By Sophia Hartkopf and Melissa Buckley, HMG, a TRC Company

Rising energy prices not only affect us behind the wheel, they also take a toll on our utility bills at home.  Property owners and tenants alike are experiencing increasing utility bills and looking for ways to save money, without compromising comfort.  Upgrading your property is one way to decrease energy consumption, lower utility bills, and increase tenant comfort and satisfaction.

The Energy Upgrade California™ – San Diego Multifamily Program assists property owners and managers alike in making energy efficiency upgrades to their properties, through cash incentives and technical assistance.  The program is made possible by your local utility, the San Diego Gas & Electric® Company (SDG&E).  The program is implemented by HMG, a TRC Company, which specializes in providing energy efficiency programs to the multifamily sector.

Eligibility

Multifamily properties containing four or more units are eligible for participation in Energy Upgrade California™ – San Diego Multifamily. Currently, the program offers two paths to savings: 1) Multifamily Energy Efficiency Rebates (MFEER), and 2) Whole Building incentives.  The MFEER path provides rebates for individual change-outs.  Under MFEER, participants may be eligible for up to $500 per unit in incentives. The Whole Building path provides incentives for comprehensive retrofits, allows for flexible, project-specific solutions to achieve the greatest energy and costs savings, and offers rebates ranging from $550 to $1,500 per unit.

Property Evaluation and Participation

Prior to installing new equipment, interested parties must contact HMG to complete a property evaluation form. Together with the property owner, HMG will determine whether your property is a good fit for the MFEER or Whole Building paths, or both.

To obtain Whole Building incentives, you must hire a program trained Home Energy Rating System (HERS) Rater to perform an assessment of existing building conditions and determine energy upgrades. HERS Raters assist property owners in determining which energy upgrades will likely provide the greatest energy savings.  Eligible energy measures include, but are not limited to: replacing windows; upgrading heating cooling and ventilations systems; upgrading domestic hot water heaters; and adding wall and roof insulation.  Building owners may hire any licensed contractor(s) to install the upgrade measures.  As a final step, and to offer quality assurance to participants, this same HERS Rater will verify that energy measures have been installed to the appropriate specifications. Once verification is completed, you will receive incentives and begin to enjoy the resulting energy savings.

Successful Project

Photo courtesy of Scott Riffenburgh

Orange Gardens in Poway, CA, owned by Affirmed Housing Group, is currently going through the Energy Upgrade California ™ – San Diego Multifamily Program.  It is a six-building property with a total of fifty-two units, built in 1978.  Each building is being retrofitted with more efficient heating, cooling, and domestic hot water systems, better performing dual paned windows, and a solar thermal system to offset the demand of the domestic hot water system.  By installing these upgrades, the property is expected to meet an estimated 31 percent energy improvement.  The estimated incentive to Orange Gardens from the Energy Upgrade California ™ – San Diego Multifamily Program is $62,400.     

Cost and Financing

Energy Upgrade California™ – San Diego Multifamily is designed to offset a portion of the up-front costs of energy upgrades.  Some property owners may be eligible for additional financial assistance through  Safe-Bidco, SDG&E^® On Bill Financing, or the National Housing Trust Community Development Fund.

Safe-Bidco is available to California small businesses, some landlords (five units minimum), and non-profit organizations.  The borrower must be the project’s owner, operator and beneficiary.  Each project submitted must have an analysis of its energy impact.  The loans can be used for any project that: conserves energy equal to 15% of normal usage; manages load; retrofits; adds energy-efficient measures in existing facilities; or to acquire certain equipment for a new facility.  For more information, visit safe-bidco.com.

Interest-free financing is also available through  the SDG&E^® On-Bill Financing program. This option helps commercial customers and multi-family property owners pay for energy-efficient upgrades through monthly installments on their SDG&E^® bills. Eligible customers may borrow up to $100,000 per meter for the installation of qualifying equipment with a maximum five year payback (certain equipment is subject to a shorter payback period). Loans terms are calculated on the simple payback so the monthly installment is offset by energy saved. For more information, contact the SDG&E^® Energy Savings Center at 1-800-644-6133 or online at sdge.com/obf.

