Don`t miss the April Deadline for the EPA`s New

Transcription

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Visit us on our website:
www.apt- assoc.com
February 2010
Volume 39
Number 2
Don’t miss the April Deadline
for the EPA’s New Federal
Lead Renovation, Repair
and Painting Requirements
See page 9
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Page 2 / Apartment Journal / February 2010
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February 2010 / Apartment Journal / Page
3
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Contents
F e b r u a r y
FEATURES
8 March 25th – General Seminar
After the Rains Are Over...
How’s Your Property?
20 Do You Know Who Your Residents Are?
By Mike Lapsley
We’ll have an expert water intrusion specialist to
show you how to find potential problems and an
attorney to answer your liability questions.
Using criminal screening to qualify
prospective tenants protects you and your
other renters.
9 New Federal Lead Renovation, Repair
and Painting Requirements
By Marjorie Xavier
The April 22nd deadline is almost
here to conform to new EPA
regulations.
10 Apartment Owners: Have You Planned
Properly to “Keep It All in the Family?”
By Philip Kavesh
Your Living Trust may not distribute
your property to your children the
way you intended. Check out these
options.
12 Ditch That Rent Check: A World of
Online Payment Options
2 0 1 0
22
A Date with a Queen
Visit the British Isles – Summer 2010
Join us this summer for a spectacular
13-night cruise around the British
Isles, including England, Ireland,
Scotland and Normandy.
30 Building the Future of the Multihousing Industry
The NAA Education Conference and Exposition in New
Orleans, June 24-26, is a good way to get information and
learn strategies to increase profits.
COLUMNS
By Jim Semick
The use of paper checks is declining.
Begin to familiarize yourself with the
various forms of electronic banking.
24
26
14 Green Incentives for Residential
Property Managers
28
Using Service Requests for all
vendors can help you monitor repairs
and the quality of service.
18 Mold Clearance Inspection: Buyer Beware!
By Jason Harris
Be sure to have a mold clearance
inspection done after mold remediation,
and use a different contractor for
the inspection.
Sacramento Report
by Ron Kingston
Offering “green” features can help to
attract conscientious, responsible
tenants and can benefit both owner and renter.
By Douglas D. Chasick
Legal Corner Q & A
by Stephen C. Duringer
By Marc Courtenay
16 Financial Focus: Market-Ready
Apartments
Dear Maintenance Men
by Jerry L’Ecuyer and Frank Alvarez
PLUS...
6
34
CAM classes
Apartment All Stars
35
Advertisers Index
36
Spotlight on New Members
40
Free Toilets from the Water District
42
Classified Ads
Official California Apartment Journal
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17
License #
771970
7
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R
EE A
FRMIN
SE
March 25th
CH 2
PP CAM
CE /
Us
GENERAL SEMINAR
After the Rains
Are Over...
How’s Your
Property?
• NOW is the time to look for possible leaks
• NOW is the time to stop mold in its tracks
• NOW is the time to implement new lead policies (deadline = April 22)
An expert water intrusion specialist will show you what to look
for when inspecting your own property and an attorney will
answer your questions about your liability.
Don’t miss this informative meeting –
the property you save will be your own!
Thursday, March 25, 2010
7:00 p.m.
Petroleum Club
3636 Linden Avenue, Long Beach
Sorry, but we can only guarantee seats for those members
who call ahead and make reservations.
Ample free parking is available in the lot next to the Petroleum Club.
Reservation Hotline: 562-426-7785
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Page 9
New Federal Lead Renovation, Repair and
Painting Requirements
By Marjorie Xavier
he “Lead: Renovation, Repair and
Painting Program” rule, which will take
effect in April 2010, prohibits work
practices creating lead hazards. Requirements under the rule include implementing
lead-safe work practices and certification
and training for paid contractors and maintenance professionals working in pre-1978
housing, child-care facilities and schools.
Beginning October 22, 2009, contractors
were to take EPA-accredited training before
beginning renovation, repair or painting
projects as defined in the RR&P rule.
T
“The [new]
rule covers
all rental
housing and
non-rental
homes where
children
under six and
pregnant
mothers
reside.”
To further protect children from exposure
to lead-based paint, the U.S. Environmental
Protection Agency (EPA) has issued new
rules for contractors who renovate or
repair housing, child-care facilities or
schools built before 1978. Under the new
rules, workers must follow lead-safe work
practice standards to reduce potential
exposure to dangerous levels of lead during
renovation and repair activities.
“While there has been a dramatic
decrease over the last two decades in the
number of children affected by lead
poisoning, EPA is continuing its efforts to
take on this preventable disease,” said
James Gulliford, EPA’s Assistant Administrator for Prevention, Pesticides and Toxic
Substances. “These new rules will require
contractors to be trained and to follow
simple but effective lead-safe work
practices to protect children from
dangerous levels of lead.”
The rule covers all rental housing and nonrental homes where children under six and
pregnant mothers reside. The new requirements apply to renovation, repair or
painting activities where more than six
square feet of lead-based paint is disturbed
in a room or where 20 square feet of leadbased paint is disturbed on the exterior. The
affected contractors include builders,
painters, plumbers and electricians. Trained
contractors must post warning signs,
restrict occupants from work areas, contain
work areas to prevent dust and debris from
spreading, conduct a thorough cleanup, and
verify that the cleanup was effective.
