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3. 30th Annual TRENDS Trade Show Schedule

16. WMFHA - Washington Apartment Outlook

4. Apartment Rental Market Trends for the Puget Sound Region

19. Shoptalk

8. For All Those New Female Entrepreneurs: The 5 C’s for Building a Successful Business

21. The Coach - 23 Property Management Tips for Mastering E-mail ©

October 2014 - Vol. 8 Issue 10

20. Dear Maintenance Men

22. Four Low Cost Ways to Improve the Properties You Manage

9. How the Internet of Things will Simplify & Increase Profits in the Rental Housing Industry

23. Not Screening Tenants? You May Attract the Industry’s Cast-off Renters

14. WMFHA's 2015 Emerald Award Nominees

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Rental Housing Journal On-Site • October 2014

WS RELEASE

ber 22, 2014

Mike Scott (206) 935-3458 ENTAL mike@duprescott.com

HOUSING JOURNAL ON-SITE

Apartment Rental Market Trends Apartment Rental Market Trends for theRegion Puget Sound Region For the Puget Sound Pierce, Snohomish, (King, Pierce, Snohomish, Kitsap,King, and Thurston counties)

Kitsap, and Thurston Counties

4.7%. That’s down from 5% in March. Vacancy trends “The drop in the gross vacancy The market vacancy rate is 3.8% in the Puget Sound region. That’s up rate means that demand is still outVacancy trends 3.6% in March. Vacancies have pacing supply which is helping new Rents rose months 4.7% in and the past 8.2% • in You the past – but beware the skew offrom the new haveyear to go back 20+ to vacancy 8.2%six inmonths the pastand year Theyears market rate is 3.8% in the Puget Sound region. That’s up from 3.6% in March. Vacancie unitsexcludes lease up. There are 8,900construction units hovered at or forThe two“market” years rate find production anywhere near – but beware the skew of the new hovered at past or below 4% for twobelow years4% now. vacancies in new tha Excluding new construction, rents are up 3.9% in the past six months and 6.3% in the 12 months in lease-up today and they are now. The “market” rate excludes the current level. lease-up. When you count those, the “gross” vacancy rate is 4.7%. That’s down from 5% in March. • Excluding new construction, rents vacancies in new construction that already 74% occupied,” notes Patty Developers opened 3,800 units since March, not quite meeting demand, which was for 4,200 units. are up 3.9% in the past six months • Only 14% of the properties we “The drop in the are grossinvacancy rate When means you that demand still outpacing supply with which Dupre is helping a principal + new uni lease-up. count isDupre, Developersand will 6.3% open in close 5,000 new units in the surveyed next six months offer concessions, but theto past 12 months up. There are 8,900 units in lease-up today and they are already 74% occupied,” notes Patty Dupre, ap those, the “gross” vacancy rate is Scott. that will increase with Dupre + Scott. • Developers opened 3,800 units You have to go back 20+ years to find production anywhere near the current level. • Concessions are moving higher. since March, not quite meeting Only 14% of the properties we surveyed offer concessions, but that will increase They average $600 now, up from demand, which was for 4,200 Concessions are moving higher. They average $600$461 now,last up from fall. $461 last fall. units.

• Developers will open close to 5,000 new units in the next six The vacancy rate is 3.8%, up minimally from 3.6% inmonths the spring. • Rents rose 4.7% in the past six • The vacancy rate is 3.8%, up minimally from 3.6% in the spring.

...continued on page 5

Rent trends •

Rents rose 4.7% in the region over the past six months and are 8.2% higher than they were a ye However, Patty cautions, “One thing to be careful of now is the impact of new construction on ren units rent for more, distorting rent trends. We call this the skew of the new and it is misleading. Ex new construction, rents are up 3.9% in the past six months and 6.3% in the past 12 months. Th significant, but wait, there’s more.”

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Market Trends ...continued from page 4 Rent trends Rents rose 4.7% in the region over the past six months and are 8.2% higher than they were a year ago. However, Patty cautions, “One thing to be careful of now is the impact of new construction on rents. New

units rent for more, distorting rent trends. We call this the skew of the new and it is misleading. Excluding new construction, rents are up 3.9% in the past six months and 6.3% in the past 12 months. That’s still significant, but wait, there’s more.”

Rents don’t always go up Rents have gone up a lot in the past few years. “But investors need to remember that they don’t always go up as much as we have seen lately, and sometimes they even go down,” Dupre cautions. “We have gone through two cycles in the past fifteen years. The result is that in

spite of significant rent increases recently, rents have only climbed 3.4% a year since 1997,” Dupre says, adding “The increases we’ve seen lately aren’t unusual when the economy is strong. But they happen less often than investors think, and they barely make up for the downturns.”

Expenses are climbing faster Patty goes on to say that, “Rents are cyclical but expenses aren’t. That creates risks for investors that are playing out in the market even today. Our annual study of apartment expenses finds that between 2000 and 2013 collected revenue went up 3.7% a year while operating costs rose more than 4% a year in King County. It’s never good when costs climb

faster than revenue, and sooner or later it becomes unsustainable.” Why did that happen? Taxes and utilities combined went up almost 6% a year compounded annually. According to Dupre, “These two costs alone represent more than 40% of a property’s total operating costs and there’s no slowdown in sight, which will put pressure on rents sooner or later.”

Rental Housing Journal On-Site • October 2014

About the Research These are some of the findings of Dupre + Scott’s survey of 20-unit and larger apartments in the Puget Sound region, published in their Apartment Vacancy Report. The survey ended on Friday the 19th. They proofed the data on Saturday and published the report online on Sunday. Dupre + Scott surveyed the entire market and collected reliable information for 225,400 units in 2,209 properties. That’s 88% of the market. An annual audit of actual year-end operating statements shows that this twice a year survey accurately reflects the vacancy properties experience during the course of the year. Rental Demand Demand continues to outpace new supply, by a little bit. You can thank a strong local economy for that. Conway Pedersen Economics just reported our region added 48,200 jobs since the third quarter of last year. Another positive trend has been in-migration to the region. While not exactly a measure of in-migration, driver license data is a close to “real time” substitute. So far this year, the number of people in this region who turned in out-of-state licenses is up 17% from the same period last year. “But investors should expect the market to soften soon,” Cautions Dupre. She points out that, “In addi-

tion to the 8,700 new units developers will open this year, we expect another 12,000 units to open next year.” Will all that really happen? Dupre says it will because almost all of those units are already under construction. Concessions Only 14% of the properties we surveyed offer concessions, averaging $600. Concessions averaged $480 back in March. We expect the use and size of concessions will grow significantly over the next six to twelve months. We’re already seeing higher concessions in submarkets with a lot of new construction. For example, the in-city Seattle market area (stadiums to Ship Canal and Lake to Sound) has an average concession right now of $1,215. There are still not many properties offering concessions there though. Concessions are concentrated in new properties in lease-up. What’s next? Last March 75% of the survey respondents told us they planned to increase rents 4% by September. Excluding the distortion created by new construction, they increased rents 3.9%. Now almost 75% are telling us they plan to raise rents another 4% by next March.

