VALLEY
Professional Publishing, Inc www.RentalHousingJournal.com
Vol. 7 Issue 11
November
Get Social With The Landlord Times
EUGENE • SALEM • ALBANY • CORVALLIS
Monthly Circulation To More Than 5,000 Apartment Owners, Property Managers, On-Site & Maintenance Personnel Published in association with: METRO Multifamily Housing Association & Rental Owners Association
Property Management Field Coaching How To Do It and Why It Works? ©
By Ernest F. Oriente, The Coach {Article #211…since 1995}
Y
ou've hired a property management SuperStar and the classroom training for your new employee is finished. As their manager, is training really complete? Not a chance! Field coaching is the next step and the most important part of a well-rounded and worldclass property management training system. In this article you will learn the three steps for building a powerful field coaching program and once in place, this process will become a standard part of your training for every new hire at your property management company. Planning your coaching day: Begin by telling your new employee the exact day and time you will be working with them. Ask them to prepare a schedule of the activities planned for the day to include their appointments with future residents, resident customer care, and followup contacts with apartment shop-
pers from the previous day or week. Next, discuss how each new future resident will be serviced and have your employee take you through their "perfect" office presentation, a mock telephone call with a future resident and a property tour. Lastly,
have your new employee return to your leasing office and practice completing all the necessary paperwork required by your company for prospect follow-up. Tip From The Coach: Start your
coaching day by explaining to your new employee that you are there to assist them be more successful and your time together will be a positive and productive experience. Ask them to first watch your "perfect" office presentation, your telephone demonstration and a property tour. This will make them more comfortable working with you and they will aspire to model your world-class skills. Handling your coaching day: With practice now complete, you and your new employee are ready to serve the first future resident of the day. Ask your employee to introduce you so each future resident knows who you are, but this should be done with little fanfare and it is optional to share your job title. Allow your new employee to handle the entire meeting with each future resident, as the purpose of your coaching day is to observe them in action.
Keeping Your Tenants to Produce More Profits By Leonard Baron in Business from PropertyManager.com a Service of AppFolio
I
n the real estate game, when we are talking rental properties, one of the most important things that will help you earn more money is long term tenants. The longer the tenant stays, the lower the number of unit turnovers you will have. Turnovers cost money! So as owners, we should do everything possible to keep our tenants – and yes, occasionally there is a bad one we might unfortunately have to “fire” and let vacate! So, let’s talk about a few ways to help the cause! First, when a unit turns over, even if you have a new tenant whose lease starts the next day, it still costs lots of money. If you manage the rental Professional Publishing, Inc PO Box 6244 Beaverton, OR 97207
yourself, you have to advertise, take calls, show the property, write up a lease, get it signed, collect a security deposit, deposit it in the bank, etc. This all takes significant time and energy – and time is money! Alternatively, if you have an outside party do it, it’s usually one-half to one full month of rent you need to pay as a commission. In addition to the leasing process, you need to inspect the property before the prior tenant leaves, schedule the unit and carpets to be cleaned, have your handyman go in and paint, patch, repair, etc. and you must finalize the old tenant’s lease and security deposit. Then you’ve
Current Resident or
PRSRT STD US Postage PAID Portland, OR Permit #5460
got to do a move in with the new tenant, document the condition, exchange repair requests from them, coordinate utilities changeovers, etc. What a pain! All in all, you’re probably going to spend several days of your time handling all these issues, probably a whole week of time or more once all is said and done. Wouldn’t it have been easier to just keep your existing tenant in place? Most apartment building surveys find that the main reason people leave their existing rentals is because of poor management. So that’s not being attentive to their issues, not fixing stuff that breaks, blaming the tenant for broken items, etc. So tenants get frustrated and find a better place to live. Therefore, to keep your tenants as long as possible, which also reduces your hassle factor on rentals, you need to treat your residents with respect. And, keep your properties Continued on page 4
The ABCs of Property Management: 26 Ideas for Running Your Business A landlord attorney on speed dial is a great idea. Be the landlord that you would want. Collect large security deposits, in guaranteed funds, PRIOR to handing over keys. Determine rents by researching comparable properties in the same area. Emotions should play a very small role in the management of your properties. Familiarize yourself with the terms of the rental agreement and addendums. Guaranteed funds are the most ideal funds. Hire only licensed and bonded contractors to do the repairs at your properties. Issue termination and warning notices timely and correctly. Join a landlord association. Keep up with the frequent law changes. Label your income and expense accounts to optimize potential returns at tax time. Maintain your rentals as if they are your primary residence. Continued on page 5 Page 2