Lead is a toxic metal that was used for many
years in paint and was banned for residential use in 1978. Exposure to lead can
result in health concerns for both children
and adults. Children under six years of age
are most at risk because their developing
nervous systems are especially vulnerable
to lead’s effects and because they are more
likely to ingest lead due to their more
frequent hand-to-mouth behavior. Almost 38
million homes in the United States contain
some lead-based paint, 24 million have
deteriorated paint. Four million children live
in these homes. A source of lead poisoning
is lead paint and lead-contaminated dust
from deteriorated paint. These new
requirements are key components of a
comprehensive effort to eliminate childhood lead poisoning.
For more information on this new program
visit: www.epa.gov/lead. For copies of the
educational brochures, call 1-800-424-5323.
9
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Apartment Owners: Have You Planned
Properly to “Keep It All in the Family”?
By Philip Kavesh
ost apartment owners have worked
very hard over the years managing
their properties, paying down the
mortgages and increasing the cash flow
income. Plus, they know real estate has
long-term appreciation potential. They want
to pass along all these economic benefits to
their children (or other loved ones). So, they
get a Living Trust that appears to clearly
distribute their properties to their intended
heirs—but will it work as intended when the
time comes?
For example, the parents’ Living Trust may
say that their three children are to share
their estate equally. Does this mean that
each child will get an equal share of each
property? Or, will certain properties be
allocated to certain children and who will
make that decision? Conflict can arise over
these issues.
If two or more children will own property
together, there are even more conflict issues
to address. How will management decisions
(like refinancing, selling and exchanging for
a new property) be made? Although the children may get along well while the parents
are still living, when the parents are gone
and it’s all about money and control, there
can be significant disagreements. This could
wind up forcing them to sell the property.
Even if all of the beneficiaries who own
portions of a property agree with respect to
its management, a sale could easily be
forced on them by others. What many
apartment owners don’t realize is that, even
a beneficiary who only owns a small percentage of a property can demand a “partition
and sale”. This could happen because that
beneficiary is influenced by his or her
spouse, who wants the cash to spend, or
because a third party forces him or her to
sell, like in a divorce, lawsuit or bankruptcy.
One often recommended way to solve these
issues is to have property held in trust after
the parents’ death, with the Trustee in
charge being one or more of the bene-
M
“If two or
more children
will own
property
together,
there are
even more
conflict
issues to
address.”
ficiaries who are best capable of and willing
to manage the property. This could be done
in an irrevocable trust setup during lifetime
to receive gifts of the property or an
irrevocable trust that springs out of a Living
Trust after the parents pass away. Unfortunately, this may not be the best solution
because a Trustee does have certain
“fiduciary” duties and obligations to the
beneficiaries, and the beneficiaries also
have certain rights, that could perpetuate
potential conflict.
A better way to “keep it all in the family”
may be to utilize a legal business entity, like
a family limited partnership (FLP) or limited
liability company (LLC), to hold the real
estate. The parents will be the managers of
the entity during their lifetime, but if they
pass away or are unable to act because of
illness or disability, then just the one or two
loved ones (or third party) that may be
capable of managing the family business will
do so. The other “silent” family members,
may receive their share of any economic
benefits that are distributed, but will not be
able to dictate decisions such as buying,
selling, refinancing, or distributing profits,
etc. This not only prevents one beneficiary
from forcing the others to sell, but also
helps protect the underlying real estate if
any one of the beneficiaries has a divorce,
lawsuit, bankruptcy or other legal problem,
because any third parties who try to get
their hands on their interests will not have
the right to force a liquidation or
distribution of profits.
continued on page 33
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LA CARPETS, FLOOR & PAINTING
(formerly Ricardo’s Painting)
Carpet Cleaning, Maintenance & Supplies
—
APARTMENT
INTERIOR
CEILINGS
PAINTING
ROOM SIZE
WALLS
RUG
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CLEANING ONLY
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$80
$90
$100
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—
KITCHEN CABINETS
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OUTSIDE PAINT
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$115
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INSIDE PAINT
1 BED - 1 BATH
$135
$70
$20
OUTSIDE VARNISH
for
each
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$155
$80
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STUDIO OR LOFT
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closet
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$195
$90
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EXTRAS: Plastering, 2 Coats, Custom Color, Shutter Door, Old or Large Apartment, Occupied or Furnished Apartments. Priming Walls.
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&
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—
REFRIGERATOR
$10
LOUVER WINDOWS (set)
$10
BLINDS (set)
$10-Sml/ $15-Lrg
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$20
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Page 12
Ditch That Rent Check: A World of Online
Payment Options
By Jim Semick
ure, the lowly check will be with us for a
while. But that doesn’t mean that you
can’t help send checks the way of the
dodo bird. According to a Federal Reserve
System study, check usage is in steep
decline, and checks now represent only 30
percent of all non-cash payments. Electronic
payments are now the clear winner with
consumers.
But for many property managers, checks
continue to be business as usual. If you are
like most property managers in the U.S., you
have explored online payments, but have
not made them a core part of your
operation. Even if you have implemented
check scanning, there is a cost to every
check you handle – moving more of your
resident payments online can save your
property management business time and
money every month.
If you haven’t yet made the move to
electronic payments, ACH and Credit Cards
are great ways to go checkless. There are
many services that can help you implement
a solution quickly and begin offering online
payment options to your residents.
