Bay State Apartment Owner 3Q 2012

THIRD QUARTER 2012

GREEN BUILDING COMES OF AGE Renovating, Innovating and Reinvigorating Boston’s Housing Scene

THREE TIMES THE REACH!

READERSHIP

Bay State Apartment Owner magazine now reaches THREE TIMES the amount of Massachusetts landlords.

*Apartment owners *Property managers *Condominium managers *Subsidized housing owners *Rental and condominium property developers *REALTORS® *Brokers and rental agents *Service providers

With the addition of 1,000 APARTMENT OWNERS to the Bay State Apartment Owner mailing list, you have the potential to reach 1,525 targeted multiunit property owners. In total distribution, your message can REACH MORE THAN 8,000 TARGETED PROSPECTS within a content-rich publication.

But these powerful decision-makers will only receive the magazine in 2012. DON’T DELAY. Showcase your business in the Rental Housing Association’s official magazine and reach the owners of larger apartment complexes, and additional owners through the insertion of the magazine into Banker & Tradesman.

Your consistent advertising message will speak directly to the decision-makers for hundreds of different products and services.

BE WHERE THESE PROFESSIONALS GET THEIR NEWS. • The deadline to reserve advertising space is Nov. 15.

• Ad materials are due by Monday, Nov. 26.

• Don’t forget about our affordable directory ads.

• Call 617-896-5344 or email custompubs@ thewarrengroup.com for more information.

PUBLISHER OF BANKER & TRADESMAN

COVER

third Quarter 2012

Green BuildinG Comes of AGe renovating, innovating and reinvigorating Boston’s Housing scene

Bay State Apartment Owner is the official publication of the Rental Housing Association. ©2012 The Warren Group Inc. and the Rental Housing Association. All rights reserved. The Warren Group is a trademark of The Warren Group Inc. No part of this publication may be reproduced in any manner without the express written consent of the publisher.

A division of the

Greater Boston Real Estate Board

One Center Plaza, Mezzanine Level Boston, MA 02108 Phone: 617-423-8700 Fax: 617-338-2600

RHA Officers President: President Elect: Vice-President: Secretary: Executive Director:

Karen Fish-Will Lynn Bora John Keith Gilbert Winn John E. Lafferty

Published By

THE WARREN GROUP Creative / Production / Advertising www.thewarrengroup.com 280 Summer Street Boston, MA 02210 Phone: 617-428-5100 Fax: 617-428-5118 custompubs@thewarrengroup.com

Green Building Comes of Age

Renovating, Innovating and Reinvigorating Boston’s Housing Scene

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CONTENTS

President’s Message

04

Connect with NAA

05

Executive Director’s Message

06

Hoarding

10

Photo Gallery

13 14

NAA Conference Spans the Country from Boston to San Diego Update and Info from the National Association Fall Ahead

The New Epidemic

RHA Calendar Third Quarter 2012

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President’s Message

BY KAREN FISH-WILL

NAA Conference Spans the Country from Boston to San Diego

I

n June, Boston was the host city for the 2012 National Apartment Association’s Education Conference and Exposition. Over 6,000 industry professionals descended upon the Boston Exposition and Conference Center for the three-day event, which set new records of attendance for any NAA conference.

Attendees heard world class speakers, including Tom Brokaw.

They were motivated by a powerful presentation from Bert Jacobs, entertained by Connie Podesta and informed dur-

ing the 40-plus education sessions offered throughout the conference.

The industry’s top vendors created the biggest and best trade show in conference history, occupying almost 350,000 square feet of first class exposition space. The NAAPAC event marked the opening of the Tea Party Ships and Museum. Ten conference hotels were linked by a shuttle system ensuring attendees frequent and convenient access to the tradeshow, education sessions, and other events.

Perhaps one of the most memorable events was the opening party, sponsored by the National Suppliers Council. Food stations provided a taste of the best of Boston, while

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a live band in the concert tent entertained the crowd. The evening was capped off by a spectacular fireworks display over Boston Harbor.