President's Letter Page 4
Important News for Landlords/Tennants
Multifamily NW President • Paul Hoevet Past President • Jeff Denson Vice President • Pam McKenna Secretary • Kirsten Bailey Treasurer • Chris Hermanski
Paul Hoevet
16083 SW Upper Boones Ferry Road, Suite 105, Tigard, OR 97224 503-213-1281, 503-213-1288 Fax www.multifamilynw.org
President’s Letter
Multifamily NW President
H
ello Everyone. Are your budgets close to being done? I can’t believe that it is November already. I hope you are all getting ready for the Holidays, as they are right around the corner. I swear that it was January just last week. In fact, it feels as if it was not long ago when I first walked into, what was at the time the office of MMHA, and asked if I could participate on a committee. The Executive Director, Deborah Imse, steered me towards the Maintenance Fair Committee and thus my commitment of volunteering at the associa-
tion began. That was ten years ago. In what seems as a very brief time between then and now, I have watched our Association grow by leaps and bounds. I have witnessed the Association move twice to larger offices. I have seen the Association expand its reach and influence to other markets outside of Portland by creating Regional Councils. I have watched us increase our involvement with advocating at both the local and state levels. Multifamily NW’s membership has grown. The staff has grown. Our events are bigger, better and more comprehensive
than ever, and the demands on the Executive Director has grown as well. Due to the tremendous growth that Multifamily NW has both experienced and is expecting, we needed to look at restructuring the staff so that the association can continue to offer the highest quality product to its membership. After much consideration, Multifamily NW has decided to add the position of Director of Operations to its team. By filling this position, the Association will allow our Executive Director, Deborah Imse, to spend less time managing the day to day operations at
Multifamily NW and more time on activities that directly impact the multifamily industry. Multifamily NW is excited about this change and addition to the team. We expect to have the position filled by mid-November and look forward to the efficiencies that a new Director of Operations will bring us. So when you see a new face in the Multifamily NW offices, take a moment to say hello and introduce yourself.
D&Z – What Were You Thinking Moments ON-SITE-NW SEATTLE
Suzy Manager - Dana, Fall is here does not occur this year? and Winter is on the horizon, which Dana - Suzy Manager, you definite- 1. Financials - Your expense cateVALLEY, METRO, ARIZONA APT. NEWS means freezing temperatures. Last ly don't want to hear from your port- gories will alert you to a possible winter I received a call from my folio manager or owner again this water leak or additional issues that portfolio manager that something year wondering "What Were You maybe happening on your property. It is imperative that you closely was serious wrong with my expens- Thinking?" Frozen pipes or water leaks hap- review your Income & Expenses es over a two month period. It turns out that I had a frozen pipe that pen, it comes down to if you notice often. Sometimes you cannot see a resulted in a water leak. This was not or not. As a manager these are the water leak, but your financials will Feb, Apr, Jun, Aug, Oct, Dec something that I had paid attention things that you will want to pay show you. When it comes to your financials, look at each expense line to, what do you suggest so that this attention to.
Salsbury Industries
item and look for any number that looks high or out of place. Then, research that number to determine why it is high or low. Don't just assume what it may be. 2. Staff - I always talk about how important it is to work with your maintenance team to understand the liabilities of your property. The office team should meet with mainContinued on page 5
Landlady Katie ontinued from front page Neighbors can play an important role in the management of your property. Operate as a lawful business. Be professional and ethical in your practices. Post the emergency locations of water shutoff, etc. for the residents, JUST-INCASE.
1010 East 62nd Street, Los Angeles, CA 90001-1598 Phone: 1-800-624-5269 • Fax: 1-800-624-5299
1/8 Page 4 7/8” x 3 5/8” On-Site4
2
bw
Quickly respond to maintenance requests. Rent is rent; not security deposit, late fees, or some combination thereof. Screen. Screen. Screen. Tenants are our clients too. Use state-specific forms, agreements, and addendums. Verify ALL of the
information on the rental applications that you process. When turnover happens, devote to the process the time that it deserves. Xtra attention spent on Fair Housing laws can potentially save you thousands. Yearly inspection of the property is an easy way to look after your investment. Zap your headache and hire a property manager if the above is too daunting.