ACH (Automated Clearinghouse)
ACH is an electronic funds transfer from the
resident’s checking or savings account to
your operating account. Residents pay their
rent directly online or through a transaction
that you initiate. You typically receive funds
48-72 hours after the resident pays. You can
get ACH processing from many payment
processing companies or directly from your
bank.
If you get the ACH service from a payment
processing company, the resident (or you)
pays a convenience fee typically ranging
from $1.00 to $3.00. The advantage of
picking up the tab is that you get more
residents signing up for the program, and
thus greater savings for you by handling
fewer checks.
S
“...check
usage is in
steep
decline, and
checks now
represent
only
30 percent
of all
non-cash
payments.”
Online payments shouldn’t be expensive
however. You can find solutions with a low
transaction fee structure and low monthly
fee. Another important factor in your
decision: Your payment solution should
seamlessly integrate with your accounts
receivable system. Any savings you get from
online payments will be wasted if you are
stuck entering payments by hand into your
system.
Your bank can offer you ACH services at a
low cost, but the hassle and time implementing this yourself will reduce any
savings you might realize. You will need to
have a software solution that can create an
electronic file in the correct format and then
upload that file directly to the bank for
processing.
Credit Cards
There are a variety of ways you can use
credit cards in your operation. Many property managers accept cards for deposits and
application fees only, while others will
gladly accept them for rent.
The challenge with credit cards is the high
transaction fees that must be paid by you or
the resident. For rent payments, these fees
can be significant, running $10 to $30 or
more. A resident who is faced with a steep
late fee from you may gladly pay the credit
card fees instead.
While you can become a credit card
merchant and process the payments
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Green Incentives for Residential
Property Managers
By Marc Courtenay
here has never been a better time for
creative ways to attract and retain the
kind of residents you want to rent or
lease your properties. Appealing to
thoughtful, conscientious and responsible
people is actually easier than you think.
When I was a practicing counselor (I have an
M.S. in Psychology with an emphasis in
Marriage, Family and Child Counseling) I
noticed that people who were passionate
about conservation, protecting the environment and social responsibility were usually
also the types who were financially more
careful, cleaner and often more socially
responsible.
Later in life when I owned my own residential rental properties, I noticed that the
folks who paid their rent on time and took
good care of their dwellings often also had
“green” interests.
T
“Appealing to
thoughtful,
conscientious
and
responsible
people is
actually
easier than
you think.”
In other words, they would be involved in
recycling, eating organic food, using nontoxic forms of pest control and conserving
energy in their apartment or house.
Yes, I know there are always exceptions to
the rule, but my experiences taught me that
people who we refer to as “Green” or
“Greenies” made good residents. They
would respond positively to certain features
and incentives that property managers and
owners offered to them.
Some examples of “green” features that
would benefit both the owner and the renter
would include: thermal windows, insulating
window fixtures (such as pull-down shades
that insulate from external heat and cold
while also helping keep the interior at a
desired temperature), energy efficient furnaces, air conditioners, appliances and
solar energy.
If you, as an owner and/or property
manager, are willing to make these kind of
“green” improvements to your properties,
by all means advertise proudly to potential
residents and your current ones, too.
Again, conversation-oriented personalities
are the types that appreciate such thoughtfulness. They often respond with loyalty and
by taking care of their homes and
apartments.
Solar energy (such as solar-generated hotwater) is more lucrative for landlords than
homeowners. Why? The Federal Tax Credit
for Solar Energy is capped for personal
residences at $2000, but there is no cap for
“investment” properties.
In addition, landlords can depreciate the
value of their solar installations over a
shortened period of five years.
Finally, landlords can take a 50 percent
Bonus Depreciation for items purchased
and placed in service during 2008 and 2009
(expires 2009). See www.depreciationbonus
.org for details. The “science” of being an
effective Residential Property Manager
changes with the times and the priorities
that our society establishes. Part 1 of this
article covers ways in which property
managers attract and retain residents with
green incentives.
Today’s homeowners and home-renters are
motivated to save energy and be “earth
friendly.” That is why the “Green” revolution
has become so popular.
Whether it’s about conserving energy, recycling, saving money or feeling good about
our environment, people of all ages are
motivated. They like to know that they live
and work in buildings that are healthy as
well as economical.
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One Call Does It All
List
h
is
W
’s
r
e
g
a
n
a
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Monday
AJCS12DC
Tenant moves out
nces
Remove old applia
Tuesday
elivered &
New appliances d
installed on time,
on budget
Paint & clean
lease
Wednesday
New tenant signs
Thursday
Relax
Friday
New tenant move
Saturday
Relax
s in
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Financial Focus: Market-Ready Apartments
By Douglas D. Chasick
ne of the biggest expenses many of us
have each month is getting vacant
apartments ready for move-in. Here
are some areas to examine to make certain
you aren’t spending more money than you
have to.
O
“The SR’s
allow us to
track each
job, in each
apartment,
1. How do we schedule and monitor the
work? The easiest way is to issue a Service
Request (SR) to each vendor for each unit. If
we have one vendor that does “turn-key”
work (painting, cleaning and carpet shampoo), we can issue one SR for each apartment. If we have a separate vendor for painting, another for cleaning and a third for
carpet shampoo, we issue a SR to each vendor for a total of three SR’s for that apartment. The SR should include the price as
agreed in the vendor’s contract, and any extra work we approve will be noted on the SR.
our invoice
In addition, an SR should be issued to our
service staff for any repairs/adjustments
needed. (REMEMBER: A Service Request
should be issued EVERY TIME we ask someone in our Service Department TO DO ANYTHING! It’s the only way we can monitor and
analyze efficiency and workload.)
approvals.”
