On-Site Rental Hosuing Journal May 2015 by Professional Publishing, Inc

Rental Housing Journal On-Site

May 2015 - Vol. 9 Issue 05

3. Seattle Metro Among Ten Best Markets for Real Estate Investing

11. NWMFHA – Two Great Association Memberships for One

4. Home Buying Pays Off Fast, but Hurdles Remain for Renters

13. OnSite Secret Shopper 11. Low Housing Supply Squeezes Affordability

5. Renters Share Concern for Safety But Don't Reach Out to Neighbors 7. Coffee – More thn Just a Drink

16. What Does a Messy Car Have To Do With a Bad Tenant?

10. Vacation Home Sales Soar to Record High in 2014, Investment Purchases Fall

17. 4 Reasons Your Business Should Be On Social Media 20. Behind the Leasing Desk

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Puget Sound Apartment Owners, Property Managers & Maintenance Personnel

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

Pierce-Kitsap-Thurston County Markets Strong

Unique Amenities Used to Attract Residents

Seattle Apartment Research Report for 1Q15 Seattle-Tacoma Metro Area

By Tom Cain Seattle

A M

ulti-family construction in the metro is expected to reach a record high in 2015, as expanding payrolls keep generating demand for apartments. Nearly 60,000 jobs are expected to be created metrowide this year, and many of the new workers will seek rental housing as high home prices preclude some residents from homeownership. To meet the robust demand, developers will complete roughly 12,000 apartments this year, with the largest portion in the Capitol Hill, University District and Ballard neighborhoods. To attract tenants, developers are in an amenities race to set their project apart from the competition. Some of the amenities used to differentiate projects include unique building designs, trendy restaurants, rooftop ...continued on page 12

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partment Insights 1st quarter results show rents increased 5.4% over the past year . The vacancy rate declined to 4.37%, according to Tom Cain of Apartment Insights. The data are from his Seattle firm’s statistics and trends on 50+ unit properties in Pierce, Kitsap and Thurston counties. Vacancy: 4.37% The market vacancy for our nonrandom survey of conventional, stabilized 50+ unit properties in all three counties is 4.37%, down from 4.51% in the fourth quarter. The vacancy rate was 4.70% a year ago. continued on page 6

Defining Social Awareness Within Your Organization: What is your Tao?

n a city like Seattle, it is easy to find charitable giving opportunities in any newspaper or magazine. We live in an exceptional town that thrives on philanthropy and social giving as a way of life, particularly in the business sector. As the 2013 recipients of the Washington Multi-Family Housing Association’s Emerald Award for Social Awareness Team, we have often been asked how Seattle Apartment Finders, as a small business, defines our social giving pro-

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grams to our staff. The following is the process that lead us to our Tao: First, we look for opportunities within our local community to make a real-time difference. We have found that our associates are most excited by programs that can make an immediate and measurable impact on someone’s life in our own community. Second, we realize the limits of our resources as a small business.

Our resources are not sufficient to fund cures for malaria or cancer but we can successfully direct our efforts to feed a family today who is struggling with hunger. We can help a child that is a victim of neglect through programs that educate his/ her parent to become a better parent. Although there are many companies out there who want to save the world—and possibly will—by virtue of our size, we are best suited to focus on local efforts. continued on page 7

Advertise in Rental Housing Journal On-Sight Circulated to over 20,000 Apartment owners, On-site, and maintenance personnel monthly. Call 503-221-1260 to place and ad.

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Rental Housing Journal On-Site • May 2015

RENTAL HOUSING JOURNAL ON-SITE

Seattle Metro Among Ten Best Markets for Real Estate Investing

he nation's economy is growing at its fastest rate since 2000, which spells great news for residential property investors for the year ahead. The latest data from HomeVestors (the "We Buy Ugly Houses®" people) and Local Market Monitor, the national real estate forecaster, shows excellent conditions from coast to coast, whether the property is for rental or resale. "The Top 10 markets for real estate investment all have a common thread: a fast growing economy, which means more jobs and more renters," said Ingo Winzer, president and founder of Local Market Monitor. "This also means that rent and property values will be increasing in many markets because housing construction has been at very low levels for years and can't possibly catch up with the increased demand." Topping the Best Markets list once again are Texas cities: Houston (1), Austin (2) and Dallas (3), with Denver (4) and Orlando (5) rounding out the top 5, all which have seen substantial job and population growth. "Texas continues to be a sure bet when it comes to real estate investing. Lower oil prices may slow some areas, but the diversified economy and pent up demand for real estate

will help to mitigate the impact on rental markets," noted David Hicks, HomeVestors co-president. "Places like Austin and Dallas have rapidly growing technology and financial sectors that make the oil slump less significant." Along with job growth and population growth, relatively low home prices are factors making investments in single-family homes as rental properties a nearly risk-free opportunity in some markets. All top five markets have a median home price below $300,000. A couple of California cities broke the Top 10 list, with San Jose and Oakland at number six and eight, respectively. "California has higher home prices, but the state is growing again, both in jobs and population. Because most of these markets are no longer underpriced, investors in these markets are likely to see more of their gain come from price appreciation and less from a long-term rental stream," explained HomeVestors co-president Ken Channel. Seattle (7) and Portland's (10) growing technology sectors and their desirable quality of life make them valuable markets, while Miami's rapidly growing population and high rents take the list at number 9.

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"We believe 2015 bodes well for rental property investors. The economy shows no sign of slowing down and consistently low home prices and population growth make investing conditions ideal," said Channel. The Best Markets Top 10 markets for real estate investing are: 1. Houston-Baytown Sugar Land, TX 2. Austin-Round Rock, TX 3. Dallas-Plano-Irving, TX 4. Denver-Aurora, CO 5. Orlando, FL 6. San Jose-Sunnyvale-Santa Clara, CA 7. Seattle-Bellevue-Everett, WA 8. Oakland-Fremont Hayward, CA

few years. Criteria include markets where: • The population has been growing at above-average rates (4% or better) with growth coming from people moving there in search of jobs; • The current rate of job growth of 2% or better; and • There is low unemployment, so that new jobs will be filled by people who move there, not by unemployed people who are already there. Markets are excluded that: • Have a small population because they don't have stable economies SOURCE HomeVestors of America, Inc.

9. Miami-Miami Beach-Kendall, FL 10. Portland-Vancouver- Beaverton, OR About the Quarterly Data: The data identifies markets that will be good rental markets and where home prices are likely to increase at a good rate over the next

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Rental Housing Journal On-Site • May 2015

