Rental Housing Journal Utah December 2015 by Professional Publishing, Inc

Rental Housing Journal Utah

December 2015 - Vol. 7 Issue 12

2. President’s Message

UPCOMING EVENTS

3. Director’s Message

General Membership Meetings Ogden ..................................... Jan 26th 7PM Salt Lake ................................ Jan 28th 7PM

4. Ask the Attorney

www.uaageneralmembershipmeetings.com

EVENTS Good Landlord Class Salt Lake ..................................... Jan 16th 8:30AM Ogden .........................................Jan 22nd 8:30AM Salt Lake ....................................Jan 22nd 8:30AM www.GoodLandLordTraining.com Tribute Awards Salt Lake .................................................. Feb 12th www.uaaTributeAwards.com

www.rentalhousingjournal.com • Professional Publishing, Inc Official Publication of The Utah Apartment Association Utah’s Leading Advocate for the Rental Housing Industry – 888-244-0401 – WWW.UAAHQ.ORG

Venturi Restoration

Saving Carpets and Owner’s Money

Key Note Speaker for Annual Conference Announced SANDY, UTAH – The Utah Apartment Association has announced the 2016 Keynote Luncheon Speaker at the annual UAA Fair Housing Education Conference and Trade Show will be radio personality and author Amanda Dickson. For over 20 years, Amanda co-hosted Utah’s number one rated morning show, Utah’s Morning news on KSL News radio. Amanda Dickson is a renaissance woman who is at much at home at Chucky

enturi Restoration is a dy-

namic, national corporation with a people-centered philosophy providing services in the multifamily market that has been serving property owners and managers in Utah over 25 years.

“One of the things we are proudest of,” says Gary Andersen, Regional Property Consultant based out of the Utah office, “is that over the years we have received multiple awards from the Utah Apartment Association including “Supplier of the Year” and “Best Customer Service”. We think it is one thing to have a mission to serve and another to have been recognized for doing it.” Since the company, with offices coast to coast and in all major markets, began over 35 years ago,

Professional Publishing Inc., PO Box 6244 Beaverton, OR 97007

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continued on page 5

Cheese as she is in front of an audience of thousands or sequestered working on a book. She is beloved by her Utah radio audience for her openness and irresistible laugh, but there is a depth to her that comes not only from her legal training, but from her personal suffering, and that depth connects her to the readers of her newspaper columns and books. continued on page 6

Landlord Legal Cruise a Success

he 2015 Landlord legal cruise

was held November 29th – December 6th this year. 77 participants attended the event which provided landlord legal training and networking while on a cruise ship in the Eastern Caribbean.

“I thought the training and the whole event was so valuable,” Said DJ Bruhn with Utah Property Management Associates. “We really had a good time.” The Utah Apartment Association was the main sponsor and both property managers and realtors attended and earned continuing education credits for their real estate license. Classes includcontinued on page 4

Advertise in Rental Housing Journal Utah Circulated to over 6,000 apartment owners, on-site and maintenance personnel monthly.

Call 503-221-1260 for more information

Utah Apartment Association 448 E Winchester St Ste. 460 Salt Lake City, UT 84107 Ph: (801) 487-5619 Fax: (801) 484-8649 www.uaahq.org

President’s Message

Tribute Awards Honoring the Best in our Industry Cheri Goss, Board Chair, Utah Apartment Association

very year, the UAA Tribute Awards honor the best in our industry. In July we began soliciting nominations for 22 award categories. We invite you to nominate individuals, properties and companies

you think deserve to be honored. The process culminates in 550 people attending our Tribute Awards dinner which this year is February 12th 2016. Once individuals and properties are nominated, the judging process begins. In every category nominees will fill out a self-evaluation form explaining why they should win and citing specific reasons. Then all individuals are interviewed by volunteers chosen from our membership who don’t know the properties or individu-

als they are judging. Properties are shopped by secret shoppers who evaluate them on a pre-selected list of criteria. Some individual categories are also shopped (like leasing agents). The results of the self-evaluation forms, the interviews and the shops are then weighed equally, and added together. The top scores will become finalists, and the winning scores will be kept secret until the awards presentation on. Thousands of staff and volunteer hours will be involved, and the best in our industry will be honored. It’s

one of my favorite things we do as an association. Please join us in celebrating the nominees and winners. Our Awards dinner is February 12th at Little America. For more information go to www.uaatributeawards.com

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Rental Housing Journal Utah · December 2015

Utah Apartment Association 448 E Winchester St Ste. 460 Salt Lake City, UT 84107 Ph: (801) 487-5619 Fax: (801) 484-8649 www.uaahq.org

