Utah Rental Housing Journal by Professional Publishing, Inc

Rental Housing Journal Utah

April 2015 - Vol. 7 Issue 4

2. Ask The Attorney: The Help Line Energy Efficiency Upgrades Save Money 3. Curb Appeal and Landscape Maintenance 4. Keep the FAIR in Fair Housing!

6. Board Chair's Message: The UAA Is All About YOU 7. Director's Message: Do Boom Times Now Mean a Crash is Around the Corner? 8. Apartment Renters are Renewing Leases at Historically High Levels

UPCOMING EVENTS:

General Membership Meetings All meetings 7 pm – for addresses go to www.uaageneralmembershipmeetings.com Ogden..............................................................May 7th Orem..............................................................May 22th Salt Lake City.............................................May 29th

Events Golf Tounament........................................July 15th Economic Forecast................September 15th

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ou could have the best property in the world available to rent out, but it won’t matter if people can’t see your listing. Likewise, if tenant turnover is high, a great investment can become a money pit. Rentler was started by people who know the challenges that come with renting a property and have simplified the process - from beginning to end. “My mission was to provide the rental market with a way to list properties, screen potential tenants, sign leasing agreements, and accept online rent payments…everything digital and seamless.” said Jason Bangerter, Rentler’s CEO. “I saw a need and a problem that I, myself, trudged through for years and I decided enough was enough.” By guiding you through the rental process and offering tools that eliminate everything from overlooked listings to bad tenants, Rentler is determined to make leasing as painless as possible.

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Salt Lake City Fourth in the Country for Apartment Inventory Growth

...continued on page 5

Fair Housing… The Ultimate Leasing Tool By Rick Ellis, CPM ELLIS Consulting Group

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ith so many new apartments being built across the country, the cities that have had the most new construction over the past five years show how the next wave of new apartments now under construction might be absorbed. Absorption is a measure of how quickly the new units are rented. “The bottom line is a very basic story,” says Greg Willett, vice president of research and analysis for MPF Research, a division of RealPage Inc. “Building a lot of product isn’t a bad thing when there is demand there for all of those additions.” Relatively strong job growth and pent up demand for apartments has enabled the new units being built to be quickly absorbed in many of the top markets in the country, including Salt Lake City,

...continued on page 8

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ooking to rev up your leasing efforts? Here is a hot tip: Practice Fair Housing! What? Practice fair housing? You mean treat everyone the same regardless of Race, Color, Creed, National Origin, Gender, Family Status, or Handicapped? Isn’t that a given? We are required by law to adhere to the federal Fair Housing guidelines. But that is not exactly what I mean. Of course we will all obey the federal fair housing mandate. We will

never discriminate in housing based on any of the seven protected classes. Nor will we treat people differently based on the many state and local protected classes such as student status, sexual preference, and active military. Discriminating based on these protected classes would be against the law and get us in BIG legal trouble personally, fined six figures, and fired from our job. Most on-site professionals rigidly and strictly adhere to every aspect of the Fair Housing guidelines. These are not optional “guidelines”. It is the law! With great effort to be in compliance, leasing professionals

say and do all the right things to follow the law to the letter. This fulfills their obligation to “the law” but does that detached observance really enhance the on-site professional’s relationship and influence on a rental prospect? How can fair housing improve your leasing presentation? How can genuine adherence to fair housing energize your ability to lease more apartments? Easy…it is all about SPIRIT. Rather than simply following the Fair Housing law as we are legally bound, take it to the next step. Practice the SPIRIT of Fair Housing. ...continued on page 10

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Apartment Renters are Renewing Leases at Historically High Levels By Jay Parsons, Property Management Insider

.S. apartment renters are increasingly choosing to stay put rather than move up to new apartments, move down to cheaper units or move out to buy homes. Apartment resident retention rates hit a decade-high in February 2015, continuing a five-year upward trend. Apartment lease renewal conversion hit a long-term high of 54.5% in February. Stated another way, only 45.5% of apartment renters with expiring leases chose to move out, according to an MPF Research analysis of actual lease transactions recorded in RealPage Inc.’s industry-leading apartment operations software. The lease renewal conversion data also accounts for early move-outs – meaning that renters who moved out prior to lease expiration are treated as non-renewals. Renewal conversion rates have been climbing since the apartment market recovery started – surging in early 2010, then continuing to tick up steadily. Year-over-year, renewal conversion jumped 80 bps as of Feb-

ruary 2015. That extended a stretch of 22 straight months without negative year-over-year change. Low turnover is especially notable given that new apartment supply is plentiful (completions are reaching 25-year highs) and that rents continue to increase substantially (spurring some fears that renters are being priced out of their units). Brisk leaseup velocity in new apartments combined with low resident turnover at existing properties speaks to the depth of demand for apartments. RealPage’s apartment lease renewal conversion metrics are the industry’s first to draw from individual lease transactions getting tracked daily and covering an expansive swath of geographies, property management companies, owners and apartment property types. Previously published renewal conversion information has been limited to a handful of individual apartment firms reporting on their own data. Traditional survey methods track only new lease rental rates, as the vast majority of apartment properties do not publicly release renewal pricing. MPF Research will continue to track renewal conversion, as well

