Rental Housing Journal Utah March 2016 by Professional Publishing, Inc

March 2016 - Vol. 8 Issue 3

Rental Housing Journal Utah

2. President’s Message 2016 UAA Fair Housing Conference & Tradeshow 3. Director’s Message – Resident Retention One of the Keys to Success

5. 2016 Fair Housing Conference & Tradeshow

UPCOMING EVENTS

EVENTS

Southtown Expo Center .................... Apr 27th

7. Ask the Attorney – Bug Beds

General Membership Meetings Salt Lake ................................ Apr 27th 7PM

Special Guest presenter Mark Kohler, CPA, Esq.

www.uaahq.org/uaa-education-conference-trade-show

www.uaaGeneralMembershipMeetings.com

UPRO Provo ........................................................ Mar 25th Salt Lake (Evening) .............................. Apr 14th Salt Lake (Morning) .............................. Apr 15th

TRADE SHOW

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

Join Us April 27th For the Annual Fair Housing Education Conference & Trade Show It’s time to sign up for the 2016 Fair Housing Education Conference And Tradeshow. www.UAATradeShow.com WHO: For everyone who works full or part-time in any capacity in residential property management WHAT: Over 25 education sessions and a trade show floor with 135 exhibitors WHEN: Wednesday April 27th, 2016 8 AM to 5 PM WHERE: South Towne Expo Center 9575 South State Street Sandy, UT WHY: New laws, new ideas, new technologies and services - this valuable conference happens only once a year. Join 1500 other professionals and take your knowledge and skill to the next level Admission Only $35 Admission & Lunch $60

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

PRSRT STD US Postage P A I D Sound Publishing Inc 98204

Visit www.UAATradeShow.com to register today!

Keynote Luncheon - 12:30 PM Ticket Required

Amanda Dickson has been speaking to groups of all sizes and makeups for twenty years. Like so many inspired endeavors, people began asking her to come almost by accident - come and share stories from her life. Come and cheer up their employees, help their teachers feel appreciated, help their volunteers recapture their spirit for volunteerism. And so she did. Now Amanda travels the country speaking to Amanda Dickson, Co-Host Utah’s groups on the joy of work, the ease #1 rated morning show Utah’s of embracing change, the power of friendships. Somewhere in the Morning news on KSL News Radio

laughter, the acceptance of failure and embarrassment, the hope that is born for greater things, Amanda’s audiences, even the skeptical ones, leave feeling better - about themselves - which is always her strongest desire. continued on page 5

Legislative Secession Very Successful For Rental Housing Industry

he 2016 Legislative Session was very productive for the rental housing industry. We are grateful to our many supporters who helped us navigate the many issues that came up from January through March as we met at the State Capitol with lawmakers to protect your interests. Here is a recap of some of the most important bills that were debated while the legislature was meeting.

HB 30 Good Landlord Amendments- Passed

Representative Gage Froerer spearheaded and passed legislation

that was delayed last year to adjust good landlord programs at the city level. Many groups have been involved, including cites, tenants groups, and the real estate industry. The legislation does the following: Prohibits cities from requiring landlord to turnover copies of credit reports or leases Prohibits cities from requiring documents be notarized Requires cites to send correspondence to property managers (in addition to the owners) Allows disproportionate fees to be passed on to the tenant

HB 189 Unlawful Detainer Amendments - Passed

This law is great for landlords because it clarifies we do not need to evict people who took possession of the rental property without any rights. This includes people who move in without our verbal or written approval like trespassers and even friends of a tenant who stay after the tenant moved out. We will still have the same procedures in almost all evictions, but in some cases where police departments wouldn’t help us (with continued 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

President’s Message

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

2016 UAA Fair Housing Conference & Tradeshow Keynote Speaker

Peter Harradine Board Chair Utah Apartment Association

he 2016 UAA Fair Housing Conference and Trade show on April 27th at the South Towne Expo Center will be one of the biggest and most exciting events we have ever had as an association. There are literally hundreds of reasons to come to the event – but in the interest of space I just want to list some of the most significant:

Amanda Dickson is the Cohost for Utah’s number one rated morning show, Utah’s Morning news on KSL News Radio. Amanda is a renaissance woman who is at much at home at Chucky 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. Amanda thinks of her life as a path, one she walks holding her husband’s and children’s’ hands, always learning, forever curious, eternally grateful for the souls she encounters along the way.