Katie Poole – Hussa is a Licensed Property Manager, Continuing Education Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at Katie@SmartPM.co.
The LandlordTimes - Valley • November 2013
VALLEY Field Coaching ontinued from front page If necessary, tell your new employee that you will be happy to help them during any leasing/sales presentations, but only if they turn to you and ask you for specific feedback. Otherwise, it is your role to observe them while making detailed notes to be reviewed together after the presentation is compete and each future resident has left your leasing office. Tip From The Coach: Powerful field coaching is like learning to ride your first bicycle. At first you were scared, then you rode your bicycle with training wheels, then the training wheels came off and you zigzagged and wobbled around and finally you could ride your bicycle, all by yourself. Your new employee is experiencing the same emotions and just needs your kindness and support while they are learning the skills you expect. Great coaching means, "listening" three times as much as you speak. And if coached properly, your new employee will be "riding" their new bicycle, having great fun and generating profitable results! Recapping your coaching day: After each future resident leaves your leasing office, spend the next 10-15 minutes recapping each presentation. Ask your new employee to describe for you exactly what went perfect and compliment them on their progress. Then, ask them to tell you exactly what they would improve when the next future resident arrives. Help them find ways to improve each presentation and watch to see their progress as your day with them continues. At the end of the day, ask your employee to watch you give one more perfect presentation, another telephone demonstration, a property tour and ask for their critique. This will serve as a powerful model for them to remember, long after this day is complete. Tip From The Coach: After you invest time field coaching a new employee, take 15-20 minutes the very next day to draft a letter thanking them for your time together. In the letter, praise them for the progress they made and recap the areas you would like them to develop and/or improve. Place this letter in your employee's file and make a note in your appointment book to review it again in 30 and 60 days. Remember quick follow-up and reinforcement for every new employee during the first 60 days is the key to their success with your property management company. Want to hear more about this important topic or ask some additional questions about field coaching? Send an E-mail to ernest@powerhour.com and The Coach will E-mail back to you a free invitation to be a participant on a PowerHour conference call.
Author's note: Ernest F. Oriente, a business coach since 1995 [31,120 hours], a property management industry professional since 1988--the author of SmartMatch Alliances--and the founder of PowerHour...[ www.powerhour.com and www.powerhourseo.com www. powerhourleadershipacademy.com and www.powerhoursalesacademy.com and www.pirmg.com ], has a passion for coaching his clients on executive leadership, hiring and motivating property management SuperStars, traditional and Internet SEO/SEM marketing, competitive sales strategies, and high leverage alliances for property management teams and their leaders. He provides private and group coaching for property management companies around North America, executive recruiting, investment banking, national utility bill auditing [ www.powerhour.com/propertymanagement/utilitybillaudit.html ] national real estate and apartment building insurance [ www.powerhour. com/propertymanagement/insurance. html ], SEO/SEM web strategies, national WiFi solutions [ www.powerhour.com/propertymanagement/nationalwifi.html ], powerful tools for hiring property management SuperStars and building dynamic teams, employee policy manuals [ http://www.powerhour. com/propertymanagement/employeepolicymanuals.html ] and social media strategic solutions [ http://www.powerhour.com/propertymanagement/socialmedialeadership.html ]. Ernest worked
for Motorola, Primedia and is certified in the Xerox sales methodologies. Recent interviews and articles have appeared more than 7000 times in business and trade publications and in a wide variety of leading magazines and newspapers, including Smart Money, Inc., Business 2.0, The New York Times, Fast Company, The LA Times, Fortune, Business Week, Self Employed America and The Financial Times. Since 1995, Ernest has written 200+ articles for the property management industry and created 350+ property management forms, business and marketing checklists, sales letters and presentation tools. To subscribe to his free property management newsletter go to: www.powerhour.com. PowerHourÂŽ is
based in Olympic-town Park City, Utah, at 435-615-8486, by E-mail ernest@powerhour.com or visit their website: www.powerhour.com
CREDITS Time: 7:30am to 9:00am Date: November 21, 2013 Location: Hilton Garden Inn 3528 Gateway St, Springfield, OR 97477 Cost: Member $30.00 Member $275.00 Table of 10
Multifamily NW Fall 2013 APARTMENT REPORT BREAKFAST IN EUGENE
We are very proud to debut our Apartment Report Breakfast in Eugene with a distinguished panel of speakers to review the results from the latest Apartment Survey and share their valuable insights concerning Southern Willamette Valley markets. Thank you for your survey participation, your cooperation makes this the most comprehensive study in the area. Please note the registration begins at 7:00am and the breakfast promptly at 7:30am. Registration is required — seating is limited. Registrations within 5 days of the event are subject to availability and an additional $10.00 charge.
