124,500 over the trailing 12 months.

With the pace of new deliveries increasing, the total for new deliveries in 2013 should reach 185,348 units by the end of the year.

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

Fewer Concessions Mean Higher Rents As the market has tightened over the past few years, it has become

National Performance by Asset Class

Class A B C

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

Top Performing Markets For the second quarter, 11 MSAs had annual effective rent growth of 6.0% or greater, and all 11 of those markets were located in just four states: California, Colorado, Florida, and Texas. The top MSAs for effective rent growth in the second quarter of 2013 are outlined below:

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

(4.3%), 17. Miami-Miami BeachKendall, FL (4.2%), 22. Dallas-PlanoIrving, TX (3.9%), and 24. TampaSaint Petersburg-Clearwater, FL (3.8%).

Top Markets for New Construction Axiometrics also reports that the strong apartment performance the past three years has spurred a rebound in construction activity in many MSAs. Specifically, new units will be delivered in 182 MSAs around

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

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

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

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

Occupancy Rate 2Q12 95.5% 94.9% 92.4%

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

2Q13 95.2% 95.1% 93.3%

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

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

Continued on page 13

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-ETRO !PARTMENT -ANAGER s /CTOBER 4HE ,ANDLORD 4IMES -ETRO s *ULY

INSTITUTE OF REAL ESTATE MANAGEMENT President

â&#x20AC;¨â&#x20AC;Šâ&#x20AC;˘

â&#x20AC;¨â&#x20AC;ŠChristina DuCoteâ&#x20AC;&#x2122;, CPM, RPA President

â&#x20AC;¨â&#x20AC;ŠElect

â&#x20AC;¨â&#x20AC;Šâ&#x20AC;˘

â&#x20AC;¨â&#x20AC;ŠCammie Allie, CPM, ARM Vice

â&#x20AC;¨â&#x20AC;ŠPresident-â&#x20AC;?Member

â&#x20AC;¨â&#x20AC;ŠServices

â&#x20AC;¨â&#x20AC;Šâ&#x20AC;˘

â&#x20AC;¨â&#x20AC;ŠKimberly Fuhrer, CPM Vice

â&#x20AC;¨â&#x20AC;ŠPresident-â&#x20AC;?Communications

â&#x20AC;¨â&#x20AC;Šâ&#x20AC;˘

â&#x20AC;¨â&#x20AC;ŠJocelyn Burmester, CPMC Vice

â&#x20AC;¨â&#x20AC;ŠPresident

â&#x20AC;¨â&#x20AC;ŠEducation

â&#x20AC;¨â&#x20AC;Šâ&#x20AC;˘

â&#x20AC;¨â&#x20AC;ŠKathi Pearce, CPM Vice President-Finance

â&#x20AC;¨â&#x20AC;Šâ&#x20AC;˘

â&#x20AC;¨â&#x20AC;ŠStephanie

â&#x20AC;¨â&#x20AC;ŠMacPherson,

â&#x20AC;¨â&#x20AC;ŠCPMC IREM Chapter #29 11575 SW Pacific Hwy Suite 210 Tigard, OR 97223 (503) 228-0002 (503) 406-2003 fax

Move â&#x20AC;&#x2DC;em in, Move â&#x20AC;&#x2DC;em Out

While researching unique perspectives on move-ins and move-outs in the property management world, I kept attempting to resort to a metaphor. Then I came across the origin of the word â&#x20AC;&#x153;metaphorâ&#x20AC;? itself, which means â&#x20AC;&#x153;to carryâ&#x20AC;? in Greek. In the context of a typical metaphor, the â&#x20AC;&#x153;carryingâ&#x20AC;? is referring to the sense of one word to a different word, but I figured there were other ways to manipulate the idiom. So after repeating â&#x20AC;&#x153;Moving tenants in and out of apartment complexes is likeâ&#x20AC;Śâ&#x20AC;? over and over in my head with no accurate figure of speech coming to mind, I started thinking of all the ways that â&#x20AC;&#x153;carryingâ&#x20AC;? is associated with moving. Not only for the obvious reasons of moving boxes in and out, but in the mindset of a landlord, transferring and carrying out promises, papers and the term of the lease.

What every owner or property manager of an apartment building needs to do first is establish move-in and moveout procedures. The only way to successfully move tenants in and out with the least amount of conflict is to enforce a set of procedures applicable to all.