Education Classes

We have more than 20 different classes available this year, designed to fit the interests of everybody who is attending the Trade Show – from management and leasing staff to independent owners and maintenance personnel, there is something for everybody. And many of the classes come with Real Estate Continuing Education Credit! We are particularly excited to welcome nationally renowned speakers Barbara Savona and Mark Kohler who will be presenting some of our classes. Their energetic presentations and solutions-based training have helped landlords like you from coast to coast and we are lucky to have them join us.

Vendor Booths

This year’s Trade Show will feature more than a hundred vendors who have gathered together to showcase their products and services, and to provide you with the contacts and solutions you need to succeed as a landlord.

I hope to see you there! Register now! w w w.u a a t r a d e s h ow. c o m

WHAT ARE THE BENEFITS FOR A PARTICIPATING LANDLORD?  Steady Monthly Cash Flow. The rent subsidy or the Housing Assistance Payment (HAP) check is mailed directly to the landlord on or about the first of every month. Direct deposits are deposited on the 1st day of the month.

 Less Turnover, More Profit. Once Section 8 families find a good place to live, they tend to stay. This translates to lower vacancy rates, fewer operating costs and higher profits.

 Some programs at the Housing Authority offer supportive services to help ensure stability in landlord support.

 Elimination of Advertising Costs. Participating landlords  Screening is left to the landlord as you would for any can post available rentals online free at gosection8.com and in the Housing Authority’s main office lobby.

 Online landlord portal to view payment and inspection information.

 Free health and safety inspections conducted on every unit.

Call 801-284-4454 or Email chriscollier@hacsl.org

resident. Landlords are encouraged to develop their own tenant selection criteria. This can include: credit history, personal references, home visits , and previous rental history. Please remember, all screening must be done in accordance with Federal Fair Housing requirements and evenly applied to all potential residents.

HELP FAMILIES, INDIVIDUALS, VETERANS, THE ELDERLY AND PERSONS WITH DISABILITIES OBTAIN SUITABLE HOUSING TODAY

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 2

Rental Housing Journal Utah · March 2016

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

Resident Retention One of the Keys to Success you are likely to have less work and less cost. Some experts say each turnover costs an average of $3,000 in turnover expenses (things like cleaning, carpet replacement, marketing, etc) and vacancy cost (the time the place sits unrented times the daily rental amount). Turnover in Utah is as high as 80% - meaning the average tenant L. Paul Smith, CAE stays about 14 months. Over ten Executive Director years, that’s 8 turnovers. MultiUtah Apartment Association plied by $3,000 each that is $24,000 here is a universal truth in more expense than having one property management – tenant for that time. So what are the keys to retenturnover creates cost and tion? First, understand why tenwork. That’s not to say there aren’t costs and work at other times. But ants move. Only 30% have to, beit is true that when renters move cause they buy a home, move out of out, our efforts and money are state or get married. A full 70% of concentrated as we try to restore a renters that move from your rental revenue stream as soon as possible. will move to another similar rentSo seasoned landlords learn al within 20 miles. Of those who quickly an important lesson – if you moved to another rental when they can hang on to your tenants longer, really didn’t have to, they say they did so because they weren’t getting