RENTAL HOUSING JOURNAL ON-SITE

TRENDS Trade Show ...continued from front page

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Legislature ...continued from front page the pressure on lawmakers to find a solution before the deadline. There is currently confusion as to whether the court’s deadline does or does not include any special sessions beyond the 105 day legislative calendar for 2015. Oh, by the way, has the court forgotten about the separation of powers? This will be fun to watch! Environmental issues will also be high on the legislative agenda for the upcoming session, as Governor Inslee has made it one of his highest priorities. The Governor has stated that carbon emissions and Cap and Trade are the most important issues for Washington residents and has threatened to make substantial changes by executive order, rather than going through the Legislature. The environmental regulations proposed could have the effect of raising the price of gas by as much as a dollar per gallon. Again, a constitutional question is before us. What about separation of powers doctrine? All Americans in Washington State and throughout the country should be concerned about the growing usurpation of power exercised by the executive branch of government, both at the state and federal level, as we see President Obama and Governors throughout the country threaten executive action if the legislative bodies don’t act. This is a troubling pattern, not confined to one party either. The business community is working hard to mobilize and get the message out to the voting public about the catastrophic effects that these measures could have financially on the state. One important question being mulled currently by all sides is, to what degree will policy makers and the public target energy companies versus transportation emitters in their carbon reduction efforts. Depending on the focus of proposed reforms, the transportation budget debate could become even more contentious and further obstruct bipartisan budget negotiations. As most Washingtonians know, a transportation package is desperately needed to upgrade aging roads

and bottlenecks throughout the state. While all sides agree that these projects are needed, Democrats believe they should be funded by as much as an 11-cent gas tax, along with other tax increases. Republicans refuse to move forward with any funding package until there are reforms and changes made in the way the Department of Transportation handles these projects and manages the funds. In all likelihood Senate Republicans will win enough races across the state to ensure the continuation of the Majority Coalition Caucus, which formed to take control of the 2014 Senate leadership. Three key races in legislative districts 28 (Pierce County), 45 (Whatcom County), and 42 (northeast King County) are crucial to the Majority Coalition Caucus retaining control of Senate committee chairs and the daily agenda on the Senate floor. In the 28th Legislative District, Representative Tami Green (D) opposes Senator Steve O’Ban (R). Senator O’Ban was appointed to the Senate after serving in the House when Senator Mike Carrol passed away during 2013 Legislative Session. With a strong background as a registered nurse, and a long history of representing this swing district in the House, many Democrats believe that Representative Green holds an advantage in the race. However, Senator O’Ban is a skilled attorney; a partner at a local law firm, and in his short time in Olympia has displayed impressive leadership in brokering bipartisan policy and budgetary bills. Steve was integral in negotiating bipartisan legislation to seal certain juvenile offense records while still retaining the transparences of court proceedings that landlords and employers depend on to operate their businesses. The Chair of the Senate Ways and Means Committee, Senator Andy Hill (R) is also in a hot race in the 45th district. As a key decision maker on revenue and appropriation policy, Senator Hill must always contend

with his status as a moderate Republican in a moderately democratic district. Senator Hill found success through a likeable personality and by becoming a leader in finding creative solutions to the state’s budget issues without raising taxes. Senator Doug Ericksen (42nd district) sits as Chair of the Senate Environmental Committee. Due to the many intense policy debates around energy costs and climate change in the committee, both local and national green lobbying interests have targeted his race. With Governor Inslee’s goals for carbon emissions reduction on the 2015 agenda, many believe that outside money from California will affect the contest, similar to recent attempts to unseat Whatcom county offices, and the attempt to defeat Senator Jan Angel in 2014. I’d be remiss if I didn’t mention the upcoming budget fight over funding the Washington State Health Benefits Exchange Board. The Washington State Legislature arbitrarily picked a number of $40 million, but the Board is probably going to come forward with a $59 million request. Though the Washington Exchange has been touted as one of the Obamacare successes, it will be a hard sell given much of the consumer experience and frustration around assuring money gets to carriers and

the consumers actually have coverage. There are a plethora of complaints from people who wrote checks, sent them to the Exchange, but the money never got to the insurance companies. This of course causes a problem when the patient shows up for an appointment and then is told they aren’t covered for lack of payment. The upcoming 64th Washington State Legislature will certainly be a touchstone for the next twenty years of policy making in our state. Political coalitions that can bring forth workable solutions to a desperate state budgetary crisis could establish powerful positions for years to come. More so than perhaps anytime in the history of the state, Washington will need its citizens and elected officials to focus hard on the difficult work in front of lawmakers, and create good policy for our shared immediate and long term future. Bill Hinkle Executive Director Rental Housing Association bhinkle@RHAwa.org (206) 283-0816 www.RHAwa.org

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For All Those New Female Entrepreneurs: The 5 C’s for Building a Successful Business

of work. And ensure everyone has the knowledge and tools they need to be successful. None of us gets far at all if we don’t care about our customers. Give them the best exchange possible for their money; define expectations so that they understand the end product you are delivering and for which they are paying. Be willing to listen to their concerns, take responsibility for mistakes, and correct them.

By Marsha Friedman

mall businesses have made a huge recovery since the economic crash in 2008 and that’s good news for all of us. Since we account for 63 percent of new jobs, our success puts people back to work. That, in turn, helps us even more – people with paychecks buy stuff! And here’s more good news: Women are launching more businesses than ever – 1,288 a day, according to a recent analysis by American Express. That’s up from 602 in 201112. Since 1997, women-owned businesses rose by 68 percent. As a female entrepreneur who will soon celebrate my company’s 25th anniversary, I’m well aware of the challenges these brave new CEOs face. I’m not exaggerating when I use the word “brave.” My experiences have taught me that courage is essential to launching and growing a successful business – particularly if you’re a woman. Why? Because we tend to be more risk adverse than men. We worry more about financial security and losing it all. Making the right decisions requires overcoming those fears. Courage is one of what I call my 5 C’s for building a business. They’re

the guiding principles I’ve learned through the ups and downs and all the mistakes. If I rely on the C’s as a sort of compass, I find I can always guide us back to smoother waters. What are the C’s? Caring It starts with caring enough about yourself and your dreams to stay committed to achieving your goals. (Giving up is never a good option!)