Having concrete guidelines to address all that comes up when a unit turns will facilitate smooth transitions. The move-out and move-in procedures will require checklists to ensure that the person overseeing the transition has a list to refer to when inspecting.

Letâ&#x20AC;&#x2122;s start with a typical move-out.

When a tenant gives notice, utilize the amount of notice that is currently required in the market. Twenty days is plenty of time to coordinate with them a pre-move-out inspection which will not only benefit them, but benefit you in the long run as well. Come prepared with a â&#x20AC;&#x153;make ready checklist.â&#x20AC;? Schedule the necessary vendors (a carpet cleaner is almost always required.) Are the drapes gross and dusty? Do the current tenants want to/have time to clean them? Have they offered to do the nitty-gritty cleaning and have you highlighted how clean it has to be? If you thoroughly describe the condition that the apartment has to be in, it will ensure that nothing slips through the cracks upon move out. You donâ&#x20AC;&#x2122;t like having to clean more than you anticipated and do so in too short of an amount of time, just as much as past tenants despise receiving deposits back which are half of what they were expecting.

Conduct the move-out inspection WITH the tenant present. Close respective utility accounts. CHANGE THE LOCKS! This is an important turnover task because no matter how friendly and moral driven a tenant may seem, they could have given a key to a friend over the past nine years of their tenancy, so who knows who could have access to that given unit! Ensure that the smoke detectors are working and have

The guide to successfully turning units

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battery life. Lastly, spruce up the unit to prepare for walkthroughs. The past tenants should have left it in immaculate condition but if thereâ&#x20AC;&#x2122;s anything that catches your eye, take the time to make those small adjustments because they will make a difference from the eye of a prospective tenant.

After you have conducted walkthroughs and found the tenant of your dreams with a check in their hand and a green thumbs up on their application, you are ready to perform the correct steps for moving in a tenant. Schedule the move-in with them so that you accommodate their needs and show that you are available to welcome them into their new home. On the day that they settle in, open up their utility account to ensure that there are no date conflictions with the respective unitâ&#x20AC;&#x2122;s meter readings. On that same day take care of everything to do with the lease. Ensure that they have signed in all the necessary areas and have fully studied the terms and lease in its entirety. During their move-in walkthrough, require that they complete their move-in inspection form, so that you are not held liable for anything that they hadnâ&#x20AC;&#x2122;t caught after they have already moved in. Once all of the above steps are complete, bring out those shiny keys that you are now able to confidently place in their hands. The jingle youâ&#x20AC;&#x2122;ll hear will symbolize success ringing in both of your ears.

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Ultimately, moving is a metaphor in and of itself. A landlord is transferring and carrying out their promise to each tenant as they come and go. The relationships that you build with your residents begin with their experience upon move-in and are â&#x20AC;&#x153;carried outâ&#x20AC;? when it comes time for them to leave.

Tenants will have a lasting impression on their living experience with a certain company or individual so being overly thorough throughout each tenancy life cycle can only benefit. To quote a current relevant movie and book, as a landlord you might occasionally feel discouraged as Gatsby did at the end of his novel: â&#x20AC;&#x153;So we beat on, boats against the current, borne back ceaselessly into the past.â&#x20AC;? Follow these steps on moving tenants in and out of your units and turnovers will become as smooth as if you are floating with the current rather than against it.

Provide Tenant Resources ď&#x201A;¨ď&#x20AC; Assist with Hauler Disputes OďŹ&#x20AC;er  On-Site Technical Assistance ď&#x201A;¨ď&#x20AC;

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City  of  Beaverton,  Recycling  Program   Servicing the Property Management Industry for over 30 Years

recyclingmail@BeavertonOregon.gov Â

Phone 503-288-0221 Fax 503-281-5644

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To

Waterwise Tips to Cut Costs and Keep Properties Beautiful this Summer

save money and keep operating costs down this summer, many multi-family property managers and owners are turning to water conservation strategies.

However, water efficiency can be challenging during the hot and dry summer months, as water use can often double during this time of year. The culprit: outdoor watering. And if our unusually warm and dry spring is any indication of whatâ&#x20AC;&#x2122;s to come, we could have one long, hot summer ahead of us here in the Portland-area. â&#x20AC;&#x153;The good news is that there are quick, easy and low-cost ways to save water and maintain attractive landscapes,â&#x20AC;? said Lindsey Berman, Conservation Program Manager for the Regional Water Providers Consortium (RWPC). â&#x20AC;&#x153;In fact, by implementing efficient watering practices and performing regular maintenance of irrigation systems, property managers can reduce outdoor water use and associated costs by about 30 percent.â&#x20AC;?