what they wanted where the where. The landlord wasn’t A) responsive, B) reliable or C) respectful. So the good news is with better customer service, these renters say you would be able to keep them longer. Second, implement the following practices to encourage renters to stay longer: Sign long term leases, if possible, that only expire in times of year convenient for you. There is nothing worse than having a month to month tenant give you notice they are moving in a bad time, like winter. Give incentives for renewing a lease and don’t let tenants go month to month. month to month agreements give the tenants too much flexibility unless you are being compensated by a month to month fee. Try to offer improvements to the property you can tie to renewal like new windows, a new garage door, or something you

should do anyway, if they will stay. Even carpet and paint can be used to lock them into leases (especially if you have to do it anyway if they did move). Allow tenants to customize their rental. They will stay longer if you do. Maybe this is letting them have an accent wall the paint color of their choice, their own window coverings, or planting their plants in the yard. If people can customize they will feel more comfortable and stay longer. Whatever you do, recognize having one tenant, even a mediocre one, for a long time, could be much less work and ultimately make you more money in the long run, than having a new tenant every year. Work hard to keep them happy and use leases and incentives to lock them in to new long term leases. If you do you will be more successful.

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Rental Housing Journal Utah · March 2016

Rental Housing Journal Utah

L egislative Secession ...continued from page 1 trespassers) and told us we needed to do evictions, we no longer need to. Look for upcoming training on this new law.

Senate Bill 175 Fair Housing Option Amendments - Sent by the Sponsor to Interim Study Session

Thanks to the hundreds of UAA members who engaged with and communicated support of this bill to their Senators, SB 175, which would have removed mandatory Section 8 as a protected class, had enough votes to pass the Senate. The bill would have allowed landlords to choose whether to participate in an onerous government program. It would have allowed landlords to refuse to work with housing authorities that mistreat them. This bill would not have hurt low income tenants. We love the Section 8 tenants, it’s the housing authorities who are often hard to work with. The UAA agrees with 41 states that mandatory participation in a government program actually reduces, not increases, affordable housing opportunity, since landlords don’t want to work with Housing Authorities just find ways to not rent to any low income tenants. That hurts all renters in Utah. The bill sponsor, Senator Margaret Dayton from Orem, believed strongly that letting landlords choose to work with housing authorities would put pressure on the government to improve, and remove the incentive for landlords to raise their standards and prices too high for low income renters to qualify. Approximately 5 minutes before the vote, the Governor’s office, the Salt Lake City Mayor, Salt Lake County Mayor, Salt Lake Chamber and the Downtown Alliance made the UAA and the Realtors the following offer: If we would ask the sponsor to send the bill to interim study, allow all sides to work towards consensus on the issue for a year, they would:  Help find funds to commission a study on whether Utah’s current policy diminishes or increases affordable housing opportunity (we

look forward to having evidence of the damage Utah’s current policy does)  Salt Lake Mayor’s administration help reform the Salt Lake City housing Authority (the biggest problem agency)  Work together over 2016 to make affordable housing, including workforce housing a top priority, including pushing for funding a new program outside the clunky Section 8 program  Salt Lake City and Salt Lake County would get landlord representatives on the boards of their housing authorities and push all 20 housing authorities to put industry representation on their boards  All parties would get to work developing best practices criteria for housing authorities to prevent the abuse of landlords

We trust these organizations will act in good faith. Having industry members on the board can help reform the Housing Authorities from the inside. We also gained political capital by being reasonable and accommodating. It is normal for those of you who worked hard on this issue to feel disappointed, but sometimes in politics it’s better to take the long view. We think it will help us to take an additional year to educate stakeholders, build a coalition of support, and give people an opportunity to realize things will actually be better if we follow most states by letting freedom and market forces solve the problem. We have not given up, we made tremendous progress this year, and will work hard to move the cause further along next year. Thanks again to the hundreds of UAA members who wrote letters this year and contributed. We will be making a big push this year to reach our PAC goal of $100,000 and would like you to plan now on making a big contribution to help us continue this work.