You have to care enough about yourself to firmly believe that you deserve success and the good things that come with it. Just as important is caring about your staff and creating a positive work environment for them. Protect their sanity from the clients who want to chew them up and from new hires who don’t fit in and hurt morale. Be supportive when stressful situations arise in their lives outside

Courage Thirty years ago, I probably would never have said it takes courage to lead a small business, but without it, I assure you, you’ll fail. There are dragons and quicksand and dark woods all around. You’ll find them in the day-to-day problems, the obstacles you didn’t see lying in wait, the risks you must take, and the stresses involved with honoring your obligations to everyone working with and for you. Trust me, your courage will grow every time you push your fear behind you and deal with what frightens you. Which will also help you build confidence. ...continued on page 12

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How the Internet of Things will Simplify & Increase Profits in the Rental Housing Industry

he future of the rental property market is not distant. It is here, and it is unlike anything weâ&#x20AC;&#x2122;ve ever seen. The Internet of Things (IoT), or the connectivity of smart devices that share data with the outside world, is paving this exciting future. From smart thermostats to smart door locks, these new inventions are gaining ground and excitement rapidly. In this article, we will share a vision of the future using smart devices within the rental property market. As with any change there are those that will disagree with or fear the new direction in the property management process. Our goal is to prove that these new technologies should not be feared, but embraced for their potential of earning extra profit as well as simplifying the management of properties. To show this, we will describe a day in the life of an IoT property including the property owner, leasing agents, tenants, and maintenance personnel. The leasing process begins with the leasing agent showing the potential tenants a unit for rent. The leasing agent, while showing the property, introduces the potential tenant

to the devices making up the smart device package. The leasing agent describes how the smart thermostat, smoke alarm, door lock, air monitors and lights can be controlled from the tenantsâ&#x20AC;&#x2122; smart phone, tablet, or computer. The leasing agent then gives them a brief demonstration using their iPad by controlling the devices in the apartment. The leasing agent will share with the potential tenant that they can have access to all these devices for a fixed monthly fee of $20.00 per month. If the tenant chooses not to sign up for the smart device package, the thermostat and the other devices will act like normal smoke alarms, thermostats etc. However, it is explained that by using the Nest Thermostat along with the other smart devices, their electricity bill can be reduced, therefore paying for the package itself. Once the leasing agent has signed up the tenant for the package, they will use their property management software to create the username for all the smart devices in the apartment. An email will be sent to the tenant that includes the username along with details on how to download and use the software. Links

with online tutorials will also be provided in the email. By using their provided username and password, the tenant downloads the software to their smart phone/ tablet, watches the online tutorials, and starts utilizing their smart devices. As smart devices are installed

they provide a treasure trove of data that maintenance personnel along with property managers can monitor and analyze. As an example, inhouse software is used to monitor the data collected from smoke alarms, humidity detection devices, thermostats, air monitoring and door ...continued on page 18

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Rents Up ...continued from front page 2.94% and $953. Overall, the greatest demand is for the most affordable apartments. In the past two quarters we pointed out that the Eastside South submarket had vacancy rates nearing 9% due to several major employers moving from offices in the I-90 corridor. This submarket is in a recovery mode with the rate declining to 5.52%. All of the submarkets are under 6% vacancy except Ballard. It increased over 350 basis points over the past two quarters to 10.36% vacancy. There are just too many units there with more to come. RENTAL INCENTIVES: $8 (0.61%) Rental incentives dropped a dollar to $8 per month. In the two-county area 17.5% of the properties are offering incentives, down from 20.9% last quarter. ABSORPTION: +2,013 Units There were +2,013 units absorbed this quarter, down from +2,214 units last quarter. RENTS: $1,318 per Unit $1.57 per Square Foot Rents jumped $34 to $1,318 per unit and 4 cents to $1.57 per foot. This represents a 2.8% increase. Over the past year rents have increased 8.1%. In recent years the Seattle

Downtown submarket has grown rapidly, especially in the South Lake Union and Belltown neighborhoods. There has been a keen interest among those in the industry for specific data regarding these two areas. We have been a pioneer and leader in quarterly, nonrandom apartment market research. Subscribers to our online service have always been able to extract these statistics from our database. Now we are pleased to provide Belltown (SBT) and South Lake Union (SLU) metrics in table form along with the other submarkets. The Seattle Downtown (SDN) submarket remains after the split of its two new northern neighbors. It is much smaller, but is now distinguished as having the top rents in the King/Snohomish market by far at $2,171 per month and $2.58 per foot. Rents are $1,812 in South Lake Union and $1,669 in Belltown. NEW CONSTRUCTION There are currently 18,518 units under construction, up from 14,375 last quarter and 14,737 units a year ago. Fifty-six percent of these are in the city of Seattle, 26% on the Eastside, and 9% in both Snohomish County and South King County. The Century, a 258-unit building a block from the Space Needle, opened recently. It is featured in the photo. Pillar Properties is the developer and manager. Together with the 5,624 units that

have been completed this year, the projected total for 2014 is 8,106 units. This is considerably less than what we were projecting for 2014 last quarter. Construction delays seem to be more common, and many properties that were scheduled for completion this year are moving into 2015. Still, our 8,106 unit projection for this year is significantly greater than the 5,233 units completed in 2013. There are currently 9,578 units under construction with a 2015 completion date. Additionally, 1,653 units are scheduled to begin construction with completion targeted for next year. This would make a total of 11,231 units for 2015. We have information on 6,880 units that are either under way or scheduled for a 2016 completion. For 2017 there are 2,516 units that are planned and scheduled for completion. The grand total for all of the units in various stages of the pipeline is 47,973. This is up from 44,858 units last quarter and 39,443 units a year ago. OBSERVATIONS We continue to be mightily impressed by the strength and performance of the rental market, especially with all the new properties opening. Rents increased 2.5% this quarter and 8.1% over the past year. The market vacancy rate increased slightly to 4.30%. However, the overall rate which includes properties in lease-up actually declined half a percentage point to 5.86%. The potential cloud on the hori-

zon has been and continues to be the amount of new construction. For the past ten years through 2013, the average number of units built was under 3,500 units per year. Considering the number of units already built and projected for completion for this year and next, the average will be over 8,800 units per year. That's quite an increase, but if we annualize the number of units that have been absorbed through the third quarter, the total will be close to 7,800 units for 2014. These numbers suggest that the market will weaken slightly through 2015. Yet, if the current level of economic growth continues, the market will still be healthy next year. Tom Cain of Apartment Insights Washington is a member of the nonprofit Central Puget Sound Real Estate Research Committee in charge of providing apartment rent and vacancy data. Tom has been a member of the Committee for over 25 years, and has been researching apartment market trends in the Seattle area since 1978. His company surveys the five counties in Central and South Puget Sound. This article highlights survey results that subscribers can access from an online database of all 50u+ properties. Apartment Insights also provides customized rent reports and market reports. www.apartmentinsightswa.com 206-632-2220 Tom Cain Apartment Insights