The National Housing Trust Community Development Fund (NHTCDF) is a non-profit Community Development Financial Institution dedicated to the preservation of affordable housing. As part of its lending activities, NHTCDF makes loans to support energy retrofits of multi-family affordable housing in order to decrease costs for owners and residents and help ensure properties remain affordable for the families who need them.  NHTCDF funds can be used for the hard and soft costs related to energy retrofits. NHTCDF expects to be repaid through a combination of rebates and cash flow from the property. Interest rates and loan terms are considered on a case by case basis, depending on the scope of work, expected energy savings, available collateral and other types of security. For more information, contact Josh Earn, NHTCDF Program Manager at jearn@nhtinc.org or (202) 333-8931 ext. 134.

Get Started

Take advantage of the Energy Upgrade California™ – San Diego Multifamily program to start reducing your utility bills today!  Incentives are distributed on a first come, first served basis.  For more information please contact HMG at 1-866-352-7457, sdmultifamily@h-m-g.com or visit our web site at  www.h-m-g.com/multifamily/sandiego/.

Visit Us

To learn more about this program and other ways you can save energy at your property, visit us at the Going Green workshop at the Income Property Management Expo on May 7^th at 11:00 am in Ontario, California.

Click here to Pre-Register for the Income Property Management Expo Online!

By: Nick Frantz

It seems that everyone is taking steps to go a little green. So what’s it mean for property managers? Is it worth your time and effort to promote a green agenda?

For individuals, going green is a personal choice. For some it comes down to situational decisions, “Should I buy my regular detergent or this green one?” For those more committed to the cause it’s a lifestyle choice. And still for others, the choices are financially driven, “I’ll buy my regular cleaning products because they cost less and this hybrid car because it uses less gas.” Participation spans all ages. But the 20–35 year age group is the most committed… and it strongly influences their decision making.

To Play or Not to Play?

It all shakes out to this: yes, the green movement is a trend. It’s a cause. But it’s not a fad. Businesses have seized the opportunity by producing fit-the-need products. Federal, state and local governments are responding with increasing regulatory requirements and restrictions. Green is a factor that affects purchase decisions… so it stands to reason that it plays a role in rental and retention decisions, too.

Here are five practical ideas to put a little green to work on your property.

1. Decide on your light bulbs. In 2014 you will be forced to make a light bulb decision. That’s when the federal government’s ban on incandescent bulbs goes into effect. For standard fixtures, your new choices are CFL (compact fluorescent) bulbs or LED (light-emitting diode) bulbs. Both deliver huge energy savings over their old fashioned predecessor. LEDs are superior in energy usage and quality of light, but are much more expensive to purchase.

2. Expand on recycling opportunities. In most municipalities, recyclable trash is picked up separately from regular trash. Although often voluntary, in some areas it’s mandatory. You may already have separate bins for recyclable trash. Are there enough of them? Are they convenient?

I know a managed community whose residents have curb-side pickup, but they take their paper products and aluminum cans to centrally-located bins for pick up. The vendor pays for the recyclable paper and cans and the funds go into the HOA. . It’s a voluntary program and nearly everyone participates.

3. Ask your utility companies to help. Contact all your utility companies and ask for onsite assessments. Some may charge for the service. However fees are usually reasonable and may qualify you for discounts on upgrades or repairs. They also should have energy-saving tips they can pass on to you, or available on their websites. Pull the ones that apply to your property and publish your own tip list.

4. Increase communications, but conserve your paper. It’s time—past time—to make a serious reduction in your paper communications. A message notification service can do the job better and save you loads of time and money, too. Look for one that sends voice and text messages to cell phones and also to email.

5. Foster a green perception. Lots of brands tout green qualities. But the ones that carry strong green reputations do a better job at fostering the perception. Make that work for you. Whenever appropriate, communicate your green efforts.

•  “When you’re in the common areas, please use the recycle trash cans for your empty soda cans.”
• “Now that it’s getting warmer, please adjust your thermostat when you leave, so your air conditioner isn’t running up your electric bill while you’re gone.”
• “Thank you for your positive responses to our messaging system. Last month alone it reduced our paper usage by more than 800 sheets. That’s nearly two reams!”

None of these ideas are large-scale initiatives. They’re small changes that collectively make a big difference. They also foster the perception that you’re proactively doing your part. Plus, you just might find that your efforts add some green to your bottom line.

For more information regarding resident communication solutions please visit www.onecallnow.com, or call (877) 698-3262 to find out how our text, email and voice messages can work for your community.