as other lease transaction-based metrics, regularly moving forward. The analysis focuses on a samestore set of apartments utilizing RealPage software products between 2009 and 2015. Apartments in the dataset are professionally managed and tend to be of institutional quality. The West and South regions, where the apartment stocks are more focused on institutional quality product, comprise larger shares of the dataset than the Northeast and Midwest. A separate analysis focusing on a smaller set of properties operating from 2005 to 2009 shows that apartment resident retention never exceeded 51%. Thus, February 2015’s 54.5% conversion ratio for expiring leases marks the high point recorded over the past decade. So, what’s the significance of an escalating tendency to renew expiring apartment leases? The study suggests some interesting conclusions. Among them: • Investors have been correct in their predictions that retention would increase, both in core urban markets and in the suburbs

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and secondary markets. • Strong rent growth across the country in recent years is not compelling large numbers of renters to start looking for cheaper living arrangements – on the whole, at least. Affordability is a hot topic in the industry these days, but the lease renewal data is one indicator that most renters haven’t hit a budget ceiling … yet. High retention rates at existing properties suggest there is limited immediate risk of overbuilding, even with apartment construction nationally at a 25-year high. While markets tend to weaken when renters of existing properties flee for heavily discounted leases at newly built apartments, that hasn’t happened yet in this cycle. February tends to be the peak month for renewal conversions, perhaps due in part to weather-related influences. In each of the past five calendar years, U.S. apartments saw renewal rates peak in February and remain high through April. Conversely, renewal rates typically drop off around mid-year (the peak ...continued on page 6

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Office: 801-487-5619 Toll Free: 888-244-0401 448 E. Winchester (6400 S.), Suite 460 Salt Lake City, UT 84107

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UAAPAC Utah Apartment Association Political Action Committee

Protect your business and make your voice heard. The UAAPAC is scaling back overzealous regulations, limiting fees and taxes, and protecting your property rights. Be proactive, donate today!!! “I donate to the PAC because it’s critical we have a strong voice on capitol hill and our PAC helps us build relationships with and help keep in office those supportive of our industry.” Gloria Froerer Century 21 Property Management

“I donate to UAAPAC because the only way to protect our industry from over reaching government regulation is to be proactive in building relationships with all levels of government.” Kirk Cullimore Landlord Attorney

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Did you know that as a member of the Utah Apartment Association, you are also a member of the National Apartment Association? April 2015

Rental Housing Journal Utah • April 2015

RENTAL HOUSING JOURNAL UTAH

Curb Appeal and Landscape Maintenance By Taylor Smith

ust like any home, the curb appeal of your rental can make a good or bad impression on potential renters. Ways to increase curb appeal can include adding exterior decorations, re-painting, or making improvements to the landscaping. There are a variety of simple, costeffective improvements to elevate your curb appeal this year. It may seem simple, but the number one thing you can do to update your curb appeal is to make it spotless! Ensure all trash, pet waste, weeds, grass clippings, dirt and anything else you can think of is cleaned off of your curbs, walkways and green spaces. Placing more effort on something as simple as trash pickup can boost the appeal of your property. Adding low-wattage, outdoor lighting to both improve the look of your landscape and increase safety on your property. To save energy and be more eco-friendly, choose compact fluorescent bulbs (CFLs), or take advantage of the sun with natural solar powered lights. Well-defined

Rental Housing Journal Utah • April 2015

paths and walkways not only make your property more inviting, it will make your tenants feel safer. However, setting up nice curb appeal is only half the battle. Now is the time to start focusing on making sure our renters that are responsible for watering and maintaining their yards do it properly. Far to many landlords only take notice that the tenant isn’t watering when the lawn is burnt up and destroyed. Those of you who use the UAA lease know how to handle this. The exterior maintenance clause specifically covers that the renter is responsible to properly maintain lawn and sprinklers. So the answer was to give the tenant a three day notice. The renter claimed the problem was that the sprinkling system was not working. The maintenance guy went over there and discovered all the sprinkler heads had been turned down all the way down so no water came out. When he asked the renter about it the renter acknowledged he had done that because “it’s me that pays the water”. In cases like this we need to be diligent and remind renters of their

responsibilities. We also need to hold them accountable. In this case the landlord billed the renter for turning the heads back up. He made it clear that if there were any other problems he would send someone over the fix the issues, deduct from the security deposit and the demand the renter repay that amount within the 5 days specified in the lease. He reminded him that paying for water was part of the responsibility of renting and the city requires landscaping be green. If we don’t hold renter’s responsible, neighbors will complain to cities

and cities will write up citations and fines. It’s up to us to make sure our properties are nice and inviting, both to ensure that we can attract good tenants when the properties are vacant, and to keep the neighbors and tenants happy when the tenants are living there.