With the presentation of a Paragon Award, NAA recognized RHA for its role as host committee for the conference. RHA member companies supplied over 205 volunteers, who provided directions and information at the conference hotels and convention center; served as greeters and helpers during Maintenance Mania®; and welcomed guests at the NSC Opening party.

As good as it was in Boston, we are now looking ahead to the 2013 National Apartment Association Education Conference and Expo, which will be held, for the first time ever, in San Diego, Calif. Save the dates of June 20 to June 22 for the 2013 conference.

Before or after the conference, you will want to visit the many attractions in and around San Diego, including the Gas Lamp District and the world-renowned San Diego Zoo. During the conference, graffiti artist Erik Walh, one of the conference’s thought leaders, will share his views on innovation and creativity. Over 40 additional education sessions will fill the conference schedule.

Whether you come for the largest trade show in the apartment industry, the comprehensive education sessions, unlimited net working opportunities or the exciting keynotes, you will want to be part of the 2013 NAA Education Conference and Expo, June 20 to 22 in San Diego. For more information, visit the conference website at www.naahq.org. n Karen Fish Will is 2012 president of the Rental Housing Association and president of Peabody Properties, Inc.

Connect with NAA

BY JERRY WILKINSON

Updates and Info from the National Association

T

he CEL & Associates’ National Apartment Compensation and Benefits Survey is the nation’s largest, most widely used, referenced and recognized compensation resource for the real estate industry.

The 23rd annual survey covers more than 190 positions, stratifying and reporting data from nearly 400 companies by ownership type, company size, region and metropolitan area. NAA’s sponsorship of the CEL survey this year increases its exposure to member organizations across the country, offering more in the multifamily sector an opportunity to compare and examine data on 51 senior executive and corporate positions, and 47 residential positions, including: divisional and regional leadership; to key financial, human resources, information technology, legal, administrative and other corporate support; real estate functional levels for asset management, acquisitions, development, construction, marketing and engineering; on-site property management (stratified by number of units); leasing and maintenance jobs. Typically, the CEL national survey encompasses tens of thousands of incumbents through participation from over 75 percent of public multifamily REITs, and more than 200 companies focusing on multifamily residential product nationwide. The survey is now available.

Cost to non-participants is $1,200. Participants receive it for free. Contact CEL’s Janet Gora at janet@celassociates.com.

Register Now for the Apartment Revenue Management Conference As revenue management prac-

tices maturation and adoption rates continue to hit new milestones, multifamily is discovering a wealth of dynamic data and actionable business intelligence. Don’t miss out on what’s next in revenue management and how to capitalize on its benefits.

Join us Oct. 15 to 17 at the Omni Dallas for an insider’s guide to revenue management and yield optimization in the multifamily housing industry. To register and for more information, please visit www.multifamilyrevenue.com.

Remember to Order NAA’s 2012 Survey of Income & Expenses The complete 2012 NAA Survey of Income & Expenses in Rental Apartment Communities, which details specific data for 78 markets nationwide, is available for order.

Cost for members is $599 and $1,000 for non-members. Contact NAA’s Valerie Hairston at valerie@ naahq.org or (703) 797-0624.

Are You NAA’s First AIMS Member Advocate of the Year?

The Apartment Industry Mobilization Service’s award winner will be announced at the NAA Assembly of Delegates meeting in November.

The new award honors a volunteer advocate who helps to influence public policy at the national level throughout the year.

To be considered, NAA members must be active advocates, such as by attending the Capitol Conference, participating in Lobby Day, meeting with your members of Congress during a constituent work week or the August recess, and taking action on legislative action alerts. The application criteria and nomination forms are available at www.naahq. org/about/awards/Pages/MemberAdvocateoftheYearAward.aspx.

For more information, contact Kathleen Gamble at kathleen@

naahq.org or (703) 797-0633. The application deadline is Sept. 17.