Director’s Message

Utah is a Great Place to be a Landlord

It was amazing to me to watch for an hour as each time this person would say something, how others in the class would politely try to set her straight and tell her how wrong each of those three allegations were. She ultimately got worked up and left, much to the t a good landlord class in delight of the class of responsible recently, a very upset land- and striving landlords who weren’t lord, who doesn’t like the buying her negativity or premise. I thought in light of the good sturequirement she have a business license, continually complained dents who experienced this with about how unfair the system is for me I would repeat their points. landlords. As you can imagine, the • Tenants only get away with other 80 or so people in that class what you let them. Utah has one strongly disagreed with her. Some of the fastest, cheapest, and least of her complaints were: complicated eviction processes in the country. If your tenants • Tenants can walk all over landare pushing you around, you lords and no one does anything aren’t enforcing your contracts. about it Don’t just use a good contract • No matter how diligently you (the UAA residential agreescreen tenants they end up bement) but also enforce it with ing bad and a problem the 3 day notices, if they violate • The rules and laws in Utah are and of the terms. ridiculous and slanted to tenants L. Paul Smith, CAE Executive Director, Utah Apartment Association

Publisher Will Johnson – will@propubinc.com

• Good tenant screening doesn’t were suggested by the UAA and the rental housing indusguarantee success. But it dratry in such a way as to not hurt matically increases the odds. landlords. In addition, Utah But doing background checks has some of the best collection/ by themselves isn’t the key – the METRO, ARIZONA eviction/landlord tenant/re- APT. key is understanding risk and VALLEY, having rental criteria that prostrictions on government laws in the country. tect and guide you (For more info attend the February GenFrom time to time you will eneral Membership Meetings on counter grumpy landlords whose this topic) first inclination is to complain and Feb,ofApr, Jun, Aug, Oct, Dec • Utah has some the best/fairbe a victim. As an educated indusest laws in the country. There try member, take the time to kindare significant protections for ly correct and educate them as to tenants BUT – most of those how good we really have it.

ON-SITE-NW SEA

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VALLEY, METRO, ARIZONA APT

Advertising Sales Will Johnson – will@propubinc.com Terry Hokenson – terry@propubinc.com Larry Surratt – larry@propubinc.com

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Salsbury Indu

Rental Housing Journal Colorado is a monthly publication published by Professional Publishing Inc., publishers of Real Estate Opportunities in Investing & Real Estate Investor Quarterly

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. To request a reprint or reprint rights contact Professional Publishing Inc. PO Box 6244 Beaverton, OR 97007. (503) 221-1260 - (800) 398-6751 © 2015 All rights reserved.

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Rental Housing Journal Utah · December 2015

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Rental Housing Journal Utah

Ask the Attorney Cold Weather & Evictions

By Jeremy Shorts, Utah Eviction Law

Dear Attorney

Q: My tenant hasn’t paid rent, but they’re saying I can’t evict them during winter because of the cold. What should I do?

A: Under Utah law, there are no statutory defenses or exceptions that would stop the eviction process based on cold weather. The same rules would apply to a tenant claiming they can’t be evicted because they have small children or work all the time. Once the landlord proves the case, Utah law states that an eviction order should be issued allowing the tenant three days to vacate the property. However, Utah law does grant the judge discretion to modify the move out

date based on the circumstances. If the tenant is able to show good cause, the judge MAY (but does not have to) extend the normal three days. We have also seen that discretion work against the tenant in certain circumstances. In one of our recent evictions, the tenant admitted they could finish moving out within an hour or two but refused to do so. When we explained the situation to the judge, the landlord

was granted an eviction order for midnight that same day (about 16 hours or so). It is important that the statute grant judges discretion to consider cases on a case by case basis. But Utah judges commonly use the standard three day eviction order described under Utah law. Jeremy M. Shorts, Attorney Law Oﬃces of Jeremy M. Shorts, LLC Utah Eviction Law

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Rental Housing Journal Utah

Landlord Legal Cruise a Success ...continued from page 1

Leverage Your “Internet Real Estate” with Property-Wide WiFi.

ed landlord tenant law training by attorney Kirk A. Cullimore. For many participants the 12 hours of training were a refresher while for others it was brand new stuff they hadn’t previously experienced. The next Landlord Legal Cruise will be held January 8-15, 2017 on the world’s largest cruise ship the Royal Caribbean Allure of the Seas. We invite you to join us. Be-

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Rental Housing Journal Utah · December 2015

Rental Housing Journal Utah

Keynote Speaker ...continued from page 1 “We are very excited to have Amanda Dickson keynoting our 2016 Conference,” says Trade Show Committee Chair, DJ Bruhn, with Utah Property Management Associates. “The apartment industry is a great profession for working women and Amanda is the embodiment of a passionate optimistic and achievement oriented woman. We are excited to hear her message to us.” The 2016 Utah Apartment Association Annual Fair Housing Education Conference & Trade Show will be held on April 27, 2016 at the South Towne Expo Center. Last year over 125 companies exhibited and 1,300 property management professionals attended. “We are already ahead of exhibitor sales over last year,” says Rilee Stone, UAA Events Coordinator, who projects more exhibitors and attendees than ever before. “This year is geared up to become the largest in UAA history. With more exhibitors, more education & more fun!” Registration is easy. You can register online at www.uaatradeshow. com or by calling the UAA office at 801-487-5619. Register before March 31st and receive $10 off admission to the show!