UTAH

RENTAL HOUSING JOURNAL UTAH

Keep the FAIR in Fair Housing!

to productive leasing and posipril is National Fair Hous- 2. Color – Skin and Hair tive resident relations is to treat ing month. As we dedicate 3. Religion or Creed – Belief System people fair and equal. Everyone ourselves to maintaining the responds positively to fairness! regulations and practicing the rules 4. National Origin – Country they are from of fair housing, let’s remember the • Evens the Playing Field – As we best aspect of this national act: it’s 5. Sex or Gender – Male/Female/ all follow the rules and practice FAIR! Other the spirit of Fair Housing, we also Everyone longs for fairness. From 6. Handicapped – Limitations to do compete with one another on a a very young age children sense uniform and even basis. And our specific life tasks VALLEY, METRO, ARIZONA APT. NEWS what is right and wrong and will ofentire industry is seen as one that ten shout out, “That’s not fair!” As 7. Familial Status – Family make up applies equality and fairness in adults we learn that one of the most principle and actions. “No Discrimination” means we important characteristics we bring to our relationships is the capacity treat all people of these 7 protected • Enhances Leasing and Resident Relations – If you want a better and desire to treat others right. In classes fair and equal in all leasing, closing ratio and better resident maintenance, renewal, and managethe business world reputation Feb, our Apr, Jun, Aug, Oct, DecEvery person on retention, just try being fair. It is ment activities. is based on our ability to treat othno-brainer…fair housing means ers with impartiality and objectivity. your property must play by these better treatment or prospects and rules including vendors, apartment Treating others fair is not just a nice residents. Check the apartment locators, owners, and investors! idea…it is the basis of successful hureviews sites to see what residents Don’t FREAK OUT about fair man interactions in all facets of life. say who feel like they are misSo let’s keep the FAIR in Fair housing! Rather, as you follow all treated. It’s not pretty! the rules, embrace the spirit of fair Housing! Sure, the rules are critical housing. It’s FAIR! This national and you have to know how to apply • Takes Away the Guess Work – them in every aspect of apartment act is one of the most important adKnowing and playing by the Fair vantages and tools we have as multileasing, maintenance, and manageHousing Act rules means less ment! If you mess up, it can cost family management professionals. stress and confusion for the onsite you and your company hundreds Everyone wants to be treated fair team. Everyone knows what is of thousands in fines and punitive and properly applying the law will FAIR and acts equally. create a leasing an environment that damages. Remember these basics. Fair Housing is FAIR! – Get it? will actuallyMETRO, enhance your success in • The National Fair Housing Act VALLEY, ARIZONA APT. WhyNEWS see fair housing as some sort identifies seven protected classes leasing and keeping residents. of government mandated burden of people. It is against the law to when it simply reflects the right discriminate based upon the rental Here are just a few of the way to treat people. advantages to being FAIR. prospect’s: • Makes Sense – The fastest way 1. Race – Ethnic Background

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Fair Housing is not something to despise or fear. It is a mindset that all of us would most likely want to embrace. It creates the welcoming and friendly atmosphere our customers want and demand. Fair Housing is the law and we must follow it to the letter, but as important, fairness is good business and will reflect in an apartment community’s bottom line. How do you define fair housing in one quick phrase? Try this: Treat People Right! "Rick Ellis, CAM, CPM, is one of multi housing's foremost consultants and educational speakers. He is founder and president of ELLIS Consulting Group, based in Irving, Texas. His company offers an array of services to the apartment industry including special problem consulting, contract leasing, market comparable studies, feasibility studies, and his unique "Marketing Observations & Recommendations" reports. You can contact Rick to learn more about his bottom-line oriented services by calling (972) 256-7500 or writing ELLIS Consulting Group, 6230 N. Beltline Road, Suite 318, Irving, TX 75063, or visit online at www.ellisconsulting. com.