The Regional Water Providers Consortiumâ&#x20AC;&#x201D;a group of 20+ local water providers and Metroâ&#x20AC;&#x201D;offers the following Top Six Steps to help save water and money at commercial and residential properties.

1) Give your landscape only the water it needs. The Consortiumâ&#x20AC;&#x2122;s â&#x20AC;&#x153;Weekly Watering Numberâ&#x20AC;? featured on the website (www.conserveh2o.org) tells you how many inches to water each week based on the weather in your zip code. Sign up for free and have it delivered straight to your email inbox.

2) Do a monthly walk-through on your property and inspect your overall irrigation system for leaks, broken lines, blockage in lines and misdirected lines.

3) Adjust your watering schedule to early in the morning (before 10a.m) or later in the evening (after 6 p.m.) when temperatures are cooler and evaporation is minimized.

4) Move lawn mowers to a higher setting. A taller lawn provides shade to the roots and helps retain soil moisture, so your lawn requires less water.

5) Consider replacing under-utilized grassy areas with low water-use plants and ornamental grasses.

They are easier to maintain than

lawn, look beautiful, and require far less water and maintenance.

6) Adjust your irrigation system so that itâ&#x20AC;&#x2122;s watering your lawn and garden, and not the street, sidewalk or parking areas.

Free Outdoor Watering Gauge Kit Available The Consortium will offer free outdoor watering gauge kits from July 1 - August 10. The kits include two watering gauges and a timer to help measure your sprinklerâ&#x20AC;&#x2122;s water use and ensure that youâ&#x20AC;&#x2122;re giving your lawn and garden the right amount of water. Kits are available while supplies lastâ&#x20AC;&#x201D;one per customerâ&#x20AC;&#x201D;to metro-area residents who receive water service from one of the Consortium members (visit http://www.conserveh2o.org/ consortium-membersto confirm your provider).

To receive a free kit, email RWPCinfo@portlandoregon.gov or call 503-8237528. Please include your name, mailing address, water providerâ&#x20AC;&#x2122;s name and how you heard about the offer.

About the Regional Water Providers Consortium The Regional Water Providers Consortium (a group of 22 local water providers plus the regional government Metro) is committed to good stewardship of our regionâ&#x20AC;&#x2122;s water through conservation, emergency preparedness planning and water supply coordination. The Consortium provides resources and information to help individual and commercial customers save water, on the web at http://www.conserveh2o.org.

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ASK THE ENERGY EXPERT CHRIS WALKER, PGE Energy Expert

Q:

Tap Into Solar Energy for Pools and Common Areas

What forms of solar energy are cost effective for multifamily properties?

A: Investing in solar energy, particularly solar pool heaters and solar electric, can be a smart business decision, particularly with available

incentives and low-interest financing. After your initial investment, the system delivers clean, renewable energy at no cost for decades to come.

Don’t underestimate the power of the sun in Oregon. We receive more sun on average than Germany, which leads the world in its use of solar en-

ergy. No wonder that Portland General Electric customers have been quick to embrace solar.

Today’s solar systems are lowmaintenance and reliable, with solar collectors available in a variety of technologies to fit most applications.

With a solar system on your property, you can:

for itself quickly in reduced energy costs. The collectors can be roof- or ground-mounted. Your pool’s filter pump diverts water to the solar collectors, which directly heat water for your pool.

Solar pool heaters are eligible for cash incentives from Energy Trust of Oregon, than can be as high as 50 percent of eligible project costs. In addition, the value of your system likely will be excluded from your property’s tax assessment.

To qualify for cash incentives, be sure to pre-apply to Energy Trust – before installation. Your solar contractor can help you with this step.