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Confidence Think of the many challenges you’ve faced in your life, and the many times you’ve overcome them. Bring that confidence to your business. Believing that you can reach for and achieve your short- and long-term goals is essential to getting you there. Competence Competence comes from knowledge and experience. Hone it by staying up on the trends and disruptions in your industry. One of the most important roles a CEO plays is as the visionary for his or her company. That means you can’t, and shouldn’t, take on jobs within your company for which you’re not qualified. You’ll make yourself miserable and your business will suffer. Hire an accountant to handle the financials. Get marketing help if that’s not your thing. As for employees, take the time to hire competent people who you’ll trust in their jobs – and then trust them! Commitment Stay dedicated to your goals no matter how difficult that becomes. That may mean taking painful measures, as it did for me after the 9/11 terrorist attacks put the brakes on the economy. There came a point for my business when all hope looked

lost. I had to make drastic cuts, including letting go beloved employees. For more than a year, I ramped up marketing efforts, diversified our services, and took other steps to get the business out of the red. In 2005, I succeeded – and it has been upward and onward ever since. Building my business has been one of the most rewarding experiences in my life. I get a lot of pleasure from helping our clients meet their goals. I enjoy coming to work and spending time with the team I’m blessed to call part of the family. We laugh loudly and often! If you’ve recently launched a new business, know that you’ll encounter challenges. Don’t panic! Remember the 5 C’s and forge ahead with caring, courage, confidence, competence and commitment. Marsha Friedman is a 24-year veteran of the public relations industry. She is the CEO of EMSI Public Relations (www.emsincorporated.com), a national firm that provides PR strategy and publicity services to businesses, professional firms, entertainers and authors. Marsha is the author of Celebritize Yourself and she can also be heard weekly on her Blog Talk Radio Show, EMSI’s PR Insider every Thursday at 3:00 PM EST. Follow her on Twitter: @marshafriedman.

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Amanda Sommer, 206 Bell- Riverstone Amber Dunlop, Illumina Lake Union- Epic Anissa Olberg, Cadence- Pinnacle Bobbi Pierce, Westview Village- Pinnacle Bonni Gruelle, Abbey Ridge- Pinnacle Brian Stoenner, Chelsea Heights- Riverstone Cindy Lee, The Villaggio- Epic Eric Graham, Guinevere Apartments- Epic Genevieve Mentele, The 101- Pillar Janee Lovett, Chateau Woods- Pinnacle Jennifer Eymann, Highland Green- Pinnacle Jessica Fern, Rose Crest- FPI Jodie Buckner, Allez- Riverstone Joi Kramer, Willow Glen Apartments- Guardian Leanna Bell, Aspen Creek- Weidner Mike Ross, Epicenter- Madrona Ridge Therese Bushnell, Gatsby- Riverstone Vaiza Cizmic, Hunters Run- Thrive

Anna Vann, Westhaven Apartmentsâ&#x20AC;&#x201D;Riverstone Brenda Freelen, Lakewood Meadows Independent Living Carisa Kemper, Pebble Cove - Riverstone Chad Wheelock, Solara - Simpson Crystal West, Mallard Pointe - ConAm Dale Gentle, Plum Tree Park - Pinnacle Deena Franklin, Atrium on James - FPI Jenifer Myers, Bradley Park - Bridge Kayla Stevens, Redmond Square - Riverstone Machelle Wilson, Serrano - Pinnacle Mindy Kamakahi, Chandlers Bay - Bridge Raelyn Hawkinson, Salix Juanita Village - Madrona Renee Schumacher, Nickel Creek - Greystar Renee Welty, Adagio - Weidner Sherilyn Butler, The Outlook I & II - Riverstone Sherry Lilienthal, Waterscape at Juanita Village Greystar Sydney Parmalee, Vintage at Everett - FPI Wilson Cancino, On the Park - Madrona Ridge

Alexandra Stanescu, Hampton Green - Riverstone Amanda Hirtzel, Ridge & Shores Apartment Homes Weidner Andrea Hernandez, The Ridgedale - Riverstone Anthony Pavia, Carriages at Fairwood Downs - Pinnacle Chelsie Mocoroa-Gobel, Millington at Merrill Creek Madrona Ridge Christyn Castaneda, The Fairways - Fairfield Jennifer Estep, Mosaic Hills - Riverstone Jolene Hively, Central Park East - Riverstone Kathleen Beeby, The Bravern Signature Residences Riverstone Kelly Cunningham, Avana 522 - Greystar Kylee Beveridge, Landing at Dashpoint - Bridge Lorraine Millar, The Bay Court at Harbour Pointe Greystar Marcie Bartlett, The Bristol at Southport - Riverstone Megan Vallor, The Wave/The Nolo - Pillar Nikki Hamilton, The Onyx - FPI Pamela Bell, Arrowhead Gardens - Independent Living Stephanie Gaswint, Taluswood - Holland Tamara Clark, Surprise Lake Village - Bridge

Angela Hayes, Quintessa - Riverstone April Owens, Balfour Place - Riverstone David Bierer, Fern Ridge - Riverstone Debbie Holeman, Brandenwood Sr Apartments - Guardian Denise Blevins, Riverside Landing Apartments - Guardian Joseph Yahoudy, Whispering Pines - Riverstone June Studer, Rainier Vista Senior Apartments - Indigo. Larissa Ranz, Coronado Springs Apartments - Indigo. Maria Bernal, Ventana Apartments & Townhomes Riverstone Nicholaus Biela, Borealis Apartments - Riverstone Nicki Tippett, Pilchuck Ridge Apartments - Guardian Ted Duris, Cambridge Cove Apartments - Guardian Terra Walsh, Cottage Bay - Pinnacle Victor Chin, Victoria Park - Independent Living