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RENTAL HOUSING JOURNAL UTAH

Fourth in the Country...continued from front page In Salt Lake City, not only are new units being quickly absorbed, but they aren’ being built fast enough to keep occupancy rates from continuing to rise. According to a recent report, he five year inventory growth in the Salt Lake City metro area has been 10,553 units, or an increase of 14.1 in supply. Yet over the same five year period the vacancy rate, as reported by the EquiMark report, has fallen from 6.2% to 4.9%. Strong demand absorbed most of the supply of new apartments over the last five years in the metropolitan areas where developers built the largest numbers of new apartments, relative to the size of the local market. In nine out of these 10 metro areas, rent growth remained posi-

tive, though rent increases typically slowed in the peak years as new supply came online, according to MPF. “The deliveries have leased up at very healthy rates, reflecting that these tend to be spots realizing strong job growth,” says Willett. The apartment markets also benefited as young people finally began forming their own households—and renting their own apartments—after years of living with parents, staying at university or doubling up with roommates during the Recession and the long slow recovery. However, the nine markets with the most new construction can’t absorb so many new apartments forever. Rent growth is beginning to slow. “In almost all of these markets,

the 2014 rent growth number would be far below the four-year average,” says Willett. To avoid rising vacancies over the next five years, the construction of new apartments will have to fall back to a more normal level. “You can’t expect the market to continue to absorb so much,” says Willett. Salt Lake City may be different, however, according to Paul Smith, Executive Director of the Utah Apartment Association. “In 2015 job growth alone is expected to create demand for 8,000 rental units. That is in addition to the shift we are seeing in renting vs buying preference and the continuing flight of households that had been doubled up during the great recession to their own homes or

apartments.” Smith points out homeownership in Utah has fallen from 76% at its high to under 70% now and is projected to get as low as 65% because of shifts in preferences and difficulty of getting mortgage financing. “”There are just over one million housing units in Utah,” he says. “A shift from owning to renting of 1% is 10,000 units that need to be available for rent.” Salt Lake City has also seen the fourth highest growth rate in rent for class A units, at 5.1% per year. The report noted that while rent growth has been strong in all of these 10 markets that it may begin to slow as more units come online. Salt Lake City broker EquiMark estimates a 2-3% rent growth rate in 2015 in Utah.

Multifamily Gains in Metros New-construction apartment rents are growing in major cities. 2010-2014 5-Year Inventory Growth Completions Austin 36,046 20.2% RaleighDurham 18,479 15.6% Charlotte 16,940 14.3% Salt Lake City 10,553 14.1% San Antonio 19,101 12.6% Nashville Seattle Dallas Washington DC Charleston

10,228 30,313 42,943 45,752 3,543

9.7% 9.6% 9.2% 9.1% 9.1%

Under Construction 13,443 6,333 8,994 3,647 9,002

Overall Average Annual Rent Growth 4.4% 3.2% 3.6% 2.8% 2.7%

Class A Average annual Rental Growth 4.3% 4.8% 7.4% 5.1% 3.8%

8,558 16,352 25,672 17,776 1,702

4.4% 4.8% 3.3% 2.5% 3.4%

4.4% 5.2% 4.6% 2.0% 5.5%

Source MFR Reserch. Inc.

Digested from the Article “Latest Wave of New Apartments Show Good Absorption “ By Bendix Anderson, National Real Estate Investor

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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

Board Chair's Message:

The UAA Is All About YOU Cheri Goss, Board Chair, Utah Apartment Association

s President of the Apartment Association I have learned that the most important part of the UAA is you. You the member are the one who makes this organization work. You the member are the catalyst that makes the UAA great. In the past year we have switched from being a staff driven association

to being a volunteer driven association. What this means is that volunteers like you a bigger role than ever. Volunteers like you make decisions on the direction and the mission of the UAA. Volunteers like you are more involved than ever in doing the work of the association. As Theodore Roosevelt once said “Every man owes a part of his time to the business in which he is engaged. No man has the moral right to withhold support from an organization that is striving to improve conditions within his sphere.” I am so proud of the UAA board.

Each member this year has stepped up and become involved in meaningful ways. They lead committees. They organize events. They create resources. They teach classes. They market our events. They advocate on our issues. In 1945 UAA President John H. Henderson said “too many of our members are inclined to let the limited staff fight all of our battles. In a recent legislative matter the ladies committee reported to me that several members stated ‘why can’t the association do it?’ Who is the association? Certainly it is not our limited

paid staff. It is you and I and every one of us who owns property…You must help in every way you can to increase our membership to make our work more effective. This is your association and for it to continue its effective work for you- you, too, must make some contribution besides the mere paying of dues.” If you aren’t yet involved as a volunteer, please sign up by emailing taylor@uaahq.org. The UAA does really need you to be successful.

renewal conversions – triggered by decreased demand or by oversupply – could force operators to panic and slash new lease rents to backfill vacant units.

newal conversion higher in urban areas relative to suburbs? Conventional wisdom says yes, but the data says no. In fact, the suburbs renew renters slightly more often. This suggests that investors, who tend to favor urban assets, might be overstating the impact of single-family homes in suburban locations and understating the tendencies of transient urban renters to remain transient.

