Rental Housing Journal Utah
August 2014 - Vol. 6 Issue 8
2. Campus-Style WiFi Systems: The Amenity for Today 4. Good Health is Good Business Smoke-free Rental Housing in Utah 6. Director’s Message: Resident Retention one of the Keys to Success 7. President’s Message: What it means to be an owner in the UAA
8. Dear Maintenance Men: 9. The Coach: Three Important Steps For Building Property Management Compensation Plans 10. Utah Products & Services Guide
UPCOMING EVENTS: General Membership Meetings All meetings 7 pm – for addresses go to www.uaageneralmembershipmeetings.com Ogden- Sept. 23 Oct. 28th Orem- Sept. 24th Oct. 29th Salt Lake - Sept. 25th Oct. 30
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What is the best way to communicate with your tenants? By Taylor Smith, Utah Apartment Association
S
ometimes landlords mistakenly imagine that once they have gotten rid of an old tenant and successfully put a new tenant into a unit, they don’t have to do anything else except respond to maintenance requests and collect rent. If only it were that easy. The key to being a successful landlord is figuring out how to do two things well: asset management and customer service. Asset management involves doing frequent inspections, responding to maintenance needs, and making plans for future upkeep and upgrades to the property. Customer service, on the other hand is a bit more nebulous, but the cornerstone to good customer service in the Rental industry is good communication. So, how should you communicate effectively with your tenants? Here are the advantages and disadvantages of some of the more common communication techniques landlords use to communicate with tenants. Face to Face Advantages: Meeting face to face with your tenants is the best way to communicate and make sure that both sides are understood, especially since you can pick up on body language. Many landlords insist on meeting face to face during the application process and at the lease singing. Disadvantages: Unfortunately, meeting in person can be difficult continued on page 4 Professional Publishing Inc. PO Box 6244 Beaverton, OR 97007
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The Future of the Utah Rental Industry
By Taylor Smith, Utah Apartment Association
I
n every industry there is the temptation to make one of two mistakes: either assume that things are always going to be the way they are right now, or to focus so much on the work that you have in front of you that you have no time left over to consider what might be coming. Of course predicting the future is not easy, but landlords should be conscious of what is going on around them and understand how the market is shifting if they want to adapt and grow their business. Every six months Equimark Multifamily Investment Services releases a report that is “designed to provide insight into current conditions in the apartment market. This report also describes historic trends
and the future outlook for the multifamily market.” According to the most recent report from Equimark, “the Greater Salt Lake multifamily market…continued to strengthen. Low unemployment, strong population growth,
and impressive job growth have collectively made Utah’s economy one of the best in the nation.” This meant that Salt Lake County saw an average 4.9% rent growth in 2013. Overall, “2013 marks the fourth straight continued on page 5
Utah Property Manager Receives CAPS Designation
Jayme Buhlman, Executive Vice President of Corporate Operations at Peak Living, a Utah based property management company, received the prestigious CAPS (Certified Apartment Portfolio Supervisor) designation. He joined Peak Living after serving as the Senior Vice President, Asset Management, at Peak Capital Partners where he oversaw asset performance and management operations for the firm’s multi-family portfolio. Jayme has an extensive back-
Current Resident or
ground in property management and on-site operations beginning in 2001 in Everett, Wash., as a Leasing Agent for SJ Management. Subsequently progressing through all onsite administrative positions, Jayme became a Regional Manager in 2008 with Riverstone Residential Group overseeing the company’s assets in Salt Lake City, Utah. As a Regional Manager, Jayme has overseen extensive capital and renovation work while managing properties in Utah, California, and Washington. In his career he has worked with some of the largest and most successful management companies in the country
overseeing a mix of wholly-owned and fee-managed assets, both conventional and LIHTC, covering all property types and asset classes. Jayme has held real estate licenses in Washington and Utah. He earned an associate’s degree from Edmonds Community College in Lynnwood, Washington. Jayme currently serves on the Board of Directors for the Utah Apartment Association. Jayme and his wife Allison are the proud parents of three beautiful daughters; Melinda, Lindsay and Ashley. As a family they love music, playing games and the theater.
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Campus-Style WiFi Systems: The Amenity for Today
A
partment residents have long held in high regard such amenities as a fitness center, a patio, a washer/dryer and a pool, but now of equal importance as those features is having high-speed community-wide Internet service. Having high-speed communitywide Internet service is now among the most desired amenities according to a 2013 survey by the National Multi Housing Council. More than 70 percent of respondents said that it was important or very important. Easy enough, right? Practically every restaurant and coffee shop you visit has wireless Internet service. Most libraries have it. Many college campuses do too. If the corner Starbucks (and mid-block Starbucks and other corner Starbucks) can pull this off, surely you can too. Is it as simple as expanding the WiFi you already have running in your business center or around the pool area? It’s not. As many an apartment manager has discovered, there are a plethora of significant hurdles to setting up a WiFi system that provides consistent, fast and full coverage across a number of buildings and in open spaces. It would be hard to design some-
thing that would be tougher to bring WiFi to than an apartment community. Concrete. Stucco and wire framing. Metal duct work. Hot-water heaters and washers and driers. Fireplaces. And any number of devices in each unit trying to connect to the Internet. In fact, everything apartment communities have in quantity interfere with the microwave level frequencies that WiFi uses. The vastness of the area to provide coverage is yet another challenge. Most WiFi access points (AP) have
an indoor broadcast range of between 25 to 100 feet, so dozens if not hundreds of AP units are required to create complete coverage. These AP units need to be installed with great care and must operate in coordination so that all areas get coverage but that each signal doesn’t interfere with the other. In most urban areas, all the other devices operating on the license-free radio frequency cause interference with WiFi systems, which weakens the signal and can cause interrup-