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Nick Frantz is the National Sales Manager for Property Management Solutions at One Call Now, where he has worked since March 2011. He specializes in Property Management solutions – commercial and residential – assisting in communications between property managers and staff/residents. Nick holds a Bachelor of Science degree from Miami University.

This article is presented in a general nature to address typical landlord tenant legal issues. Specific inquiries regarding a particular situation should be addressed to your attorney.  

Question:  My new tenants just moved in a month and a half ago. The lease requires that the tenant pays for all utilities, and must put the utilities in their own name prior to moving in. Well, I just received the electric bill, and it’s still in my name. I’m thinking about not paying it, just letting it get shut off. Maybe when the lights go out, they’ll take care of it. Can I do that?

Answer:  No, you can’ t let the utilities be shut off. Your tenant’s actions are a breach of the rental agreement, and must be addressed in compliance with California law. You should immediately prepare and serve a Notice to Perform or Quit-Breach of Covenant notice. The notice should identify the specific breaches, the failure to place the electric utility in their own name, and their failure to pay the utility charges incurred since taking possession. The notice should be specific as to how they must cure the breach, namely, they must put the utilities in their name, and reimburse you for the amount of utility changes that have been billed and incurred post tenancy. Note that some jurisdictions may require that you include a statement identifying a witness who observed the breach, as well as the date and time of the breach. In such jurisdiction, you or your manager would suffice as the witness, and the breach would be considered ‘ongoing’ as it continues to occur. In the event of noncompliance, you would be entitled to file an unlawful detain action to recover possession of the premises. Rarely though is that necessary, as the vast majority of residents will immediately comply.

Question:  I just put my single family house on the rental market, and have agreed to rent it to a nice family of four; mom, dad and two kids, two and five. The parents seem responsible enough and I’m sure they’ll make great tenants, but I am concerned because the house has a pool. Is there anything I can do to protect myself from liability should one of the children fall in and drown?

Answer:  The short answer is yes. There are several measures you can, and should, take to protect yourself. First and foremost, ensure that the pool and the gate/enclosure conform to all state and local codes and ordinances. The gate should be self-latching, and should be checked to ensure that it closes properly. Review your insurance policy with your broker to ensure that your coverage is adequate; consider a commercial umbrella policy as well. Your broker can counsel you on coverage limits; consider $3,000,000 as a minimum. Finally, you should include as part of your rental documents an addendum to the lease in which the tenant acknowledges the dangers of the pool, agrees to ensure that all gates are kept closed, and agrees to periodically verify that the self-latching gate functions properly. Consider requiring that your tenants procure renters liability insurance as well.  These requirements should be a part of your rental policies for a property with a pool, regardless of whether or not your tenants have children.

Question:  Just opened up the mail, and what do you suppose was in it? A notice from my bank informing me that one of my tenant’s rent check was returned unpaid because he placed a stop payment on it. Imagine that, it’s now mid-month, no warning, no phone call, the deadbeat didn’t even have the courtesy of letting me know he was going to stop payment on his check. It kind of makes sense though, he asked a couple of weeks ago if I’d let him out of his lease early, guess his girlfriend has a nicer place and he wanted to move in with her. I called his phone number, got a recording saying that it had been disconnected. His cell phone works, got his voice mail, and left a message. I’m guessing that when I swing by later today, it’ll be empty. What do I do now? I don’t want to make any mistakes; can I just change the locks if he’s out?

Answer:  You have a couple of issues that you need to resolve, first the issue of return of possession of the premises, and then, of course, getting you paid. If the tenant appears to have vacated when you visit the unit later today, then you must follow certain procedural rules before you simply change the locks. Ideally, you will be able to contact the tenant on his cell or at work. If you make contact, ask that the tenant confirm that he is out by faxing or emailing you written confirmation. If you are able to confirm that he has moved out, you will not have to follow the abandoned real property notice requirements, and will be able to retake possession immediately. If when you visit the unit, and find that it is vacant, and if the rent is due and unpaid for fourteen days, and the tenant has not voluntarily surrendered possession, then you must serve a written notice of Belief of Abandonment of Real Property. The notice can be posted on the premises and mailed by regular mail to the tenant’s last known address, your property. You must wait eighteen days before you retake possession. If the tenant does not reply, in writing, by informing you of his address for service of an unlawful detainer within eighteen days, then you may retake possession, and change the locks. Once you regain possession, prepare the security deposit disposition form. If he skipped mid lease, he will owe the balance of the term, or until you mitigate your damages by reletting the unit, whichever occurs first. Hang on to the tenant’s check that was returned by the bank. Stop payment orders are only effective for six months, unless renewed by the maker, which rarely happens. That means, in six months and a day, you can redeposit the check, and if there are sufficient funds, the check will clear.

