Utah RHJ February 2018

February 2018 - Vol. 10 Issue 02

Rental Housing Journal Utah CONTENTS

UPCOMING EVENTS

2. President’s Message – Exciting New Discounts Available to UAA Members

Good Landlord Class (www.GoodLandlordTraining.com) Friday, March 16th, 8:30 AM ..............................................Ogden Wednsday, April 25th, 8:30 AM .......................................Salt Lake (At the Trade Show) Tuesday, May 8th, 8:30 AM ...............................................Salt Lake (At the New UAA Office)

3. Director’s Message – What do you do if you think your tenant is smoking Marijuna?

UAA General Membership Meeting- Insurance Wednesday, March 28th, 7:00 PM...................................Vison Real Estate (495 N. University Ave., in Provo) Thursday, March 29th, 7:00 PM........................................UAA Offices (448 E Winchester, #460 in Murray)

4. Ask the Attorney – Claiming Attorney Fees During an Eviction 7. Tradeshow Education Schedule

Fair Housing Education Conference & Trade Show Wednesday, April 25th 8:00 AM to 5:00 PM................Mountain America Expo Center (9575 State Street in Sandy)

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

Don’t miss out on the early registration deals for the UAA Trade Show on April 25th!

T

he annual Utah Apartment Association Fair Housing Education Conference & Trade Show will be held on Wednesday, April 25th at the Mountain America Expo Center (9575 South State Street, Sandy).

This year’s event will be bigger than ever, with more vendors than ever before. Make sure to secure your tickets early!

Early Bird Discount You can sign up online for the trade show at uaahq.org/uaaeducation-conference-trade-show

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B

UAA Moving to New Offices

eginning the first part of April the UAA Offices will be located at 230 West Towne Ridge Parkway #175 in Sandy. The offices will be located on the first floor by the west entrance of the Salt Lake Board of Realtors Building, which is right on the east side of the freeway between the 9000 South and 10600 South freeway exits.

T

“This move is really a great opportunity for the association. We will be headquartered in a building with other groups in the housing industry, we will have much better parking and meeting facilities, and we will save a significant amount of our member’s money in cheaper rent for the offices” said Paul Smith, UAA Executive Director. “We were

continued on page 6

How the Tax Cuts and Jobs Act Impacts Landlords

he new tax law has some major changes in store for landlords. President Donald Trump signed the GOP tax bill into law on December 22, 2017. The big question for our industry has been how the new legislation impacts rental properties and investments in real estate. Virtually all landlords will save money.

New Pass-Through Tax Deduction For landlords, the most stunningly good provision of the TCJA is a new tax deduction for owners of pass-through businesses. This includes the vast majority of residential landlords who own their rental property as sole proprietors (who individually own their properties), limited liability companies (LLCs), and partnerships. With these entities, any profit earned from the rental activity is “passed through” to the owner or owners’ individual tax returns and they pay tax on it at their individual income tax rates.

Example: Alice, a single person, owns a duplex she rents out. In 2018, she earns a total profit of $20,000. Alice is a sole proprietor.

She reports her rental income and expenses on IRS Schedule E. She

adds her $20,000 rental profit to her other income and pays tax on it at her individual tax rates. In 2018, her top tax rate is 24%, so she pays $4,800 in income tax on her rental profit.

The TCJA creates a brand new tax deduction for individuals who earn income through pass-through entities (new IRC Sec. 199A). If your rental activity qualifies as a business for tax purposes, as most do, you may be eligible to deduct an amount equal to 20% of your net rental income. This is in addition to all your other rental-related deductions. If you qualify for this

deduction, you’ll effectively be taxed on only 80% of your rental income. Thus, the effective rate for taxpayers in the top 37% tax bracket is 29.5%.

This extremely complex deduction goes into effect in 2018 and is scheduled to end on January 1, 2026. All the ins and outs of the deduction have yet to be made clear by the IRS; however, it basically works as follows: Taxable Income Below $315,000 ($157,500 for Singles) You qualify for an income tax deduction equal to 20% of your ...continued on page 4

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

Exciting New Discounts Available to UAA Members

Jayme Buhlman UAA President Utah Apartment Association

T

he UAA is excited to announce a new partnership with MemberDeals that will provide amazing entertainment and travel discounts to UAA members.