RENTAL HOUSING JOURNAL ON-SITE

Home Buying Pays Off Fast, but Hurdles Remain for Renters

any U.S. homebuyers can break even in less than two years if they buy a home instead of renting it, but financial barriers and preference are big factors in the decision to continue renting. - Homebuyers can break even on a home purchase in less than two years in 66 percent of U.S. metro areas, according to the Zillow fourth quarter Breakeven Horizon report. - Twenty percent of renters say they prefer to rent than buy. More than half (53 percent) say financial limitations keep them from buying. - The point at which homebuyers can expect to break even on a home purchase - Zillow's Breakeven Horizon - lengthened in many markets in 2014 as home value growth flattened. Even though buyers in most markets can break even on a home purchase in less than two years,i nearly half of renters in a newly released survey said their credit or finances keep them from buying a home.ii Of renters surveyed by Zillow, 16 percent said they can't qualify for a home loan, 18 percent said they can't afford taxes, maintenance and other

costs associated with homeownership, and 13 percent said they don't have enough savings for a down payment. About a quarter said they struggle to pay their rent. According to the survey, 82 percent of renters are long-term renters, and 57 percent are long-term renters who have lived for a long time in the same home. Just 14 percent of renters said they aren't staying long enough in the same place to buy. Zillow's survey sheds light on why some renters are not buying homes, despite historically low interest rates, prices that remain below peak levels in many areas and rising rents. Mortgage math aside, 20 percent of renters said they simply prefer to rent. "If the buy versus rent decision were about simple math, we'd likely have millions more homebuyers in the market, because the equation is tilted heavily in favor of buying," said Zillow Chief Economist Dr. Stan Humphries. "But no matter what the numbers say, buying a home is a huge commitment. Every day, Americans make decisions to buy or rent based on any number of per-

sonal dynamics, including preference, flexibility needs, family factors and, yes, financial considerations. There is no right or wrong choice, and it's important that America's housing market maintains a number of affordable options for renters and

buyers, no matter their preferences." Over the last year, as home-price appreciation has slowed down, the length of time it takes to break even on a home purchase grew slightly in most major metros. The breakeven ...continued on page 8

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Rental Housing Journal On-Site • May 2015

RENTAL HOUSING JOURNAL ON-SITE

Renters Share Concern for Safety But Don't Reach Out to Neighbors PEMCO's "Great Neighbor Index" shows homeowners more likely than renters to enjoy who's next door The latest poll from PEMCO Insurance suggests that renting may come with more woes than leases and landlords. A recent survey of Washington and Oregon residents reveals that renters, when compared to homeowners, share serious concerns about the safety of where they live, but most fail to take one of the most logical steps to increase their security – getting to know who lives next door. According to the PEMCO Insurance Northwest Poll, approximately 37 percent of Northwest residents rent their home and of those, about one-quarter (23 percent) say they are extremely or very concerned about safety in their neighborhood. But the PEMCO Poll shows that despite renters' concern, they are less likely than homeowners to know their neighbors, which might ensure a greater sense of security. Nearly three-quarters of renters (72 percent) know fewer than half of their neighbors, and 50 percent of renters know less than one-quarter of the people who live nearby. "Our poll found that renters – the people who seem to have the most to gain from knowing their neighbors

– are the least likely to make connections that might make them feel safer at home," said PEMCO spokesperson Jon Osterberg. "Studies show that building community, through organized activities or even informal gatherings, leads to a stronger sense of security." Across the Northwest, those who own their home are significantly less worried about safety in their neighborhood – more than half (59 percent) are "not very" or "not at all" concerned about safety where they live. In fact, PEMCO's trending data reveals that homeowners in Washington have become less concerned over time, from 42 percent in 2008 to 50 percent in 2014 who say they aren't very concerned about safety where they live. In Oregon, just 11 percent of homeowners are very concerned about neighborhood safety while nearly two times as many renters (20 percent) express the same or even greater concern. One possible conclusion of PEMCO's latest poll is that homeowners feel more secure because they're acquainted with who lives next door. The poll revealed that homeowners are twice as likely as renters to be acquainted with a majority of their neighbors – 26 percent of homeowners know at least three-quarters of their neighbors while just 13 percent of renters say

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the same. About half of homeowners (46 percent) know at least half of their neighbors, according to the poll. The poll also suggests that homeowners are more likely to trust their neighbors. More than half of those who own their home (54 percent) also let their neighbors know when they'll be out of town, while just 29 percent of renters do the same. Residents over age 55 are among

vacation dates with neighbors. Sixty percent of all residents over age 55 – whether renters or owners – inform their neighbors of vacation plans, while just 38 percent of their younger counterparts do the same. That may be because older residents have more established households. According to the poll, those over 55 have resided at their current

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...continued on page 21

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Markets Strong ...continued from front page The rate for all properties including those in lease-up is 5.04%, virtually the same as last quarter.

at 4.33% vacant is the only submarket over 4%. The vacancy rate in Bremerton fell a point and a half.

erties in the three-county area are offering rental incentives. A year ago it was 29%.

first phase of Silver Leaf opened this quarter. It is located in Olympia and is an age-restricted community.

Pierce: 4.51% The current vacancy rate in Pierce County improved from 4.59% to 4.51% this quarter. The rate was 4.78% a year ago. Like last quarter the strongest submarkets are Fife and University Place/Fircrest with vacancy rates just under 3% and 4%, respectively. There are no submarkets over 5%. Gig Harbor showed the greatest improvement this quarter.

Thurston: 4.34% The Thurston market improved as well. The vacancy rate declined from 4.53% to 4.34%. A year ago it was 4.5%. Olympia's 4.0% vacancy rate is the lowest of the three submarkets in this county.

RENTS: $930 per Unit Rents for the three-county area increased $9 to $930 per unit and $1.08 per foot. Rents have increased each quarter for more than two years. They increased 5.4% over the past year.

Rental Incentives

Pierce:

$929 per Month $1.08 per Square Foot

Kitsap:

$961 per Month $1.13 per Square Foot

OBSERVATIONS The three-county market continues its positive trend with a rent increase of 1% and a 4.37% vacancy rate. Rents have increased 5.4% over the past year. The moderate level of new construction shouldn't be a challenge for the rental market. Everything is pointing to a very solid 2015.

Kitsap: 3.55% The Kitsap market continues to tighten. Its vacancy rate dropped from 4.01% to 3.55%. The vacancy rate was 4.54% a year ago. Silverdale

Pierce:

$9 per Month (1.08%)

Kitsap:

$1 per Month (0.10%)

Thurston: $12 per Month (1.34%) The overall rate for rental incentives for the three-county area is 0.86%, bettering the fourth quarter's 1.2%. Seventeen percent of the prop-

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Rents increased $8 in Pierce, $33 in Kitsap and decreased a dollar in Thurston. In the past year rents have increased 6.2% in Pierce, 6.9% in Kitsap and 1.5% in Thurston. Rents in the Port Orchard and Poulsbo/Bainbridge Island submarkets increased nearly 4% this quarter. NEW CONSTRUCTION There are 1,245 units under construction in the three-county area, almost all of which are in Pierce. There are 2,210 units that have completed the design review process, and another 2,277 units that are in the earlier stages of the construction pipeline. Featured in the photo, the 54-unit

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

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Rental Housing Journal On-Site • May 2015

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Your Tao?...continued from front page Third, look at your company culture and create a philosophy from that. We choose to help the most vulnerable of our society: the helpless, namely children. Our philosophy is that the cycle of poverty and neglect can be broken with the support of local organizations that provide education, childhood intervention programs, and the basic family necessities of food and safe shelter. Some of the great organizations we embrace are D.A.W.N., YouthCare, Childhaven, Inspire Youth Project, Pediatric Interim Care Center (PICC), Habitat for Humanity and Northwest Harvest. Finally, define and implement your Tao. Social Awareness may not always mean charity in the form of money or donations. In our industry, it can also mean a philosophy of building green and leaving a small footprint on the planet. Socially aware builders may recycle and reuse materials. Socially aware volunteers may plant a tree, paint the house of a senior citizen, read to chil-

dren at a school, or mentor at-risk youth. Many companies choose a charity, based on personal experience such as The American Cancer Society or United Way. Make sure your team knows – and understands -- the support your company offers to the charities you choose. YOU can be that person—or company—who makes a difference in our community. And in the process, YOU have the power to change someone’s life.