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tions. These devices include mobile phones, baby monitors, radios, twoway radios and other WiFi systems. Couple that with the small antenna most consumer devices have and you have connectivity issue. Security is increasingly one of the biggest issues in setting up a WiFi system. Hackers target public WiFi systems that are weakly defended or are poorly designed, snooping about for sensitive information to exploit. With the high-profile security breaches in the past few years, users are more conscience than ever of the need for top-quality security. Perhaps the greatest hurdle in installing community-wide WiFi in apartment communities has been the cost. The electronic hardware and cost of installing the equipment can easily top $100,000 (not to mention on-going maintenance), too great a price tag for most apartment community owners to justify installing, leaving residents to each get their own Internet service. But a few wireless internet service companies have developed new equipment, software and delivery methods that solve the issues that continued on page 5
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Rental Housing Journal Utah • August 2014
RENTAL HOUSING JOURNAL UTAH
LOWER MAINTENANCE COSTS AND LESS TENANT TURNOVER. GO SMOKE-FREE. www.tobaccofreeutah.org/muh-intro.html Rental Housing Journal Utah • August 2014
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RENTAL HOUSING JOURNAL UTAH
Good Health is Good Business Smoke-free Rental Housing in Utah By Cassandra Fairclough, Utah Department of Health Smoke-free housing has become the norm across the U.S. and right here in Utah. There is no federal or state law that prohibits an owner from implementing a smoke-free policy for properties. In Utah, the Second Hand Smoke Amendments establish secondhand smoke as a nuisance under the law, and give authority for apartment rental contracts to include prohibitions on smoking in units, on the premises, or both. The Utah Indoor Clean Air Act bans smoking within 25 feet of any entrance way, exit, open window or air intake of buildings where smoking is prohibited. It also establishes the rights of owners, agents and proprietors to ban smoking anywhere on their premises. Secondhand smoke is the third-leading cause of preventable death in the U.S. and is responsible for heart disease
and lung cancer, in non-smoking adults, and ear infections, respiratory complications, and risk of sudden infant death syndrome, in children. A resident who smokes in a unit puts future residents at risk. Secondhand smoke can travel through air ducts, cracks in walls and floors, and along plumbing and electrical lines to the unit for years. The most recent U.S. Surgeon General’s Report published in 2010 states that, “The debate is over, the science is clear; there is no safe level of exposure to secondhand smoke.” The U.S. Department of Housing and Urban Development (HUD) strongly encourages all HUDfunded and subsidized properties to pass smoke-free policies. HUD made its recommendation because environmental tobacco smoke can migrate between units in multi-family housing, causing respiratory illness, heart disease, cancer and other adverse health effects for those living in neighboring residences. Many
property owners and managers throughout Utah have adopted a non-smoking policy not only to improve the health of their residents, but also their bottom line. “The main reason for the decision to become smoke-free communities is for the health of our tenants,” says Sandy Aldrich, Occupancy Director, Danville Development Corporation. Advantages of a Smoke-free Policy Market Demand As residents understand the health dangers of secondhand smoke, more are looking for housing that prohibits smoking. Currently, 93% of Utah households do not allow smoking in their home. However, individuals have no control over lingering smoke from previous tenants. National surveys show that there is support for no-smoking policies, and that even smokers prefer to smoke outside.
Lower Cleaning Costs Property owners and managers understand the high maintenance costs associated with having smoking in their units, including: cigarette burn marks, nicotine- and tar-stained walls, and carpets that smell of tobacco smoke. On average, it costs two to seven times more to clean a unit that has been smoked in. “We decided to implement a smoke-free policy on our properties to eliminate the health risks of secondhand smoke and also to cut down on smoke damage in our apartment units,” says Jenifer Ewoniuk, Cowboy Properties. Lower Fire Risk Smoke-free policies can increase the safety of residents and property. According to the National Fire Protection Association, smoking materials are the leading cause of home fire deaths in the
continued on page 8
Communicate...continued from front page to arrange and involves travel by one or both parties. Also, some tenants would rather be left alone and feel that frequent requests for face to face meetings are intrusive. Finally, face to face meetings don’t leave a record, so you and the tenant will have
to rely on each other’s memories for what was said. Phone Calls Advantages: Talking on the phone usually means getting an immediate response to questions that you are
asking and enables a discussion. Disadvantages: Many tenants will screen their calls. Furthermore, playing phone tag is frustrating and time consuming. Also, like in person meetings, there is no automatic record made of the interaction (unless you record your phone calls, something which might be illegal unless you notify the person on the other line.) Text Messages Advantages: Many tenants prefer communicating via text because it is much less intrusive than a phone call or visit. It is also often easier to communicate because texting allows “asynchronous communication” where you can send messages back and forth when convenient (most people will respond faster to a text than a voice mail). Perhaps most important, texts leave a record that you can use later. Disadvantages: It can be difficult to get an immediate response from tenants, and conversations can take longer. It is also harder to pick up on nuances, such as sarcasm, in writing. Finally, the size limitations on texts can make it difficult to send long messages. E-mails Advantages: E-mails offer many of the same advantages as texts,
but they allow you to develop your thoughts more carefully. They also allow for flexibility in when and where you will respond, and can seem more professional than just sending texts and they are free to set up and use! Above all, e-mails are the easiest way of recording your communications for future use. Disadvantages: E-mails can often come across as impersonal, and if they are sent in an argumentative tone they can escalate quickly. You should always be calm while writing an e-mail. Also, sometimes people don’t check their e-mail frequently, so you might want to check with the tenant before communicating with them this way. Conclusion What is the best way to communicate with your tenants? The best answer is “however they prefer to communicate” but you should also consider the pros and cons of other methods. Being a professional landlord means being able to communicate effectively, and you should become comfortable with making visits and phone calls on the one hand and sending text messages and e-mails on the other. Inspired by article Tom Sylvester’s article in the June 2014 Units Magazine