MemberDeals is a leading member only Entertainment Benefits provider, offering exclusive discounts, special offers and access to preferred seating and tickets to top attractions, theme parks, shows, sporting events, movie tickets, hotels and much more.

MemberDeals is a unique benefit offered exclusively to associations and member groups.

MemberDeals saves their customers millions of dollars annually, while they enjoy amazing experiences and create lasting

memories. The UAA is excited to help save our members money and to add this membership benefit to the already impressive array of discounts and benefits that we offer.

As a market leader, the integrity of the program is based on providing special offers, products and services not available to the public. That is why they reached out to the UAA since by partnering with us they can offer their discounts to our members as an exclusive group.

MemberDeals is constantly adding new products and new offers in cities and destinations around the world and they won't be slowing down anytime soon. Be sure to visit often as new products and discounts are constantly being added!! yy Save up to 40% on Top Theme Parks Nationwide! yy Save up to 40% on Movie Tickets Nationwide!

yy Great Savings on Disney & Universal Studios Tickets!

To find out more (and to see what other discounts are availlibe to UAA members through the National Apartment Association or through discounts provided by other UAA members and sponsors) visit www.uaahq.org/ member-deals

yy Save up to 40% on Top Las Vegas & New York Broadway Show Tickets!

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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

What do you do if you think your tenant is smoking Marijuana? than to prevent further damage to your unit. If they are using heroin, cocaine or some other hard drug, then you have an issue with the tenant. However, marijuana has less impact on the unit and on the tenant than other hard drugs. So, what can you do?

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

Y

ou’re doing an inspection and you smell a strong and unique smell that you suspect is Marijuana. How should you react?

How do you know what Marijuana smells like?

One of the first questions you will be asked by a judge if you try to evict a tenant because you smelled them smoking marijuana is “how are you sure you know what it smells like?” There are very few good answers to that question! However, if you have a professional who has a good reason for knowing what is smells like (a police officer, for example) come to the property and then have them testify, that would be considered good evidence.

Some police departments are even willing to offer training to you on what it smells like so that you can be a credible witness in such a case.

How Marijuana is different?

Marijuana is different from other drugs. If you suspect your tenant is doing methamphetamine (or worse yet, cooking meth) in your unit, you need to get them out right away, if for other reason

Option 3- “Criminal Activity” Another group of landlords have established a zero tolerance policy for the use of illegal drugs on the property - including marijuana. These landlords, when they have verified and have proof of illegal drugs, will proceed to give the tenants either a “three day compliance” eviction notice or a “criminal nuisance” eviction notice to the tenants. The former will allow the tenants one last chance to quite using illegal drugs, and the latter gives them three days to move out before you begin eviction proceedings - leaving them no opportunity to fix the problem (while this is an option, it is important that you review your case and your evidence with an attorney before you attempt this kind of eviction to ensure that you will be successful).

Option 1- “Written Warning” There are landlords who view recreational marijuana use as a minor infraction of the lease. They don’t want the tenants to do it in the apartment, but they don’t want to kick the tenants out right away either. So they give the tenants a written warning telling them to stop smoking in the unit, then verbally explain to the tenants that they have to stop using marijuana on premises or you will be forced to evict them. Usually with a reasonable tenant that you have a good relationship with this is enough to persuade them to stop What about Medical Marijuana?

– or at least convince them to use Under Utah State law “Medical elsewhere.

Marijuana” is still not recognized.

Option 2- “Smoking is Prohibited” Some landlords would treat this as a more serious lease violation and would give the tenants a three day notice to come into compliance with the lease by not smoking anymore. If this scares the tenant straight and they quite, then great.

If they don’t, then you will need to gather evidence and then proceed to evict them. The nice thing about this is that you don’t have to prove specifically that they are smoking marijuana, just that they are smoking something.

UTAH'S LEADING ADVOCATE AND RECOURCE FOR OWNERS, REAL ESTATE PROFESSIONALS, DEVELOPERS, MANAGEMENT TEAMS, SUPPLIERS AND SERVICE PROVIDERS DEDICATED TO QUALITY RENTAL HOUSING. Rental Housing Journal Utah · February 2018

Furthermore, even if that law were to change and possession and use of marijuana were allowed when a doctor prescribes marijuana for a medical reason, under other state laws smoke still counts as a nuisance and is probably still prohibited by your lease. If they were to ingest the plant directly or use essential oil, then that is a different discussion - but smoking is smoking, regardless of the substance being smoked – even if it is a medical prescription. So, you could still use Option 1 or Option 2 listed above.