Non-member $40.00
Fall 2013 Apartment Report Panel
Non-member $375.00 Table of 10 16083 SW Upper Boones Fy. Rd. Suite 105 Tigard, OR 97224 Phone: 503-213-1281 Toll Free: 800-632-3007 Fax: 503-213-1288 info@multifamilynw.org www.multifamilynw.org Registration fees are nonrefundable. A 50% refund may be granted if a written request is submitted no later than one week before the course begins; rules apply. If the class is near capacity, a refund may not be allowed; however, a reschedule date may be requested. Classes rescheduled by the attendee are not refundable.
Mr. Bernard Gehret, Principal Broker, Joseph Bernard Investment Real Estate, a commercial multi-family real estate broker who specializes in assisting individuals and families generate massive wealth through real estate investing Mr. Brian Rooney, Regional Economist with the State of Oregon, specializing in Southern Willamette Valley Mr. Bob Nelson, CCIM, Packwood Real Estate Investments, known as the 1031 Guru with 42 years of investment real estate experience Mr. Tim Duy, University of Oregon Economist & Senior Director of Oregon Economic Forum and is currently a member of the Oregon Governor's Council of Economic Advisors and the State Debt Policy Advisory Commission Emcee: Mr. Ken Brown, Residential Project Coordinator, Rexius Forest By-Products
How did you hear about this event?: (Choose one) Member Referral
Multifamily NW Event
3
Multifamily NW Other: Website
Rental Owners Association President • Jim Straub Vice President • Michael Steffen Secretary • Scott Smith Treasurer • Pat Costello
205 W. 10th Avenue, Eugene OR 97401 (541) 485-7368 (541) 284-4052 info@ laneroa.com
Board Members: Christy Albin, Mitch Allen, Dennis Casady, Dennis Chappa, Robei Ellis, Devin Gates, Eric Hall, John Morrison, Tia Politi
A Message from Your President…
I
t’s hard to believe that 2013 is quickly drawing to a close. We’re proud of all we have accomplished together this year and want you to know how much we value your membership. We will be holding our last general meeting of 2013 on Thursday, November 21st at the Hilton Garden Inn, in Springfield. Landlord tenant law is changing soon. How will it affect you and your rentals? Don’t miss your chance to hear two speakers who negotiated both sides of the new laws explain what it all means: John VanLandingham, Staff Attorney with Legal Aid and Advocacy Center, and me, Jim Straub, ORHA Legislative Director. At this meeting, John and I will explain what all these new law changes mean to you. We will also be inviting all ORHA Members throughout the state of
By Jim Straub, President
Oregon to attend, so you may want to arrive early to get a good seat. Our Affiliate Spotlight speaker of the evening will be Dave Willis of State Farm Insurance. And a couple quick notes about the night. Although dinner will begin at 6:00 pm as usual, we will begin our presentation a half hour early, at 6:30 pm, in order to have ample time for questions and answers. And don’t forget – November 21st is the third, not the fourth, Thursday of the month (in honor of Thanksgiving, which is the fourth Thursday). I hope everyone can join us for this important event. Additional ORHA News updates begin on page 18. This month’s legislative update covers the Housing Choice Act of 2013, otherwise known as the “Section 8 Bill.” What does this new law say about you and Section 8 tenants? Will your position
on the Section 8 program change after the law goes into effect in July, 2014? Don’t miss this important article. You will also find a Legislative Planning Session Worksheet in your ROA Bulletin. I encourage you to voice your opinion. Please fill it out and return it to: Rental Owners Association, PO Box 51318, Eugene, OR 97405. Please plan ahead now for our holiday and office shut-down dates at the end of the year (see page 36 in the bulletin). If you need forms when the office is closed, please remember that you may access and print them from our state organization’s website at www.oregonrentalhousing. com (see page 34 for instructions). Those of you who attended our September general meeting had the wonderful opportunity to listen to James Letsinger of Titanium Legal
Services. A big thank you to James, who shared many helpful tips on how to go about collecting money owed to them. Thank you also to our Affiliate Spotlight Speaker, Bryan Hamburger of Forrest Paint, and for his Forrest Paint Bucket filled with painting supplies. It was a fantastic raffle item! Please note that we’ll have two workshops in November (see page 5 in the bulletin). Please call the ROA office at 541-485-7368 to pre-register for all workshops. We’ll see you on November 21st for our next general meeting!
those rental checks arriving on time. Good luck.