Becki Beusch, President of Seattle Apartment Finders and Apartment Advantage Staffing Becki Beusch is the 2015 Chairperson of the Community Service Committee for the Washington MultiFamily Housing Association. She can be reached at Beckib@seattleapartmentfinders.com.

Coffee – More than Just a Drink When Motivating Your Team By Jackie Ramstedt, CAM, CAPS, CAS Things I’ve learned about the power of coffee: 1. Having something hot at the beginning of the day stimulates brain cells faster 2. Supplying for your team is a show of appreciation 3. Make sure to have decaffeinated flavors too; not everyone likes to be “wired” 4. It makes time to just “stop” what you are doing even for a minute to make it

5. Never stop “cold turkey” and forget to order more supplies 6. Remember the holiday flavors to “spice

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Buying Pays Off ...continued from page 4 analysis looks at how long it takes to come out ahead on a home purchase versus renting the same home, recouping the costs of buying, including taxes and maintenance. Among the top 35 metro areas in the U.S., Dallas-Fort Worth had the lowest breakeven horizon, at 1.2 years. Indianapolis, Ind. and Detroit were next at 1.3 years. The highest breakeven horizons were in Los Angeles, at 5.1 years, Washington D.C. (4.2 years) and San Diego (3.8 years). The national average is 1.9 years. Zillow's breakeven horizon incor-

porates all costs associated with buying and renting, including upfront payments, closing costs, anticipated monthly rent and mortgage payments, insurance, taxes, utilities, maintenance, and renovation costs. The horizon also factors in home equity growth for buyers, and, for renters, income earned if they invested the same amount of money into an interest-bearing account. It also factors in historic and anticipated home value appreciation rates, rental prices and rental appreciation rates.

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Metropolitan Area United States NY-Northern NJ Los Angeles, CA Chicago, IL Dallas-Fort Worth, TX Philadelphia, PA Houston, TX Washington, DC Miami-Fort Lauderdale, FL Atlanta, GA Boston, MA San Francisco, CA Detroit, MI Riverside, CA Phoenix, AZ Seattle, WA Minneapolis-St Paul, MN San Diego, CA St. Louis, MO Tampa, FL Baltimore, MD Denver, CO Pittsburgh, PA Portland, OR Sacramento, CA San Antonio, TX Orlando, FL Cincinnati, OH Cleveland, OH Kansas City, MO Las Vegas, NV San Jose, CA Columbus, OH Charlotte, NC Indianapolis, IN Austin, TX Source Zillow

Zillow Home Value Index (ZHVI) $ 178,700 $ 383,300 $ 533,700 $ 187,100 $ 155,700

Zillow Rent Index (ZRI) $ 1,355 $ 2,348 $ 2,475 $ 1,600 $ 1,449

Q4 2014 Breakeven Horizon (in years) 1.9 3.4 5.1 2.2 1.2

Q4 2013 Breakeven Horizon (in years) 2.0 2.8 1.5 1.7 1.6

$ 202,800 N/A $ 362,800 $ 212,500

$ 1,554 $ 1,502 $ 2,104 $ 1,782

2.4 1.5 4.2 1.7

2.8 2.1 2.8 1.1

$ 154,900 $ 369,100 $ 715,800 $ 114,400 $ 285,200 $ 203,400 $ 343,900 $ 211,400

$ 1,238 $ 2,167 $ 3,088 $ 1,105 $ 1,670 $ 1,228 $ 1,839 $ 1,506

1.5 3.4 2.6 1.3 1.5 2.3 1.9 2.2

1.1 3.0 1.9 1.2 0.7 2.3 1.9 2.0

$ 474,100 $ 132,500 $ 148,600 $ 244,100 $ 289,200 $ 125,300 $ 281,400 $ 335,700 N/A $ 170,100 $ 138,000 $ 119,700 N/A $ 187,600 $ 852,800 $ 146,300 $ 158,900 $ 129,100 N/A

$ 2,310 $ 1,141 $ 1,272 $ 1,717 $ 1,834 $ 1,137 $ 1,592 $ 1,638 $ 1,305 $ 1,311 $ 1,220 $ 1,168 $ 1,223 $ 1,197 $ 3,202 $ 1,252 $ 1,242 $ 1,195 $ 1,669

3.8 1.6 1.5 2.9 1.6 1.6 2.0 2.2 1.6 1.6 1.7 1.8 1.6 1.5 2.7 2.0 2.0 1.3 2.1

1.9 3.8 1.0 2.2 2.1 1.9 2.1 1.0 2.7 0.9 2.1 2.1 2.7 1.2 2.9 1.9 2.1 2.1 3.0

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Rental Housing Journal On-Site â&#x20AC;˘ May 2015

RENTAL HOUSING JOURNAL ON-SITE

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Vacation Home Sales Soar to Record High in 2014, Investment Purchases Fall

acation home sales boomed in 2014 to above their most recent peak level in 2006, while investment purchases fell for the fourth straight year, according to an annual survey of residential homebuyers released today by the National Association of RealtorsÂŽ. NAR's 2015 Investment and Vacation Home Buyers Survey,* covering existing- and new-home transactions in 2014, shows vacationhome sales catapulted to an estimated 1.13 million last year, the highest amount since NAR began the survey in 2003. Vacation sales were up 57.4 percent from 717,000 in 2013. Vacation home sales are up 57.4% from last year, according to the National Association of Realtors 2015 Vacation and Investment Home Buyers survey. Investment-home sales in 2014 decreased 7.4 percent to an estimated 1.02 million in 2014 from 1.10 million in 2013. Owner-occupied purchases fell 12.8 percent to 3.23 million last year from 3.70 million in 2013. The sales estimates are based on responses from nearly 2,000 U.S. adults who purchased a residential property in 2014, and exclude institutional investment activity. Lawrence Yun, NAR chief econo-

mist, says vacation sales in 2014 showed astonishing growth, nearly doubling the combined total of the previous two years. "Affluent households have greatly benefited from strong growth in the stock market in recent years, and the steady rise in home prices has likely given them reassurance that real estate remains an attractive long-term investment," he said. "Furthermore, last year's impressive increase also reflects long-term growth in the numbers of baby boomers moving closer to retirement and buying second homes to convert into their primary home in a few years." Vacation-home sales accounted for 21 percent of all transactions in 2014, their highest market share since the survey was first conducted. The

portion of investment sales fell to 19 percent (20 percent in 2013); owneroccupied purchases declined to 60 percent (67 percent in 2013). "Despite strong rental demand in many markets, investment property sales have declined four consecutive years to their lowest share since 2010 as rising home prices and fewer distressed properties coming onto the market have further reduced the number of bargains available to turn into profitable rentals," says Yun. The median sales price of both vacation and investment homes declined in 2014. The median vacation home price was $150,000, down 11.1 percent from $168,700 in 2013. The median investment-home sales price was $125,000, down 3.8 percent from $130,000 a year ago.