At the end of the day you have tremendous flexibility in how you respond to this issue. The most important thing, however, is that you be consistent in how you treat your tenants and that you make sure to base your decision on what is best for you, your business, your properties, you community, and all of your tenants.

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Rental Housing Journal Utah

Tax Cuts

Ask the Attorney Claiming Attorney Fees During an Eviction

By Jeremy Shorts Utah Eviction Law

I

f legal action is taken to enforce your lease or proceed with an eviction, most landlords want an assurance that they will be able to recover their attorney fees and court costs. Utah’s Supreme Court has consistently held that attorney fees may be awarded to the prevailing party based either : (1) a written contract, or (2) a state or federal statute. See Foote v. Clark, 962 P.2d 52, 54 (Utah 1998). Without a contract or statute allowing attorney fees, neither party can claim them.

Also, where a contract awards attorney fees, they “are allowed only in strict accordance with the terms of the contract.” Courts pay close attention to EXACTLY when the contract allows attorney fees.

Utah’s statutes are fairly limited in outlining the cases where attorney fees are allowed. For example, attorney fees are permitted when dealing with evictions, mechanic’s liens, wrongful liens, foreclosures, nuisance claims or if any claim or defense is brought in bad faith.

Instead of relying on a statute solely for attorney fees, it is best to simply include an attorney fees provision in your contracts. Doing so can protect you in the event that a statute concerning attorney fees is not applicable. For example, if you are required to evict your tenant, Utah’s statutes would permit you to

...continued from page 1

rental income if: yy You operate your rental business as a sole proprietor, LLC owner, partner in a partnership, or S corporation shareholder, and

yy Your total taxable income for the year from all sources after deductions is below $315,000 if you’re married filing jointly, or $157,500 if you’re single. claim attorney fees. However, if your Example: Assume that Alice from tenant moves but leaves a balance or damages the property, you no the above example had $100,000 in longer have a claim for eviction and taxable income in 2018. Since she cannot rely on the eviction statutes was a sole proprietor, she may take a pass-through income deduction to claim attorney fees.

It is simply best to always include of 20% x $20,000 rental income an attorney fees provision in any = $4,000. This saves her $960 in contract. Pursuant to Utah Code income tax.

This deduction is phased out Ann. §78B-8-811, attorney fees “shall” be awarded in an eviction. if your income exceeds the limits.

It In applying this statute, Utah courts $315,000/$157,500 have gone on to explain that based disappears entirely for marrieds on the eviction statute’s mandatory filing jointly whose income exceeds language, the judge is required to $415,000 and for singles whose award attorney fees to a landlord income exceeds $207,500. in a successful eviction. (See Red This is a personal deduction you Cliffs Corner, LLC v. J.J. Hunan, can take on your return whether Inc. 219 P.3d 619, 630 (Utah App. or not you itemize. However, it is 2009)). This statute gives landlords not an “above the line” deduction two separate grounds for an award that reduces your adjusted gross of attorney fees (lease and statute). income (AGI).

A landlord may try to draft a one Income Above $415,000 sided attorney fee provision, such ($207,500 for Singles) as “If tenant breaches this rental If your annual taxable income agreement the landlord shall be is over $415,000 if you’re married entitled to any attorney fees and/or court costs incurred in relation to filing jointly, or $207,500 if you’re single, you are still entitled to a tenant’s breach.”. pass-through deduction of up to The plain language of that 20% of your rental activity income. provision does not allow the tenant However, your deduction cannot to claim attorney fees. However, exceed: Utah law states that an attorney 50% of your applicable share of fees provision CANNOT be written the W-2 employee wages paid by in such a one sided manner (See Utah Code Ann. § 78B-5-826). your rental business, or 25% of your share of the W-2 The opportunity to claim attorney fees in Utah is not a one-way wages paid by your business, PLUS street. Including an attorney fees 2.5% of the original purchase provision keeps both sides honest in price of the depreciable long-term fulfilling the terms of the contract. property used in the production It also protects the non-breaching of income—for example, the real party in the event of problems with property you rent.