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Andre' Kelly, Metropolitan Tower Apts - Riverstone Joe Tuiala, Emerald Heights - Riverstone Keegan Kampschroer, The Fairways - Fairfield Lauren Reel, The Nolo/The Wave - Pillar Melissa Goldberg, Bay Court at Harbour Pointe - Greystar Michelle Gonzalez, Coronado Springs Apartments - Indigo Nicole Crumb, The Bristol at Southport - Riverstone Robbie Nicpon, Camelot Apartments - Epic Sasha Batura, A'Cappella Apartments - Weidner Stefanie Snatic, Resort at Forbes Creek - Riverstone Stephanie Laeger, The Mill at Mill Creek - Greystar Viola Martinez, Arrowhead Gardens - Independent Living

Alicia Shumovich, The Reserve - FPI Alyssa Hornung, Serra Vista/Mirabella - Greystar Chia Cha, Charter Club - Pinnacle Property Cindy Johnson, Plum Tree Park - Pinnacle Daniel Parkman, Hampton Greens - Riverstone Jeannie Williams, The Noble - Madrona Ridge Jeff Knapp, Belara at Lakeland - Riverstone Katie Meints, The Outlook - Riverstone Lien Van, Alley 24 - Riverstone Lisa Johnson, Shorewood Heights - Pinnacle Nadezhda Savchuk, Casablanca - Epic Rose Rivera, 128 on State - Prometheus Saniya Regmi, Watercrest - Weidner Serena Eddy, Totem Lake Apartments - FPI Sheidy Rantung, Heron View - Weidner Tara Sanmillan, Array Apartments - ConAm Trish Stowell, Whispering Pines - Riverstone Trizah Nganga, On the Green - Madrona Ridge William Fowler, Bridges at Northcreek - Thrive

Bob Powell, Latitude - Madrona Ridge David White, Yauger Park Villas & Tribeca - Thrive Jake Martin, Marketside Flats & Post Alley Court Amanda Campbell, Landing at Dashpoint - Bridge Riverstone Andrea Hull, Club Palisades - FPI Jon Clem, Woodland North Apartments - Riverstone Darian Fuller, Village at Seeley Lake - Bridge Jose Castro, The Artiste Apartments - Weidner Hillary Guesnier, The Onyx - FPI Julia McLean, West Mall Place - Pinnacle Jenn Erickson, Carriages at Fairwood Downs - Pinnacle Laura Driscoll, The Lodge at Peasley Canyon - Riverstone Marlon S Isaacs, Cosmopolitan Apartments - Pinnacle Linda Maggerise, Bay Court at Harbour Pointe - Greystar Miles Welch, The Noble - Madrona Ridge Nicholas (Nick) Kolosov, LaVie at Queen Anne/Uptown Maria "Natalia" Barajas, Copper Ridge - Greystar Queen Anne - Riverstone Mikki Kylen, Bridges at Northcreek - Thrive Raymond Castaneda, 1611 on Lake Union - Greystar Nicole Kellogg, The Nolo/The Wave - Pillar Richard Hughes, The Corydon - Pillar Stephen McCauley, Via6 - Riverstone Robert Wurth, Cadence Apartments - Pinnacle Tekla Alters, Covington Farms - Greystar

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Aiden Edraki, The Park in Bellevue - Riverstone Christopher Polley, Westhaven - Riverstone Ernie Heald, Totem Lake - FPI Francisco Dorantes, Woodside East Apartments - Riverstone Jose Gomez, Atrium on James - FPI Michael Mukomol, Plum Tree Park - Pinnacle Nick Webster, The Hamptons - Bridge Octavio Romero, On the Green - Madrona Ridge Richard Christiansen, Bradley Park - Bridge Steve Korom, Brookside Village - Riverstone Verni Lopez, Timberwood - Riverstone

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RENTAL HOUSING JOURNAL ON-SITE • Executive Director – Jim Wiard • President – Gail Duke – Vice President – Kris Buker • Secretary – Becky Sanders • Treasurer – Brett Stevens • Vice President of Suppliers Council – Barry Savage • Immediate Past President – Jay Olson

Washington Apartment Outlook

ver 600 industry attendees at the annual Washington Apartment Outlook economic forecast luncheon held at the Seattle Sheraton were treated to some outstanding and informative speakers, giving their projections and perspectives for 2015. First, Joe Puckett, Director of Government Affairs for WMFHA, gave an update on legislative issues affecting the industry in our state and in Seattle. These include possible legislation regarding tenant screening, rent control, tax on rental income and sealing of eviction records. Joe went into depth on the upcoming Seattle City Council elections and reminded property owners and managers with buildings in Seattle

that they needed to register their properties of 10 or more units by September 30, 2014, per the new RRIO ordinance. Kerry Nicholson, Senior Managing Director for Legacy Partners Residential, gave a cautious report on development activity. Despite the many units of rental housing in the pipeline currently, there is demand for more rental housing development, Kerry noted. However, development in the economic and political climate in Washington state can be problematic and faces its own challenges, such as escalating land and construction costs and lengthy entitlement timelines. Economist Matthew Gardner of Gardner Economics gave an excep-

tional presentation on the current economic conditions nationally and locally as well as his forecast for the coming years. Employment in our state continues to expand rapidly. Interestingly, the percentage of the workforce 55 years old and over has grown from 12% of the population in the 1990’s to nearly 23% now, as people are staying in the workforce longer. Nationally, all of the jobs lost in the Great Recession have come back, “and it only took 6 years and 4 months to do it!” exclaimed Matthew. Inflation is still a non-factor and will continue that way for quite some time. GDP will continue to expand at a greater pace, although still low per historical standards. Unemployment will continue to drop slowly. All eyes

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are on the mid-term elections. Seattle’s employment recovery is looking very good. The unemployment rate at 4.8% is well below the national average. Tacoma’s employment forecast is also looking favorable for 2015. Wage growth in the state has been problematic but look for higher growth next year, which will be another banner year for the state economy. Mike Scott from Dupre+Scott gave an entertaining market trends update, offering his fall rental market survey numbers to the audience. Market vacancy rates are below 4% and even lower in some submarkets. Vacancy rates by unit are highest at the higher rent levels. Despite high development activity in recent years, there are still over 11,000 units projected to be developed in each of the next three years. Apartment sales volume and prices continue to rise and cap rates continue to fall. Mike cautioned that although rent levels have recently increased at a higher pace than typical, rents are just now rebounding from dramatic declines a few years back. In addition, operating expenses continue to climb at a 4% pace, higher than NOI growth. This is not sustainable, he noted. State and King County in-migration numbers continue at staggering paces. Although 50,000 jobs have been added each of the last two years in the Puget Sound region, the forecast for the next two years is expected at 40,000 jobs gained annually. Due to the influx of new construction, Mike expects the market vacancy rate to increase to a peak of 6% in 2017 before dropping again, and expects rent growth to decline and even flatten by 2017. There is no doubt that the Puget Sound region and Seattle market are currently experiencing phenomenal growth and positive dynamics. However, each speaker cautioned about the cyclical nature of the real estate market, with ups and downs, peaks and valleys, exuberance and corrections. Any artificial constrictions imposed by political means will have a profound negative effect on the industry and residents living in rental housing. Matthew stated emphatically, “Rent control is a very, very, very bad idea!” for the economy. WMFHA would like to thank all of our outstanding speakers, industry supplier partners who helped support the Washington Apartment Outlook conference, and our members for supporting the association and each other. For more information or for assistance, please feel free to call us at the Washington Multi-Family Housing Association at 425-656-9077.