Question:  I’m looking at a single family residence to purchase. It’s a pocket listing, no signage, not on the MLS. The agent claims it’s a great deal because the seller needs cash quickly, wants a quick escrow, and is willing to let it go for under market. The only catch is, the tenant doesn’t know the house is for sale, and the owner doesn’t want the tenant to know. He says that when I close escrow, I can serve my own notice to have the tenant leave, but he doesn’t want the tenant getting nervous and moving out if the deal doesn’t go through. Seems like a really good deal, I know the house, I’ve peeked in the windows, and it’s in incredibly great shape. What am I missing, what can go wrong?

Answer:  Lots. You have actual notice of a tenant in possession. That means that you are bound by whatever rental agreement, or contract, exists between the owner and the existing resident. The tenancy agreement may turn out to be a fixed term lease for a long period of time at less than market rent. The resident may have a lease with an option to purchase the house for a fixed sum, possibly less than what you are paying for it. There may be litigation between the parties relating to the premises, possibly mold or some other contamination issue that you may not be aware of. If the deal really is as described, then prepare a purchase agreement providing a due diligence period allowing you a brief time period to check title, condition and other issues. Once escrow is open, and you are satisfied with title, and the condition of the premises, contact the resident, confirm the terms of his tenancy, get a copy of his rental agreement, and prepare an estoppel certificate for the resident to sign affirming the tenancy agreement, amount of deposit, and affirming that he has no equitable or legal interest in the property.

Stephen C. Duringer – The Duringer Law Group, PLC is one of the largest and most experienced landlord tenant law firms, has successfully handled over 200,000 evictions, and has collected over $90,000,000 in unpaid rent since 1988. The firm may be reached at 714.279.1100, toll free at 800.829.6994 or 877.387.4643.

Visit www.DuringerLaw.com for more information and the locations of their six offices.

This is an exciting, dynamic, ever-shifting time for income property managers and investors.

Land values and rents are on a rapid upward climb – finally – but so too are operating and maintenance costs, legislative mandates and potential liabilities.

What does this uncertain mix of events mean to the future of the industry?

• Will the collective assault on Prop. 18 succeed?
• Will affordable rent become an enforceable mandate?
• What impact does California’s energy policy have on commercial and investment property now and in the future?

The answers to many of these questions won’t be known until they unfold in the months ahead.

Clearly, the industry is in flux – poised between unprecedented opportunities, demands and uncertainties – and it will become increasingly important as we all move forward for income property owners and managers to stay informed.

How does a busy real estate professional stay current?

A collective resource of experts will provide a one-stop cache of information at the Income Property Management Expo May 7 at the Ontario Convention Center in Southern California. (Visit www.incomepropertyexpo.com for details.)

Through a variety of presentations, workshops and face-to-face meetings, they will address current issues and trends in the industry, from finance and maintenance to energy efficiency, renewable energy and environmental laws.

FAIR HOUSING, LITIGATION AND OTHER LEGAL ISSUES:  Law firms and legal experts will be on hand to provide the latest information on new statutes, mandates and precedents affecting property managers and income property owners.

FINANCE AND TAX STRATEGIES: Today, 1031 exchanges provide more value than ever. Lending rates are at an all-time low. Experts will be on hand to discuss custom-made solutions for those in attendance, including low-rate cash flow loans.

MAINTENANCE: Frankie Alvarez, co-author of the “Dear Maintenance Men” column, will provide seven important tips and other details to keeping operations to a minimum.

GREEN MANDATES AND INCENTIVES: How do AB32 and other new pieces of legislation impact how you must do business? What kinds of incentives are available to income property owners to save energy or to go solar? Government representatives and service providers will be on hand to explain the many incentives that can help building owners save money on energy costs.

This is a great opportunity to catch up on the latest, to touch base with experts with questions specific to your situation, and to network with others in the industry who might be of value later on.

When it comes to staying informed and getting the most from the time invested, the Income Management Property Expo is an efficient resource that could bring about significant returns. A second expo is planned for October in San Mateo. Visit www.incomepropertyexpo.com for details.