Since most residential landlords the lease. Without such a provision, have no employees, the 25% plus your attorney fees may become an out of pocket expense that you are 2.5% deduction will be of most benefit to them. unable to claim from the tenant.

Example: Assume that Alice from the above examples earned $250,000 in total taxable income during 2018. She has no employees in her rental business. Thus, her pass-through deduction is limited to 2.5% of the purchase price of the long-term property she uses in her rental activity. This consists of her duplex, which she purchased five years ago. Her depreciable basis in the duplex (purchase price minus value of the land) is $100,000. Her pass-through deduction is limited to 2.5% x $100,000 = $2,500.

The 2.5% deduction can be taken during the entire depreciation period for the property, which is 27.5 years for residential property.

However, it can be no shorter than 10 years.

Increased and Expanded Section 179 Expensing A provision of the tax code called Section 179 enables rental business owners to deduct in one year the cost of personal property used in a rental business, such as furniture and appliances. During 2017, the maximum amount that can be deducted under Section 179 is $500,000. Starting in 2018, the Section 179 maximum is increased to $1 million. The $1,000,000 amount is reduced (but not below zero) by the amount by which the cost of property placed in service during the year exceeds $2,500,000.

One significant limitation on Section 179 is that is has never been available for rental property owners to use to deduct the cost of personal property used in residential rental units. In a major victory for landlords, the TCJA eliminates this restriction starting in 2018.

100% Bonus Depreciation Through 2022 Currently, business owners may deduct in a single year up to 50% of the cost of personal property they purchase for their business.

The TCJA increases this amount continued on page 5

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Rental Housing Journal Utah · February 2018

Rental Housing Journal Utah

Tax Cuts

...continued from page 4

to 100% for property acquired and placed into service from September 27, 2017 through December 31, 2022. Moreover, 100% bonus depreciation would apply for the first time to both new and used property, instead of new property only. The bonus depreciation amount will be phased down in 2023 and later years as follows: yy 80% for property placed in service during 2023 yy 60% for property placed in service after during 2024 yy 40% for property placed in service during 2025 yy 20% for property placed in service during 2026 yy 0% for 2027 and later.

Bonus depreciation may not be used for real property, except for real property improvements such as landscaping or grading, and other components that have a depreciation period of 20 years or less. Thus, landlords may not use it to deduct the cost of their rental buildings or major building components. However, landlords can use bonus depreciation to fully deduct in one year the cost of personal property they use in their rental activity, such as appliances, laundry equipment, gardening equipment, and furniture. But landlords can often do this already under existing provisions in the tax law—for example, the de minimis safe harbor enables landlords to fully deduct in one year any personal property that costs $2,500 or less. Section 179 can also now be used.

Listed property must be used over 50% of the time for business to qualify for bonus depreciation.

Listed property includes cars, and entertainment property like televisions and cameras. Computers were classified as listed property as well, but the TCJA removes them from this classification starting in 2018. Thus, bonus depreciation may be used to deduct computers used less than 50% of the time for a rental business.

Landlords Will Not Be Required to Pay Self-Employment Taxes As you probably know, people who own their own businesses are required to pay Social Security and Medicare taxes on their net business income, as well as income taxes. These taxes are commonly referred to as self-employment taxes. One of the nice things about owning rental property is that rental income is ordinarily not subject to self-employment tax, only income tax. However, there is one exception for landlords who provide substantial personal services to their tenants and are effectively running a bed and breakfast business or hotel, not a normal rental operation.

The House version of the TCJA contained a provision that removed the rental income exemption from self-employment taxation.

However, as many tax experts expected, this was dropped from the final version of the bill. Thus, landlords who do not provide substantial personal services to their tenants remain exempt from having to pay Social Security and Medicare tax on their rental income.

No Deductions for Not-For-Profit Rental Activities The vast majority of rental activities qualify as businesses or investment activities. However, rentals that are not profitmotivated must be classified as not-for-profit activities, also called hobbies. Under prior law, expenses from a hobby could be deducted as a personal itemized deduction on IRS Schedule A to the extent the exceeded 2% of the taxpayers adjusted gross income. However, such deductible hobby expenses could not exceed hobby income.