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Rental Housing Journal Utah • August 2014
RENTAL HOUSING JOURNAL UTAH
WiFi...continued from page 2 have long prevented apartment communities from installing campus-like WiFi. A growing number of apartment communities are installing the service and marketing the much-desired amenity. Residents of the Emparrado Apartments, a 154-unit community in Mesa, have been receiving highspeed Internet service since the spring. In addition to faster speeds, resident are most excited about being able to unbundled service from cable providers, saving money, and in the flexibility of service, said Debbie Achs, property manager. “I live here and I am dumping the Internet portion of my cable service,” she says. Most residents don’t want a land line phone, and a good portion want to drop cable TV service, given the increasing cost. Having campus-style WiFi has made the property more attractive to potential residents, Achs said. “It's been the one amenity that every single potential resident has asked about,” she said. “It's been a huge influence. It just opens the door to new and better things.” How have wireless Internet service companies overcome the difficulties in having campus-style WiFi in apartment communities? First, they’ve taken advantage of the high-speed and high-capacity data packages available directly from data center operators. By eliminating the cable or satellite dish companies from the equation, end users get Internet service at a fraction of the prior cost and the apartment community owners can establish a new profit source. Installation costs are typically borne by the Internet service companies, who earn a return from the monthly charge to end-users. “The technical solutions were difficult; we tried many designs that just didn’t perform,” said Rory Conaway, a well-known radio frequency engineer and owner of Phoenix-based Triad Wireless, which designed and installed the campus-style Wi-Fi system that was installed at the Emparrado Apartments. “But we knew the market demand for campus-style WiFi was strong and worth the engineering and technical effort.” At the behest of Red Hot-Spot Company, a start-up Internet service provider, Triad Wireless spent more than a year in R&D creating a proprietary Wi-Fi design for apartments. Access points are where end users connect to the Internet. Triad’s design uses access points that are a
The Future...continued from front page third the size of the smallest access point previously on the market. The small size and increase in power made it possible to design and build a campus-style WiFi system that overcomes stucco, steel, firewalls and a geographically spread community, Conaway said. Concurrently, Red Hot-Spot developed a proprietary software system that manages each account separately, blocks external sharing, allows each household to have multiple devices connected at any one time, manages gamers, and manages the revenue and service components. “It seems like a simple task – having multiple users and multiple devices trying to connect from one apartment unit – but it was quite a challenge to develop the software to allow that to happen without connection and security issues,” said Red Hot-Spot President Zach Spain. Security for end users was also addressed in designing the campus-style WiFi system, Spain said. Rather than users having to rely on the security filter on their home computer and devices, which are often outdated or over-matched, users of campus-style WiFi are protected by a commercial security system that filters out threats and dangers before they ever get reach users' computers. “This is a level of security typically found at Fortune 500 companies,” Spain said. “We knew we had to offer that kind of peace of mind on a WiFi system, given that it’s viewed as a shared system and because of the increasing level of threats on the Internet.” The Phoenix-based company, which is just two years old, has installed campus-style WiFi in a number of communities in Phoenix and Tucson, and expects to start construction on dozens of communities throughout the Southwest by fall.
year that the apartment market has seen strong positive rent growth. The average rental rate at the end of 2009 was $739 compared to $850 at the end of 2013.” Jed Milburn, one of the main advisors at EquiMark recently said “the trend is definitely shying away from home ownership and toward rental housing.” However, not everything is smooth sailing. The rapid increase in the vacancy rate during the second half of 2013 is listed by Equimark as giving “some cause for concern” and construction of new apartments “represents more than 6 years’ worth of new supply that could be delivered in the next 24 to 36 months.” This trend has continued in 2014. According to KSL, analysts have predicted that Salt Lake County market
for rentals will begin to decline eventually, since developers have added almost 2,500 over the past year and a half. Milburn’s advice based on that forecast is to “be cautious going forward, make sure [you expect] a little bigger vacancy rate and make sure [you] know where the market is heading," How can you best adapt to the changing nature of the Rental Market in Utah? By anticipating the changes before they happen. As an individual landlord these changes can be dramatic, but they can be hard to measure and predict. Membership in the UAA and access to the bets information and data will help you achieve your goals and be prepared for whatever comes our way.
UTAH
Advertize in Rental Housing Journal Utah (503) 221-1260 www.rentalhousingjournal.com
D.J. Burrough is a Scottsdale-based freelance writer. His work has appeared in Urban Land Institute Magazine, The New York Times, The Dallas Morning News, The Christian Science Monitor and The Arizona Republic. Red Hot-Spot is a Phoenix-based wireless Internet service company that creates campus-style WiFi in commercial and multifamily housing settings. For more information contact Red Hot-Spot at www.redhotspot.net or call 1-800-4686851.
UTAH
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Rental Housing Journal Utah • August 2014
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Utah Apartment RENTAL HOUSING JOURNAL UTAH
Association 448 E Winchester (6400 S ) #460 Salt Lake City, UT 84107 Ph: (801) 487-5619 Fax: (801) 484-8649 www.uaahq.org
Director’s Message: Resident Retention one of the Keys to Success ON-SITE-NW SEATTLE VALLEY, ARIZONA NEWS as we try to METRO, restore a revenue stream as APT. Turnover in Utah is as high as 80% -
Salsbury Industries
By L. Paul Smith, Executive Director Utah Apartment Association
There is a universal truth in property management – turnover creates cost and work. That’s not to say there aren’t costs and work at other times. But it is true that when renters move out, our efforts and money are concentrated
soon as possible. So seasoned landlords learn quickly an important lesson – if you can hang on to your tenants longer, you are likely to have less work and less cost. Some experts say each turnover costs an average of $3,000 in turnover expenses (things like cleaning, carpet replacement, marketing, etc) and vacancy cost (the time the place sits unrented times the daily rental amount).