I’ve had the most success scheduling the
work in the order of most-to-least mess
makers:
and give us a
reference for
1. “Trash out” the apartment—remove all
the junk!
2. Service the apartment—upgrades, repairs and adjustments
3. Painting
4. Cleaning
5. Carpet Shampoo
6. Final Inspection by Manager, touch-up by
Service if required.
It may sound like a lot of paper, but it’s not.
The SR’s allow us to track each job, in each
apartment, and give us a reference for our
invoice approvals.
2. How do the vendors gain entry into the
unit? I know it never happens on our
properties, but there are still places where
vendors are given master keys! This is a
serious NO-NO! We have two choices: we
can unlock the unit for the vendor, and lock
it when they are finished. Or, the vendor can
be given a key to each individual unit they
work on, with a limit of two to four keys at
any one time. The vendor must sign a key
log, and return the keys prior to getting any
more keys. “Won’t the vendor be able to
make a copy of the individual apartment
keys we give them?” Sure! No big deal,
though, because our Service Technicians
ALWAYS change the locks AFTER all the
vendors are finished, right?
3. How do we approve invoices for
payment? The first step is to schedule our
inspection of the work performed at the
time the vendor tells us the work is
complete. This eliminates any complaints
from the painter that the cleaner messed up
the paint, or from the cleaner that the carpet
shampoo vendor dumped dirty water into
the clean bathtub. Pull the SR for that
apartment and inspect the unit WITH the
vendor. If everything is OK, mark the SR
“OK”! File the SR in an “open invoice” file,
the vendor’s file or in the unit service file.
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Mold Clearance Inspection: Buyer Beware!
By Jason Harris
o, you have a mold problem that has
been addressed and you want to know if
it is okay to move occupants back into
the area? Get a clearance inspection. But not
from the company who did the work!
For the purpose of this article, postabatement, post-remediation, and clearance
are synonymous terms. Essentially, it means
check the mold remediation after it has
been done.
As a general rule, owners can solve a mold
problem in-house if the total repair cost is
$500 or less, and/or the affected area is less
than ten (10) square feet. Otherwise, the
work should be done by a mold remediation
company that is licensed and insured.
In either case, a clearance inspection should
be done to verify the mold has been
adequately removed prior to reconstruction. It will also satisfy disclosure requirements for buyers in the event the property
is sold, and most tenant concerns. The
clearance inspection will demonstrate your
due diligence to have the problem handled
properly in the event of a formal complaint
or lawsuit.
The purpose of a mold clearance inspection
is to provide a limited investigation report
based on the remediation activity performed at the site by an independent mold
remediation contractor.
A post remediation inspection, both visual
and analytical, is performed to ensure a
return to a pre-mold contaminated environment. The post remediation inspection is
based on the following four (4) criteria:
1. Absence of visible dust, debris and moisture within the containment area(s):
2. Absence of visible fungal growth within
the containment area(s);
3. Moisture content of lumber and other
construction materials are within normal limits inside the containment
area(s); and
4. Balance of the airborne fungal spores
found inside the containment area(s)
when compared to fungal spores found
outside the containment area(s), based
S
“...a
clearance
inspection
should be
done to verify
the mold has
been
adequately
removed...”
on total spore count and/or hierarchy of
spores detected.
If all four (4) of these criteria are met, then
the mold remediation efforts are considered
to be acceptable (PASS) and no further
remediation is recommended. If any of the
four (4) criteria are not met, then the mold
remediation efforts are considered to be
unacceptable (FAIL) and further remediation is recommended.
In the event the containment area fails
inspection, a re-inspection is generally recommended. If so, the inspection company
should be willing to perform the re-inspection at a lower price since there is less
work involved with verifying the recommendations have been implemented. It
should also give the customer a level of
confidence the inspection company’s motivation is not to keep re-inspecting to
generate additional revenue.
When a mold remediation contractor says
they will do their own clearance testing
there is a conflict of interest. Not all remediation projects require clearance testing,
but some form of post-remediation verification should be performed and it should be
done by someone working for the building
owner, not for the contractor who did the
work. Clearance testing services assure that
the contractor has adequately cleaned the
remediation work area to standard industry
acceptance criteria.
The remediation company has a vested
interest in passing any type of clearance
inspection because it costs more time and
money to continue working on your project
if it fails inspection. So, they want to keep
third parties away from the work being done
so they can wrap up, get paid and move on.
Any cost savings they are offering you to
perform the clearance is already built into
the cost of the repair either through the
initial estimate or subsequent change
orders.