Rental Housing Journal Utah · March 2016

Rental Housing Journal Utah

2016 Fair Housing Education Conference & Trade Show

On April 27, 2016 at the South Towne Expo Center the Utah Apartment Association will host its Annual Fair Housing Education Conference & Trade Show. 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!

Admission & Keynote Lunch $60 – Admission only $35 ($10 discount if registered by March 31st) Trade Show Floor Opens 8 Am – Education Sessions begin at 9:30

Education Session #1

9:30 AM

Current Issues in Fair Housing (1 CE Credit)

Panel

Fair Housing can be a difficult maze to navigate, with expensive penalties for doing it wrong. Learn about the most pressing Fair Housing issues that are impacting Utah Landlords and Managers. Best Foot Forward: Curb Appeal Edition

Barbara Savona

The good, the bad and the scary from examples nationwide. We’ll share simple solutions that will WOW your prospects. We’ve compiled the greatest curb appeal strategies from communities nationwide for you to draw inspiration. Social Media in the Rental Housing Industry

Ansley Sudderth

Ansley offers bite-sized pieces of information that audiences can implement into their respective marketing strategies. A self-proclaimed social media dabbler and plugged-in millennial, Ansley aims to inject her passion for social media plus ten years of experience into her training style. She believes social media has the power to be a multidimensional tool to engage, network, and build business! Air Conditioning Mechanical Electrical (Starts at 9:00 3 Hours)

HD Supply

This 3 hour course is a good starting place for any HVAC technician. All skill levels are welcome. We discuss interfacing old and new equipment, service guidelines, repair options and proper charging techniques. Trouble Shooting Appliances

David Bowyer

Green That Makes Cents

Panel

Tenants increasingly want environmentally friendly properties. By making some simple upgrades you can save yourself and your tenants money, as well as save the environment. Everybody wins! Tax Strategies for Property Managers (1 CE Credit) Mark Kohler, CPA, Esq.

By the end of this class you will understand the unique tax issues that face Realtors and Property Management Companies. This will help you understand the recent changes to the tax laws, and familiarize yourself with resources that can help.

Appliance issues are one of the top sources of maintenance calls. This Keynote Luncheon - 12:30 PM Ticket Required class will help you troubleshoot issues before you call a professional. Amanda Dickson, Co-Host Utah’s #1 rated morning show Utah’s MornLearn preventative and diagnostic tips that will save money and extend ing news on KSL News Radio appliance life. Amanda Dickson is a renaissance woman who is at much at home at 2016 New Laws in Property Management (1 CE Credit) Kirk Cullimore, Jr., Esq. Chucky Cheese as she is in front of an audience of thousands or sequesFrom mandatory Section 8, to new eviction rules, 2016 ushered in tered working on a book. She is beloved by her Utah radio audience for many changes in property management laws. Learn what’s new and her openness and irresistible laugh, but there is a depth to her that comes what’s next. not only from her legal training, but from her personal suffering, and Good Landlord Refresher Course (2 CE Credit) Jeremiah Maughan that depth connects her to the readers of her newspaper columns and This class on Property Management Basics meets the requirements of books. Amanda thinks of her life as a path, one she walks holding her municipal Goodland Lord programs. At the end of the class, participants husband’s and children’s’ hands, always learning, forever. will receive certificates they can turn into their city to receive a discount on their business licensing fees.

Education Session #3

Education Session #2

Current Issues in Fair Housing (1 CE Credit) Panel

10:45 AM

Reasonable Accommodations and Assistance Animals (1 CE Credit)

Panel

Complaints about assistive animals are the number one issue in Fair Housing. Learn the verification process to make sure legitimately disabled receive accommodations and eliminate fraud. Follow Up Freakin’ Fantastic Follow Up

Barbara Savona

To follow up or not to follow up? That is the question. A great follow-up can be the determining factor in whether your prospect signs the lease. This course gives you the tools you need to improve your follow-up. Mold, Meth, and Other Property Contamination Issues

Panel

2:15 PM

Barbara Savona

Don’t wait until you send a renewal letter to show your residents the love. By that time it’s too late. Remember: it’s what you do between the time they move in and the time their lease expires that counts. Latest Issues in Tenant Screening

Panel

Join us as we navigate the windy road of FCRA regulations regarding your tenant screenings. Learn what pitfalls to avoid and what regulations are a must know for your legal protection. Understand your responsibilities and become savvy in the sticky world of compliance law.