Online Resource Center Showcases Different Resource Each Week The always-expanding Online Resource Center is a little easier to keep up with now, thanks to the Featured Resource of the Week, posted every Wednesday. Each week, a different resource will be highlighted on a different aspect of the apartment industry. Past featured resources include hiring guides for maintenance and leasing staff, survey results on renter attitudes toward green apartment units and a traffic calculator to help determine what your leasing staff’s closing ratio should be based upon foot traffic.

Visit http://community.naahq. org every Wednesday to keep up with the latest information!

Apartment Careers Month Now is the time to start planning your participation in NAAEI’s National Apartment Careers Month, February 2013. Your participation can be as limited as a one-time presentation on apartment careers at a local high school, a partnership with a local community college to offer CAMT training for veterans and the unemployed, or collaboration with any college or university graduating hospitality and business management majors.

Do you want to get involved in college outreach, but don’t know where to start? Contact Maureen Lambe at maureen@naahq.org to set up a conference call to discuss opportunities to promote apartment careers. For more information, please go to: www.naahq.org/ education/naaei/campaigns/Pages/ default.aspx. n

Jerry Wilkinson is chairman of the National Apartment Association.

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Executive Director’s Message

BY JOHN E. LAFFERTY

Fall Ahead

W

hile we anticipate the fall ritual of turning the clocks back, this fall we are turning the calendar ahead at RHA. Much of the planning over the last few weeks had been in anticipation of upcoming fall and early winter events, as well for next year.

For instance, in a week or so, RHA meets to elect its directors for 2013. The newlyelected directors will then elect the leadership (president, presidentelect, vice president and secretary) of the association. At our annual meeting, the membership will also vote on a budget for 2013.

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RECENTLY CLOSED LOANS

The budget process began in the summer of 2012, as RHA staff and committee members started planning and scheduling the 2013 RHA education programs and events. Preliminary budgets have been vetted at the committee level and submitted to the leadership for discussion, all in anticipation of the annual meeting vote.

Planning has been underway for the largest single event on RHA’s calendar, the 2012 RHA President’s Awards dinner, which will be held on Tuesday, Dec. 4, at the State Room, 60 State St., in Boston. Entertainment for the gala will be provided by the World Premier Band, and the evening promises to be a “mustattend” event.

The 2013 education calendar will offer NAA designation courses, including CAM, NALP, CAMT and CAPS. RHA will be continuing our popular breakfast series, as well as our Massachusetts-specific Fair Housing and Landlord Tenant classes. Many NAA designation courses are also offered online, and all can be found at www.;gbreb.com/ rha. We have booked the Hynes Convention Center for our 2013 Education Conference, and we are finalizing the dates and venues for our golf, business exchange, Red Sox, Celtics, Affiliate and NextGen outings.

We will continue to offer our online career center, and look forward as we roll out our new online market survey. During the fall, we are also taking a look at our affiliate directory, and ways to make the delivery of information timelier and easier.

One thing is for certain, this is not the time to “fall back.” RHA, through its leadership and committees, continues to move forward. Offering new programs and services, strengthening existing ones, and continuing to lead the industry is why RHA continues to grow. n John Lafferty is the executive director of the Rental Housing Association.

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GREEN BUILDING COMES OF AGE Renovating, Innovating and Reinvigorating Boston’s Housing Scene

BY SCOTT VAN VOORHIS

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BAY STATE APARTMENT OWNER

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B

oston apartment developers are on the cutting edge as they go green with pioneering initiatives that are leading the country.

Boston-based Winn Development, one of the nation’s largest affordable housing developers, is pushing the envelope when it comes to energy retrofits, from construction to financing.

Winn recently finished work on a deep energy retrofit of the big Castle Square housing complex in the South End, cutting energy costs by a dramatic 70 percent.

The project, which also included other, more general renovations, such as new bathrooms and kitchens, topped $50 million.