UTAH

Renewing Leases at High Levels ...continued from page 2 leasing season) and then again in December. These seasonal patterns may offer clues for operators to better price renewal leases – which has historically been a challenge simply because operators have traditionally had zero visibility into competitors’ renewal pricing trends. Can renewal conversion rates continue to climb? Our best guess is that they’ll soon level off and then gradually slide. Improving economies tend to eventually trigger increased mobility – more moving up, more mov-

ing closer to new jobs, more marriages, more babies. Any changes in lifestyle or life stage could lead to new housing choices … and thus, increased turnover. But that isn’t necessarily a bad thing. Some landlords are more willing to push rents higher on a new lease with a new renter than they are for a renewing lease with an existing renter. In that case, moderately lower renewal conversion rates could actually increase rent growth. Conversely, a significant drop-off in

Does higher renewal conversion translate to higher rent growth? Not really. Perhaps surprisingly, the correlation isn’t strong. Which metro areas tend to notch the highest renewal conversion rates? The leaders tends to be more mature metro areas. But those metros aren’t necessarily the top performers for rent growth. Is re-

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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

Director's Message:

Do Boom Times Now Mean a Crash is Around The Corner?

L. Paul Smith, CAE Executive Director, Utah Apartment Association

ver the last five years the Salt Lake City housing market has seen the fourth largest growth in new apartment units in the country. Currently there are almost 5,000 units under construction. That's in addition to the 10,000 units we've had over the past five years. It is certainly been a boom time. It's natural to worry that this boom will lead to a bust. There are several reasons why this is unlikely to happen any time soon. First, the new construction has mostly been meeting pent up demand. Even now after adding 10,000 new units, our market has less than 5% vacancy, which is considered full occupancy. During the great recession which started in 2007, the demand for housing was largely met by people doubling up.

You've probably seen this in your neighborhood. Basement apartments being rented or families moving in with families. At one time during the height of the great recession, there were 100,000 households in Utah doubled up. If thirty percent of those were renters, that's 30,000 households. Building 15,000 units is only half of that pent up demand. The second reason why we've probably not reached tipping point yet is the economy is doing well in Utah. We've added tens of thousands of jobs over the past few years and we continue to grow. According to the Equimark Report, Employment projections for 2015 show approximately 33,400 jobs will be added to the Utah economy. With the jobs created in Utah, there are an increasing number of households being established, and for every three households created, statistically one will rent. Statistically for every 1.4 jobs created there is a new demand for a housing unit, and one out of every three of those is a rental. Using this

formula, these new jobs will create demand for almost 4,200 new housing units, 8,000 of which would be rentals. So, even with 5,000 new units the demand will not be fully met. The third reason there's unlikely to be a bust soon is the changing choices of Utah households. At the height of the homeownership craze, 76% of Utahans owned a home. That's down already to less than 70%. Many experts suggest that because of the psychological damage inflicted upon society from the housing crisis, many people have changed their attitudes towards housing. Many young people want the flexibility of renting without the risk of owning. People who saw friends or family upside down or lose houses don't want that to happen to them so they choose to rent. It's projected that the homeownership rate will go down as low as 65% in Utah. With one million households, every one percent shift in homeownership to renting creates a demand for 10,000 rental housing units. This is another reason why a

crash is not likely right around the corner So not only is it a good time right now to be a landlord in Utah, but it's likely to be a good time for years to come. This is largely due to another reason a crash is unlikely anytime soon – Demographics. We have reached the millennial generation, which is the largest generation in American history, and they are currently in the target age for renting. So for the next 10 to 15 years renting is likely to become more popular than ever.

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RENTAL HOUSING JOURNAL UTAH

Ask The Attorney: The Help Line Dear Attorney, My tenant is in a wheelchair and sent me a doctor’s note stating that she needs a wheelchair ramp close to her front door for easier access. What does the fair housing act require me to do? The fair housing act may require you to make reasonable modifications in order to allow equal access to a disabled tenant. However, such a modification isn’t always automatic. If installing the ramp were to cause significant problems (i.e. requiring sprinklers and water lines to be moved), it may not be reasonable to install the ramp. If an acceptable wooden ramp can be constructed, work with the tenant to make it happen. However, perhaps it would be better to offer another unit to the tenant that provides the access they need without having to construct a ramp? Whenever such a request is made, it’s best to consider all options and discuss them with the tenant to

find a solution that both sides are happy with. The next question would be – Who must pay the costs for such a modification? Generally, if the tenant is making the request to modify the physical facilities to accommodate their disability, the tenant is responsible for the costs associated with the modification. These are great questions that are becoming more and more common. I’ll address this in more detail during next month’s featured article.

invoices, receipts, estimates). Once that has been compiled, we can file a Motion for Summary Judgment with the court. This motion will ask the court to enter a judgment amount against your prior tenants. If you do this correctly and the court agrees with you, you will obtain a judgment in the amount that is owed to you and you will then be allowed to enforce that judgment through wage garnishments, bank garnishments, tax garnishments, etc. Attorney David Todd

Dear Attorney, I received an eviction order and my tenants are out, but I don’t have a judgment. What can I do?