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Deniene Husted is a longtime journalist and public relations professional with nearly 25 years of experience serving the Southern California region. Reach her at dhusted@sdrpr.com

By: Chatmeter | www.Chatmeter.com

A few months ago, we wrote about how Yelp is cracking down on paid reviews (check it out here) and that they were increasing their filtering service to try to deter companies from producing fake reviews. Now, along with the help of Yelp CEO Jeremy Stoppelman, chatmeter would like to give some tips and advice on responding correctly to reviews. Responding to reviews can be an extremely helpful tactic if done correctly; but if done incorrectly, you may just be adding fuel to the fire. These tips should be directly incorporated into your review management strategy and referred to whenever you respond.

Yelp has developed a new video series, called Inside Yelp, which is designed to help customers and businesses better understand their services. In one of the first videos, CEO Jeremy Stoppelman explains the reasons behind the review filter and also offers a few points on how to respond to a negative review. The first thing he says is that you need to accept that you will receive negative reviews. Bad things are bound to happen that may be out of your control. You can’t expect that every single person who comes into your business will be 100% satisfied. Things do happen. Here are his 3 tips:

1. Take a deep breath and think about it. You want to give yourself time to really think about the comment and reflect on it.
2. Think about the “big picture.” Consumers know that they will see negative reviews on your business page. One review will not be the end of your business and that one review doesn’t count for everything.
3. Take the negative review as constructive criticism. You want to take these reviews to heart and learn from what your consumers are saying.

Although these tips are a great place to start, we think there are some other things you need to consider before you respond to a negative review.  First, you need to thank your reviewers. They took the time to write about your business, so you need to show your appreciation, even if you don’t want to hear what they are saying. You don’t need to respond to every single review, we recommend that you respond to the negative ones and 1 out of 5 positive ones. Next, you need to be nice with your response. You don’t want to get into an online argument with an angry customer. Not only will this make the customer even angrier, other people may see this threat and think negatively about you. You want to keep your responses courteous, useful, and relatable. The last tips, is you need to make sure you don’t take the reviews personally. Your customers are reflecting on their experience, not about you personally. You want to reply in a manner that addresses the experience.

Just because these tips were primarily from Yelp, they should be considered when responding to a review on any type of review site or social media site. These tips should also be taken into account for all businesses, regardless of your size. It doesn’t matter if you are a franchise with 100 locations or a small mom and pop shop with only one, correctly responding to a negative review is extremely important. You need to remember that just one bad review can cost you upwards of 30 new customers! Consumers based websites are not going away so you need to make sure you know how to manage them correctly. The biggest takeaway you should get is that you should not respond irrationally. You need to think about what you are going to say and it should reflect your business and the experience you want your consumer to get.

We’ve also done the research and here are some of the review-based websites that allow your business to properly respond:

• maps.google.com
• local.yahoo.com
• yelp.com
• yellowpages.com
• yelp.ca
• blogsearch.google.com
• facebook.com
• twitter.com
• foursquare.com
• citysearch.com
• insiderpages.com
• superpages.com
• tripadvisor.com
• yellowbook.com
• urbanspoon.com
• dealerrater.com
• hotels.com
• apartmentratings.com
• edmunds.com
• cars.com
• merchantcircle.com

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As the first Local Brand Management (LBM) platform, we help large franchises and agencies with hundreds of locations measure and improve their marketing effectiveness. This is actionable local intelligence that has never been available before. With the fragmentation of local search marketing today, it’s become impossible for agencies and national retailers to properly manage the brand at the local level. The chatmeter service measures the online marketing effectiveness for each location by analyzing its online visibility and reputation, benchmarks its performance against other local competitors, and provides personalized recommendations for improvement via a simple dashboard and daily email alerts. Armed with this information, marketers can understand which locations and channels to focus their efforts. By taking ownership of online visibility and the customer experience, marketers can have can have a significant positive impact on reaching new customers.

By: Nick Frantz

I once had a boss who told me it was my job to make sure he was never surprised. I thought that was odd, but over time I realized it was brilliant… because nobody likes a bad surprise.

When it comes to student housing inspections, it’s likely that nothing would surprise your team. But your inspection team is probably not your major concern. It’s your student residents—and their parents— that should not be surprised.

Housing inspections are animosity-building opportunities. It’s human nature; nobody likes to be “inspected.” Just the idea puts student residents on the defensive. And if poorly executed, students end up feeling that their privacy has been violated… and parents end up surprised by an unwelcome fine.