The TCJA completely removes the personal deduction for hobby expenses. This means that while the income from a rental activity classified as a hobby must be reported and tax paid, no expenses may be deducted.

Except where otherwise noted, all of these provisions take effect on January 1, 2018, so they will not affect your 2017 taxes. Here are three ways that tax cut could impact the housing market in the coming years:

1. More profits means landlords are less likely to sell.

The bill makes it more profitable Lower Individual Tax Rates to own income-generating As mentioned above, almost all property like apartment rentals. residential landlords pay income Now, instead of paying the regular tax on their rental profits at their income tax rate (as much as 37%), individual tax rates. The TCJA a landlord could simply create reduces these individual rates. a limited-liability corporation Starting 2018, the individual tax for their rental and pay the rates are as follows: pass-through rate (20%). This Rate

Married Filing Jointly Individual Return

10%

$0 - $19,050

$0 - $9,525

12%

$19,050- $77,400

$9,525 - $38,700

22%

$77,400 - $165,000

$38,700 - $82,500

24%

$165,000 - $315,000

$82,500 - $157,500

32%

$315,000 - $400,000

$157,500 - $200,000

35%

$400,000 - $600,000

$200,000 - $500,000

37%

over $600,000

over $500,000

also means that landlords are incentivized to hold on to their properties longer. That’s a tough break for housing, which remains starved for inventory, especially in the starter-home segment, where investors have scooped up housing and turned it into rentals.

More competition in the rental market might have a silver lining for renters, but could lead to lower demand in the housing market if there’s less incentive to become a buyer.

2. Construction may lean toward apartments for investors, away from homes for buyers.

The one bright spot for homebuyers in 2017 was a substantial pick up in singlefamily construction. After the housing recession, builders were reluctant to construct new for-sale homes and focused on developing apartment buildings because they were a less risky and more lucrative.

Multifamily new construction has slowed significantly this year, as single-family building has finally started to regain its footing. The tax change may encourage builders to build apartments again since there could be more demand from investors looking for incomegenerating rental properties.

3. More office buildings means fewer homes.

Under the tax change, all commercial properties qualify for the lower pass-through rate— everything from hotels, to casinos to office buildings. Anything that is leased and produces income counts.

Premium apartment buildings owned by investors (such as corporations, REITs or pension funds) will not benefit because they don’t pass-through profits to personal income taxes. Smaller, cheaper and privately-owned office buildings located away from city centers may compete with housing development directly, as those locations are often where housing is built.

*These rates are scheduled to expire after 2025.

Text REALESTATE-ROI to 44222 to receive a digital copy of this year's

Real Estate Opportunities in Investing Finding Investing Success in Today's Housing Market

Rental Housing Journal Utah · February 2018

5

Rental Housing Journal Utah

UAA Moving

Trade Show

...continued from page 1

already hosting several meeting a year in the Salt Lake Board of Realtors Building, and this will make that even more convenient.”

Check your email for an

invitation to an open house that the UAA will be hosting for our members once we have got settled in.

See map to our new location:

...continued from page 1

by clicking the link for Attendee Registration. You can save $10 by entering the promo code TS18MEB while early bird tickets remain. But hurry up, they are running out fast.

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CHECK-IN/CHECK-OUT CONDI

TION REPORT

TENANT(S): __________________ ____________________________________ _________48-H ADDRESS: ___________________________ ___ OUR NOTICE OF ENT RY OR-RTG-24 _________ Oregon ____________UNIT: ______________ CITY: ___________________________ ________ STATE: ________TENA : _____________ ZIP: NT(S) _______________ _________ __________ ADDR Rating

Scale = (E)Excellent (VG) Very Good PET AGREEMENT

WA-RTG-40 Washing

ESS: __________ _______________ _______________ _______ DATE:_____ (G)Good (F)Fair CITY: (P)Poor _______________ ___ _______________ ____________ UNIT: _______________ _________ ___________ STATE In Out : __________ ZIP: In Out _________ BEDROOM

IN Out TENANT INFORMATION LIVING AREAS TENANT(S): ____________________________________________________ DATE:________ KITCHEN ADDRESS: ____________________________________________________ UNIT: _________ Walls Walls CITY: _________________________________________ STATE: __________ ZIP: _________