•

Reduce

operating

costs •

Show

tenants

you

support

renew-­ able energy •

Gain

a

market

advantage

in

attract-­ ing new tenants •

Reduce

your

carbon

footprint •

Add

value

to

your

property •

Control

your

energy

costs •

Recover

a

sizeable

percentage

of

Generate solar electric for installation costs with tax and cash common areas Solar electric panels come in a variincentives ety of forms, such as thin-film collectors that can be rolled out on a roofSolar pool heaters are highly top, or panels that can be integrated cost effective Pool heating is a natural fit for directly into a building’s structure. solar because you use and heat the Energy production is proportional pool during the sunny months of the to system size. In the Willamette Valyear. If your property has a pool, in- ley, a typical 5-kilowatt solar electric vesting in solar pool heaters can pay system requires approximately 500 Continued on page 13

STOP DEFERRING MAINTENANCE TREAT YOUR BUSINESS AND INVESTMENT WITH CAUTION

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12

4HE ,ANDLORD 4IMES -ETRO s *ULY

Tap ...continued from page 12 square feet of roof space and produces approximately 5,000 kilowatt hours of electricity annually. You can easily scale a system up or down to suit your needs.

When generating solar electric power, you have two options for connecting to PGE. Under PGE’s Net Metering option, you offset the electricity you use from PGE with the solar electricity you produce. And you get credit in your PGE account for any power you produce that you don’t use that month. If you participate in the Net Metering option, you are eligible for cash incentives from Energy Trust.

You also can take a 30-percent Federal Investment Tax Credit in the first year. And you could qualify for the Federal Modified Accelerated Cost-Recovery System (MACRS) plus Bonus Depreciation (available through 2013). In addition, Oregon law allows for the value of your system to be excluded from your local property tax assessment. With Net Metering, be sure to pre-apply – before installation – to Energy Trust.

PGE’s Solar Payment option (sometimes called the Solar Feed-in Tariff) is an alternative to Net Metering. Under this option, PGE pays you a premium for the power that you generate. Solar Payment option projects do not qualify for Energy Trust cash incentives. But your project should still qualify for the fed-

4HE ,ANDLORD 4IMES -ETRO s *ULY

National ...continued from page 9 eral tax credit, federal depreciation deductions and property tax assessment exclusion.

Getting started Although solar systems benefit from a southern exposure for maximum output, southeast or southwest works almost as well. And a flat roof can be suitable in many applications.

The best way to get started is to hire an experienced solar contractor who can determine your exposure and solar potential as well as design and build your system. Energy Trust maintains a list of Energy Trust-approved solar contractors at www.EnergyTrust.org.

Take advantage of low-interest financing If you need up-front financing, your solar project may qualify for low-interest, no-fee financing through Umpqua Bank (an Equal Housing Lender). Go to GreenStreetLoan.com or call 866-790-2121.

Texas had three of the top five MSAs in the nation for units delivered during the second quarter.

Axiometrics notes that even with the escalated delivery numbers from last year, the Texas MSAs still show some of the best effective rent growth rates in the country as demand is maintaining pace with supply.

Rank*

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

MSAs Delivering the Most New Units in Second Quarter 2013 Number of Units Delivered Within Quarter Full Year 2Q12 2Q13 2012 2013

1 2 3

Dallas-Plano-Irving, TX Houston-Baytown-Sugar Land, TX Washington-Arlington-Alexandria, DC-VA-MD-WV

1,303 1,098 1,149

3,203 2,593 2,479

5,882 4,522 6,173

11,104 8,932 11,318

4 5 6

Chicago-Naperville-Joliet, IL Austin-Round Rock, TX Los Angeles-Long Beach-Glendale, CA

393 428 81

2,079 1,692 1,563

1,373 2,763 781

4,448 7,489 5,038

7 8

Seattle-Bellevue-Everett, WA Atlanta-Sandy Springs-Marietta, GA

618 185

1,464 1,448

2,821 1,537

7,458 5,157

9 10

Raleigh-Cary, NC San Antonio, TX National

171 535 18,861

1,170 1,138 40,739

698 2,205 87,077

5,101 4,021 185,348

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

If you have questions you’d like to have answered in future “Ask the Energy Expert” columns, please e-mail Sarah.Pagliasotti@pgn.com.

13

CLARK COUNTY RENTAL ASSOCIATION President

•

Lyn Ayers Vice

President

•

Blain Cowley Secretary

•

Patty Silver

Treasurer

•

Janine Ayers Contact

•

Lyn

Ayers

•

Phone

(360)

693-‐0025

•

info@ccrawa.org

Membership

Committee

•

Roger Silver

5620 Gher Rd., Suite H Vancouver, WA 98662-6166 (360) 693-CCRA www.clarkcountyrentalassociation.org

List of Improving Housing Markets Rises to 263 Metros in June The number of U.S. housing markets on the mend rose by five to a total of 263 in June, according to the National Association of Home Builders/First American Improving Markets Index (IMI), released today.