Rental Housing Journal On-Site • October 2014

RENTAL HOUSING JOURNAL ON-SITE

Rental Housing Journal On-Site • October 2014

RENTAL HOUSING JOURNAL ON-SITE

Internet of Things ...continued from page 9 monitoring devices. If anything is out of the ordinary, such as humidity being high in a unit, or a door being open for too long, the maintenance personnel is sent a text describing which unit the issue is coming from. They are also alerted when it is time to replace the batteries in the smoke alarms. As the owner of a rental property, these smart devices, or Internet of Things, provide an opportunity to increase revenue as well as detect issues early that might be happening within the apartment complex. It also increases the potential of attracting a high-end tenant looking to w use these types of technologies. As different types of smart devices are manufactured they can be integrated into the existing packages and software of the property. They can also be tailored to specific problems that certain properties are expe-

riencing. Because of the Internet of Things, the future of the rental housing market, will be impressive, as exemplified in this article. We, at JDI, are excited to be a part of this future. As we progress in learning more about the Internet of Things as it pertains to properties, we will keep you updated on our findings. We’re excited, and we hope you are too. By Michael Schreiber and Leila Ettachfini. Michael and Leila are partners in JDI, a software development and consulting company specializing in IoT devices for the rental housing industry. Michael can be reached at (303-5139995) and michael@jdiapps.com. Leila can be reached at leila@jdiapps.com. Visit http://www.JDIapps.com for more information.

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RENTAL HOUSING JOURNAL ON-SITE

my current residents and that I’ll have even more vacant apartments. What can I do? A: First of all, I applaud you for your longevity in the business, especially as an on site manger! Your residents undoubtedly appreciate you and all your efforts to create a quality environment for them. However, why would you limit such an outstanding community to just a few people who you are “hand picking” to live there? Not only is this practice obviously affecting your leasing ratio, it is a Fair Housing violation! You do not have to rent to “everyone who comes through your door.” Yet, you do have to rent to everyone who “qualifies” based upon certain criteria established by your screening company. Your current method of leasing may be doing more harm than just jeopardizing the occupancy of your building: Should a complaint be lodged against your community, there is the possibility that you, your employer and also the building owner could be sued for discrimination. By renting to all types of people no matter their family or marital status, their race, religion, age, etc., you will be in complete compliance with the

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Fair Housing Act, AND you will cre- SHOPPER by making contact via phone ate the type of diverse community or e-mail. Your questions, comments and suggestions are ALWAYS welcome! where everyone feels welcome and ASK THE SECRET SHOPPER wanted. Provided by: SHOPTALK SERVICE Remember: a quality community EVALUATIONS Phone: 425-424-8870 + satisfied residents = higher occuE-mail: joyce@shoptalkservice.com Web pancy Feb, Apr, Jun, Aug, Oct, Dec If you have a question or concern you site: www.shoptalkservice.com Copyright © Shoptalk Service Evaluations would like to see addressed next month or if you would like to inquire about leasing training, please ASK THE SECRET

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very apartment community has a “reputation” in the marketplace. What your community is known for is based upon a variety of factors, some of which are beyond your control; like its location and layout of the apartments. Yet, there are certain factors in which you have some measure of control; your management style, for instance, and resident profile. However, sometimes the longer a staff has been working at a community the harder it is to be objective. While long term employees can bring stability and consistency to a community, there can be a subtle tendency for the on site staff to try and lease to only those people who they believe will “fit in,” so as not to upset the “status quo.” Here is a concern that illustrates this point: Q: I have been the resident manager at the same community for over 10 years, and have worked very hard to establish a quality clientele. I am now in a situation where I have more vacancies than I have had in quite a while, but with fewer prospective renters who match the demographics of my existing residents. I am concerned that if I start renting to everyone who comes through the door, that this will upset

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RENTAL HOUSING JOURNAL ON-SITE

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

Dear Maintenance Men: By Jerry L'Ecuyer & Frank Alvarez Dear Maintenance Men: I understand moving in a new resident from the management’s point of view. What do you recommend as a movein procedure from a maintenance background? I always worry about handing over a set of keys to a new resident who will now have control of a very expensive rental unit. What should I be thinking about maintenance wise for this new move-in? Tom Dear Tom: Interesting question! It’s true we sometimes think the move-in procedure is complete once the resident passes all the background checks,

pays their money, signs all the paperwork and is given the keys to the unit. We believe that the move-in procedure is far from complete if the new resident is not “Checked-out” on the operation of the rental unit. A major source of maintenance issues and costs come from a new resident not knowing how to safely operate the moving parts of their unit. A short list of items that a resident may or may not know how to operate are as follows: 1. Garbage disposal unit. 2. Vertical and horizontal blinds. 3. Dishwashing machine. 4. HVAC system or heating and cooling systems. 5. And anything else that could break or be a safety issue.