According to Yun, the decrease in vacation and investment sales prices is likely due to the increase in vacation and investment buyers purchasing condos and townhouses, which contributed to a decline in the median size of 200 square feet for both. Additionally, the rise in vacation buyers purchasing distressed properties and buying in the South, where home prices are often lower, contributed to the overall decline in the sales price of vacation homes. The share of vacation buyers who paid in cash fell to 30 percent from 38 percent in 2013. Investment buyers who paid in cash decreased to 41 percent from 46 percent a year ago. Of buyers who financed their purchase with a mortgage, nearly half .. continued on page 15

Rental Housing Journal On-Site â&#x20AC;˘ May 2015

RENTAL HOUSING JOURNAL ON-SITE • Executive Director – Jim Wiard • President – Kris Buker – Vice President – Brett Stevens • Secretary – Heidi Daniel • Treasurer – Becky Sanders • Vice President of Suppliers Council – Rob Pendleton • Immediate Past President – Gail Duke

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

Two Great Association Memberships for One

he Washington Multi-Family Housing Association (WMFHA) promotes the interests of its members by engaging in the legislative process, providing professional career development opportunities and organizing events that help members connect and do business with each other. Membership in WMFHA provides companies and their associates access to current, up-to-date information about our industry, and allows for information exchange, networking opportunities and promotion of mutual business interests. As the Washington State charter affiliate of the National Apartment Association (NAA), your membership in WMFHA also automatically enrolls you at no cost in the National Apartment Association, with many benefits nationally and locally available from this prestigious organization. The National Apartment Association is the only full service national trade association dedicated solely to the apartment industry. The federated structure of NAA enables

the industry to represent its members and advocate on federal, state and local policy issues. Legislative Representation The Washington Multi-Family Housing Association serves as a unified voice while advocating for the industry. Due to our affiliation with the NAA and having state and local independent lobbyists to represent our member’s interests, we are able to influence the lawmaking process on both a local and national level. By combining our strength and resources, the association can advocate on such issues as burdensome regulations, unbalanced taxation, unreasonable fees, impediments to business growth, and other important issues. Both WMFHA and the NAA have Political Action Committees that support state legislative candidates as well as federal Congressional candidates who represent good government and understand the needs and concerns of the multifamily housing industry. Your safety net for your business

and the industry at large is engagement in public policy activities. At the federal level, NAA partners with the National Multifamily Housing Council (NMHC) to advocate for a supportive legislative and regulatory climate to protect your business. At the state and local levels, we analyze legislation, conduct research and provide resources to help build your and your fellow members' strength and influence. The NAA has significantly expanded its legal services, which includes the formation of a Legal Assistance Program, aimed at protecting the multifamily housing industry by addressing critical industry issues in courtrooms across the nation. Visit the website www. weareapartments.org to learn how the multifamily housing industry is a vibrant and beneficial industry to local communities. In communities across the country, apartments work – helping people live in a home that’s right for them. Learn how apartments and their residents contribute more than $1 trillion to the

national economy and over $20 billion to Washington’s economy. Educational Opportunities The NAA Education Institute provides broad-based education, training and recruitment programs that attract, nurture and retain high-quality professionals and develop tomorrow’s apartment industry leaders. It is proven that enhanced skill-development for employees increases retention and maximizes NOI. WMFHA is pleased to offer national designation education programs such as the Certified Apartment Manager (CAM), Certificate for Apartment Maintenance Technician (CAMT), Certified Apartment Supplier (CAS), Certified Apartment Portfolio Supervisor (CAPS), National Apartment Leasing Professional (NALP) and for affordable housing managers, the Specialist for Housing Credit Management (SHCM). These courses are known for their rigorous and comprehensive curriccontinued on page 15

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lounges, rock-climbing walls, pet grooming stations, gardening areas, a bowling alley and bicycle storage. Despite the flurry of construction, vacancy in most submarkets will remain below the 5 percent replacement threshold this year, pushing rents even higher. As rents climb, more projects are adding a larger portion of efficiency units that appeal to young professionals. The vibrant Seattle apartment market is drawing investors from around the globe to assets in the metro. Due to the intense competition, properties are receiving multiple offers at or above list price, which is driving values higher. Institutional investors as well as many foreign buyers, especially from Canada and China, are attracted to the flood of recently built apartments. Once stabilized, these buildings will trade with initial yields in the low- to mid-5 percent range. Properties in downtown as well as South Lake Union, Capitol Hill and Bellevue are highly sought after. Moving down the quality scale, well-located Class B/C assets with a value-add component will trade at cap rates that dip into the high-3 percent range. These assets in the most desirable locations can be updated cosmetically and have their rents pushed up to 50 percent higher. Once refurbished, and well leased, many investors are selling these assets to fund their next project. As values rise and with buy-

...continued from front page

ers plentiful, owners who do not want to hold on through the cycle may find this an opportune time to list. 2015 Annual Apartment Forecast Employment: Employers will continue to increase payrolls at a robust pace in 2015 with the addition of 60,000 new positions, a 3.2 percent increase. This is up from last year when 57,300 jobs were created. Construction: During 2015, 12,000 apartments will be finalized in the metro, expanding inventory by 3.5 percent. This is a new high, surpassing last year ’s 9,800 units. Construction is widespread with projects underway in all of the metro’s submarkets. Vacancy: The flood of new inventory entering the market will outpace tenant demand, pushing vacancy up 40 basis points to 4.8 percent during the year. In the prior 12-month period, vacancy rose 10 basis points. Rents: Metrowide, the average effective rent will climb 6.0 percent to $1,336 per month in 2015, as a stilltight vacancy rate and new luxury apartments coming online drive rents higher. In the prior annual period, rents jumped 6.4 percent. Published Courtesy of Marcus & Millichap

Rental Housing Journal On-Site • May 2015

RENTAL HOUSING JOURNAL ON-SITE

T Ask

very apartment community has its own personality, as well as features and benefits that are unique to that particular property. Yet some smaller buildings find themselves trying to compete with larger communities with bigger budgets and all the “bells and whistles.” A manager of a smaller apartment community posed the following question: I don’t have a pool, exercise equipment, etc., like a lot of the larger places in my area. How can I possibly compete with them? The answer is: You can’t! Your community has other benefits and advantages that larger apartment buildings cannot offer. Focusing on those benefits and highlighting them to your prospective renters will give you the opportunity to sell what is special and uniquely different about your community and apartments. Smaller apartment communities typically have a closer, tight-knit neighborhood where most of the residents know each other and look out for each other. Also, the staff at a smaller builder may be better acquainted with the residents and more in tune to their specific needs. In addition, you can regularly do

Secret Shopper

something special for your residents in the way of gifts, lease renewal open houses and community gettogethers. (i.e. Hosting a resident appreciation party for 50 people is much more affordable than for 250!) If you find that the same objections keep coming up with regards to the lack of specific amenities and benefits that are available at your community, then CREATE some! If there is no additional storage on your property or you are getting requests for boat and RV storage, then obtain information on public storage facilities in your immediate area that can offer these benefits to your residents. You could even work out a deal where you agree to refer your residents to a particular ministorage if they will be given a discount just for being a resident of your community. In fact, you can work out merchant discounts with almost any local business in your area. In exchange for the discount, you can give the local merchant advertising space in your newsletter and/or pay them a referral fee.