The list includes entrants from 49 states and the District of Columbia.

The IMI identifies metropolitan areas that have shown improvement from their respective troughs in housing permits, employment and house prices for at least six consecutive months. Twenty-nine new markets were added to the list while 24

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others were dropped from it this month. New entrants included such geographically diverse metros as Salinas, Calif.; Sioux City, Iowa; Chicago, Ill.; Topeka, Kan.; Baton Rouge, La.; Laredo, Texas; and Philadelphia, Pa. “This is the fifth consecutive month in which the IMI has designated more than 70 percent of U.S. metros as improving,” observed NAHB Chairman Rick Judson, a home builder from Charlotte, N.C. “While that’s a good sign that the housing recovery is on solid footing,

we know that various challenges are slowing its progress – including continuing issues with credit availability for builders and buyers, as well as appraisals that aren’t keeping up with the rising cost of construction.”

“As market conditions improve across most of the country, some metros have moved onto the IMI list while marginal seasonal fluctuations have nudged others off of it,” noted NAHB Chief Economist David Crowe. “This is to be expected as the recovery expands. Meanwhile, it’s worth noting that the number of improving markets is now more than three times what it was in June 2012.”

“The continued strength of the IMI is an indicator of the ongoing, positive momentum in housing markets nationwide as consumers move to take advantage of historically favorable interest rates and affordable home prices,” added Kurt Pfotenhauer, vice chairman of First American Title Insurance Company.

The IMI is designed to track housing markets throughout the country

that are showing signs of improving economic health. The index measures three sets of independent monthly data to get a mark on the top Metropolitan Statistical Areas.

The three indicators that are analyzed are employment growth from the Bureau of Labor Statistics, house price appreciation from Freddie Mac and single-family housing permit growth from the U.S. Census Bureau.

NAHB uses the latest available data from these sources to generate a list of improving markets. A metro area must see improvement in all three measures for at least six consecutive months following those measures’ respective troughs before being included on the improving markets list.

A complete list of all 263 metros currently on the IMI, and separate breakouts of metros newly added to or dropped from the list in June, is available at www.nahb.org/imi. www.nahb.com

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

For example, like when rent shows up a day or two late every month because your tenants interpret the due date as postmarked by the 4th, rather than in your hand by the 4th.

Why not send a letter thanking them for their rent, letting them know that because it was received after the grace period there is a fee associated, and that you expect that the fee be paid with the following months rent? In doing so, not only are you asking for what you’re entitled to, but you’re also not waiving your rights to collect

4HE ,ANDLORD 4IMES -ETRO s *ULY

unpaid late fees in the future by setting a precedence in attempting to collect the fee. In the past you may have done nothing for fear of causing an undue hardship upon your tenants. My guess is that it will only take one or two late fee letters before your tenants realize that there is a great incentive on making sure that the rent is paid as the contract dictates.

Or what about the classic scenario of tenants failing to take care of their yard? Your relatives are in town so you decide to drive them by your rentals to show off how well you’re doing. To your surprise, and embarrassment, your property happens to be the one property in the neighborhood with 2 ½ feet tall grass, dandelions filling the flower beds, blackberries taking over the ivy, and shrubs so unruly that you can barely see the path to the front door? Instead of issuing a breach of contract notice to the tenants demanding that the landscape be maintained as agreed, you either hire a landscaper first thing Monday morning to take care of it and you pay the bill, or you do nothing and cross your fingers that the next time you drive by that they would have at least mowed the grass.

Do you justify their lack of care, because you know they have busy schedules? Or, are you afraid that confronting them about their ways could possibly offend them or cause a rift in the relationship? Instead, send

either a Warning Notice or With Cause Notice as soon as you’re aware that there is an issue. Time is of the essence on this one because the neighbors are likely disgruntled. The work that you had done on the yard prior to them moving in is all going to waste and will most likely have to be done again once they vacate which could be costly.

My point is that by addressing the unsettling habits of your tenants promptly, you can minimize, if not eliminate, any potential feelings of disappointment, frustration, and resentment towards your tenants as you would if you were to let things slide. I believe it is natural for us to want to avoid conflict and confrontation in life. However, when it comes to managing your properties, this continual avoidance could come at the expense of your business and

property.