Feb, Apr, Jun, Aug, Oct, Dec
meaning the average tenant stays about 14 months. Over ten years, that’s 8 turnovers. Multiplied by $3,000 each that is $24,000 more expense than having one tenant for that time. So what are the keys to retention? First, understand why tenants move. Only 30% have to, because they buy a home, move out of state or get married. A full 70% of renters that move from your rental will move to another similar rental within 20 miles. Of those who moved to another rental when they really didn’t have to, they say they did so because they weren’t getting what they wanted where the where. The landlord wasn’t A) responsive, B) reliable or C) respectful. So the good news is with better customer service, these renters say you would be able to keep them longer. Second, implement the following practices to encourage renters to stay longer:
ON-SITE
VALLEY, METRO, ARIZONA APT. NEWS long term leases, if possible, that • Sign only expire in times of year conveSalsbury Industries nient for you. There is nothing worse than having a month to month tenant give you notice they are moving in a bad time, like winter.
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• Allow tenants to customize their rental. They will stay longer if you do. Maybe this is letting them have an accent wall the paint color of their choice, their own window coverings, or planting their plants in the yard. If people can customize they will feel more comfortable and stay longer. Whatever you do, recognize having one tenant, even a mediocre one, for a long time, could be much less work and ultimately make you more money in the long run, than having a new tenant every year. Work hard to keep them happy and use leases and incentives to lock them in to new long term leases. If you do you will be more successful. Paul Smith is one of only 6 Certified Association Executives in Utah and only 4,000 in the world. He has served as Director since 2002 and is an expert in both Association Management and rental property issues locally and nationally.
UTAH
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• Give incentives for renewing a lease and don’t let tenants go month to month. M to M agreements give them too much flexibility unless you are being compensated by a month to month fee. Try to offer improvements
to the property you can tie to renewal like new windows, a new garage door, or something you should do anyway, if they will stay. Even carpet and paint can be used to lock them into leases (especially if you have to do it anyway if they did move).
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Rental Housing Journal Utah • August 2014
Utah ApartmentRENTAL Association HOUSING JOURNAL UTAH 448 E Winchester (6400 S ) #460 Salt Lake City, UT 84107 Ph: (801) 487-5619 Fax: (801) 484-8649 www.uaahq.org
President’s Message: What it means to be an owner in the Utah Apartment Association
By Steve Randall, President Utah Apartment Association
One of the UAA Staff Members recently had a telemarketer call and ask to speak with the owner. He responded “we have 3,500 owners, which one would you like to speak to?” The flustered call-center employee didn’t know what to make of that, so they said thank you and hung up. As a member, the Utah Apartment Association is your Association. The
board of directors represents the membership and makes decisions on behalf of the Association, but you as a member are the reason that the programs and services offered by the association exist. I think that we should take a great deal of pride in what we have all accomplished together to further the cause of the Rental Housing Industry here in our state – from the big apartment communities to the property management companies and the landlords with just one or two units, all of us have a stake in protecting our businesses and work-
ing together. But, however great the Association is, we are only as strong as our members are involved. So I would encourage you to become more involved in the Association. We have many opportunities to help out, ranging from volunteering to help out for an upcoming event, to donating to the political action committee. One of the biggest things that we can do is reach out to other potential members and tell them about the value of being a member of the Utah Apartment Association. Most of us know at least one other landlord or
vendor who provides a service to landlords who probably doesn’t even know that the Association exists! So it is time for us all to take ownership of our Association and help it grow; to invite people to our monthly General Membership Meeting, share a copy of this newsletter or ask a supplier if they are a member. Working together we can continue to improve our industry and grow our association.
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RENTAL HOUSING JOURNAL UTAH
Dear Maintenance Men: By Jerry L'Ecuyer & Frank Alvarez
Dear Maintenance Men:
Can graffiti scratched windows be repaired? I have a number of windows that have been scratched or etched by graffiti vandals. Replacing the window is very expensive. Do you have any recommendations? Jessie Dear Jessie: Yes, graffiti damaged windows can be repaired. It is often a two step process involving removing the scratches or etching with a buffing compound and using anti-graffiti film over the glass. Cerium Oxide rubbing compound is typically used with an electric buffing wheel for getting the scratches or etching out of the glass. Cerium Oxide can be found on the internet, glass & stone shops or good hardware stores. 3-M makes a very good anti-graffiti film that can be used as preventive protection or as a sacrificial layer. If you decide to do the work yourself, be careful with the electric buffing wheel. Keep the buffing wheel moving over the scratches and never concentrate on one spot for long as it will burn the glass. Removing scratches from glass
is a bit of an art and we recommend contacting a repair firm specializing in glass graffiti removal. Dear Maintenance Men: While getting a unit ready for rent, I painted the concrete patio with flat concrete paint. The patio looks much better; however I am worried the surface may be slick when wet. Should I be concerned and what can I do about it now? Kristina Dear Kristina: Concrete patios can be slick when wet and more so after they have been painted. A simple solution is to use grit mixed in with the paint to give the concrete surface a bit of grip when walked on. Look for a clear non-slip polymer grip additive. The additive is mixed in with the paint or sealer and applied to the concrete with a roller. The polymer grit can be found at any hardware store in either the concrete or paint departments. Polymer grit infused paint can also be purchased if you do not want to mix in the grit. Avoid using silica sand or aluminum oxide; they both work, however they may change the appearance of the surface. Our
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Dear Maintenance Men: I have a number of patio decks covered in artificial turf. Because of the sun and use, the “turf” is looking worn and tattered. What can I do to make it look better? Do I need to remove the old turf before putting down new artificial turf or can I glue down over the old? How do I remove the old turf and is it difficult? If I want to go back to a natural surface, how do I remove the adhesive? KC Dear KC: Sounds like you have your work cut out for you! In order to get the new turf/carpet to look good on the deck, the old must be removed. The new turf/carpet will not stick to the old carpet and the old glue will need to be removed as well. If you have a small area of glued down turf/carpet to remove, use a hand scraper to pry the carpet off the surface. If you have a large area; use a roofing scrapper to quickly remove the carpet. The old glue can be removed using a scraper
and applying an adhesive removal solvent or a heat gun. Never combine the heat gun and the solvent as the solvent is flammable. The solvent can be found at any hardware store and should be used in a well ventilated room. If you don’t want to use a solvent; use a heat gun to soften the glue and use the scraper to remove the glue. Both methods are messy and labor intensive; however the heat gun is the less toxic of the two. If you are not replacing the carpet and want to return to a natural surface; power sanding or media blasting may be needed to remove any trace of the glue. The surface will need to be sealed to complete the job.