3

Walls

48-HOUR NOTICE OF ENTRY

Pursuant to RCW 59.18.150, this is your 48 hour notice that g the dwelling unit your landlord or their and premises located Refrigerator agents will be _______________ at (Address) Blinds/Drapes _______________ Rods _______________ 1) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ WA-RT Ice Trays G-20 _____ Washin _____ gton _____ Rods _____ Vaccinations: Yes____ No____ License Number: ______________ _____________ on Floor CHECK-IN/C Shelves/Drawer between the hours 2) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Floor HEC of (Date)K-OUT CONDIT and Vaccinations: Yes____ No____ Carpet/Vinyl/Wo License Number: ______________ od ION(Time) Disposal REPORT(Time) .

Light Fixtures 3) Type _______________ Breed _______________ ________ Light Fixtures Size ______ Age __ Weight ___ Color ____ Name DishwasherTENANT(S): __________ The entry will occur Vaccinations: Yes____ No____ License Number: ______________ for the following purpos Doors/Woodwo __________ __________ ADDRESS: _____ __________rk_____ Doors/Woodwork _______________e: __________ __________ Counter Tops Additional Security Deposit Required:$ _______________ _______________ _____ Locks __________ _____ ______ CITY: __________ ______________________________ __________ Locks ________UN _______________ _______________ __________ IT: __________ Cabinets __________ _____ ________ __________ AGREEMENT ____ Ceilings STATE: _____ _______________ Rating ___ ZIP: _____ Scale = (E)Excellent Ceilings ____________ __________________ Tenant(s) certify that the above pet(s) are the only pet(s) on the premises.

Tenant(s) Sink (VG) Very Good Electric Outlets (G)Go od (F)Fair (P)Poo understands that the additional pet(s) are not permitted unless the landlord gives ten Electrical Outlets IN r Out ant(s) written permission. Tenant(s) agree to keep the above-listedFloor pets in theLIVING premises In Landlord AREAS Out Garbage subject to the following terms and Cans conditions: KITCHEN In Windows Out Walls Phone BEDRO Windows

DESCRIPTION OF PET(S)Blinds/Drapes

Stove/Racks

TV Antenna/Cable

1) The pet(s) shall be on a leash or otherwise under tenant’s control when it is outside the Blinds/Drapes Window s tenant’s dwelling Fireplace unit.

Blinds/Drapes 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly.

Cleanliness 3) Tenant(s) are responsible for the conduct of their pet(s) at all times.

Rods 4) Tenant(s) are liable for all damages caused by their pet(s).

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Windows report to landlord any type of damage or injury 7) Tenant(s) shall immediately caused by Windows Doors/Woodwork their pet.

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for each • unit, property and company. Per- only forms generation will save time and Logos are provided on the CD in all three forms: all black, to white, or inproperty PMS 280 Blue/PMS 7543 Gray spot money or 4/color applications. fect for mid andreversed small size managover other methods. Mid and small Please see below for specific use examples. ers and independent rental owners, who size property managers and independent • No other colors are acceptable for use for the logo. neither have the need or budget for larger, rental owners can manage their entire busi• No altering of the logo is allowed. If you have a special circumstance that requires something not more expensive ness at aforfraction provided on software. the CD, please call NTN NA TIO NAL HEADQUAR TERS 1.800.228.0989 assistance. of the cost of other soft• Logos should not be put over a busy background. ware and forms.

4. Management Database - Rentegration.

BLACK com is an easy to use, database driven soft- WHITE (with 40% gray circle) from the database. The modules are all integrated and work together. For example, a customer can use the rent-roll function to identify all delinquencies, apply fees, and create eviction forms with a few simple clicks of the mouse.

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www.Rentegration.com

503-933-6437 Rental Housing Journal Utah · February 2018

Rental Housing Journal Utah

Tradeshow Education Schedule Opening Session |

9:00 AM

Kate Good

The Opening session of the 2018 Trade Show will feature nationally recognized Multi-Family expert Kate Good. Kate has been working in apartments her entire life, and has brought invaluable insight to developers, marketing directors and associations across the country.

This opening session is perfect for all team members, managers, and landlords—everybody will benefit from Kate’s high creative energy and in depth knowledge of the issues they face. You won’t want to miss it!