Most of us have had some form of training on being a landlord, whether we’ve taken classes on our own time or have been in property management in a professional setting. Unfortunately, there is no training of the sorts for tenants. I’ve always had the opinion that if both landlords and tenants know what the rules are, exactly what is expected of them, and what improved performance will look like then everyone involved will mutually benefit from the business relationship.

Katie Poole – Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM.co.

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Dear Maintenance Men:

By Jerry L'Ecuyer & Frank Alvarez I keep hearing about PEX tubing as an alternative to copper tubing when it comes to re-piping my rental units. What is the difference between PEX and copper tubing and why use one over the other?

What are the pros and cons?

Mark Dear Mark: First let’s define what PEX tubing is.

PEX is a cross-linked polyethylene pipe.

(It looks and feels like plastic pipe.) The PEX pipe is resistant to extreme temperatures, stress, pressure and chemicals

attacks such as acids & alkalies. This makes PEX pipe suitable for both hot and cold water systems and can be used in below freezing condition and is suitable up to 200 degrees Fahrenheit. The pipe is extremely flexible and easy to install.

Pros and cons of using PEX: Pros: 1: Versatile and user friendly, can be bent around corners & snaked through walls.

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Cons: 1: Cannot be used outside or in sunlight.

2: Not recycle friendly 3: Installation tools can be expensive.

Pros and cons of using copper pipe:

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2: Minimum of connections needed to complete a pipe run. (Less chance of a leak) 3: Cold weather burst resistant.

4: PEX pipe is less expensive than copper pipe

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Pro: 1: Long lasting, easy to use and install 2: Resists corrosion 3: Eenvironmentally friendly, i.e.: recyclable.

4: Safe for exterior use.

Cons: 1: Expensive to buy.

2: Can burst in extreme cold weather.

3: More connections and elbows needed to complete a pipe run.

(More chance of a leak.)

Before making any decisions about using PEX piping, check with your local building department to ensure it is allowed in your area.

Dear Maintenance Men: I’m about to start a rehab project in one of my units. Can you give me some tips on drywall repairs? The previous residents were very hard on the walls and left me with a number of holes. I want to learn how to do the repairs.

Ruben Dear Ruben: Very small holes can sometimes be repaired with a bit of drywall tape and joint compound and feather sanded smooth. However, it sounds like your damage may be a bit more extensive.

The first thing to do on a larger repair is to cut the damaged drywall back to a stud. In other words, cut a square hole large enough to see half of the of the wall studs on right and left of the hole. Fit a new piece of drywall inside the hole and attached the drywall patch to the exposed studs. The patch should be the same thickness as the existing wallboard. After completing the rough drywall repairs, doing the finish carefully will be most important. Use wallboard

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Continued on page 17

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4HE ,ANDLORD 4IMES -ETRO s *ULY

Maintenance ...continued from page 16 joint compound on all seams, nails, screw holes and corners. Joint compound or drywall mud can be found at any hardware store and comes in quart, gallon and five-gallon buckets ready mixed.

Using a 4-inch taping knife, spread a thin coat of joint compound on the repair joints filling the cracks and leaving a layer of compound two inches on either side of the joints. Before the compound dries, apply the drywall tape over each repair joint and apply a second layer of mud over the tape with the fourinch taping knife. Allow to dry. Using drywall sandpaper, even out any high spots and feather the edges. With a 10-inch drywall knife two coats of joint compound over the tape, letting the compound dry between coats. Sand any high spots between coats. After the final coat of mud, use sandpaper or a wet sanding sponge sand the joint until it is smooth. Texture to match the surrounding walls and the patch will disappear.

Dear Maintenance Men: I am getting ready to tackle a sliding shower door replacement. The bottom track looks welded to the tub. How do I remove it without damaging the tub? Any tips on getting this job done will be appreciated!

George

QUESTIONS? QUESTIONS? QUESTIONS? We need more Maintenance Questions!!!

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

Please Visit us at www.TheLandlordTimes.com

Dear George: Remove the sliding doors by lifting them off of the head rail track and swinging them out. Remove the screws holding the head rail to the side rail. Using a rubber mallet tap the head rail loose from the side rails. The side rails are usually bolted and caulked in place.