Nothing strikes fear into a landlords heart like hearing the phrase “your property is contaminated”. What should you do if you suspect your property might be contaminated? What are the costs involved? How can Air Conditioning Mechanical Electrical HD Supply you protect yourself from false positives? This class will help you through This 3 hour course is a good starting place for any HVAC technician. these issues. All skill levels are welcome. We discuss interfacing old and new equipment, service guidelines, repair options and proper charging techniques. Rental Housing Journal Utah · March 2016

continued on page 6 5

Rental Housing Journal Utah

Crafting the Ultimate Experience: The Step by Step Guide Barbara Savona

Attendees will walk away with: A clear understanding of timeless principles and current trends that affect buy-in and loyalty. “Soft amenities” and concierge-like services that ANY community can modify and offer to bring real value to their clientele. Lessons from the Hospitality Industry that can be replicated for Multifamily Housing. Actionable steps to fill the needs of our renters without breaking the budget Pest Control

Thorn Pest Solutions

Emergency Preparedness and Handling Disasters

Utah Disaster Kleenup

Spring means an increase in flowers, sunshine and bugs. When bugs and other pests make their way in to rental properties, it can cause concerns for both tenants and landlords. It’s a good idea to brush up on knowing how to handle a pest infestation this time of year, to enable you and your tenants to take action right away. Protecting your properties, your tenants and your businesses in the Carpet vs. Hard Flooring: The Great Debate Debate How do you decide between carpet, tile, laminate, and hardwood event of a disaster (a fire, an earthquake, or even a terrorist attack!) is a floors? What are the benefits and drawbacks of each type? And once responsibility that landlords cannot afford to overlook. This class will you’ve decided, what can you do to get the best value out of your floor give you some help with your emergency preparedness plans. coverings? Join a debate sure to be full of great ideas and information. Tax Strategies for Property Managers (1 CE Credit) Mark Kohler, CPA, Esq. By the end of this class you will understand the unique tax issues that face Realtors and Property Management Companies. This will help you Learn about the what limits Utah law has on City Inspections including when and what inspectors can come calling. City officials and prop- understand the recent changes to the tax laws. And familiarize yourself erty managers will discuss best practices to prepare for, navigate and pass with resources that can help. inspections with flying colors. Evictions Jeremy Shorts, Esq. City Inspections- Everything You Need to Know

Education Session #4

Panel

4:00 PM

Reasonable Accommodations and Assistance Animals (1 CE Credit)

Panel

Complaints about assistive animals are the number one issue in Fair Housing. Learn the verification process to make sure legitimately disabled receive accommodations and eliminate fraud.

How long does it take to evict in Utah? Most evictions are handled in weeks, but if they are not done correctly they can take months. This class will give you more insights into how to handle evictions quickly and effectively. Knowing When & How to Raise Rent

Panel

How do you know if you are charging too much for rent or charging too little? How do you really know what you are apartment is worth right now in this quickly changing market? Join a panel to learn about tools and strategies to boost our bottom line.