Air Conditioning Mechanical Electrical (9:00-12:00) - 3 Hours long

This 3 hour course is a good class for any HVAC technician. All skill levels are welcome. We discuss interfacing old and new equipment, service and maintenance guidelines, repair and replacement options, proper charging techniques as well as go over troubleshooting procedures. This is a fantastic opportunity to get hands on information from a nationally recognized expert on HVAC systems.

Education Session #1

|

10:15 AM

Property Management 101 (10:15-12:15)*2 CE Credits

The UAA has been offering this basic introductory class on how to manage rental property for decades now. This years class has updated content on new laws, new issues, and new resources, and is one of the most popular classes that the UAA has. The class will go over the basics of how to do tenant screening, the This class meets requirement of municipal good landlord programs. At the end of the class, participants will receive certificates for their cities.

Education Session #2

|

2:15 PM

Avoiding Fair Housing Complaints & Handling Assistance Animals *1 CE Credit

Come attend this class and learn how to avoid the most common mistakes landlords make, how to avoid them, and how to handle tenant who present potential problems. It’s a sad irony that unintentional fair housing violations usually cost much more than intentional cases of discrimination—so come make sure that you and your staff are educated and can avoid potential pitfalls.

The Price Is Always Right Kate Good

When the price is not right for your property, you know it – but do Current Issues in Fair Housing *1 CE Credit you know what to do about it? Find out at this entertaining mash-up Fair Housing can be a difficult maze to navigate, with expensive of game show and marketing gamesmanship . Once you determine the penalties for doing it wrong. Come learn about the most pressing Fair right price, you have to sell it. Join game show Kate as she presents a solid Housing issues that are impacting Utah Landlords and Managers, how strategy for maximizing your property’s income. you can protect yourself and your business from complaints, and what R-410A HVAC Maintenance Education Fair Housing issues are going to be appearing on the horizon.

(2:15-5:15) - 3 Hours long 50 Ways to Market, Connect and Create a Customer Newer air conditioning models are designed to be used with R-410A Kate Good for reliable and more efficient operation. Because R-410A can absorb and Kate is really EXCITED about this program. The secret to earning a new customer is to first attract a new customer. Today we know the laws of attraction are everything but what does it mean in marketing? In this program, we will look at the new needs of the recession driven customer and channels you can use to reach them. In this crowded market you need to learn how to stand out.

release more heat than older systems, an air conditioning compressor can run cooler, reducing the risk of compressor burnout due to overheating.

However, R-410A also functions at a higher pressure, creating other issues. This class will go over everything you need to know about these new systems, and is designed to be a benefit to people of all skill levels.

Collections *1 CE Credit

Getting a judge to give you a sheet of paper saying that the tenant owes you money is one thing, actually getting the money from your current or former tenants is quite another. Come learn more about how to navigate this process at this class.

Education Session #3

|

4:00 PM

Handling Section 8 Tenants / Section 8 Reimbursements *1 CE Credit Section 8 housing continues to be one of the more misunderstood topics landlords have to deal with. This class will help you understand section 8, how to apply for a state reimbursement, and other HUD Programs.

Evictions *1 CE Credit

How long does it take to evict in Utah? What new rule changes to I need to be aware of as a manager? What are the best ways to avoid eviction process? This class, which is taught by an attorney, will give you insights into how to navigate evictions quickly and effectively.

Is your Rent too high or too low? *1 CE Credit

The market for rental properties in Utah is changing rapidly. How do you know how much you should charge for rent? And how do you actually go about raising your rent if you are below market value? This class will go over these topics and more.

Salt Lake City Recycling Program

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Start by building your education.

An online CE platform with easy and convenient options that fit your

An ordinance requiring multifamily properties with 8 units or more to provide recycling to tenants went into effect on January first, affecting approximately 20,000 housing units in Salt Lake City. Come find out more about how this will impact you and how you can comply with the new rules without breaking the bank.

schedule. Enroll in your real estate continuing education courses today and save 20% with promo code RHJ20.

rhj.theceshop.com | 888.827.0777

Rental Housing Journal Utah · February 2018

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Rental Housing Journal Utah

LOWER MAINTENANCE COSTS AND LESS TENANT TURNOVER. GO SMOKE-FREE. www.tobaccofreeutah.org/muh-intro.html

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Rental Housing Journal Utah · February 2018