• Do you need to renew your good landlord certificate? We will be holding the Good Landlord Refresher Course at 9:00am (included with the price of admission) in room 200C. • Do you have a real estate or broker’s license? Do you need CE credit? This year the show has 6 different classes to give you the credits that you need. • Not sure what to do on your taxes? We’ve got that…. Leasing questions? We’ve got answers… Trouble motivating your employees? We’ve got that too, And many more. Refer to the schedule below for a complete list of our education sessions and topics.

2016 Fair Housing Education Conference and Trade Show Wednesday, April 27th, 2016 South Town Expo Center, 9475 State St. Sandy, Utah

Admission & Keynote Lunch $60

www.uaatradeshow.com

Admission only $35

Trade Show 8:00am – 5:00pm

There will be over 26 classes & education opportunities over the course of the day with sessions starting as early as 9:00am. Our Trade Show committee has handpicked these classes and seminars to present to you the hottest topics and strategies for succeeding in the rental housing industry!

Keynote Luncheon: Amanda Dickson 12:00pm – 1:15pm Tickets Required

9:30am Education Session 1

10:45am Education Session 2

Education 9:30am - 4:00pm

- Supreme Court Ruling on Disparate Impact and What it Means for You - Best Foot Forward: Curb Appeal Edition

- The Biggest Problem… Assistive Animal Request

- Social Media in the Rental Housing Industry

- Mold, Meth, and Other Property Contamination Issues

- Electrical

- Appliance Repair

- Green that Makes Cents

- 2016 New Laws in Property Management

- Tax Strategies for Property Mangers

- Follow Up Freakin’ Fantastic Follow Up

- Good Landlord Class CE Credit

2:15pm Education Session 3

4:00pm Education Session 4

- Supreme Court Ruling on Disparate Impact and What it Means for You

- The Biggest Problem… Assistive Animals Request

- Resident Retention: If you Love them… They will Stay

- Crafting the Ultimate Experience: The step by step guide

- Air Conditioning Mechanical Electrical

- Air Conditioning Mechanical Electrical`

- Floor Covering Newest and Best options/solutions

- Disaster Preparedness and Handling Disasters

- Intro to UPRO

- Tax Strategies for Property Managers

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Rental Housing Journal Utah · December 2015

Rental Housing Journal Utah

Venturi Restoration ...continued from page 1

Venturi has offered many services to property owners, from carpet cleaning to flood restoration. About 10 years ago, says Andersen, Venturi discovered that their process for cleaning carpets saved as many as 3 out of 5 carpets that apartment complexes would normally replace because of dirt and stains. The company estimates it has saved owners over $4 million dollars in carpet replacement. “Three years ago we introduced another unique service,” says Andersen, “called reverse dye that allows us save even more carpets by literally reversing the dying process that foods and other items inflict on carpet. It also works terrifically in removing those hated traffic patterns on polyester carpets.” “In late fall of 2010 – we decided it was time to step it up a notch – and transform our company into one that could provide almost any service that not only Apartment

Communities need – but private homes as well,” says Andersen. “As we were already providing some limited “construction services” with our Flood, Fire and Mold Remediation we felt that the best value that we could bring to the Multi Family community was to have a company that could provide an extensive list of services. This Vision of our Salt Lake City office has proven to be a huge success, with currently over 50 sub-contractors licensed and insured to our standards, helping us provide those services that the Multifamily Communities need – and to simplify their lives and save money!” “From Vent, Chimney & Rain Gutter Cleaning, Asphalt and Concrete services, Carpenters, Cabinets and Countertops, Electricians, Fencing, Flag Poles, HVAC, Painting, Plumbers, Playgrounds of all sizes, Sidings, Welders, Providers of: Tables, Benches, Ciga-

rette Urns, Dog Waste Stations, & MORE - YES we do them ALL”, he says.

commitment to developing the skills and growth of each team member. • Empowering all Venturi staff to be problem solvers, not merely capable technicians or support personnel.

The Venturi Commitment Our Vision will be achieved by:

• Rewarding and providing our top performers unlimited opportunity to grow and thrive in their career at Venturi Restoration.

• Listening to our customer’s needs before we act. • Respecting and treating every customer’s home and business like it is our own. • Striving to maintain a personable “Mom and Pop” service approach while expanding into a company able to serve from a national platform. It is our “secret sauce”.