Encouraged by the success of the project, Winn is also exploring the launch of a new fund to help expand the financing options available to developers looking to take on ever more ambitious energy retrofits.

Of course, Winn is hardly alone when it comes to interest in green construction and making buildings, especially energy gobblers like big apartment complexes, more efficient.

Apartment builder Mount Vernon Co. is rolling out a sweeping array of energy saving measures and incentives in the new Allston Green District it is building in the student-packed neighborhood.

But Castle Square has taken energy conservation to a new level, representing the largest deep energy retrofit yet attempted in the country, according to Winn executives.

“This is the largest, deep energy retrofit in the country,” noted Darien Crimmin, vice president of energy and sustainability at Winn, of Castle Square. “You have to go to Canada or Europe to find anything similar.”

Deep savings Winn kicked off work in the fall of 2010 and wrapped up the big Castle Square energy revamp earlier this summer, Crimmin said.

The project combined the energy efficiency retrofit with a general overhaul of the 500-unit complex, Continued on page 12 Third Quarter 2012

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HOARDING The New Epidemic

BY KENNETH A. KREMS

I

t’s time for the annual apartment inspection, so you open the door and go in. Only then do you realize you have just entered the twilight zone.

You look around and can’t believe what you see. To the right, floor-to-ceiling stacks of papers, magazines and books. To the left, enormous piles upon piles of clothes and bags. You step further into the living room and can now see the door to one of the bedrooms, but realize the room is completely inaccessible because of the mountains of stuff. You peek

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into the bathroom – the tub is full of clothes and papers. The kitchen stove is covered with open food, magazines and boxes. There is evidence of roaches and mice all around. The apartment is a disaster.

The resident is a hoarder.

Recently, there has been an increased focus on hoarding, with some experts saying it is becoming an epidemic. This could be because of the larger senior population, since hoarders are primarily older adults. It has been estimated that 2 to 5 percent of the total population has a hoarding problem of some severity.

Hoarding is beginning to be viewed as a separate disorder, although it can also be a symptom of other disorders, like depression. Hoarders are often in denial; many refuse to believe that there is a problem.

Because hoarders may have a disability, be aware of fair housing issues. In dealing with a hoarder, you as the landlord may have to make a reasonable accommodation. Remember that a resident doesn’t have to specifically ask for an accommodation to be entitled to one.

Try to avoid having a fair housing complaint filed against you by acting reasonably and engaging in an interactive process with the resident. One possible accommodation might be to give the resident time to improve the situation instead of evicting him right away. Another

accommodation could be to assist the resident in getting trash to the dumpster if the resident can’t do it himself.

Act Immediately There can be serious fire, safety and insect issues in hoarding cases. A stove covered by papers is a real danger. Obstructed ingress and egress to the apartment and various rooms makes it difficult for occupants to get out in an emergency and for emergency or medical personnel to get into the unit.

A hoarder’s apartment is usually a harborage for roaches, bedbugs or mice, and sometimes all three. Often the hoarder won’t allow exterminators into the apartment at all. Even if the exterminator is granted access, the treatment will be ineffective because of all the clutter and the unit not being properly prepared for the extermination, so the bug or rodent problem persists.

Managers learn of hoarding problems in various ways: during inspections, after neighbors complain of an odor wafting from the unit or insects and mice in their own units, or when emergency personnel or managed care workers complain that they can’t access the apartment.

As soon as you learn of a hoarding problem, deal with it. It can be difficult to confront this issue, but you need to be proactive. The problem will not go away on its own; it will just become more severe. Try to work with the resident to resolve the issue. Don’t be confrontational or tell the resident that all of the stuff in the unit is junk. Contact family members, social workers involved with the resident, or elder services to help you deal with the resident.