Ownership, Investment and Due Diligence 101” textbook teaches real estate buyers how to make smart and safe purchase decisions. He is a San Diego State University Lecturer, blogs at Zillow.com, and loves kicking the tires of a good piece of dirt! More at ProfessorBaron.com.
Keeping Tenants ontinued from front page updated and in good shape, repair items when they break and don’t point the finger at your tenants, handle issues professionally, and don’t let them even consider leaving! To further your devotion and appreciation of them, you might also consider minimal, if any, rent increases
4
for great tenants who are responsible, take care of your property, and work with you if there are issues. The longer your tenant stays, the more money you earn, there couldn’t be any more simple math than that! The better you are as a landlord, the longer residents will stay and keep
Leonard Baron is America’s Real Estate Professor – his unbiased, neutral and inexpensive “Real Estate
The LandlordTimes - Valley • October 2013
VALLEY D&Z ...continued from page 2
tenance to review potential liabilities and what to do in emergency situations, such as a water leak. For example, where are the water shut off valves and how do they work? Staff should know what to look for on their property walks and tours to ascertain if something needs attention. Zach, on the maintenance side of things, what do you train your maintenance team on for looking for and determining water leaks and liabilities on the property? What would be some direction you would give the office team to look for on property walks? I am a strong believer in constant inspections on the site here are a few things to remember: 1. Set aside a good chunk of time 45 – 60 minutes 2. Use a checklist so you don’t forget things to look for. 3. Walk where you don’t normally go – around the backs of buildings, between buildings, perimeter of property, and try to walk as close to the building as possible. 4. Don’t be afraid to get dirty (check lower crawl spaces, upper crawl spaces), and bring a ladder and a flashlight to be able to find items in these dark places. 5. Don’t just write down what you see. Instead, create a system to be able to track and complete the work needed ASAP while it is small and easily repairable.
On another note from your conversation with Suzy, be sure to have an emergency response plan before the emergency happens. There are a couple of best practices that should be done in order to be prepared if and when emergencies do strike in the middle of the day or night.
you may need in a moment of panic to alleviate the pressure of the moment? Remember to develop this plan before the event, practice, and let all staff know where the binder is located and how to use it. SECOND: I like to have an emergency zone at the property that holds the Personal Protective Equipment, valve keys, locate maps for utilities, and any other emergency or safety items that may be needed at a moment’s notice, so they can be located quickly and readily used while responding to the emergency. See the picture for a nice Emergency Zone outline. The goal should always be to prevent major catastrophic events from occurring through proper inspections and general awareness, but even the most prudent staff and properties will on occasion be faced with an emergency. Remember to stay calm, have a plan, and work the plan. It will put your staff and residents at ease and likely save further damage.
Advertise in the Landlord Times Valley Circulated to over 5,000 Apartment owners, On-site, and Maintenance personnel monthly. Call 503-221-1260 for more information.
Dana Brown and Zach Howell have been working and training Managers and Maintenance staff in the property management industry for 20 + years. They are excited to give back and share the crazy stories that can only happen in our industry. We would love it if you would share your stories and “WHAT WERE YOU THINKING” moments with us as well as questions that you need answers to. Dana can be reached at: danabrown3321@gmail. com. Zach can be reached at: zach@ aminstitute.net
FIRST: Develop an emergency safety binder that outlines what to do in case an emergency occurs. It should outline different emergencies and the protocol that needs to be followed in order to decrease the potential liability and damage from the emergency event. For instance what should we do in case of fire, leak, earthquake, flood, bomb threat, terrorist attack, gang activity, domestic violence, or any other potential risk issue. Does your staff know what the corporate response should be with concern to residents, staff, and the media? This should all be outlined in the emergency safety binder. Also include the location of utility shut offs and the items needed to get those systems shut down; such as valve keys, fire system codes and passwords, main electrical panels, and local responders contact information. Obviously, 911 should be called in case of emergency, but what about non-emergency, gas leaks, animal control, neighboring properties, motels, contractors, or anyone else
The LandlordTimes - Valley • November 2013
5
M
any apartment communities strive to create a welcoming office environment in order to put prospective residents at ease. From aromatic scents and freshly baked cookies to a warm fire, these comforts communicate a feeling of “home.” However, when managers have an office connected to their apartment or even inside their apartment home, sometimes the lines between the professional office and an employee’s personal space can blur.