By hiring a “Test Only” company, that means
hiring one that only performs inspections,
testing and consulting. This is an important
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Page 19
INTERIOR & EXTERIOR
PAINTING
— APARTMENT INTERIOR PAINTING —
ROOM SIZE
WALLS
CEILINGS
CLOSETS
SINGLE
$115
$60
$20
1 BED - 1 BATH
$135
$70
$25
2 BED - 1 BATH
$155
$80
$35
2 BED - 2 BATH
$180
$90
$40
3 BED - 2 BATH
$210
$100
$45
KITCHEN CABINETS
INSIDE PAINT
OUTSIDE PAINT
OUTSIDE VARNISH
WOOD WINDOWS
SHUTTERS
BATHROOM VANITY IN/OUT
STUDIO
ESTIMATES NEEDED FOR: Additional Coats, Custom Colors, Latex Enamel Finish, Plaster Repairs,
Dry Wall Repair, Old Bld/Larger Apts., Condominiums/Townhouses, Occupied/Furnished, High Walls/Loft
$50
$50
$60
$10
$10
$15
$50
— CLEANING & RUG SHAMPOO —
ROOM SIZE
1
2
2
3
CLEANING & SHAMPOO
CLEANING ONLY
SHAMPOO ONLY
$80
$100
$105
$120
$140
$50
$60
$70
$80
$90
$40
$50
$60
$60
$70
SINGLE
BED - 1 BATH
BED - 1 BATH
BED - 2 BATH
BED - 2 BATH
REFRIGERATOR
$10
LOUVER WINDOWS
$10
VERTICAL & MINI BLINDS (set)
Small – $10 Large – $15
STUDIO APT.
$20
EXTRAS: TRASH OUT,
OCCUPIED OR FURNISHED APT.
— APARTMENT BUILDING EXTERIOR PAINTING —
CLEANING ONLY
CARPET
SHAMPOO
• Excellent
Preparation
Before
Painting
SIZE
PRICE
4 UNIT
From: $1,700 AND UP
•
$40
Plastering,
Patching,
$30
Sanding,
FURNISHED (PER ROOM)
Scraping
$10
8 UNIT
From: $2,900 AND UP
12 UNIT
From: $3,500 AND UP
$50
$40
$15
$60
$45
16 UNIT
Materials (Sinclair $45
or Dunn-Edwards) $25
From: $4,300 AND UP • Quality
$70
$20
• Windows, Puttying, Caulking and Priming
— RESIDENTIAL HOUSE PAINTING (1 STORY) —
INTERIOR PRICE EXTERIOR PRICE
SIZE
2 BEDROOM
$550 – up
From: $1,300 and up
3 BEDROOM
$750 – up
From: $1,600 and up
4 BEDROOM
$850 – up
From: $1,900 and up
INTERIOR
PRICES INCLUDE:
CARPET SHAMPOO
FURNISHED (PER ROOM)
Walls and
closets—Flat
paint $10
$30
Kitchen,$40
bathroom, doors—Oil $15
base paint
1 coat of paint
$45
$20
FREE ESTIMATE
Tel
(323) 644-0644
Fax
(323) 644-0699
FOUR SEASONS PAINTING & MAINTENANCE CO.
STATE LIC. 560467 • BONDED • INSURED
19
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Page 20
Do You Know Who Your Residents Are?
By Mike Lapsley
hile the subject of “criminal screening” may sound cold or even offensive to some, it’s important to
remember that all of us, property owners
and residents, want safe and peaceful places
to live. In the multifamily industry, criminal
screening has become one of the most
important components in accomplishing
this goal. Criminal screening protects your
residents and your property. It’s also a key
marketing point to let applicants know that
they’ll be living in a safe environment. Plus,
in some cases, you may need to conduct
criminal screening to comply with state and
federal regulations.
However, unlike credit checks, this sort of
screening is still in its infancy. So how do
you know if your criminal screening policy is
effective, yet fair and consistent? Consider
the following tips.
Carefully Define Your Criminal Criteria
Determine what offenses are unacceptable.
For example, you may identify specific types
of misdemeanors, such as those that are
violent toward people, or felony convictions
within the last five to 10 years.
Educate Yourself on Discrimination Laws
Remember, look only at the facts. Don’t
make assumptions based on things like a
name or a personal characteristic. Consistency protects you, so treat all applicants
equally. For example, you can’t reject someone based on a criminal screening if you’re
not screening everyone. Make sure your
policies are documented and that they fall
within all federal, state, and county guidelines. Check out www.hud.gov/offices/
fheo/FHLaws/index.cfm for more information.
Verify That You Have the Right Applicant
W
“Criminal
screening
protects
your
residents
and your
property.”
You should always verify the applicant’s
identity before you even begin the process
of criminal screening (or credit checks). For
example, say your applicant’s name is Chris
Smith. Your applicant might be female and
the record that comes up might be for a
male. Methods for verifying an applicant’s
identity include checking governmentissued IDs, such as driver’s licenses, social
security cards or passports. Cross checking
can also be valuable. It is important to be
able to cross check references before you
even see the requested records, as well as
do an address search so you can learn about
identities instantly.
Streamline By Using a Third Party
Set specifications with your screening partner to filter results based on your specific
criteria. This helps take the burden off your
leasing agents and lets them focus on the
job they do best—attracting residents.
Choose a screening partner who can help
you interpret results and whose service
provides a recommendation to accept or
decline the applicant.
Know the Rules for Your Specific
Properties
For affordable properties, for example,
certain rules exist for resident selection.
Owners must develop and make public
written selection policies. These policies
must include any preferences in the
admission of residents. The restriction or
continued on page38
AptJ-FEB10
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Page 21
(New modern, standard-size apartment prices. Prices for Navajo White)
Since 1983 / Lic. B536821
INTERIOR PAINTING, CLEANING & TRUCK MOUNTED SHAMPOO
ROOM SIZE
SINGLE
1 BED & 1 BATH
2 BED & 1 BATH
2 BED & 2 BATH
R.P.