Communications are the key to taking the edge off the inspection process. Here are five tips to help you turn a relationship strain into an organizational gain.

1.  Use a reliable means to notify. Inspections should not be a surprise. Most states, municipalities and universities require that you give advance notice. But that doesn’t mean that students will actually receive advance notice. Posting paper notices doesn’t work. Some may actually get read, but they’re often removed before everyone gets the message. (Does anyone ever pass that information on to their parents?) Dates and times are easily forgotten. And it can take a lot of time to make the rounds manually posting notices.

Use the communication method your residents and their parents prefer: voice and text messages to cell phones, email addresses and social media sites. Everyone gets and reads text messages. Plus, they conveniently provide a written record for later reference. A message notification service makes it fast and easy to notify all your contacts with one simple message. Use it to send an initial announcement and then send a reminder notice, too. Some services provide automated translations and documentation that shows your messages were received.

2.  Set expectations. It’s a fact, people aren’t happy when their expectations are not met. Compile and publish a list of items that are not permitted (e.g. candles; flammable substances; items hanging from sprinkler heads, overloaded extension cords; blocked exit maps; items left in hallways and stairwells; etc.) Make your rules short and simple. You want them to be read. If possible, make your inspection list available.

3.  Tell them why. Publish a statement that explains the rationale for inspections: legal, safety, quality of life, resource management, etc. Make it short and easy to read and understand. Include a list of frequently asked questions and answers. For example:

• When do inspections happen?
• How do they work?
• How will I be notified?
• Will you come into my unit if I’m not there?
• What happens if you find a violation?

4.  Eliminate the “them versus us” factor. Students are heavily engaged with social media building online communities. Make safety and resource management a community-wide effort within their residential community. Or launch a team initiative with teams by building or floor striving for the highest score. Using technology, such as a message notification service positions you as part of the community. And it also supports a “green” community initiative by eliminating paper mailings and flyers.

5.  Consider incentivizing a perfect inspection. Free stuff is good and it doesn’t have to drain your budget. Free pizza, gas cards, iTunes. Who doesn’t love an immediate, tangible reward? If volume is a concern, consider a drawing for five, ten, twenty winners.

You and your staff work hard all year to make your property a safe and desirable place to live. Attracting and keeping student residents takes an ongoing commitment, lots of time and lots of effort. It’s about more than just your property. It’s also about building relationships. Don’t let inspections threaten your hard-earned relationships. Use a proactive communication plan to position them as a legal and practical necessity that promotes a safe and healthy quality of life.

For more information regarding resident communication solutions please visit www.onecallnow.com, or call (877) 698-3262 to find out how our text, email and voice messages can work for your community.

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Nick Frantz is the National Sales Manager for Property Management Solutions at One Call Now, where he has worked since March 2011. He specializes in Property Management solutions – commercial and residential – assisting in communications between property managers and staff/residents. Nick holds a Bachelor of Science degree from Miami University.

Apartment News Publications Inc. is teaming up with the Income Property Management Expo to provide Apartment Owners/Managers & Commercial Property Management Companies with tools for efficient, cost effective management, operation and maintenance of their communities & facilities!

Join us May 7, 2013 for the Southern California Income Property Management Expo at the Ontario Convention Center!

Click here to Pre-Register Online!

Southern California Attendee Information:

• Apartment Owners
• Property Managers
• HOA
• Commercial Property Management Companies
• Service & Maintenance Staff
• Industry Partners & Vendors

This expo will host FREE seminars throughout the day addressing CA Energy Efficiency Programs, Landlord Legal Updates, Tax Code & 1031 Exchanges, Property Maintenance and more!  The goal of the Expo is to provide attendees with the opportunity to network with other industry professionals while enjoying fine food tastings, the PGA Experience, Luxury Car Display & Test Drives, raffles & giveaways and the expo floor which will have over 100 exhibitors!

To learn more about the Income Property Management Expo, how to attend for FREE, or learn how to reserve a booth for the Expo Floor, visit IncomePropertyExpo.com!

@IPMExpo

By: Rommel Anacan | The Relationship Difference

Until they merged with United Airlines I made a decision that I would NEVER again fly Continental Airlines. Ever. This was all because of one bad experience I had with a member of the Continental flight crew while traveling.