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
UTAH
Smoke-free...continued from page 4 United States. In 2010, U.S. fire departments responded to an estimated 90,800 smoking material fires. These fires caused 610 civilian deaths, 1,570 civilian injuries, and $663 million in direct property damage. Just this past June in Ogden, two fires at the same complex were blamed on cigarettes. According to the Salt Lake Tribune, the Ogden City Fire Marshal determined that discarded cigarettes sparked the two separate fires, one of which killed a dog. The city estimated the damage from both fires at $250,000. The Utah Department of Health has developed a new toolkit titled “Good Health Is Good Business: A landlord’s guide to increasing revenue by adopting smoke-free polices.” The guide encourages smoke-free policies in apartments and condominiums. It has everything you need to ask questions of your tenants, write an addition to your lease that covers a smoke-free policy, and know how to let your residents know about the policy. Once you have decided to go smoke-free, the toolkit can help you establish a time frame and put the policy into action. The toolkit is available online, as well as in hardcopy. The Utah Smoke-free Housing Statewide Directory, an online resource, lists rental properties that have adopted a
non-smoking policy. The directory provides a free service to property managers and owners who wish to list their properties. Numerous affordable housing units throughout Utah have adopted policies. Although these units may not be listed in the directory, the communities are tracked in a database. The Utah Department of Health keeps a database of all rentals that have adopted a policy. As of June 2014, the database has nearly 400 communities, which comprise of 2,000 buildings and 24,194 units. If your unit is smoke-free, and you want to be listed in the directory, contact the Utah Department of Health at the number below. To access the toolkit and learn more about smoke free policies, visit http://www.tobaccofreeutah.org/pdfs/ utah_landlord_guide.pdf. A video highlighting smoke-free policies in Utah is available for viewing on YouTube. Please check out the Department’s online resources, or contact Cassandra Fairclough at 801-573-6754 for more information on adopting a smoke-free policy in your community.
UTAH
Vi s i t u s at www.re nt a l h o u s i n g j o u r n a l .co m
503-221-1260 signs@propubinc.com 8
recommendation for peace of mind would be to repaint the patio floors using the above information as a guide.
Rental Housing Journal Utah • August 2014
RENTAL HOUSING JOURNAL UTAH
Three Important Steps For Building Property Management Compensation Plans ©
By Ernest F. Oriente, The Coach {Article #221…since 1995}
D
uring the course of your professional career as a property management executive, building new compensation plans will be one of the most important projects you ever undertake. In fact, this project has the potential to be an explosive issue for your team of SuperStars and must be designed with great care. The information in this article will outline three important steps for building powerful compensation plans and will share many secrets for your success. When a compensation plan is built right, your team will love you and your company success will soar! Gathering information and setting objectives: Start by evaluating your current compensation plans to see how closely it aligns with the critical success factors for your property management company and your historical financial performance. Next, review what percentage of each person’s compensation is salary versus commission/bonus and compare this to competitive positions within the geographical locations you manage. Lastly, develop specific compensation objectives, such as: performance to budget or goals, occupancy for each apartment community, fiscal performance of this quarter compared to the same quarter last year, resident retention and/or resident satisfaction surveys. Tip From The Coach: Remember, each person on your property management team must see a direct connection between their efforts and their compensation plan. In addition, how you define the objectives for your compensation plans will be a direct reflection of the exact individual or team performance you will receive. Developing performance measurements and plan options: Once you have defined your compensation objectives, the next step is to determine how you will measure performance. For instance, will your new compensation plan reward individual performance, team performance or a blend of both? In addition, your compensation plans should also consider how often commissions/bonuses will be paid and what will be the impact if an individual or your team does not meet or exceed their compensation objectives. Next, design several compensation models on a spreadsheet so you can see how annual compensation will vary as you change or modify the performance/ pay variables. In addition, calculate the range of income your SuperStars will be able to earn over the next 12 to 60 months. Lastly, test and run your historical results through your new compensation plans to verify performance levels and income expectations. Rental Housing Journal Utah • August 2014
Tip From The Coach: Some of our property management clients like to confidentially share preliminary compensation models with just a few SuperStars in their company to gather some additional insight before finalizing their new compensation plans. In addition, some of our clients will grandfather the compensation for their current team but all newly hired team members will be paid based on the new compensation plan. Remember, there is no such thing as a perfect compensation plan, but there is a compensation plan that is well-suited for your property management company. Lastly, just because a compensation plan has worked in the past, does not mean it will work in the future as the property management profession is changing and evolving rapidly. Selecting and evaluating your options: Once you have tested your compensation plans for accuracy and performance expectations, select the plan that most closely aligns with your company objectives. Sometimes it can be helpful at this point to have another set of eyes, outside of your property management company, review your new compensation plan to ensure it’s clear and reasonable. Next, consult with your internal resources to be certain they can design and produce the information required by your new compensation plan. In addition, your team will need a written description of their new compensation plans and a financial spreadsheet detailing exactly how this compensation will impact them over the next 12 and 24 months. Tip From The Coach: Once you have presented your new compensation plan to your property management team schedule a monthly appointment over the next six months to vigorously review and evaluate the results. In addition, ask for feedback on your new compensation plan and swiftly address any problems you or your teams discover. Want to hear more about this important topic or ask some additional questions about how to build powerful compensation plans? Send an E-mail to ernest@powerhour.com and The Coach will E-mail you a free PowerHour invitation. Ernest F. Oriente, a business coach/ trainer since 1995 [31,500 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 building 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
UTAH
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Publisher Will Johnson • will@propubinc.com Designer Steve Olsen • steve@propubinc.com Advertising Sales Will Johnson • will@propubinc.com Terry Hokenson • terry@propubinc.com
Advertise in Rental Housing Journal On-Sight Circulated to over 20,000 Apartment owners, On-site, and maintenance personnel monthly. Call 503-221-1260 for more info.