If possible, work with the resident to develop a plan to resolve the issue over time. The plan should have a number of potentially achievable steps that the resident will take. Identify the most serious issues to concentrate on first. Confirm the plan by a written agreement signed by the resident, or write a letter to the resident confirming the plan. Then closely monitor the resident’s compliance with the plan.

When dealing with hoarders, it is extremely important that you document everything. Take numerous photos, document each observation of the unit and each conversation with the resident, his family, social workers and caregivers.

Legal Action You will often have to send, or have your attorney send, one or more warning letters. If the condition of the apartment is simply deplorable, if the resident refuses to cooperate, or if the resident doesn’t make any progress toward improving the situation, you will have to serve the resident with a notice to quit and proceed with an eviction.

However, even during the eviction process, you can work with the resident to resolve the problem. Sometimes the resident and family members won’t acknowledge the severity of the problem until they realize that the resident might get evicted.

Some hoarding cases are resolved by an agreement for judgment, in which the resident agrees to take specific steps to resolve the problem. If the resident breaches the agreement, you can ask the court for the execution for possession of the unit.

The eviction process may take months, so if there is an extremely serious safety or insect problem, you can seek immediate relief while the eviction is proceeding by going to court for a preliminary injunction. In this type of action, you would ask for an immediate order that the resident resolve the most pressing issues and cooperate with the exterminator.

Hoarders present a significant challenge for landlords. They can negatively impact other residents, and it is difficult for many of them to acknowledge the problem and then take effective action to resolve it. Hoarding is not, however, an insurmountable problem. By being proactive, landlords can minimize the impact on the building and move as quickly as possible towards a solution. n Kenneth A. Krems is a partner in the Boston law firm of Shaevel & Krems, LLP, where he focuses on residential and commercial real estate management and other real estate issues.

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Continued from page 9

with new bathrooms and kitchens. tWhile the entire apartment complex got an energy overhaul, the centerpiece was the deep energy retrofit applied to the 192- unit mid-rise on Tremont Street, he said.

Standard energy efficiency projects cut costs by maybe 25 to 30 percent, but the deep energy retrofit can more than double that performance, according to Crimmin.

Instead of pumping insulation into the existing structure, the deep energy retrofit at Castle Square involved wrapping the seven-story midrise in a new, heavily insulated skin that would keep in hot air during the winter and cool air during the summer.

The new skin involved three layers. The first, applied to the brick façade, was an air and water control membrane, followed by a mineral fiber air-low suppression layer, topped by insulated metal cladding, according to a brochure on the project. The super insulated shell also had an ascetic payback as well, providing a catchy new façade to what had been a dated and worn exterior.

Space for a community center and retail shops was also added.

Wrapping the mid-rise with the super-insulated shell was a first for Winn and it went off without a hitch, Crimmin said.

“From our perspective, it was definitely a smooth process,” he said. “Working with the tenants and general contractor, there were no major hiccups,” Crimmin said, quipping, “it took longer to choose a color.”

The shell is not the only new energy efficient feature. There is also a super insulated reflective roof and “high efficiency windows and extensive air sealing,” notes a Winn write-up on the project, increasing “the insulation value of the building by a factor of ten.”

In addition, high-efficiency cooling and heating equipment was installed, along with solar panels on the roof, Energy Star appliances and CFL and LED lighting.

Winn also upgraded the other 300 units, though wrapping the 12

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other, low-rise garden style units in a super insulated shell did not prove feasible, Crimmin said.

More energy efficient windows and work to make individual apartments more airtight helped to slash energy costs by roughly 50 percent in the other buildings as well, according to Winn’s writeup on the project.

Paying for it all To help pay for Castle Square’s major energy makeover, Winn tapped into roughly $12 million in state and federal grants and utility industry rebates, said Chris Fleming, a Winn executive who worked on the financing.

Winn received $6.7 million from the U.S. Department of Housing and Urban Development Green Retrofit program, and an additional $4.4 million from the Massachusetts Department of Energy Resources High Performance Grant Program. Winn was also able to collect over $1 million in rebates from NStar and National Grid through the utilities’ energy conservation programs.