$115.00
$135.00
$155.00
$180.00
CEILINGS
CLOSETS
CLEANING
HYDRO-JET SHAMPOO
$60.00
$70.00
$80.00
$90.00
$20.00
$25.00
$35.00
$40.00
$60.00
$60.00
$70.00
$80.00
$70.00
$70.00
$80.00
$80.00
Old-style apartments, condos, houses & duplexes-estimates only.
EXTERIOR PAINTING
Complete preventative preparation
against moisture and water leaks
• Water Blasting
• Patching • Caulking
• Quality workmanship
• Quality materials
R.P.=REGULAR PAINTING INCLUDES: Flat walls, enamel-doors,
kitchen & Bathroom (ceiling included)
PAINTING EXTRA CHARGE: Studio/Loft, kitchen cabinet, shutter doors, extensive
plastering, 2 coats, custom color, large-size rooms, occupied, wood windows, panel
doors, cabinet or door varnish.
CLEANING EXTRA CHARGE: Blinds, refridgerator, trash take-out, louver windows,
Ceiling Fan.
ACOUSTIC REMOVAL
• Remove Acoustic
• Create a Texture
• Plastering
INSURED & BONDED
167531/2 Parkside Avenue, Cerritos, California 90703
Tel: (714) 638-7500 • (562) 408-2500
Fax: (562) 483-6007
We have built up good
credit over 25 years
21
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Page 22
A Date with a Queen
Visit the British Isles – Summer 2010
t is the land of legend, of knights, of
Camelot. A place of hills so green you
would think the word was invented to
describe it. It is the past haunts of the likes
of Shakespeare, James Joyce and Robert
Burns. It is a place with history so rich it is
almost tangible, a history mixed with
successful invasion, honorable rebellion
and an example of cultures thriving side by
side. It is unique and fascinating. It is the
British Isles.
I
“Whether
staying with
the group or
exploring on
your own,
these three
days are sure
to delight.”
We are very excited to offer AACSC
members the very first SUMMER Seminar-atSea departure. We will christen this first
summer trip with a spectacular 13-night,
circle-the-British-Isles adventure, visiting
England, Ireland, Scotland, and even
stopping in France for the chance to spend
time in historic Normandy.
The British experience starts in Los Angeles.
You fly from LAX on British Airways direct
to London. Our home away from home in
this city of cobblestone streets and doubledecker buses will be the stunning Renaissance Chancery Court. We’ll spend three
nights in this historic hotel, located near
Covent Garden and London’s West End. The
Chancery Court is listed on Conde Nast
magazine’s 2009 Gold List as one of the best
places to stay in London. In this 5-star
retreat, we will feel a connection with the
city’s past but also have a great location for
exploration.
We start the adventure with a city tour,
including the London Eye. There will be
additional non-structured walking tours
available for all to join as we explore a
number of London’s interesting sites, such
as Buckingham Palace and the Tower of
London. Be sure to join us for an optional
full-day tour to the English countryside
featuring a visit to historic Bath and the
stunning Cotswold Region with its fairy tale
villages, picturesque fields and hedgerows.
Whether staying with the group or exploring
on your own, these three days are sure to
delight. The stay in London will include the
hotel, all transfers, a half-day city tour,
welcome dinner and Windsor Castle.
We’ll tour Windsor Castle, the Queen’s
summer home, on the way to Southampton
to board our ship. After the tour, we’ll
continue on for a meeting with the new
Queen—Cunard Line’s beautiful new liner,
the Queen Victoria. We will spend 10 nights
aboard this wonderful ship that represents a
modern version of a classic liner with
stunning public areas from bow to stern.
Our 10 nights aboard Queen Victoria start
by sailing across the English Channel to
Cherbourg, France. A pivotal city in the DDay invasions, this quaint little seaside village is the jumping off point for touring the
beaches of D-Day.
After a day in Cherbourg, we sail northwest
and visit our first port of call in Ireland. We
spend the day in Cork on the southern
coast, a city located on an island created by
the dividing of the River Lee.
Our Irish experience continues as we sail for
our next port, Dublin. The capital of Ireland
and its largest city, Dublin was once a Viking
settlement. It is officially known in Irish as
Baile Átha Cliath. The English name comes
from the Irish Dubh Linn meaning “black
pool.”
At the end of a full day, we set sail across the
AptJ-FEB10
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Page 23
channel and back to England and the port of
Liverpool. Founded as a borough in 1207, it was not
granted city status until 1880. Of course, the city
was made famous to the world because of a fourmember musical group, the Beatles. This city
boasts many wonderful UNESCO heritage sites.
Again, we cross the channel as we work our way up
the coast, this time to Northern Ireland and the city
of Belfast. The city’s name comes from the Irish
Béal Feirste, meaning “mouth of the sandbars.” Its
notoriety comes from the troubled conflicts
between the Catholics and the Protestants, mainly
in the 1970s and culminating in the 1990s.
Frommer’s famous guide book series listed Belfast
as one of the top 12 places to visit last year.
Edinburgh was well established by the 12th
century and today is spectacular, with a feel of a
very medieval city and a skyline dominated by
Edinburgh Castle. This city is sure to be a highlight
of the trip. Mix in a couple days at sea and you have
one fabulous cruise. In the next issue, we will talk
more about the ship and what makes this new
Cunard liner so special.