Dear Attorney, My tenant is completely ignoring our lease, damaging my property and refusing to pay rent. Can I turn off utilities? How can I get them out?

Typically, priority number one with an eviction case is to get the tenant out of the property. In many cases, the court deals with this issue first and leaves the issues of a judgment for a later time. If you have received an eviction order without a judgment and your tenant is now out of the property, you should compile a record of any documents supporting the amounts that they owe you (i.e.

It can be very frustrating to deal with a tenant that is ignoring your lease. Utah law allows only two ways to get a problem tenant out of your property. They must either (1) voluntarily vacate the property or (2) if they don’t voluntarily leave state law requires you to file an eviction with the court (See Utah Code Ann. §78B6-814). Whether they leave voluntari-

ly or you have to file an eviction, it is best to first serve an eviction notice outlining the reasons for the eviction. An eviction notice is required before you file an eviction, but it also gives the tenants an opportunity to leave voluntarily. If they don’t voluntarily comply with the eviction notice, you have done what is required in order to file an eviction. You should NOT turn off utilities, remove doors or windows, or similar actions to evict a tenant. Doing so can give your tenants an argument that you are improperly evicting them instead of using the proper court procedures. If they do not leave voluntarily, you must file an eviction. The Law offices of Jeremy M. Shorts, LLC www.utahevictionlaw.com 801-610-9879

UTAH

Rentler: Changing the Way... ...continued from front page Listing In 2011 KSL partnered with Rentler to create the largest database in Utah for finding a place to rent. The KSL Homes section is powered by Rentler, so whether you choose to list through KSL or Rentler.com, it gets seen by the same 172,000 unique local users. “Renting a home used to be so difficult,” said Eric Bright, Vice President of Marketplace Ecommerce at Deseret Digital Media. “You had to list the property, dig through applications, interview prospective tenants, run background checks, and chase down rent payments — KSL Classifieds partnered with Rentler to make it possible to do all of this in one place. We’ve increased the value to the top classifieds site in Utah by adding features for landlords to simply manage their property through Rentler.” Additionally, Rentler offers packages designed to get you more calls and messages by auto-refreshing your listings and providing analytics so you can see how much traffic you are receiving. "The Gold Package offered by KSL/Rentler is the most effective advertising we pay for and I would recommend this to every property management company,” said Daniel Robertson, from FRE Real Estate and Property Management. “The additional exposure from the automatic 8

refresh has significantly increased the number of leads we receive each month and helps us fill our vacancies faster." Screening Once the calls and messages start rolling in, finding the right person to rent your property is the next challenge...and choosing wrong can cost you. When he became a landlord in 2006, Bangerter rented one of his investment properties to people who seemed like the perfect tenants. “I looked them in the whites of their eyes and asked them, ‘You’re not going to screw me are you?’” said Bangerter. “The young couple said, ‘Of course not!’ It was great, they seemed like a perfect fit.” Bangerter printed out an old contract he found online and the couple moved in. Nine months later he dis-

covered they had recently filed for bankruptcy, had stopped paying rent, and the contract they had signed was pretty much useless. It ended up costing him $35,000 in lost rent and legal fees to get them evicted. To make sure that doesn't happen to anyone else trying to rent out their property, Rentler has created a Rentability Report that screens tenants using both a credit and background check. It allows you to get the full picture and pick the best tenant. Owning and renting a property shouldn’t be as complicated as it is. There’s always going to be a risk involved, but Rentler is here to give you the most powerful tools for getting the job done. For more information, call 888-222-1009 or visit www. rentler.com.

UTAH

RENTAL HOUSING JOURNAL UTAH

Energy Efficiency Upgrades Save Money By Jason Boone, Elite Energy Systems

ver the past several years many landlords have taken advantage of rebates offered by Questar and Rocky Mountain Power to have additional insulation installed in their rental buildings for low or no cost. Since tenants pay most utilities, some people wonder why go to the trouble. Below are several reasons: Competitive advantage. Many 1. modern renters are green friendly and telling them you have extra insulation and lower utility bills can be a big competitive advantage 2. Longevity of appliances. If your appliances like your furnace and water heater don’t have to work as hard, they will last longer and require less costly maintenance. 3. Sales value. When you sell building with higher ratings for insulation you may get more out of them. 4. Ease of process. Usually this process is very simple. The contractor you choose will perform all of the