The statements and representations made in advertising and news articles contained in this publication are those of the advertiser and authors and as such do not necessarily reflect the views or opinions of Professional Publishing, Inc. The inclusion of advertising in this publications does not, in any way, comport an endorsement of or support for the products or services offered. Metro Apartment Manager is produced monthly and is published by Professional Publishing Inc. PO Box 6244 Beaverton, OR 97007. (503) 221-1260 - (800) 398-6751 © 2013 All rights reserved.
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UTAH PRODUCTS & SERVICES GUIDE
RENTAL HOUSING JOURNAL UTAH
The following companies support the rental housing industry by funding education, government affairs and supporting activities. We encourage you to give them an opportunity to earn your business first. Listing in this guide does not constitute endorsement by the UAA. You are encouraged to check references and get bids in writing. 1031 EXCHANGE
Zions Bank/Exchange Services LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-1031
24 HRS/AFTER HOURS EMERGENCY SVC
ServiceMaster by Restoration Xperts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-310-8565
ACCOUNTING
Accounting and Tax Services, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8018930333 Bouwhuis, Myron . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-1357 J & K Accounting & Financial Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-755-6027 JM Accounting and Tax Services, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-893-0333
ADVANCE LOANS
Check City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-858-0331
ADVERTISING
Apartments.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .888-658-RENT Apartment Guide of Greater Salt Lake . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-8858 Apartments For Rent Magazine . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-352-4957 Apartment Radar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-901-0237 Call Source . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-500-4433 Media One of Utah, A Newspaper Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-204-6274 Move.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-688-4542 Rent.Com, an Ebay Company . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 310-586-9521 U of U Off Campus Housing Svc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 434-817-0721 WebListers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-784-2155
ATTORNEY
Arnold & Wadsworth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-475-0123 Breglio Law Office . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-560-2180 David W Steffensen . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-263-1122 Froerer, Hunter & Ahlstrom, PPLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-389-1533 Jeffs & Jeffs PC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-373-8848 Jeremy M Shorts Esq . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-610-9879 Law Offices of Kirk A Cullimore . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-571-6611 LeBaron & Jensen, P.C. /Fast-Track Evicti . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-773-9488 Merrill, Walter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-682-8037 Rinehart Fetzer Simonsen & Booth, PC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-328-0266 Richards, Kimble, & Winn, PC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-274-6800 Scalley & Reading . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-7870 Smith Knowles, P.C., Kenyon D. Dove . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-476-0303 Utah Eviction Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-6600
ALL NATURAL FERTILIZER
Oasis Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-231-4997
APARTMENT RENTAL GUIDES
Simply Apartments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-201-9004
APPLIANCE/ELECTRONICS
RC Willey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-622-7400
APPLIANCES
Appliance Parts Company . . . . . . . . . . . . . . . . . . . . . . .480-755-0007 EXT 241 Appliance Warehouse of America, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-388-4004 Precision Appliances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-7033 Reliable Parts . . . . . . . . . . . . . . . . . . . . . . . . 801-486-2357 x 2108
ASPHALT MAINTENANCE
CARPET CLEANING
ELECTRICAL
All Pro Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-874-7098 Charger Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-280-2420 Gipco Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-231-3320
ENERGY CONSERVATION/SAVINGS
Questar ThermWise . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-719-0753 Rocky Mountain Power Cool Keeper . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-298-2459
FENCING
SimTek Fence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 866-648-9336
FINANCIAL ADVISOR
Community Controls . . . . . . . . . . . . . . . . . . . . . . . . . . . . 972-4331 x2010
Marcus & Millichap . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-736-2600 Utah Community Reinvestment Corp (UCRC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-833-0011 The Madison Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-785-8350
BANK SERVICES
CLEANING COMPANY
Sure Fire Suppression . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-252-6188
COLLECTION SERVICES
Simplex Grinnell . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-9406 Statefire DC Specialties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-288-2100
AUTOMATED GATES
Key Bank Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-297-5825 Washington Federal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-366-2265
BANKING
Wells Fargo Bank . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-246-1237
BACKGROUND CHECKS
CoreLogic SafeRent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 702-839-1736 LexisNexis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 678-694-2798 On-Site.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 619-540-7828 PeopleTrail, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-307-4100 RentGrow . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-736-8476 Renting Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 888-674-9181 Right Renter LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-754-9900 Utah Apartment Association . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-5619 Victig Background Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 866-886-5644 Western Reporting, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-308-0005
BATHROOM RENOVATION
Bath Fitter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-748-4200
BATHTUB & TILE REFINISHING
Precision Asphalt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-991-0158
Miracle Method . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-295-1101
ASPHALT SERVICES
Surface Tech . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-676-5275
Big Red Asphalt Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-785-2051 Kilgore Paving And Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-382-6575 Preferred Paving . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-908-6622 T & N Asphalt Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-266-1626
CARPET AND FLOORING
Fibers, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-2300 Flooring Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-604-6123 Griffith Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-395-0887 Popp Enterprises . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-747-0077 Redi-Carpet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-7922 Shaw Industries Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-667-2504 Sherwin Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-949-9981 Southwest Flooring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-438-4889 TB&J Warehouse, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-208-1913
DRAIN CLEANING
Precision Concrete Cutting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-0025 Professional Drain Service LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-963-0910
Cliffs Personal Touch . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-673-1777 Dirt Away . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-726-0308 Double Take Carpet Cleaning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-377-1107 Venturi Clean . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-255-8100
AFTER HOURS EMERGENCY
Alpine Cleaning & Restoration Specialists, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-563-3707
CABLE TELEVISION
Orbit Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-466-9040
BLINDS
Dun-Rite Blinds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-265-2536
All Green Cleaning Company . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-949-4846 Link Debt Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-312-0990 National Credit Systems, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-515-6858 NCS, Plus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-598-1466 North American Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-741-8982 Outsource Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-355-4766 Wakefield & Associates, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-537-2900