After this experience whenever I saw a commercial or marketing piece for Continental, I thought of this crew member and how she treated me. No amount of colorful airline livery or fancy marketing would ever replace the fact that to me that flight attendant was Continental Airlines. And since I didn’t like my experience with her, I didn’t like the company. Period. End of story.

What does this have to do with your company?

I don’t care if your CEO has degrees from Harvard, Yale and Oxford; or if your executives have every certification given in the multi-family universe; or if your regional managers are the most intelligent and articulate groups of regionals the industry has ever seen . . . to the average customer, they are not your ‘brand.’

The people sitting behind the leasing desks are your brand. The people answering the phones at your community, responding to emails, monitoring your social media spaces and taking clients on tour are the face of your company to the average customer.

Remember your first day?

My very first property was an ultra-luxury community in Newport Beach, California. Rents for a one-bedroom home started at $1,860 and went all the way up to over $4,000 per month. Now how much time and effort do you think was spent preparing me to be the face of this mega-multi-million dollar community and of the company’s brand before I met with my first client?

One hour!

On my first day I was given the tour, handed the keys to the model and golf cart, showed where my desk was and given the book of 23 floorplans and a site map. I shadowed the business manager on one tour and then was then let loose to help customers and become the face of this iconic community.

How good do you think I was in my first 30 days? Not very. The adjustment to the property management industry was tougher than I expected. While I was a “nice guy” to everyone, I just wasn’t very good as a leasing agent in my early days. Our office was very busy, with everyone having multiple things on their plates, so I was really expected to figure things out on my own until I received my formal training a month later. Thank goodness the senior leasing agent showed me some of the ropes!

When I got the chance to manage my own community I didn’t want my people to go through what I went through. I didn’t want someone to become the face of my community and company (and me!) without preparing them for the role.

Here is what I did:

1. I developed a leasing on-boarding program. I walked my people through all aspects of the leasing process, giving them all of the tools, techniques and secrets that I learned during my career. (Eventually my company adopted some of these ideas and created an on-boarding program for all associates.)
2. I didn’t allow my new hires to help clients until they went through the program and felt they were ready. This period lasted anywhere from one week to two weeks, depending on the person.
3. I personally worked with and trained my new team members because I wanted to be the dominant influence in the early stages of their careers.

I’m not going to lie, doing these meant more work for me! There were times I thought I was nuts to do this. But when the first shops came in at 90% or above, I knew it was worth it! When my leasing agents achieved things in their first couple of months that took me much longer, I knew it was worth it.

When the office could essentially run itself and I didn’t need to be involved in the minutiae, I knew it was worth it!

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Rommel Anacan is the president of The Relationship Difference; a corporate training, motivational speaking and consulting firm based in Orange County, California.  He is a multifamily industry veteran, having worked at all levels of the industry from onsite to corporate, where he developed a reputation for tackling common challenges in an uncommon way.

You can reach Rommel at www.RelationshipDifference.com and on Twitter @rommelanacan

By Cathy Macaione  | Cathy Macaione Consulting Services | LinkedIn Connect

With more apartments coming on line, it’s time to plan your interior selections upgrades. We all know that renters want to live in apartments that have a modern, updated look. Upgrading your vacant units so they have what renters want will help decrease vacancy loss. If you’re not sure what’s in demand in your area, tour new home communities, read decorating magazines and watch Home Improvement Shows to get ideas. The following are some quick tips to help you implement what you learn without breaking the bank.

Have a well thought out plan to make sure your selections will last.  Quality doesn’t always mean super expensive. Make a list of your “must-have” upgrades and devote ample room in your budget to those quality items. You can make cut backs on the “nice to have” items.

Upgrade in phases.  There’s no need to do everything at once. You can update the flooring, cabinets, counters, and lighting in each apartment as it becomes available for rent. This will enable you to spread out the cost of the investment.

Offer packages.  Offer renters two upgrade packages—one with total renovations and one with partial upgrades. For example, if you’ve already changed the cabinets, and the countertops are in good condition but the color is outdated, select a paint color that will change look and feel of the kitchen so the countertops don’t look dated. Then offer the apartment as partially upgraded.

Invest in flooring.  Carpeting gets ruined very easily. Make your flooring last longer by installing a laminate floor. A good selection could be a distressed wood look. It’s in style and will hide wear and tear.

Think green.  Install dual flush toilet conversion kits. They’re inexpensive at around $40 each. It is also easy and low-cost to install low-flow shower and faucet aerators. Additionally, installing fluorescent light bulbs will show a noticeable reduction in utility bills. Look for incentives and rebates to help trim costs even more.