Remove the screws (if they are corroded: use Liquid Wrench or just drill them out) and pry the rails away from the wall. Be gentle so as not to loosen any tiles. Next, remove any excess caulk from the bottom rail. Typically the bottom track is glued down to the tub with “Adhesive Caulk”. It may be possible to gently tap the side of the track with a rubber mallet and break the hold of the dried out caulk. Look for possible screws holding the track to the tub. If the track is still stuck gentle pry with a flat pry bar, use a 3/8 plywood backer approximately 4”x 6” under the pry bar so that you do not damage the tile or tub. Use a putty knife to remove any left over caulk or glue. Clean the area with acetone or other suitable cleaner.

Installation of the new shower doors is the reverse of removal. The bottom track may need to be cut to size. Use polyvinyl adhesive caulk to attach the bottom track to the tub. Don’t use screws; it will cause the tub to rust prematurely.

Use plastic anchors for the side rails along with polyvinyl adhesive caulk.

Reattach the head rail and doors. Avoid use of the shower for at least 24 to 72 hours.

Trivia In 1942, Revolite, then a division of Johnson & Johnson, developed an adhesive tape made from a rubberbased adhesive applied to a durable duck cloth backing. This tape resisted water and was used as sealing tape on ammunition cases during World War II. Today we call it Duct tape.

4HE ,ANDLORD 4IMES -ETRO s *ULY

Six Reasons to Paint Before You Move In Moving to a new house, condo, or apartment this spring? Before filling your home with furnishings, there's something you might want to do first: paint. Experts of every stripe - from realtors to authorities on painting -- say that one of the very best times to do interior painting is just before moving into a new home. Here are six reasons why, according to Debbie Zimmer, paint and color expert for the Paint Quality Institute:

can move freely within a room. Why wait till later when you may have to move heavy furniture from side to side, or work around big items, to do your painting?

Reason #3 It can save you money - lots of it.

If you're using a professional painting contractor, he or she can complete the work far faster in rooms that are emp$37 1(:6 ty. That's extremely important, since time charges for labor typically account for 80% of the cost of painting, according to Zimmer. "Bottom line: Calling in a contractor before moving into a home can drastically lower the cost of painting the space," she says.

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Reason #2 It saves time. Painting can take a lot longer when you have to cover and uncover things, move them back and forth, and take down and re-hang artwork. It's better to paint just before moving and short-circuit these time)HE $SU -XQ $XJ 2FW 'HF consuming and unproductive steps.

Reason #1 It's easy now. Interior painting is a very simple project - and not at all physically demanding -- when you

Reason #4 It safeguards your furnishings.

No matter how carefully you or your contractor work, there is always the chance of a paint spill, or a few stray flecks finding their way onto a prized possession. Painting before bringing in your furnishings keeps these items out of harm's way.

Reason #5 It can simplify interior decorating. Don't yet have your furnishings?

There's no better way to set the stage for your dĂŠcor than by adding a fresh paint color scheme before decorating.

Doing so greatly simplifies the selection of new furniture, carpeting, and accents, allowing you to choose just the right tints, tones, and shades to make your new home picture perfect.

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Reason #6 It feels good. Adding a new coat of paint makes any home seem cleaner, fresher, more welcoming, and best

of all. . .more "yours". To keep your paint job looking great, Zimmer recommends the use of top quality 100% acrylic latex paint; it will produce a more stain resistant finish that will look new-home fresh for years to come.

As you can see, there are a lot of good reasons to think about painting even before you move into your new abode. If you're sold on the idea, you can find all sorts of color tips and howto information at blog.paintquality. com or on the Paint Quality Institute's website at www.paintquality.com.

About the Paint Quality Institute (SM). Since 1989, The Paint Quality Institute (SM) has been educating people on the advantages of using quality interior and exterior paints and coatings. The Paint Quality Institute's goal is to help educate consumers, contractors and designers by providing information on the virtues of quality paint as well as color trends and decorating with paint through a variety of instructional platforms and conferences, and traditional and new media vehicles. More information can be found at www.paintquality.com.

Debbie Zimmer, PQI Director of Communications and Alliances Dow Coating Materials, North America, The Dow Chemical Company, 727 Norristown Road, PO Box 904, Spring House, PA 19477. Office: 215-619-1683.

Mobile: 215-962-5551.

Email: dzimmer@dow.com

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

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

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

6) Tenant(s) shall not allow their pets to cause any sort of disturbance or injury to the BEDROOM other tenants, guests, landlord or any other persons lawfully on the premises.

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

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

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