Many of you might be saying to yourselves; “Who does not know how to operate any of those items.” You would be surprised! Top of the list of most abused items are garbage disposal units and blinds. Dear Maintenance Men: I have heard the terms “Proactive and Reactive” in connection with property maintenance. Can you explain the difference as it relates to apartment maintenance? Richard Dear Richard: We’ll start with the definitions first and then how they relate to property maintenance. Proactive: Acting in anticipation of future problems, needs or changes. Reactive: Done in response to a problem or situation: reacting to prob-

lems when they occur instead of doing something to prevent them. How you deal with property maintenance can make a big difference to the bottom line. A proactive approach allows you to make all the decisions ahead of time. In a proactive situation you will have time to shop for the best price and dictate the schedule of the work. As an example: 1: Snaking or hydrojetting the main sewer line before the Thanksgiving holiday removing any buildup or roots in the pipes. 2: trimming trees and overhanging branches before a wet winter storm. A reactive approach removes all control of the situation. You will have little influence over the cost of the work or when it will take place. As an example: 1: Calling out the plumber ... any plumber on Thursday, Thanksgiving evening to snake out the main line blockage because of sudden overuse by the residents . 2: Emergency roof repair during a wet winter storm due to heavy tree branches breaking or a tree falling. Residents, who live in a community that practices proactive maintenance stay longer, pay higher rent and take better care of their units and grounds. With a proactive maintenance policy in place, residents are more likely to report problems before they become emergencies. A Proactive maintenance policy will save you money both in the short term and more importantly in the long term. It is a good investment. ...continued on page 26

To have your article published in On-Site call us at 503-221-1260 for info.

Rental Housing Journal On-Site • October 2014

RENTAL HOUSING JOURNAL ON-SITE

by Ernest F. Oriente, The Coach {Article #220…since 1995}

ccording to a recent survey by Matrix Information, three billion people around the globe have access to Internet-based services and E-mail. In addition, this report expects electronic commerce to grow from $3.2 trillion in 2013 to $6.2 trillion by the year 2015. Is your property management company ready for these exploding communication and marketing trends? Is your leasing team ready to handle the Email just sent by 15 new prospects relocating from Paris or Moscow? Read the tips in this article and learn how easy it is to master E-mail and profit from it…it’s just a few keystrokes away!

Tips for using E-mail with prospective new residents: Ask your leasing teams to always use spell check before sending an Email to a future resident • Have your teams read each E-mail twice before they send it, just to make certain it conveys exactly what they are trying to communicate and it portrays the professional image important to your

property management company • When sending an E-mail, the subject line must clearly summarize what the body of the E-mail says • If your leasing teams are using the E-mail “reply” feature to respond to a future resident, make certain they reply by including the information the prospect sent in their original E-mail note. In addition, ask your leasing teams to include the name of the future resident throughout their E-mail reply. Tips for using E-mail within your property management company: When your leasing teams are using E-mail to communicate internally, make certain they understand when to respond by E-mail and when to call the person who sent the original E-mail, depending on the tone or content of the E-mail

ly outlining the rules and expectations of your company. Have this document signed by each person who will be accessing your E-mail software

the extra care required if they receive an E-mail that has an attached document, as this is where most computer viruses are hidden. Many property management companies do not let their leasing teams send or open attached files

• Explain to your leasing teams that deleting an E-mail does not remove it from their computer system nor from the system of the person the E-mail was sent to. During several recent lawsuits, damaging E-mails that had been deleted were used in the courtroom to the surprise of the individuals and their property management companies

• E-mail files can easily be opened and read so confidential information like salaries, financial reports, social security numbers or credit card numbers should not be sent by E-mail.

• Instruct your leasing teams about

...continued on page 24

Tips for using E-mail as a

• Explain to your leasing teams how and when to use carbon copy {cc} and blind carbon copy {bcc} with E-mail • Have a written company policy regarding the use of E-mail, clear-

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Rental Housing Journal On-Site • October 2014

RENTAL HOUSING JOURNAL ON-SITE

Four Low Cost Ways to Improve the Properties You Manage By Marc Courtenay

esidents are on the prowl again looking for the most attractive rental units for their money. At the same time there is a growing group of former homeowners who are back in the rental market. The monthly rent these groups are willing to pay will partially depend on the condition of the rental properties. If they have a choice, they’ll go with the property that impresses them the most. This is especially true with the baby boomer generation, those born between 1946 and 1964. This demographic is looking for places to live that feel secure, feel like home and appeals to aesthetics. So to compete effectively and economically, property managers are “turning up their imaginations” to make their properties more desirable. Here are four economical ideas to consider: First impressions mean a lot. Remove old or tattered window coverings and replace them with inexpensive Venetian-style blinds. Choose neutral colors and models

that are easy to replace. While you’re at it make sure the windows are clean, with sills that are sparkling. Replace the knobs and handles in the kitchen cabinets if possible. Any qualitative touches you can add to your kitchens including sufficient lighting will make your rental feel more like home. Install portable “odor-eating” air purifiers. If your rental units smell clean, prospective residents will notice. You can also buy some inexpensive plug-in room deodorizers which create the ambiance you think pleases the nose. Stage the kitchen counters with flowers for a decorative touch. While we’re on the olfactory topic, make sure the inside of the refrigerator is extra clean and smells great. You can add to the appeal by placing some fresh-baked cookies inside the refrigerator. Offer one to your prospect so they will remember how kind and considerate you were. As I’ve stressed in past articles on this subject, colorful landscaping strategically placed around your building speak volumes to exceptionally attractive prospects. Often folks who appreciate beauty make

reliable residents. Property managers would be wise to leave a lasting impression on everyone who comes to look at a vacant property. One way is to have an attractive, color sheet with a list of all the advantages of being a resident at the property you manage. Don’t be afraid to add creative touches. Something as inexpensive as replacing the shower curtains, cleaning the counters so they sparkle, or adding different light bulbs may brighten the interior and indi-

rectly remind the prospective resident that your property is livable and cozy. As property managers, we have to be imaginative when reaching out to potential residents. If we also remember to be friendly and courteous, we will brighten their day and leave a positive memory about your property.

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Not Screening Tenants? You May Attract the Industry’s Cast-off Renters

ost do-it-yourself (DIY) landlords, individuals who manage their rental properties without assistance from property management companies, don’t properly screen prospective tenants. That’s according to a survey on landlord habits conducted on behalf of Real Property Management by an independent Boston-based research firm, Liminality Inc. The survey, which included a national probability sample of more than 150 DIY landlords nationwide, revealed: • Only 51% of DIY landlords conduct criminal background checks • 23% of DIY landlords sometimes or never conduct credit checks • Only 51% of DIY landlords contact past landlords for references This oversight can create many problems and headaches for the landlord down the road, such as late rent, damage to the property and evictions. Perhaps even more troubling is that DIY landlords with lenient or non-existent screening policies actually attract the indus-

try’s cast-off renters. That’s because diligent landlords and reputable property management companies essentially weed out undesirable tenants with their screening policies. When criminals learn their backgrounds will be checked, they turn to a property owner who is not so meticulous. Why would DIY landlords put their property investment in potential harm’s way by not thoroughly conducting background checks? A common problem many DIY landlords face is not having the essential resources or knowledge for properly managing their rental property. Understanding the many tenantlandlord laws, Fair Housing Regulations and guidelines, knowing what questions to ask and not to ask a potential tenant and where to go to perform criminal background and credit checks can be overwhelming for any landlord. However, when landlords who don’t screen tenants combine the inherent risks in renting with the thought that their applicant pool may have a higher percentage of criminals than the industry, it becomes clear that incorporating

standard background checks is a must. If landlords cannot implement thorough screening procedures themselves, then it behooves them to hire a property management firm. These professional companies have policies in place to conduct rigorous background screenings on behalf of their property-owning customers, which includes credit, employment, rental history, criminal and sexual offender checks. This means landlords can rest easy and collect their return on investment without worrying about what baggage their tenants may bring into their properties.