As always, we will have two industry-related
seminars while on board the Queen Victoria. Don’t
forget to consult your accountant regarding
possible tax benefits of combining business with
pleasure due to our Seminar-at-Sea Program.
It just gets better as we sail across to the west coast
of Scotland, and the city of Glasgow. Situated on the
River Clyde, the site of Glasgow has been used as a
settlement since pre-historic times. It is Scotland’s
second largest bishopric, and truly became
important in the 10th and 11th centuries.
Mark your calendar for July 19, 2010, for the British
Isles on the beautiful Queen Victoria. We expect
this special cruise and pre-program to fill up fast,
so don’t wait! The cruise starts at $2,995 per person
for 10 nights, and the 5-Star 3-night pre-program in
London at $1,299 per person. We have special
group airfare from Los Angeles available on British
Airways.
We set sail and crest the very northern end of the
British Isles, working our way south to the
legendary city of Edinburgh, the capital of
Scotland. A settlement from the Bronze Age,
Visit www.AssociationAtSea.com for lots of
pictures of the hotel and Queen Victoria. We look
forward to you joining us this summer in London!
Call us at 866-944-3036.
23
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By Jerry L’Ecuyer and
Frank Alvarez
Dear Maintenance Men:
“Patience
is king
I have a problem. How do I get rid of a
smart rat? The rodent has decided that
living in one of my unit’s garages rentfree is the way to go. He is starting to
eat into my tenant’s belongings and
just creating a mess. The longer he
lives there the dumber
I feel.
Victor
Dear Victor:
when
trying
to trap
a rat.”
Rats do seem quite clever at times. One
thing you need to know about rats is that
they are not risk takers. In the rat’s mind
putting a trap out in the middle of the
garage will be regarded as too risky to
investigate. Rodents will run along walls,
rafters and other low exposure areas. Put
the traps along these routes about ten feet
apart. A good bait to use is peanut butter.
Patience is king when trying to trap a rat.
Place all your baited traps, but Do Not set
them for a day or two. Let the rat nibble at
the bait danger free. This last part is the
hardest to do. But, patience will win out. If
you rush ahead and set the traps and the
rat triggers one without being caught, he
will remember! Also, avoid using traps
designed for mice; it will only annoy the
rat and he will be smarter for it.
Using poison is another option. Anticoagulant poison is very popular. This
poison causes the rat’s blood to thin. It
will also make him thirsty and when he
drinks water, he will bleed internally.
When using this option, be sure to leave a
saucer of water near the poison. The
poison normally comes in bars that can
be broken up into pieces. Remember rats
hoard, so just because the poison is gone,
does not mean they ate it. Put more until
they stop taking it. The local hardware
store should carry this product, but it is
best to go to a farm supply store. They
will have the best supply. Be careful with
placement, so other animals do not eat
this poison or use an approved dispenser
found at your local hardware or farm
supply store. Again, patience is rewarded.
Before using poison bait, use crunchy
peanut butter to let the rats get used to
the bait for a few days. Then add the
poison bait with a little bit of peanut
butter.
We have found through desperation, that
rats really hate Talk Radio. Turn on a
radio to a talk station over night. Be sure
to leave the rat an escape route out of the
garage. It’s been known to work!!
If you need maintenance work, consultation or management for your building or
project, please feel free to contact us. We
are available throughout Southern California. For an appointment, please call
Buffalo Maintenance, Inc. at (714) 956-8371
and JLE Property Management, Inc. at
(714) 778-0480.
Jerry L’Ecuyer is the owner of JLE Property
Management, Inc. and Buffalo Maintenance,
Inc. and is a licensed contractor and real estate
broker. He is currently on the Board of Directors, Chairman of the Education Committee and
President of the Apartment Association of
Orange County. Jerry has been involved with
apartments as a professional since 1988 and
can be reached at (714) 778-0480 or
jerry@JLE1.com.
Frank Alvarez is the Operations Director for
Buffalo Maintenance, Inc. He has been involved
with apartment maintenance and construction
for over 18 years. He is also a lecturer and
educational instructor. Frank can be reached at
(714) 956-8371 Frankie@ContactBuffalo.com
Please view our web sites at: www.JLE1.com
and www.BuffaloMaintenance.com
AptJ-FEB10
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Page 25
CENTRAL ROOFING
APARTMENTS LARGE AND SMALL…
CENTRAL ROOFING DOES IT ALL!!
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• SHINGLES, MODIFIED, B.U.R., ROCK & MORE
• MAINTENANCE & REPAIR
• UP TO 10 YEAR LABOR WARRANTY ON ALL RE-ROOFING
• UP TO 20 YEAR NDL WARRANTIES
• COMPLIMENTARY ESTIMATES
• CERTIFIED APPLICATORS
• $2 MILLION LIABILITY INS AND WORKERS’ COMP.
CALL 800-881-8834 or 310-527-6770
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thi
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unt!!
25
AptJ-FEB10
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Page 26
By Stephen C. Duringer
“A thoughtful
review of all
applicants
and their
qualifications
will allow
you to select
the most
qualified
tenant.”
Q: I will probably have a vacancy
coming up at the end of this month. I
started advertising the unit and I put a
sign in the window. Luckily, I’ve already
received quite a few applicants. There
are a few that sort of qualify, and I
guess I could rent to one if I had to, but
I’d like to continue with the ad and get a
few more prospects to choose from. The
thing is, one of the applicants is getting
pushy. She calls me several times a day,
says that she knows she is qualified,
that I have to rent to her because the
unit is still available and she was the
first to apply. Truth is, she probably
does qualify, but I’m just not sure. I
haven’t actually denied her nor have I
accepted her, I just need more time. Do I
have to rent to her because she was first
to qualify?