Q:
I supervise several apartment buildings in which many of my managers work out of an office that is attached to or inside their apartment. Some of these employees have young children and pets. Often when I call these properties, I hear a dog barking or a child crying, and not always in the background. Sometimes I am even put on hold while the manager deals with an urgent child-related matter. I am concerned about these situations and how they are affecting residents and prospective renters. However, I’m not quite sure how to deal with this issue since these managers have a personal
residence attached to or combined with their office.
A
: You have a valid concern and it needs to be addressed. Yet, much respect and consideration are required when dealing with people regarding their pets and children. - ESPECIALLY their children! However, your employees must be made to understand that you have certain expectations regarding office protocol during business hours. If your employees are regularly allowing their children or pets to be in the leasing office during these hours, then this is a disruption to the leasing process and an inconvenience to your residents or prospective renters. Regarding pets, this could end up becoming a liability for your company, community and/or owner. Many people have pet allergies and/or phobias. When someone is looking for an apartment, they do not expect to enter a leasing office; which is a “place of business,” and find themselves confronted by a dog. They also aren’t thinking that they have to be prepared with a medication to counteract their body’s response to an extreme cat allergy.
They are expecting a professional business setting where they plan to get information about renting an apartment. As with any other office policy or procedure, something should be in writing regarding these issues so that employees will know what the expectations are. It might seem like “common sense” to you for your managers to keep their personal lives separate from their professional lives. On the other hand, when people “live where they work,” it’s not always easy to keep the lines clearly defined; these managers have an obligation to their families as well as to their residents and employer. No matter what type of situation you are dealing with on site, it’s important to keep the lines of communication open. This will ensure that the on site managers understand your expectations and that you will provide them with the support they need. That way, they can handle their responsibilities at work, as well as at home, and put appropriate distance between the two. After all, employee turnover can have
an even greater impact on the dynamics of your community and your bottom line, than apartment turnover.
VALLEY
EUGENE • SALEM • ALBANY • CORVALLIS
If you have a question or concern that you would like to see addressed next month, please ASK THE SECRET SHOPPER by making contact via e-mail or through the Shoptalk website. Your questions, comments and suggestions are ALWAYS welcome! ASK THE SECRET SHOPPER Provided by: SHOPTALK SERVICE EVALUATIONS Phone: 425-424-8870 E-mail: joyce@shoptalkservice.com Web: www.shoptalkservice.com Copyright© Shoptalk Service Evaluations
Multifamily NW
EDUCATIONAL OPPORTUNITIES
November 5, 2013 1:00 PM - 5:00 PM ELEVATE: Oregon Landlord / Tenant Law Part I - Portland
November 19, 2013 1:00 PM - 5:00 PM ELEVATE: Oregon Landlord / Tenant Law Part II - Portland
November 8, 2013 12:00 PM - 1:00 PM It's the Law Lunchtime Series: Winning Court Strategies: How Not to Lose
November 20, 2013 12:00 PM - 1:00 PM November Membership Luncheon - Portland, OR
November 11, 2013 9:00 AM - 1:00 PM ELEVATE: Oregon Landlord/Tenant Law: End of Tenancy - Evictions and Move Outs Salem, OR November 13, 2013 6:30 PM - 8:00 PM November Landlord Study Hall - FED: Filing for Eviction in the Courts
November 25, 2013 9:00 AM - 1:00 PM ELEVATE: Fair Housing 250 - Portland
November 14, 2013 1:00 PM - 6:00 PM 3rd Annual Reverse Trade Show
December 10, 2013 1:00 PM - 5:00 PM ELEVATE: Fair Housing Class - Eugene, OR December 13, 2013 12:00 PM - 1:00 PM It's the Law Lunchtime Series: A Preview of the 2013 ORLTA: What to Expect in the Coming Year
November 17, 2013 3:00 PM - 5:00 PM Annual Oliver Lecture feat. Susan Emmons: "Portland's Housing Crisis and How to Solve It"
6
The LandlordTimes - Valley • November 2013
VALLEY
Dear Maintenance Men: Dear maintenance Men: I came across an article about a new law concerning lead in brass fittings. I did not know any of my brass fittings contained lead. As an apartment owner, how will this affect me? John
impact by installing a bright colored floor or painting/staining an existing floor a new color. If you are in a very trendy area; stain and polish concrete floors. It will create an industrial look with a by-product of concrete floors being easy to maintain.