Don Lawby is the president of Real Property Management, the leading rental property management franchise. He has more than 40 years’ experience in the real estate industry and he holds the honor of being named to the Swanepoel Power 200: The Most Powerful People in Residential Real Estate.

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The Coach - 23 Tips ..continued from page 21 marketing tool: E-mail can also be used as a powerful marketing tool to attract new residents or to better service your existing residents. Here are some tips: Aside from a small $15-$20 service charge per month, sending or receiving E-mail is free. When compared to other forms of marketing…having your leasing teams send E-mails to new or existing residents is their least expensive form of marketing • Imagine the marketing success your leasing teams will have if they had the E-mail address on the guest card of every future resident who visited their apartment community over the past 12 months… and your leasing teams can stay in touch with these potential new residents for free! • When your properties are using Email to handle resident questions or maintenance requests, a timely response is expected and required • Create two separate E-mail lists… one for future residents and one for current residents so you can send appropriate marketing information to each group • Create an E-newsletter which can be easily sent out on a weekly or monthly basis. Remember, since sending E-mail is free, your leasing teams will have lots more flex-

ibility. In addition, E-newsletters portray a professional image about your property management company and are quick to be passedalong to others, thus expanding the reach and exposure for your marketing • When sending E-mail, have your leasing teams develop a five to seven line signature which is automatically placed at the bottom of every E-mail they send out. This signature line will further promote their apartment community, your corporate website and can be changed on a daily basis, if necessary • Use E-mail to stay in touch with the media in your area, especially if your apartment communities have any exciting events or community projects to announce • The E-mail address at each of your properties should be included on every business card, every brochure, on any sales information and with all print advertising. Want to hear more about this important topic or ask some additional questions about how to use E-mail as a powerful marketing tool? Send an E-mail to ernest@powerhour.com and The Coach will E-mail you a free PowerHour invitation.

Author’s note: Ernest F. Oriente, a business coach/trainer since 1995 [32,320 hours], serving property management industry professional since 1988--the author of SmartMatch Alliances™, the founder of PowerHour® [ www.powerhour.com ], the founder of PowerHour SEO [ www.powerhourseo. com ], the live weekly PowerHour Leadership Academy [ www.powerhourleadershipacademy.com/pm ] and Power Insurance & Risk Management Group [ www.pirmg.com ], has a passion for coaching his clients on executive leadership, hiring and motivating property management SuperStars, traditional and Internet SEO/SEM marketing, competitive sales strategies, and high leverage alliances for property management teams and their leaders. He provides private and group coaching for property management companies around North America, executive recruiting, investment banking, national utility bill auditing, national real estate and apartment building insurance, SEO/SEM web strategies, national WiFi solutions [ www.powerhour.com/ propertymanagement/nationalwifi.html ], powerful tools for hiring property management SuperStars and build-

ing dynamic teams, employee policy manuals [ 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 8000+ 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 225+ articles for the property management industry and created 400+ 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

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Rental Housing Journal On-Site • October 2014

RENTAL HOUSING JOURNAL ON-SITE

New Windows are a GREAT Investment! 

Energy-efﬁcient windows will give you the competitive edge to improve occupancy rates.

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Beautiful new windows from Milgard windows will increase tenant satisfaction by lowering their utility bills, increasing their comfort and reducing outside noise.

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Milgard windows are virtually maintenance-free to save you time and money.

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If you have an electrically-heated 5+ unit building in Tacoma Power or Seattle City Light’s service area, be sure to ask us about new window rebates!

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RENTAL HOUSING JOURNAL ON-SITE

Maintenance Men ...continued from page 20 Dear Maintenance Men: I would like to find out if I have an “A”, “B”, “C”, or “D” building. I’m not sure what constitutes an A or D property. Can you shed light on the designations? Cornell Dear Cornell: This is really a real estate purchasing question, however we think it will work for maintenance as well. As in most things; “A” is the best and “D” can be seen as the worst. An “A” property will require the most proactive maintenance to retain an “A” rating while a “D” property may very rarely see a maintenance tech without direction from code enforcement or the city attorney. Below is a simple example of the A, B, C or D ratings and what they represent. • New or extremely well taken care of property with top notch amenities in the best areas.

slightly dated, but well taken care of in a good area. • Older property, clean, middle of the road building with limited amenities in a fair area.

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• Older property, no or few amenities, basic design, could be run down and often in a bad area. 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. #: 01460075 Certified Renovation Company Websites: www.BuffaloMaintenance. com & www.ContactJLE.com www.Facebook.com/ BuffaloMaintenance

COREY FORTMAN

cfortman@raymondhandling.com 3500 W. Valley Hwy N Suite 101 Auburn, WA, 98001 www.raymondhandling.com

Taylor-Dunn Account Manager Phone: (253) 261-3194

• Stock and custom configurations

• Electric Utility Vehicles

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• Newer property that may be

Flood Damaged Floors? Call Our Insurance Specialists.

When buying new flooring for your property, trust your business to Great Floors. Here’s why...

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Rental Housing Journal On-Site • October 2014

RENTAL HOUSING JOURNAL ON-SITE

Free bulbs, showerheads and aerators? Yes, please. Seattle City Light’s Powerful Neighborhoods Program offers FREE efficient light bulbs, showerheads and faucet aerators for residential buildings with five or more units. In addition, bulb installation at your property is provided at no cost. • A variety of bulb types fit most applications and save you maintenance costs and save your tenants money • Watersense® showerheads for each shower • Efficient bathroom faucet aerators These fixtures will save on water, sewer and electricity costs.

Contact a Powerful Neighborhoods coordinator at SCL_install@seattle.gov or 877-311-8752 to start saving today. To be eligible, you must own an apartment building, condominium, retirement community, or cooperative with 5 or more units located in the Seattle City Light service area.

Conserving Energy for a Sustainable Future

Rental Housing Journal On-Site • October 2014