Granite for less.  Yes, you can offer granite-like countertops. My favorite sources for countertop makeovers are Giani Granite (http://www.gianigranite.com/) and Appliance Art, supplier of Instant Granite (http://www.applianceart.com/). Check them out.

Upgrades and renovations don’t have to drain your bank account or be a source of anxiety. Carefully planned upgrades can be both simple and profitable. So start your upgrade plan today to make your apartment offerings more desirable. Before you know it, you’ll have a fully leased community!

Cathy Macaione, President, Cathy Macaione Consulting Services, an Apartment Marketing and Management Specialist, has more than 28 years in the Real Estate Industry.  She demonstrates her creativity and expertise through the exploration and implementation of alternative marketing methods.  Prior to starting her own consulting business, Cathy held numerous positions, ranging from leasing professional to property manager to marketing/training director, for several large management companies.

By: Nick Frantz | OneCallNow.com

I don’t know a property manager who doesn’t grapple with parking issues. At best, they’re a hassle. At worst, they threaten resident safety, satisfaction and retention. They can even send you to court.

Towing may alienate a resident… but failure to act on a parking problem could alienate many residents. The best solution is a proactive approach that maximizes compliance and minimizes your need to have to make the tough decision. Here are seven tips to help ease parking woes on your property.

1.  Understand the parking and towing laws and ordinances in your state and in your municipality.

If you don’t already know the laws, an Internet search should yield results. Illegal towing can do more than damage resident relationships. It can be costly. Some states allow the court to award loss of use damages for the illegally towed vehicle. Residents have to prove their case. But win or lose, it’s going to cost you time and money.

2.  Have proper legal signage.

Posting parking permit and restriction signs on your property is one of the most important actions you can take to ensure and enforce compliance. With effective signage, residents, visitors, staff and vendors should never have any question about where to park.

 3.  Clearly mark the parking lots and curbs.

Sometimes signs disappear, but parking lot stripes and curb paint is permanent. Mark restricted parking areas as clearly as possible; leave nothing to question.

4.  Create, publish and distribute a clear, well-defined parking policy.

Your policy should spell out—and itemize—exactly:

• Where residents, visitors, staff and vendors may park
• Where residents, visitors, staff and vendors may NOT park
• Snow plow procedures
• Your step-by-step procedure for handling vehicles that violate the parking policy (It’s a good idea to try to notify the owner, whenever possible, before a vehicle is towed. Document your attempts to notify; it will payoff)
• Actions to take if someone finds that their car has been towed and how much it will cost

If there are seasonal issues in your area, such as snow or flooding, send timely reminders that reiterate the parking policies and procedures.

5.  Review your parking and towing policies with your snow removal and towing vendors.

Make sure they understand that only authorized personnel from your staff can request that a vehicle be towed.

 6.  Personally address parking issues with problem residents.

Some parking infractions aren’t as defiant as they may seem to you or to other residents. When parking issues arise, one-on-one notices are far more effective than blanket reminders. It doesn’t have to be a nasty confrontation. Stay calm, refer to your parking policies and rules, and make sure the resident has a copy. Keep a record of your resident contact with the date, time and content.

 7.  Communicate regularly and always document.

Managing your property is your job. But your residents have their own jobs, busy—often hectic—lives, and lots on their minds. Make sure your parking rules don’t slip their minds. Proper signage, marked parking spaces and curbs, a published policy, personal reminders and community-wide announcements all work together to minimize slippage.

It’s important to document all your parking compliance efforts.  Take photos of your signage, parking lot, curb markings and any instances of policy violations. Keep a record of all your communications to your residents, whether community-wide or one-on-one. Your documentation should show dates, times, and message content. It should also confirm that your residents received your communications. If a conflict or legal issue arises, all of these will work in your favor.

The name of the game here is to maximize parking compliance and minimize towing instances. It takes a proactive approach, vigilance and a commitment to regular communications with your residents.

For more information regarding resident communication solutions please visit www.onecallnow.com, or call (877) 698-3262 to find out how our text, email and voice messages can work for your community.

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Nick Frantz is the National Sales Manager for Property Management Solutions at One Call Now, where he has worked since March 2011. He specializes in Property Management solutions – commercial and residential – assisting in communications between property managers and staff/residents. Nick holds a Bachelor of Science degree from Miami University.