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obtain new members and increase their word of mouth advertising. You could agree to place their literature with other new resident information in a welcome packet, and actively promote membership at this particular club. Then, when you get an inquiry about “amenities,” you can describe all the recreational facilities that are available to them through a special club membership they are eligible for as a resident of your community. Remember: All businesses benefit by working together and helping each other. Networking to create additional “amenities” for renting at your community will take an investment of your time. However, the extra benefits and added sense of

value to your residents: PRICELESS! If you are interested in leasing training or have a question or concern that you would like to see addressed, please reach out to me via e-mail. Otherwise, please contact Jancyn for your employee evaluation needs: www.jancyn.com Provided by: Joyce (Kirby) Bica Former owner of Shoptalk Service Evaluations Consultant to Jancyn Evaluation Shops Phone: 425-424-8870 E-mail: shptalk2@gmail.com Copyright  Joyce (Kirby) Bica

The same thing can be done with area recreational facilities and/or health clubs. Most health clubs are eager to work out special memberships and discount plans in order to

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RENTAL HOUSING JOURNAL ON-SITE

Low Housing Supply Squeezes Affordability

ental affordability is as bad as it's ever been across the U.S., in part because there are not enough new, affordable units to meet demand • U.S. renters can expect to spend 30.1 percent of their income on rent, while homebuyers can expect to spend about 15.3 w percent of their monthly income on a mortgage payment. • Affordability is worst in fastgrowing cities that have fallen behind in building homes to keep up with population growth. • The U.S. Zillow Rent Index was up 3.4 percent year-over-year in February to $1,355. The Zillow Home Value Index rose 4.9 percent year-over-year to $178,700. SEATTLE, March 27, 2015 / PRNewswire/ -- The least affordable housing markets are those where new housing permits have not kept up with population growth, according to a Zillow® analysis of U.S. rental and mortgage affordabilityi. Affordability is best in places that either have slow population growth – such as Detroit – or have met new growth by building new housing

units. Chicago, for example, permitted 906 new housing units in 2012 and 2013 for every 1,000 new residents between 2013 and 2014ii. Chicago renters can expect to spend about 31% of their income on rent, while homebuyers there can expect to put 13.9% of their income toward house payments. It's easy to see how San Francisco has become one of the country's least affordable housing markets: Zillow's analysis showed that for every 1,000 new residents, there were just 193 new housing units permitted. Residents of the San Francisco metro can expect to spend 44 percent of their income on rent, or 39.2 percent on a monthly mortgage payment. The short supply is no secret to policy-makers. The mayor of San Francisco has pledged to add 30,000 housing units by 2020iii, and a Boston city report made a similar recommendation to meet demand with 53,000 new housing units by 2030iv. "As the economy continues to improve, more Americans are slowly moving off of their buddies' couches and out of their parents' basements into homes of their own, first likely as renters and then eventually as homebuyers," said Zillow Chief

Economist Dr. Stan Humphries. "Unfortunately, the supply of affordable homes, especially affordable rentals, is insufficient in many areas to meet this growing demand. As a result, the competition for those homes that are available can often be fierce, driving up prices and contributing to worsening affordability. More construction will help ease w the crunch, and getting a mortgage is also getting easier, which will help more current renters transition to homeownership and further ease rental inventory shortages. But these fixes won't happen overnight." Since 2000, rents have grown at roughly twice the pace of incomes. Partially as a result, the percentage of Americans citing "cheaper housing" as a reason they moved to a different home has almost doubled since then, from 5.6 percent to 9.6

percent currently, according to the U.S. Census Bureauv. Over the past several years, renting – historically a budget-minded choice – has become increasingly less affordable. Meanwhile, recovering home prices, along with historically low mortgage rates, have made buying more affordable than it was historically, on a monthly basisvi. Zillow's February Real Estate Market Reports showed home values up 4.9 percent year-over-year to a Zillow Home Value Index of $178,700. U.S. rents rose 3.4 percent to a Zillow Rent Index of $1,355.

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Two for One ...continued from page 11 ulum. In addition, the association provides an ongoing series of training and education programs on industry related topics. Take advantage of these opportunities to get started in this fast-paced industry or to advance your career. Feel free to go to WMFHA’s website and view the Career Center. In addition, NAAEI has launched a national campaign promoting careers in residential property management (RPM). For more information, go to www.rpmcareers.org. Events and Information Exchange WMFHA plans and executes several exceptional networking meetings and exhibition opportunities for members to network and learn about a variety of topics pertaining to the multifamily housing industry. Our biggest events are the two spring trade shows - Maintenance Summit and EdCon Education Conference and Exposition, our annual Emerald Awards gala, our Washington Apartment Outlook economic forecast luncheon, the charity Chili Cook-Off every fall, and quarterly membership meetings with guest speakers on industry topics. Participate in NAA’s annual conferences and connect with peers and colleagues at the industry’s premier networking and education events for multifamily housing industry professionals. NAA’s Education Conference and Exhibition will be held in Las Vegas at Mandalay Bay June 24-27 and will highlight keynote speaker Jay Leno and several game-changers, including Giada De Laurentiis. Go to www.naahq.org for more information or to register for this annual conference. Lease Form Program In conjunction with NAA and BlueMoon software, we are able to

provide a convenient online lease program unique to Washington state law. These leases are trusted and respected by judges, and can be used as an effective legal tool. The NAA Click & Lease is a webbased leasing program offered exclusively to members of WMFHA and the National Apartment Association. This powerful and easy-to-use leasing program allows an apartment community to save time and money by speeding up preparation and printing of legal documents. In addition to providing greater efficiency to the onsite leasing process, prospective residents may fill out a rental application online, and property managers may audit and edit entire portfolios of leases with a few clicks of a mouse. The lease and accompanying addenda cover every aspect of the rental process and are reviewed by expert local attorneys to ensure legal compliance with Washington laws. The language of the lease is constantly monitored and modified to reflect new legislation. With more than 20,000 communities nationwide enrolled in the NAA Click & Lease program, it's the most widely used standardized lease form in the multifamily housing industry. Industry Involvement WMFHA currently has 10 active committees within our association. We encourage all of our members to consider getting involved with one or more committees at WMFHA to increase their industry knowledge, skill building and networking opportunities. NAA offers tools and resources for apartment industry managers and companies as well as job seekers. NAA’s national award-winning monthly magazine, Units (free to all members), and resources such as newsletters and interactive website,

make it the go-to resource for national industry information. WMFHA recently opened an Eastern Washington Chapter of the association, with active local councils in Spokane and Tri Cities. Community Stewardship Membership with WMFHA and NAA will help project to your residents a sense of higher professionalism and care. It gives owners/managers a competitive advantage in attracting residents who want to rent only from professional and ethical owners/managers. WMFHA is focused on developing a favorable reputation for promoting good business practices within the industry. Membership affiliation shows customers that you are doing everything you can to stay current on industry best practices and regulations, and that you do business in an ethical manner. Industry Partners For our Supplier Members, WMFHA has many advertising and sponsorship opportunities available to get your company name out in front of property management company decision-makers with purchasing authority, including the online Membership Directory. Industry partner companies join WMFHA to gain access to the deci-

sion-makers who make the spending decisions for their properties and companies, and to increase their company’s exposure and visibility. Join NAA and WMFHA Today Membership in WMFHA is growing rapidly, with over 1,100 members currently, including 90 property management companies, 860 apartment communities representing 150,000 apartment homes, and 180 industry supplier companies. The NAA is comprised of over 170 state and local affiliates with 67,000 members representing more than 7.6 million apartment homes throughout the U.S. and Canada. WMFHA is currently promoting an annual Membership Drive Campaign, whereby non-members can join and receive a 30% discount on annual membership dues. This promotion ends June 30th. To sign up for membership in WMFHA, call 425-656-9077 or go to our website at www.wmfha.org and click JOIN. We’re here for You!

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What Does a Messy Car Have To Do With a Bad Tenant?