The project’s size and scope was an ally, with state and federal officials eager for a high-profile success story, Fleming said.

But in a downside for developers looking to follow in Winn’s footsteps, much of the federal and state money was tied into the American Recovery and Reinvestment Act and has been doled out already.

Still, while federal and state, recession-era stimulus money has dried up, other government agencies, including the U.S. Department of Energy, are still funding projects, Crimmin said.

Winn is also exploring plans for a fund that would provide financing for retrofit projects, both its own and that of other developers.

The fund would lend money in the form of a mortgage, with the savings created by the retrofit then used to pay off the cost of the project. While the details are still being hammered out, Winn plans to announce additional details in the coming months.

“We have a lot of demand for it in our own portfolio – we would love to do more,” Crimmin said.

Green ambitions in Allston Winn has provided a road map for developers looking to go deep with energy conservation.

By contrast, developer Bruce Percelay of Mount Venon, who is building the Allston Green District, is providing an example of the benefits of a broader approach.

Percelay is in the process of building a series of cutting-edge green apartment buildings and retrofitting older buildings as well, taking advantage of available tax credits and energy rebates.

Tenants in his newest building, The Element, sign a green lease in which they split the savings with Mount Vernon if they keep drive energy costs below certain agreed upon goals.

Renters also sign a “green tenant declaration,” pledging to reduce energy and water use, increase recycling, use bicycles and ride public transit, according to a press release sent out earlier this summer by Mount Vernon.

But Percelay is doing more than just talking the talk – he is also walking the walk. Mount Vernon has installed separate HVAC and water meters for each unit, with the idea that tenants won’t be so casual about long showers if they can see the cost.

Tenants are also given special water containers that they can fill up with filtered water – an attempt to cut down on use of plastic water bottles.

“It gives you pure water so you are not throwing way five bottles of Poland Spring a day,” he said.

The new building also features floor-to-ceiling, super-insulated windows designed to make the best use of natural light, and a Hubway bike rental station and on-site Zipcars to help tenants go carless.

And it’s not just good for the environment, but good for business as well, with Mount Vernon’s new Element building completely leasing out before it opened in July.

“Our tenants have indicated to us the environmental aspects of the building make them feel good,” Percelay said. “They want to be in a building where they feel they are contributing, or more accurately, not contributing, to a carbon footprint the size of Bigfoot.” n

Photo Gallery RHA/NAA Clambake, June 27, 2012

RHA Affiliate Event, August 4, 2012

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November 8 – 10 National Apartment Association Assembly of Delegates Indianapolis, Indiana

November 14 Breakfast Program ARS Restoration Specialists, Newton

November (date to be announced) NextGen Gathering Location to be announced

December 4 RHA President’s Awards Dinner The State Room, Boston For additional information visit www.gbreb.com/rha.

Nat i o n a l A partment A ssociation

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617.428.5100 617.428.5118 www.thewarrengroup.com 14

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Third Quarter 2012

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JOBS ARE WAITING ON EVERY FLOOR. 300,000.

That’s the enormous number of new jobs the apartment industry will create this year. Jobs in construction, operations, leasing, management and skilled trades make this the welcome good news that directly impacts your community.

After all, every 100 apartments built mean, on average, 116 new full-time jobs. $5.5 million in wages. And $3.3 million in combined federal, state and local tax revenue and fees.

Bring this success home. Up to half of all new households this decade will be renters – not necessarily because they have to,

but because they want to. In fact, 86 percent of household growth over the next three decades will be those without children – young professionals and empty nesters, the people most likely to choose apartment living.

With your help, the apartment industry stands ready to meet the demand of people in your community who want apartments – and the people who want the local jobs from building them. It’s time to rethink our public policy. It’s time to support apartments, and the jobs they generate, in our communities.

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APARTMENTS CREATE JOBS THAT LIVE HERE.