COLLECTIONS
Rent Recovery Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-335-0119
COMMUNICATIONS
A 3 Broadband . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-699-4199 Qwest Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-575-1098
CONCRETE
Advanced Concrete Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-725-7783
CONSTABLES
Wasatch Constables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-392-9400
CONSTRUCTION
Capital Improvement Management Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-223-6100
FIRE EXTINGUISHER FIRE PROTECTION
FITNESS EQUIPTMENT
Advanced Exercise Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-510-4419 Fitco, Fitness Center Outfitters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-933-4826 FitLogistix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-347-7727
FLAGS, POLES, & BANNERS
Colonial Flag . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-562-0123 Designs In Motion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-280-2281
FOUNDATION REPAIR
Davenport Foundation Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2302 Interwest Foundation Repair & Lifting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-492-3503
FURNITURE RENTAL & SALES
CORT Furniture Rental . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-984-2678
GAS SERVICES
Questar Gas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-324-5159
GENERAL CONSTRUCTION
DEBT RECOVERY
Davenport Foundation Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2302 IPS, LLC 'Your Handyman' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-302-2555
DEFAULT INSURANCE
Intermountain Golf Cars . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-255-8828
Link Debt Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-312-0990 Leaseterm Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 378-206-2910
GOLF CARS
GRAFFITI PROTECTION
Superior Coatings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-652-4378
HANDYMAN
Casal's Handyman Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-707-6847
HEATING & AIR
Air Cold Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-956-3580 Air Design Heating & Air . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-264-8292 Alta Air Conditioning & Heating . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-397-2583 Johnstone Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-486-4401 Precision Heating & Cooling Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-8150 SwampTech, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . `801-747-1150
HVAC SERVICES
Humphrey Heating & Air . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-294-2757 RPM Home Energy Savings Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 503-248-4636
HVAC SUPPLIES
Contractors HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-8565
INSPECTIONS
Albion Services, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-548-6347 Rental Property Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 541-868-7747
INSULATION
PeachTree Insulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-0873
INSURANCE
American Family Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-966-4571 Anderson-Lym Insurance Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-1551 Craig Thomas Insurance Agency, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-576-1188 Day Clark Insurance Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-8704 Kandace Meyer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-966-4571 Poulton Insurance, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-4477 Wells Fargo Insurance Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-246-4416
INTERNET
MSD Datastream . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-5796 Pingplot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-712-5094 Sky Satellite . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-978-0022 Windstream Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-993-5512
INTERNET MARKEING
Pingplot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-712-5094
INVESTMENTS
Salt Lake Real Estate Investors Assoc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-645-6405
IRRIGATION
Mountainland Supply Company . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-6050
Evictions in Weeks, Not Months!
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P.O. Box 971233 P.O. Utah Box 971233 Orem, 84097 P.O. Utah Box 971233 Orem, 84097 P.O. Box 971233 Orem, Utah 84097 Orem, Utah 84097
12/4/13 10:34 AM
Rental Housing Journal Utah • August 2014
RENTAL HOUSING JOURNAL UTAH LANDSCAPE MAINTENANCE
Ace Property Maintenance L.L.C. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-4333 Aeroscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2383 Affordable Care and Landscape, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-637-1557 Bee Green Fertilizing Co. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-5796 Cascade Landscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-228-0647 Kimball Property Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-571-3351 Landscape Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-261-1733 Lawn Butler . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-916-1214 Pro-Turf Landscape Services LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-692-3186 Suncrest Commercial Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-633-2727 Total Landscape Management LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-512-1663 ValleyCrest Landscape Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-561-7541
LANDSCAPING SERVICES
Affordable Lawn Care & Landscape, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-999-4347
LAUNDRY EQUIPMENT
Appliance Warehouse of America, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-388-4004 Azuma Leasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-707-1188 Evans, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-6580 Hainsworth Laundry Co. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-636-1622 Mac Gray . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-9176 Mendenhall Equipment . . . . . . . . . . . . . . . . . . . . . . . . 801-298-1133 xt 111
LEAD BASED PAINT REMEDIATION
Salt Lake County Lead Safe Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-468-2077
MAINTENANCE SUPPLIES
Ferguson Enterprises . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-956-3500 HD Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-824-2941
MANAGEMENT COMPANY
Horizon Property Management, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-939-6033
MARKETING
Scentair . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 760-443-9705
MOVE IN GIFTS
Chelsies Move In Gifts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-835-3274
ODOR REMOVAL
BioSweep of Utah . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-550-9764 Fresh Aire Air Fresheners . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-877-5888 ScentAir . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-897-5931
PAINT
Kwal Paint, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-259-3074 PPG Paint . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-633-8465 Sherwin Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-809-2569
PAINTING
Alpine Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-721-5007 CertaPro Painters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-747-1027
Empire Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-680-4495 Executive Coatings & Contracting, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-300-6786 Five Star Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-386-0000 Unforgettable Coatings of Utah, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-753-8737
PARKING
Parking Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-671-1803
PARKING ENFORCEMENT
Downtown Parking Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-473-8848
PEST CONTROL
Advanced Pest Control Services Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-292-1950 Eradicare Pest Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-393-7378 JS Property Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-652-0171 Preventive Pest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-5590 Terminix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-973-9511 Thorn Pest Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-626-1156
PLAYGROUNDS
Big T Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-572-0782
PLUMBING
Budget Plumbing & Rooter, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-763-5775 Moen Faucet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 720-346-5138 Mountainland Supply Company . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-6050 Plumbing Experts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-831-0045 Rescue Rooter, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-973-2097 Robert W Speirs Plumbing, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-0522 Roto-Rooter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-330-5278 Rush Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-233-8342
POOL & SPA EQUIPMENT & SERVICE
Aquatech . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-0120 Precision Pools & Spas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-2212 Swim Clean . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-265-1707
PRINTING