’m sure that most landlords know the value of an in-depth screening process when deciding to approve or deny a tenant. You would be surprised how many landlords that I talk to actually skip this step and just trust what is written on a tenant’s application. It seems to be most prevalent among investors that manage their own properties and either don’t want to take the time or

simply don’t know where to order the background reports necessary. In my opinion this is the most costly mistake that any landlord can make. If an applicant has a criminal record or a bad rental history you can rest assured that they won’t tell you this on their application. They’re gambling on the fact that you might not follow up with a detailed screening. Typically this happens when

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they know that the owner of the rental is the same person that is managing the property. These tenants typically won’t even apply to a company like mine (www. C B P ro p e r t y M a n a g e m e n t . c o m ) because they know that doing a detailed screening is simply our job and there is no way that we will skip that step. Screening doesn’t start when the application is turned in, it actually starts during the very first communication with that tenant. More importantly during the showing. You should always be present for showings and never just give out the key or a lock box code. If you aren’t present then you obviously risk vandalism, but you also miss out on the ability to start the screening process. Keep in mind that your ultimate decision of whether to approve or deny a tenant should be made after getting the whole picture of who they are and how responsible of a life they have lived. Some negatives can be overlooked if there are a lot of other positives. Having a conversation with some-

one while walking through the unit can give you a very good feeling of what their demeanor and behavior is. You also get to enlist a couple little “tricks” if you meet with them in person. One being at the end of the showing, be sure to walk them out to their car. As far as they are concerned you are simply being polite and having a conversation with them. If you are renting a non-smoking unit and they say they don’t smoke then you will be able to verify this if you are within a few feet of their car door when they open it. Most smokers will smoke in their car and you will be able to smell it. Also take a peek inside their car through the windows as you are standing there. If it is messy with fast food wrappers and other garbage throughout the vehicle then they will most likely keep their home in this same condition. Obviously this isn’t a reason to deny them, but it just adds to the total picture you are creating of them while going through the screening process. We may overlook this if everything else checks out or if they happen to ...continued on page 19

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Rental Housing Journal On-Site • May 2015

RENTAL HOUSING JOURNAL ON-SITE

4 Reasons Your Business Should Be On Social Media Networking Online Is Crucial, But It Needs To Be Done Right, CEO says

hen they need to make personal connections with the rest of humanity, more and more Americans are doing so via the Internet. A 2014 study by the Pew Research Center showed that 74 percent of adults who go online use a social networking site, whether it’s Facebook, Twitter, Instagram or

Rental Housing Journal On-Site • May 2015

something else. “It’s clear that nearly everyone makes an effort to connect some way through social media,” says Doug Vermeeren, CEO of Business Networker (www.businessnetworker.com), an online site that helps small and independent business owners make professional connections.

“A lot of that time is spent sharing vacation photos, debating politics or chatting about everyday events in their lives. “But businesses are missing out if they don’t understand how powerful online networking is, and how it can help them connect with potential customers and other businesses they could form partnerships with.” Vermeeren says there are several reasons business professionals are making a mistake when they fail to take advantage of online-networking opportunities. 1. If you are not networking, you are not working. Networking itself is nothing new. Business people have always found ways to connect with potential customers and clients, whether by joining organizations, playing a round of golf or working the tables at a Chamber of Commerce breakfast, Vermeeren says. “These days, social media is replacing realworld relationships,” he says. “That can have the downside of removing the personal touch, but it doesn’t

have to be that way. A good business-networking site can help you keep that personal touch in both your online and live networking.” 2. The customer and you. No matter how good the idea behind your business is, all business transactions still require two essentials: you and a customer, Vermeeren says. Networking in general helps you identify some of those customers, but online networking can do so even more quickly and efficiently, helping you cast a wider net than you could by dropping in on a local business-networking function. 3. An extra problem solver. The better networked an individual is, the more solutions they have access to in order to solve challenges that affect their businesses, Vermeeren says. It’s the old “two heads are better than one” concept extrapolated many times over. “Someone probably has already dealt with a problem similar to one you are facing now,” he says. “Being able to draw on their ...continued on page 23

RENTAL HOUSING JOURNAL ON-SITE

Vacation Homes ...continued from page 16 (48 percent) of vacation buyers and 41 percent of investment buyers financed less than 70 percent of the purchase price. Forty-five percent of vacation homes and 44 percent of investment homes purchased in 2014 were distressed properties – either a home in foreclosure or a short sale. In 2013, 42 percent of vacation homes and 47 percent of investment home purchases were distressed. Characteristics of VacationHome Purchases The typical vacation-home buyer in 2014 had a higher median household income ($94,380) than those in 2013 ($85,600) and purchased a property that was further away (median distance of 200 miles) than a year ago (180 miles). Buyers plan to own their property for a median of 6 years, unchanged from 2013. Although a majority (54 percent) of vacation buyers bought a singlefamily home, the share of those buying a condo (27 percent) or a townhouse or row house (18 percent) increased from a year ago. Fortypercent of vacation buyers purchased in a beach area, 19 percent purchased in the country and 17 percent purchased a vacation home in the mountains. One-third of vacation buyers plan to use their property for vacations or as a family retreat, 19 percent plan to convert their vacation home into their primary residence in the future, and 13 percent bought for potential price appreciation; the same share

purchased because of low real estate prices and because the buyer found a good deal. Forty-six percent of vacation homes purchased last year were in the South (41 percent in 2013), 25 percent in the West (28 percent in 2013), 15 percent in the Northeast (18 percent in 2013) and 14 percent in the Midwest (unchanged from a year ago). NAR released a study in late-2014 that identified the top housing markets likely to see a boost in home sales to leading-edge baby boomers1. The findings revealed that metro areas – including many in the South and Southwest – with a lower cost of living and sunnier weather are poised to see an increased number of baby boomers moving in and buying a home in coming years. Characteristics of Investment-Home Purchases Investment-home buyers in 2014 had a median household income of $87,680 ($111,400 in 2013) and typically bought a detached single-family home (61 percent) that was a median distance of 24 miles from their primary residence (20 miles in 2013). Thirty-seven percent of investment buyers last year purchased a property in the South, 26 percent in the West, 20 percent in the Midwest and 17 percent in the Northeast. Investors were most likely (32 percent) to buy in a suburban area, followed by an urban or central city (26 percent), rural area (21 percent) and

small town (16 percent). Five percent of investment buyers bought in a resort area. Investment buyers purchased property for a variety of reasons, including for rental income (37 percent), because of low prices and the buyer found a good deal (17 percent) and for potential price appreciation (15 percent). Overall, investment buyers plan to hold onto the property for a median of five years (unchanged from a year ago), and a majority (68 percent) are very or somewhat likely to buy another investment property in the next two years. The bulk of investment buyers (86 percent) and vacation buyers (85 percent) reported that now is a good time to purchase real estate. NAR's 2015 Investment and Vacation Home Buyers Survey, conducted in March 2015, surveyed a sample of adults that had purchased any type of residential real estate during 2014. The survey sample was drawn from a representative panel of U.S. adults monitored and maintained by an established survey research firm. A total of 1,971 qualified adults responded to the survey. Consumers were sampled to meet age and income quotas representative of all home buyers drawn from NAR's 2014 Profile of Home Buyers and Sellers. The 2015 Investment and Vacation Home Buyers Survey can be ordered

by calling 800-874-6500, or online at w w w. re a l t o r. o rg / p ro d s e r. n s f / Research. The report is free to NAR members and accredited media and costs $149.95 for non-members. The National Association of Realtors®, "The Voice for Real Estate," is America's largest trade association, representing 1 million members involved in all aspects of the residential and commercial real estate industries. *Vacation homes are recreational property purchased primarily for the buyer's (or their family's) personal use, while investment homes are residential property purchased primarily to rent to others, or to hold for other financial or investment purposes. Home sales were calculated based on a proportion of buyers who bought each respective home type— vacation, investment, and primary residence. The number of purchases for each housing type were calculated using the total number of existing home sales and new homes in 2014. To calculate the difference in the number of purchases in 2013 to 2014, the percent change of each housing type purchased was calculated. 1Baby boomers are generally categorized as those born in the U.S. between 1946 and 1964. NAR's research analyzed leading-edge baby boomers (ages 60-69). National Association of Realtors