Venturi Restoration is one of the UAA’s Premier Sponsors. To learn more about what they can do for you, go to www. venturirestoration.com or call them at 801-255-8100.

• Hiring the best and brightest in our field and paying competitive wages. • Ensuring that training is a priority with constant focus and

5 reasons to use rentegration 4. Management Database - Rentegration.com is an easy to use, database driven software. Most form fields are auto populated from the database. The modTenant Network Logo ules are all integrated and work together. For example, a customer can use the rentall black, reversed to white, or in PMS 280 Blue/PMS 7543 Gray spot or 4/color applications. roll function to identify all delinquencies, Please see below for specific use examples. 2. Rental and Lease Forms - Unlimited apply fees, and create eviction forms with • No other colors are acceptable for use for the logo. use of •aNofull line of state specific rental a few clicks altering of the logo is allowed. If you have a special circumstance that simple requires something notof the mouse. and lease forms. provided on the CD,All pleaseRentegration.com call NTN NaTioNaL HeadquarTerS 1.800.228.0989 for assistance. Logoscreated should not be put a busy background. forms •are byoverattorneys and/or 5. Value - Large property management companies that use Rentegration.com local rental housing associations. forWHITE only generation will save time BLACK (withforms 40% gray circle) 3. Simplified Accounting - Owners and money over other methods. Mid and managers can track income and ex- and small size property managers and pense for each unit, property and compa- independent rental owners can manage ny. Perfect for mid and small size property their entire business at a fraction of the managers and independent rental own- cost of other software and forms. ers, who neither have the need or budget for larger, more expensive software. 1. Access - Rentegration.com is a web based, multi-user software offering customers 24/7 access to forms generation, archives, property management dataColor Standards for National base, basic accounting, vendor ordering • Logos are provided on the CD in all three forms: and other services.

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TENANT(S): ____________________________________________________ DATE:________ IN ADDRESS: ____________________________________________________ UNIT: _________ LIVING AREAS CITY: _________________________________________ STATE: __________ ZIP: _________ DESCRIPTION OF PET(S)

Walls

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48-HOUR NOTICE OF ENTRY

Pursuant to RCW 59.18.150, this is your 48 hour notice that entering the dwelling your la landlord or their agents unit and ______________________ premises located at (Address) will be ______________________ ______________________ ____________ on between the hours of (Date) and . (Time) (Time) The entry will occur for the Light Fixtures Fireplace ______________________ following purpose: ______________________ Cleanliness Doors/Woodwork___________ ___________ ______________________ ______________________ _______________________ Locks ______________________ _ BEDROOM Blinds/Drapes

Rods

Floor

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www.rentegration.com 503-933-6437

3) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Vaccinations: Yes____ No____ License Number: ______________ Additional Security Deposit Required:$

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

Rental Housing Journal Utah · December 2015

BEDROOM 3

Out

1) The pet(s) shall be on a leash or otherwise under tenant’s control when it is outside the tenant’s dwelling unit. 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly. 3) Tenant(s) are responsible for the conduct of their pet(s) at all times. 4) Tenant(s) are liable for all damages caused by their pet(s). 5) Tenant(s) shall pay the additional security deposit listed above and/or their rental agreement as a condition to keeping the pet(s) listed above. 6) Tenant(s) shall not allow their pets to cause any sort of disturbance or injury to the BEDROOM other tenants, guests, landlord or any other persons lawfully on the premises. 1 7) Tenant(s) shall immediately report to landlord any typeWalls of damage or injury caused by their pet. Windows 8) This agreement is incorporated into and shall become part of the rental agreement exe -cuted between the parties. Failure by tenant to comply with any part of this agreement Blinds/Drapes shall constitute a material breach of the rental agreement. _____________________________ Landlord

Rods

______________________________ Floor Tenant ______________________________ Light Fixtures Tenant Doors/Woodwork

Ceilings

Electric Outlets

Walls

Windows

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Method of Service:

Personal Service:

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BEDROOM 2 Walls Windows Blinds/Drapes Rods

Light Fixtures Doors/Woodwork Locks Ceilings Electric Outlets

may be reproduced without written

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Light Fixtures if served by post

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and mail. m

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Electric Outlets

of this form may

Essential Services Plumbing

Electricity

Sink & Vanity

Toilet

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of this form may

be reproduced without

written permission.

sales@rentegration.com 02

Electric Outlets Light Fixtures

Essential Services Plumbing Heating Electricity Hot Water Smoke Detectors

Heating

Hot Water

BATH ROOM

Towel Bars

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AGREEMENT

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___ ______________________ ___________________ U UNIT: _________ ___________________ STATE: __________ ZIP: _________

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Rental Housing Journal Utah

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Rental Housing Journal Utah 路 December 2015