Delta Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-541-5535 Nine Lives Media . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-9999
PROPERTY MAINTENANCE
Bee Green Fertilizing, Co. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-5796 Mountain West Property Solution Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-968-4489 NeighborWorks Provo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-375-5820 Peak Property Solutions Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-775-7325 The Handy Handy Man . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-427-6924 Z3Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-860-4400
PROPERTY MANAGEMENT
Action Property Management & Sales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-763-1801 Advanced Solutions Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-725-8226 Allison-Shelton Real Estate Services, AMO . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 602-474-3572
Alliance Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-391-3913 Bristlecone Management Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-349-2585 Century 21Gage Froerer & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-621-0521 Century 21 McAffee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-943-9386 Coalition Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-649-4994 Colemere Realty Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-272-8192 DBA Re/Max West Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-787-1111 Desert Sage Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-272-0949 Fortress Property Management, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-788-7691 Guardian Property Management LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-968-6878 JEM Property Management & Sales LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-586-4415 Jensen Property Management & Leasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-628-1678 Ledingham Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-293-1830 Lone Peak Realty & Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-268-1087 Manor Service Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-322-3373 Miller & Company Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-7922 Professional Realty Services , L.L.C. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-450-8432 Real Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-4200 Real Property Management - West LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-5508 Rentler . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-860-4661 Safeguard Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-9339 The Handy Handy Man . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 503-248-4636 Tier One Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-898-6909 Utah Investors Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-266-0220 Utah's Prime Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-627-1132 Vision Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-375-3875 Western National Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 949-862-6292 Welch Randall Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-399-5883
PROPERTY MANAGEMENT SOFTWARE
AppFolio . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 866-648-1536 Inspeckd.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-833-5551 Property Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-826-9700 RealPage, Inc . . . . . . . . . . . . . . . . . . . . . . . . 972-820-3000 x3015 Smart Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 888-723-8645 Tenant Technologies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 503-860-6475
REAL ESTATE SERVICES
Apartment Realty Advisors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-1221 Coldwell Banker Gold Key Realty Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-753-8824 Equity Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-608-8610 Home Basic Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-830-1500 ManageCo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-294-0800 WJ Bradley Mortgage Capital Corp . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-613-3761
RENT PAYMENTS
SteadyPay Payment Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 270-706-6222
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RENTAL LISTINGS
Dogfriendlyrental.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .801- 230-4724
RENTAL WEBSITE
SALT
The Salt Depot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-282-1250
SCREENING
Propertypond.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-676-5400 Rentler . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-508-4661
The Screening Pros, LLC. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8184445252
RENTERS INSURANCE
Sign-A-Rama . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-5576
Assurant Specialty Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 770-763-1000 ePremium Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-319-1390 Evolutions Insurance Brokers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-585-2853 Renters Legal Liability LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-994-0237
SIGNS
SUB-METERING
NWP Services Corporation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 402-421-1668
TELEVISION
RESIDENT SUPPORT
Comcast . . . . . . . . . . . . . . . . . . . . . . . . 801-485-0500 x2658 Direct TV . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 818-449-4475
RESTORATION COMPANIES
Concierge Waste Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-971-0719 WSI Of Utah LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-713-1306
Family Support Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-955-9110
Belfor Property Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-936-1212 Servpro of Utah . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-785-5228 Utah Disaster Kleenup . . . . . . . . . . . . . . . . . . . . . . . . 888-utah-udk ext 363
TRASH VALET & RECYCLING
TREE SERVICE
Diamond Tree Experts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-1749
RETAIL
Reliable Tree Care . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-7996
ROOFING
ValetWaste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 813-248-1327
Shop 24 Global . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 316-755-5880 American Roofing Company . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-269-1276 Kimball Roofing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-657-9991 Olympus Roofing Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-975-7663 Whitaker Roofing Services, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-576-1681
SECURITY
Addtech Controls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-414-9342 Kane Consulting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-678-9384 Northern Utah Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-985-9462 Pacific National Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-596-1272 Securitas Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-5678
SECURITY DEPOSIT ALTERNATIVE
SureDeposit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-531-7873
WASTE REMOVAL
WASTE MANAGEMENT
Ace Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801.363.9995 Allied Waste/ BFI . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-330-6032 Tiger Sanitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-978-2287 Valet Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 813-248-1327 Wasatch Trash Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-207-8292 Waste Away Consulting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-987-0750
WASTE SERVICES
Bin There Dump That . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-888-4676
WATER SYSTEMS
Water Evolution Technologies, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-623-3127
WEBSITE DESIGN
SHOPPING SERVICE
B5 Marketing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-794-0020
SIGNS
Wilmar Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 856-533-3150
Shop24 Global LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-284-3693 Hightech Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-6464 Sign-a-rama . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-5576
SMOKE FREE MULTI-UNIT HOUSING
Salt Lake Valley Health Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 385-468-3835 Utah Department Of Health . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-538-6754
SNOW REMOVAL
WHOLESALE SUPPLIERS WINDOWS
Advanced Window Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-866-8000
WINDOWS & DOORS
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HAINSWORTH LAUNDRY COMPANY
Life’s Good
Rental Housing Journal Utah • August 2014
Toll Free: (800) 526-0955 www.hainsworth.biz
11
B:10.5”
RENTAL HOUSING JOURNAL UTAH
T:10” S:9.25”
GET SERIOUS QUALITY
Valspar paint offers top quality professional paint with outstanding hide and coverage. Learn more and register for your free trial at valsparpaint.com/lowespro or stop into a Lowe’s store near you and visit the ProServices Desk. *Restrictions apply. See valsparpaint.com/lowespro for official rules. ©Valspar. Lowe’s and the Gable design are trademarks of LF, LLC. All are used with permission.
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Rental Housing Journal Utah • August 2014
B:16”
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T:15.5”
S:14.75”
THAT GETS IT DONE.