Dear John: “No-Lead Brass” In January 2011, the Reduction of Lead in Drinking Water Act was signed into law, which will reduce the allowable lead content of wetted surfaces in drinking water pipes, pipe fittings, and plumbing fixtures. This law goes into effect January 4, 2014 and in the *states listed below, the law has already been adopted. (*California & Vermont (Jan 1, 2010), Maryland (Jan 1, 2012), and Louisiana (Jan 1, 2013) have adopted lead in drinking water standards that will go into effect prior to January 4, 2014.) Why is lead in brass in the first place? Answer: Lead is in brass to make castings pressure tight. In the foundry process lead is the last element to solidify and therefore seeks and fills the microscopic voids in the brass. Bismuth will now replace lead in the foundry process.
Dear Maintenance Men: We are getting ready to interview a number of building contractors that have bid on a project for a building rehab. What are some questions we should keep in mind during these meetings? Mitch
What products will be affected? • Brass Ball Valves • Brass Check Valves • Backflow Preventers • Angle Stops • Straight Stops • Cast Brass Copper Fittings • Threaded Brass Fittings • Water Main Fittings • Faucets What products are not affected? • Toilet fill valves • Tub & shower valves • Service saddles • Water main gate valves in 2” diameter or greater How can I tell a lead brass product from a non-lead brass fitting? Answer: Non-lead brass will have “NL” stamped on the fitting. “NL” signifies “Non-Lead”. As an apartment owner, how will this new law affect me? Answer: Higher pricing. The “NL” fittings are more expensive to produce. If a job quote comes in significantly cheaper than competing quotes, the lower quote may be using illegal old stock.
Dear Mitch: Understanding how a contractor works is a great way to eliminate problems down the line. A few questions we feel are important and should be asked every time. 1. Ask about a written schedule such as start and end dates and more importantly, ask when major events are scheduled. For example: when are painters scheduled, when are the landscapers scheduled, when are the roofers scheduled, etc.? Knowing when major events are to happen will help you determine if the job is running on time. 2. Will the contractor, his employees or subs be at your building every day? This is important as any day that the job is idle is a day no work is being done and the project may be falling behind. If the contractor or his superintendent is not on the job site, what happens if there are question about the project? How are problems resolved quickly? 3. Change orders. Tame them before they start. There are almost always change orders in a major project. What are change orders?? A change order is a change in the scope of work not in the original
contract. Talk to your contractor about worst case scenarios or hidden issue that may pop up during the project and how they will be handled
most economical. The lowest bidder often uses change orders to bring his price up, sometimes surpassing the highest bidder. The lowest bidder will often have issues complying with above questions #1, #2, #3, & #4.
4. Ask how to reach the contractor after hours and for emergencies. 5. Something to keep in mind: The lowest bidder is not always the
Background Screening
Rental Services, Inc. RSI Now Offers: Online Rental Applications and Online Lease Agreements! RSI Offers
Call for more information! Toll Free: 800-628-6414 Fax: 800-296-9902
Credit Reports Nationwide Criminal Records Resident Verifications Eviction Records Employment Verifications Sex Offender Report Civil Records Drug Testing Driving Records Employment Screening Business Reports Tenant Screening Nationwide Access Custom Reports
Visit us at www.erentalservicesinc.com
Dear Maintenance Men: I am upgrading and modernizing my rental units. Do you have any suggestions or trends that might be interesting? We are in a very competitive market and need to stand out. Kyle Dear Kyle: A trend that has been around a while is painting one wall a bright color. A twist on this idea is to use flooring as an accent piece. Create The LandlordTimes - Valley • November 2013
7
8
The LandlordTimes - Valley • November 2013