Rental Housing Journal Utah • April 2015

work with ZERO out of pocket expense to the HOA, apartment complex, or the homeowners. Their representative will fill out and submit all of the necessary paperwork to receive the rebates and ensure that they are processed in a timely manner. The UAA recommends you take advantage of these programs by contacting one of the UAA contractors who performs these services. With the increasing insulation prices and the decreasing rebate amounts, this no cost program will probably not last much longer. Elite Energy Solutions is an authorized insulation contractor offering the Questar Gas “Thermwise”, and Rocky Mountain Power “Wattsmart” rebate programs. Elite Energy Solutions has improved the energy efficiency of thousands of homes in HOA’s, apartments, and single-family communities, by improving the insulation levels in attics and sealing ductwork in attics and crawlspaces. Elite Energy Solutions is a trusted contractor in the retrofit industry and fully guarantees it’s work as well as the rebates promised. We would love to help you improve the energy

efficiency of your properties. Please feel free to call with any questions and we will take care of the rest. Call 801-699-5004 or go to www.eliteenergysolutions.com

UTAH

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 FJ & Associates, PLLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-927-1337 Froerer, Hunter & Ahlstrom, PPLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-389-1533 Jeffs & Jeffs PC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-373-8848 Jeremy M Shorts Esq . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-610-9879 Law Offices of Kirk A Cullimore . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-571-6611 LeBaron & Jensen, P.C. /Fast-Track Evicti . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-773-9488 Merrill, Walter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-682-8037 Rinehart Fetzer Simonsen & Booth, PC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-328-0266 Richards, Kimble, & Winn, PC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-274-6800 Scalley & Reading . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-7870 Smith Knowles, P.C., Kenyon D. Dove . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-476-0303 Utah Eviction Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-6600

AUTOMATED GATES

Community Controls . . . . . . . . . . . . . . . . . . . . . . . . . . . . 972-4331 x2010

BANK SERVICES

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

BANKING

AFTER HOURS EMERGENCY

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

ALL NATURAL FERTILIZER

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

Alpine Cleaning & Restoration Specialists, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-563-3707 Oasis Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-231-4997

APARTMENT RENTAL GUIDES

Simply Apartments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-201-9004

APPLIANCE/ELECTRONICS

RC Willey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-622-7400

APPLIANCES

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

ASPHALT MAINTENANCE

Precision Asphalt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-991-0158

ASPHALT SERVICES

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

BACKGROUND CHECKS

BATHROOM RENOVATION

Bath Fitter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-748-4200

BATHTUB & TILE REFINISHING

Miracle Method . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-295-1101

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

CARPET CLEANING

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

CLEANING COMPANY

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

COLLECTION SERVICES

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

ENERGY CONSERVATION/SAVINGS

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

All Pro Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-874-7098 Charger Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-280-2420 Gipco Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-231-3320 Questar ThermWise . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-719-0753 Rocky Mountain Power Cool Keeper . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-298-2459

FENCING

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

FINANCIAL ADVISOR

Marcus & Millichap . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-736-2600 Utah Community Reinvestment Corp (UCRC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-833-0011 The Madison Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-785-8350

FIRE EXTINGUISHER

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

FIRE PROTECTION

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

FITNESS EQUIPTMENT

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

FLAGS, POLES, & BANNERS

CONCRETE

IVC US . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 253-906-4182

CONSTABLES

Davenport Foundation Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2302 Interwest Foundation Repair & Lifting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-492-3503

Advanced Concrete Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-725-7783 Wasatch Constables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-392-9400

CONSTRUCTION

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

DEBT RECOVERY

Link Debt Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-312-0990

DEFAULT INSURANCE

Leaseterm Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 378-206-2910

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

Duradek of Utah . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-9600

DECKS

CABLE TELEVISION

Orbit Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-466-9040

HANDYMAN

Casal's Handyman Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-707-6847

Colonial Flag . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-562-0123 Designs In Motion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-280-2281

A 3 Broadband . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-699-4199 Qwest Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-575-1098

GRAFFITI PROTECTION

Superior Coatings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-652-4378

ELECTRICAL

COMMUNICATIONS

Surface Tech . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-676-5275

BLINDS

DRAIN CLEANING

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

FLOORING

FOUNDATION REPAIR

FURNITURE RENTAL & SALES

CORT Furniture Rental . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-984-2678

GAS SERVICES

Questar Gas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-324-5159

GENERAL CONSTRUCTION

HEATING & AIR

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

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

Mountainland Supply Company . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-6050

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

Ace Property Maintenance L.L.C. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-4333 Aeroscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2383

GOLF CARS

LANDSCAPE MAINTENANCE

Fair Housing...continued from front page Energize your leasing presentation by remembering the problem that fair housing is supposed to solve; DISCRIMINATION and unfair treatment. Consider the term “fair housing”. In our industry we see and think housing. After all, we are in the multi-housing business. Instead of housing, focus on the meat of this concept: FAIR! Sure, we must always follow every detail of the law and protect ourselves and our owners from the possibility of a costly discrimination lawsuit. Do fully comply…but take it up a notch or more! Let’s fully express and embrace the SPIRIT of fair housing. Let’s be FAIR. I mean really buy in to doing whatever it takes to make every resident and future resident feel we will do whatever is in their best interest. Always. Period. Make Fair Housing a part of your FAIR leasing presentation. What does FAIR leasing look like? How does a rental prospect or resident know they are being treated FAIR? Here are some simple steps that come right out of your leasing manual! • GREETING – As a prospect enters the office, follow the “Five Ss ”. Stop what you are doing and give the visitor your full attention. Stand, Smile, and Shake this person’s hand with a cheerful Salutation In the first 10 seconds, make this prospect feel like they are the 10