Rental Housing Journal On-Site • May 2015

RENTAL HOUSING JOURNAL ON-SITE

Messy Car ...continued from page 16 have a job that requires them to be in their vehicle for long periods of time. Once they turn in an application don’t skip the step of ordering their background reports. It is actually a lot easier than you might think. If you do a simple search on any search engine website for “tenant screening” you will be given numerous choices. Personally I only like to use these companies to get the credit, criminal, and civil court reports. This will tell you if they pay their bills on time, have a criminal record that you should be concerned about, or have been a party to an eviction in civil court. When it comes to the credit report I would suggest not putting too much emphasis on the actual score and look at their actions. Some of our absolute best tenants are ones that went through a foreclosure during the down economy over the last 7 years. Instead of looking at the score, look at why their score is low and what their actions have been since the last delinquent payment or collection was posted. If you see a collection account it will show when their last recorded payment was and if they are up on their payments. If it doesn’t then you can always ask for payment verifications from the applicant. Everyone has made mistakes or possibly just lost a job at

some point and couldn’t pay their bills. The important thing to find out is if they took responsibility for their actions and have handled it responsibly by attempting to get the debt paid off. When it comes to criminal reports you should use your best judgement. Obviously some things are way more concerning as a landlord than others. If they have violent crimes on their record and they are moving into a multi-unit building we try to avoid them as they may pose a threat to their neighbors. You also want to look out for dishonest crimes like fraud and anything that would give you reason to not trust them. The civil report will let you know if they have been a party to a lawsuit or eviction in the past. If there is an eviction then you definitely want to get that landlords opinion of what happened. In most cases you won’t want to rent to that tenant, but in some cases it was simply a matter of the tenant losing their job and not being able to afford rent any more. The main deciding factor for me is whether the tenant made good on the money owed to that landlord and if there was any intentional damage caused to the unit. If they have made good on paying that landlord the money owed or they have a payment plan and haven’t missed any pay-

ments then they might still be acceptable. Then there is the previous landlord interviews. Be sure to check with both the current landlord and the one previous. Unfortunately not all landlords are honest and the current landlord may tell you they are perfect tenants in an attempt to get rid of some bad tenants. The previous landlord has no skin in the game and will most likely be honest with you if they had a bad experience with your applicants. The main questions you should ask are about their ability to pay rent on time, if they had to post any adverse action notices, and if they would re-rent to these tenants if they applied for their unit again. Also be sure to find out if there was any damage to their unit when these tenants moved out and how they handled it if there was money owed by them. The main thing to remember when screening a tenant is that no matter how busy you are it will be well worth taking the time to be very detailed. Document everything that you base your decision on. If you deny them and they want to challenge it then you should be able to prove that you had grounds to do so. Within our company we end up only doing 1-2 evictions every year even though we manage properties in

Portland, Salem, Eugene, and all of the surrounding areas. The main reason is that we do a very detailed screening and tenants know up front that if there is something negative in their background we will most likely find out about it. Happy Screening! Christian Bryant Portland Area Rental Owners Association (www.PortlandAreaROA. com) Coldwell Banker Property Management (www. CBPropertyManagement.com)

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Rental Housing Journal On-Site • May 2015

RENTAL HOUSING JOURNAL ON-SITE

by Heather Blume

Behind the Leasing Desk ON-SITE

for an interview everything goes fine universally overused, but in this Dear Heather, ARIZONA APT. NEWS until they getMETRO, to my employment histo- instance, I actually CAN feel your I was recently fired from a job I VALLEY, worked at for 8 years. I won't go in to ry. I don't know what I'm supposed to pain. Being fired is hard on anyone's details, but the condensed version is that say when they ask me about why I left self esteem, and it's hardest the first I did my job, and something went wrong, my last job. Do I tell them I got fired, or time it happens, especially if you our owner got furious, and I guess I got that I left, and do I tell them the specifics thought that you were really good at sacrificed. I've never ever been fired from of what happened if I do tell them that I your job. The good news is that it's a job before, and I'm still just stunned. I got fired? How can I say the right hire- DEFINITELY something you can able words? bounce back from and find yourself feel totally worthless, worstMay, of all, I Jul, Jan, and Mar, Sep, Nov, -Tongue Tied in Texas in an even better place at the end of know that I did what 1010 anyoneEast would have 62nd Street, Los Angeles, CA 90001-1598 it all! done in that situation. Phone: 1-800-624-5269 • Fax: 1-800-624-5299 Dear Tongue Tied, First, I want to address that feelNow I've been applying for new jobs, October p me in September The phrase, "I feel your pain," is ing of being worthless that you've and if the companies do finally call got. You're going to need to shake that before any employer is going to be able to get enough confidence to hire you again. As someone who once hired people frequently, I'll tell you that confidence balanced with 1/8 Page communication and people skills is my magic mix for people I want on 4 7/8” x 3 5/8” bw my staff, so you need to find some On-Site4 way to get to feeling better about yourself. And if you're thinking that sounds easier than it actually is, you're right. What you're essentially going through is a mourning period, just like if someone you loved suddenly Contact Us Today for a Free Catalog! left or died. Basic path of grief goes like this - Shock and Denial ->Pain Order Factory Direct! and Guilt -> Anger and Bargaining 1010 East 62nd Street, Los Angeles, CA 90001-1598 ->Depression, Reflection and Phone: 1-800-624-5269 • Fax: 1-800-624-5299

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Loneliness -> Clarity -> Reconstruction -> Acceptance and Hope. The problem with the path of grief is that you have to go all the way through it, and it's not always a short process. Personally, when I traveled this path, it took me almost 4 months to really get to a good place inside, despite the face I was showing to the world. Next, as to how you answer that question... Well, there are a few schools of thought on this one. Some people say that honesty is always the best policy. This can be true, especially in an industry as tiny as ours is. Odds are, the hiring manager already knows the truth, so she or he is just wanting to see how you answer the question. I would avoid using the word "fired" when the question comes up. The best phrase I've ever heard was told to me by a good friend and mentor, Jesse Hartman, who suggested that I use the words, "We decided to part ways," or , "It was time to move on." Remember, in an interview, they're judging you on your poise and professional communication skills, so focus on keeping things positive. If the interviewer brings up the continued on page 22