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Rental Housing Journal Utah · March 2016

Rental Housing Journal Utah

Ask the Attorney Bed Bugs Bed bugs have been virtually non-existent in the United States due primarily to eradication efforts that primarily relied upon highly effective and lethal insecticides, most notable of which was DDT. Although DDT was banned By Kirk Cullimore, Jr. in the United States in 1972, it Law Oﬃces of Kirk A. Cullimore hasn’t been until the late 1990’s that bed bugs began to reemerge ou have heard the horror throughout the country. stories. Fortunately, they have always been at some Portrait of a Bed Bug other apartment community. But Bed bugs are a wingless, flat, now, you have a resident in your broadly oval-shaped insect capaoffice. He’s telling you that over ble of reaching the size of an apthat past several days his daughter ple seed at full growth. They are has woken up in the mornings cry- typically distinguishable by their ing and itchy with bites on her arm reddish-brown color. However, and neck. He even has some pho- because they feed on the blood tos of his daughter to show you the of humans and warm-blooded bites. He says he thinks the bites animals (their sole food source), are from the dreaded “b” word – they assume a distinctly bright, bed bugs. Could it be? What are blood-red hue until digestion is bed bugs and how might you iden- complete. With a typical lifestify whether it is in fact bed bugs? pan of 6 to 12 months, they feed by painlessly penetrating the skin of their hosts. In fact, adult bed bugs have been known to survive

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on a single blood meal for up to a year. Female bed bugs typically lay 1-5 eggs per day, thus producing hundreds of offspring during their short lifespan. Bed bugs prefer the indoors and are most often discovered in high-traffic spaces frequented by humans, including apartment communities.

Signs to Help Identify Bed Bugs

direct contact with bed bugs. While bed bugs typically are active at night, they are often not successful in returning to their hiding places without leaving behind some visible sign of their presence. Bed bugs often leave traces of their presence through red to dark brown fecal markings, especially on or near beds. Evidence of blood stains generally appear when they have been squashed, usually by an unsuspecting host in their sleep. Also, because they shed, it’s common for bed bugs to leave behind skin casts in areas where they typically frequent. Sweet, musty and sometimes offensive odors are commonly reported to linger in areas severely infested with bed bugs. Checking the following items ON-SITE-NW and areas in and around units SEA can help you determine whether APT VALLEY, METRO, ARIZONA your property is Salsbury playing host to Indu bed bugs:

The following are several of the key characteristics and indicators inherent among bed bugs that will help you determine whether your community is playing host to them: As their name suggests, studies indicate that in nearly 60 percent of cases, bed bugs are found to take refuge in and/or near mattresses and box springs. In addition, they have been known to loiter in, around and between walls and carpeting, bed frames, base boards, dressers, upholstered furniture, Bedding window sills, wall hangings, wallpaper seams, crown moldings and Bed Frames Mattress even inside electronic devices, suchAug, Feb, Apr, Jun, Oct,Seams Dec as alarm clocks, televisions and Upholstered Furniture, especially under cushions and along seams smoke detectors. Bed bugs leave some persons Around, behind and under wood furniture, especially along with itchy welts strikingly similar areas where drawers slide to those caused by fleas and mosquitoes, thereby resulting in the Curtains and draperies origination of such markings often Along window and door frames being misdiagnosed. Because bed Ceiling and wall junctions bugs typically feed at night while Crown moldings their hosts are sleeping, this furBehind and around wall ther hampers a person’s ability to ON hangings and loose wallpaper attribute the origination of their VALLEY, METRO, ARIZONA APT Between carpeting and walls symptoms and discomfort to bed (carpet can be pulled away Salsbury Indu bugs. However, welts caused by from the wall and tack strip) bed bugs often times appear in Cracks and crevices in succession and on exposed areas of walls and floors the skin, such as the face, neck and Inside electronic devices, arms. Although welts are typical, as smoke and carbon Mar, May, Jul,such Sep, Nov, an individualJan, may not experience detectors 1010 East 62nd Street, monoxide Los Angeles, CA 90001-1598 any visible reactionPhone: resulting from 1-800-624-5269 • Fax: 1-800-624-5299 Octoberp

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Rental Housing Journal Utah · March 2016

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Rental Housing Journal Utah 路 March 2016