most important person you have seen all day. • QUALIFY – Seat the prospect in the office and use a Guest Card to get the complete information on their rental needs and wants. The Guest Card will insure you ask the same questions and get the comprehensive qualifying information on every person. Your FEP (Friendly, Enthusiastic, and Professional) approach will make every prospect feel as though they have been treated fairly. • DEMONSTRATE – Provide the complete tour to every rental prospect. Be excited and animated as you show each prospect your beautiful community, breathtaking model, and perfectly prepared apartment home. You are showing from a HOT SHEET ensuring that all prospects that day get to have the same fair opportunity to lease the current ready apartment homes. • CLOSE – All rental prospects get the very same fervent and passionate invitation to complete an application and lease the apartment home RIGHT NOW! There will be no question that you unequivocally want and expect your prospect to leave their money… now. Does this Fair Housing article suddenly sound like tips for effective leasing? Exactly! And the point

is that to really practice the SPIRIT of Fair Housing in your leasing presentation you simply practice a relationship-oriented style of leasing. That is the very slant to leasing our industry has promoted for many years. With a basic understanding of the protected classes in your market, this positive approach to leasing will be fair, unbiased, and very welcomed by renters everywhere! Best of all, it will also result in a much more productive leasing effort. Fair Housing; it is first and foremost FAIR. And that approach to leasing works! Fair Housing might be the best thing that ever happened to leasing apartments. "Rick Ellis, CAM, CPM, is one of

multi housing's foremost consultants and educational speakers. He is founder and president of ELLIS Consulting Group, based in Irving, Texas. His company offers an array of services to the apartment industry including special problem consulting, contract leasing, market comparable studies, feasibility studies, and his unique "Marketing Observations & Recommendations" reports. You can contact Rick to learn more about his bottom-line oriented services by calling (972) 256-7500 or writing ELLIS Consulting Group, 6230 N. Beltline Road, Suite 318, Irving, TX 75063, or visit us online at www.ellisconsulting.com.

UTAH

View past editions at rentalhousingjournal.com scroll all the way down > click Utah Rental Housing Journal Utah • April 2015

RENTAL HOUSING JOURNAL UTAH 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 Loveland Landscape & Gardens, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-294-4300

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

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

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 Truly Nolen Pest Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-1503

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

PROPERTY MANAGEMENT SOFTWARE

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

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

PRINTING

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

PROPERTY MAINTENANCE

REAL ESTATE SERVICES

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

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

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

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Rental Housing Journal Utah • April 2015

SIGNS

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

SUB-METERING

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

TELEVISION

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

TRASH VALET & RECYCLING

Concierge Waste Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-971-0719 WSI Of Utah LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-713-1306

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

SHOPPING SERVICE

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

SIGNS

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

SMOKE FREE MULTI-UNIT HOUSING

RENTAL LISTINGS

Streamline Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-1197

SNOW REMOVAL

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

B5 Marketing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-794-0020

WHOLESALE SUPPLIERS

Wilmar Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 856-533-3150

WINDOWS

Advanced Window Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-866-8000

WINDOWS & DOORS

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

SOFTWARE

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RESTORATION COMPANIES

Belfor Property Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-936-1212 ServPro of Ogden . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-731-8300 ServPro of Utah County . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-785-5228 ServPro of West Jordan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-282-6366 Utah Disaster Kleenup . . . . . . . . . . . . . . . . . . . . . . . . 888-utah-udk ext 363

SCREENING

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

Coin • Card Rent • Lease

ZIP

PROPERTY MANAGER

RESIDENT SUPPORT

Family Support Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-955-9110

SALT

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

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

NAME CITY

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

RENT PAYMENTS

Dogfriendlyrental.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .801- 230-4724

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 © 2015 All rights reserved.

ADDRESS

RENTERS INSURANCE

Salt Lake Valley Health Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 385-468-3835 Utah Department Of Health . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-538-6754

SteadyPay Payment Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 270-706-6222

www.rentalhousingjournal.com

Publisher Will Johnson • will@propubinc.com

RENTAL WEBSITE

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

EXP.

CVV

HAINSWORTH LAUNDRY COMPANY

Life’s Good

Toll Free: (800) 526-0955 www.hainsworth.biz

RENTAL HOUSING JOURNAL UTAH

LOWER MAINTENANCE COSTS AND LESS TENANT TURNOVER. GO SMOKE-FREE. www.waytoquit.org/smoke-free-housing

Rental Housing Journal Utah • April 2015