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Share Concern for Safety ...continued from page 5 45 percent of them know a majority of their neighbors. By contrast, residents under 35 have lived in their current home an average of 5 years and just 30 percent say they know a majority of their neighbors. What's more, one-quarter of today's young people have been at their address for less than a year. "We'll track these trends over time. It certainly makes sense for older residents to be more settled in their homes, but we're curious to see if today's younger population continues to move around as they age," Osterberg noted. New data from PEMCO also suggests that there are benefits beyond security for those who are more committed to their home or neighborhood. In PEMCO's first "Great Neighbor Index" residents rated the qualities of great neighbors, along with the attributes of a bad neighbor. The index also measures the per-

centage of their own neighbors that residents would classify as bad or great. A higher score on the index indicates the presence of more great neighbors than bad ones. According to the index, residents might have better luck borrowing a cup of sugar from neighbors in Oregon. Oregonians earned a higher Great Neighbor Index score, earning 37 points out of 100 on the index compared to 30 points for their Washingtonian counterparts. In both states, those who own their home are significantly more likely than those who rent to enjoy their neighbors. Four out of five homeowners in Oregon (80 percent) say they have more "great" neighbors than bad ones, and three-quarters (74 percent) of Washington homeowners have a majority of great neighbors. Across the board, residents agree great neighbors are those who are

helpful and trustworthy, but keep a respectful distance. In Washington and Oregon, about half of residents said that being helpful when asked, being trustworthy with high integrity, and being respectful and reasonable are the most important traits of a great neighbor. The poll shows that Northwest residents might draw the line at becoming chummy with their neighbors, though â&#x20AC;&#x201C; just 4 percent of respondents in either state thought a good neighbor should show interest by asking a lot of personal questions

or frequently inviting you over. Similarly, Washington and Oregon residents agree: bad neighbors are those who often host loud parties with multiple guests, those who are not trustworthy, and those who do not respect the rights of others. Nearly half of respondents also cited noisy or wandering pets and illmaintained property as potential rifts in neighborly camaraderie. SOURCE PEMCO Insurance

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Rental Housing Journal On-Site â&#x20AC;˘ May 2015

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Leasing Desk ...continued from page 20 fact that you were terminated and asks you why, I suggest NEVER EVER airing your and your company's dirty laundry. Don't go into specifics, don't tell the whole story and don't cry. One of the best responses in this case is to say, "It wasn't a good fit for me, but that's one of the reasons I like what I've seen about your corporate culture..." and then go in to examples as to why you would fit in well with their company and what you can bring to the table. Don't let fear hold you back. The job market does have jobs for people who are willing to put forth the effort to get them! Hang in there and focus your efforts on healing over the scars from your dismissal, learning what you can from the incident, and finding a company that can be a great long term home for you moving forward. Good Luck! Heather Dear Heather, I just got written up for violating fair housing. It's completely not fair, since I wasn't being discriminatory at all! We have an indoor pool at my community and in the early afternoon there are a lot of senior citizen swimmers in there. Last weekend, one of them was very annoyed because there were a lot of little kids in the pool who were splashing around and

cannon balling into the water, right by them. She complained, so I told the kids that they had to stay at the end of the pool that the older people weren't swimming in. I thought it was a good compromise, but then one of the kid's parents (who NEVER controls their child to begin with!) came in and complained to the manager about my compromise. I got written up. It was complete crap. I don't want you to think that I think fair housing laws are stupid, but my manager makes such a huge deal out of them! I know they are super crucial to the industry, blah, blah, blah, but I don't understand why me doing something that's just good customer service is a violation of them. Can you tell me how to fight this write up? It's not fair, and it's not right. -Irritated in Illinois Dear Irritated in Illinois, Oh, you're really not going like my answer. You manager was right. What you did was a violation of the Federal Fair Housing laws. Unless you happen to work at a 55 and older senior community, you can't discriminate on any of the federal classes, and familial status is one of them. We can't make different rules for children, just because they're uncontrolled or because we want to. Believe me, I understand your desire to

make the best compromise possible with your residents, and I do give you credit for not banning the kids from the pool all together, which is a mistake I've seen MANY young leasing agents make. But the truth of the matter is that we as property management employees cannot make any rules, policies or overt actions that are discriminatory against a protected class. To phrase it another way... you just sent those kids to the, "Back of the Bus." I'm betting that when your parent complained, it was more about the fact that you were parenting her children than the way you handled the situation. Working with children on site can either be an awesome experience in your day or the worst half hour of your day, depending on the kids and the parents. Let me give you 2 good guidelines on when you can step in: • The kids are causing a danger to themselves or to other residents Absolutely step in here. Step one, call their parents. If you can't reach mom and dad then use good judgment. I suggest talking to your manager and seeing what his or her preferred methods of resolution in this situation are. They've been through it before and can give you a better roadmap on how to get out of the

mess. That's what they're there for. • The kids are causing damage to the property - Don't let that one stand either. That property is your company's asset and in your lease it should say that the lease holders are responsible for the conduct and damages of their guests or occupants. Some places will let this slide more than others, but I've seen places that will crank out a 10-Day with amazing speed in this circumstance. And that's really about it. Anything past that, you need to talk to your manager, because anytime we deal with kids we run the risk of violating fair housing unless we are VERY careful. About your write up, talk to your manager and see if he or she would consider putting it in the "off the record" file, meaning it doesn't go directly against you, but if it happens again, then you're going to get slammed with both of them. And to make sure it doesn't happen again, ask for a little more training on the subject. If your company uses an online LMS system like the Training Factor, Grace Hill or Leasehawk, you can retake those classes at any time, so it might be a good time to brush up on your knowledge. And if your local apartment association is running a CAM class, ask them how ...continued on page 23

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Rental Housing Journal On-Site • May 2015

RENTAL HOUSING JOURNAL ON-SITE

Social Media ...continued from page 17 experience could save you a lot of time, trouble and money.” 4. Social media is more than social. In the past, much of the networking through social media was designed for connecting on an entertainment or personal level, Vermeeren says. Some businesses have come to realize what a powerful tool social media can be for them, he says, but they had to try to adapt to sites that weren’t necessarily designed with their goals in mind. That’s why Vermeeren saw the need for a networking site that could serve as a resource to help businesses identify customers, strategic alliances and joint-venture partners. It’s important to understand that not all sites are created equal or serve the same purposes, Vermeeren says. Some are great for connecting socially. Others might be good for job recruiting. But businesses also need to be able to build professional relationships online, and have those relationships evolve and eventually turn into mutually beneficial transactions. “Yes, online networking is impor-

tant,” he says. “But you also don’t want to waste your time. You need to make sure your online-networking experience is allowing you to build strong relationships with other business owners to help make your business grow.” Doug Vermeeren is an internationally renowned public speaker, author, movie producer and director. His life coaching strategies help those from all walks of life, with clients including business executives, celebrities, professional athletes and more. He has written three titles contributing to Guerilla Marketing, the best-selling business book series. His most recent venture is the launch of Business Networker (www.businessnetworker.com), a social networking site for small and independent business owners that helps people make professional connections and provides a simple solution for online retail.

Leasing Desk ...continued from page 22 much it would be for you to sit through just that one class. The information is FANTASTIC! Please let me know if you need further resources. Good Luck! -Heather

designation, is NAA Advanced Instructor trained, and has been a member of the NAA Faculty since 2009, serving as a WMFHA, CAM, and NALP instructor since 2009. You can check out more of her musings, podcasts, and class offerings at www.behindtheleasingdesk.com

Heather is the Imagination In Charge of Behind the Leasing Desk Training & Consulting Services out of Seattle, WA. An accomplished national speaker, trainer, consultant, career coach, and author of both books as well as countless industry related articles, Heather holds her CAS

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