A: No, there is no requirement to rent to
the first person to meet your criteria. You
are free to continue and accept additional
applications from other candidates. From
the pool of applicants you may select the
best and most qualified applicant, without
regard to timing of receipt of the application. Often an owner will have a single
vacancy and have many qualified applicants to choose from. A thoughtful review
of all applicants and their qualifications
will allow you to select the most qualified
tenant. Don’t let the pushy prospect bully
you into making a premature decision.
Q: Most of my rental units are large and
each one has an enclosed yard. I think
that tenants with dogs tend to stay
longer because not many buildings
accept pets, so I allow my tenants to
have certain types of pets. I recently
received a letter from a resident
complaining that another resident’s dog
growled and seemed to lunge at her
little toy poodle. Now, I like dogs, but not
necessarily toy poodles, strange little
things. I think that the poodle probably
started it, but I don’t know for sure. Any
way, no harm done, no bites, no blood.
Should I be concerned?
A: Yes. Although you are not the owner of
the dog, and would not directly be
responsible for any injuries that may result
from a vicious dog attack, you may be held
responsible based upon a theory that you,
as a landowner, allowed a dangerous
condition, the vicious dog, to remain on
your premises. Once you are on notice of
any dangerous propensity, either a bite or
even an aggressive growl, you must take
action to eliminate the threat of injury.
Many juries will extend liability beyond the
dog’s owner to the landlord if the landlord
knew or should have known of the dog’s
dangerous propensities, yet took no action
to eliminate the danger.
The foregoing is presented in a general nature
to address general legal issues. Specific
inquiries regarding a particular situation should
be addressed to your attorney. The Duringer
Law Group, PLC is one of the largest and most
experienced landlord tenant law firms,
specializing in evictions and in the collection of
debt, representing landlords throughout
Southern California. The firm may be reached at
714.279.1100 or 800.829.6994 or 877.387.4643.
Visit our website at www.DuringerLaw.com for
the latest in forms, or for copies of “Eviction and
Debt Collection, a Landlord’s Guide,” and “Asset
Preservation Strategies.”
AptJ-FEB10
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Page 27
2010 BOARD OF DIRECTORS
AACSC STAFF
Editor and Publisher Nancy Ahlswede
We wish to thank our volunteer Board of Directors
for their time and dedication to the Apartment
Association, California Southern Cities.
President
Vice President of Administration
Vice President of State Governmental Affairs
Vice President of Local Governmental Affairs
Secretary
Treasurer
Parliamentarian
Immediate Past President
Management Service Council
Product Service Council
Education Co-Chairs
IPPAC Chair
Board Members
Todd Brisco
Elaine Hutchison
Carol Chen & Kari Negri
Marial Sanders
Brad Ward
Kurt Wood
Paul Menezes
Malcolm Bennett
Lucille Aresco-Crowley
Bill Moseley
Brandon Grey & Burt Sirota
Evelyn Arnold
Will Allen
Terry Geiling
Ed Arnold
Kyle Kazan
Lorrie Baldwin
Janet Lee
Christine Baran
Bob Luskin
Becky Blair
John McGoff
Mike Brassard
Isidro Menezes
Sharon Coughlin
Allen Wood
Design & Layout Nova Graphic Services
Manager of Sales Tom Heller
Advertising Phyllis Jaffe
Association Staff Nancy Ahlswede,
Executive Vice President
Larry Ahlswede
Diane Jenkins
Oliver John Baptiste Terri Shea
Denise Blair
Luci West
Diane Dagestino
Legislative Advocate California Political Consulting Group
(Sacramento) Ron Kingston
Serving the Long Beach Area Since 1972 –
Keeping It Flowing for You!
Plumbing & Heating Repairs
Drain Cleaning
Piping • Installations
Fast, Friendly Service!
OCAJ President
OCAJ Vice President
OCAJ Secretary
OCAJ Treasurer
Clive Graham
Leonardo Wilborn
Steve Bogoyevac
Kirk Davey
(562) 599-0106
(562) 425-2373
Visit us at: www.petes-plumbing.com
3099 E. Pacific Coast Hwy., Signal Hill, CA 90755
Licensed & Bonded Contractor • State License No. 277178
27
AptJ-FEB10
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Page 28
By Ron Kingston
he Governor unveiled an $82.9 billion state
spending plan. The plan purports to not
increase taxes, proposes pay cuts for state
workers, reduces services to the poor and relies on
increased federal government subventions.
services for each dollar California residents send to
Washington.
Now it is the public’s turn to decide if the budget
proposal does not increase taxes.
The proposed budget for the next fiscal year that
begins July 1, 2010 would:
• Temporary increases of the sales and income
taxes that were implemented last year would be
allowed to expire on June 30 and on December 31,
respectively. Last year, the voters rejected
proposals to extend the 1-cent sales tax hike and
.25 percent income tax until 2012.
• The state’s current six percent sales tax on a
gallon of gas would be eliminated and replaced
by a 10.8 cent increase in per-gallon excise taxes.
Administration officials estimate the overall
impact would be a 6-cent per-gallon reduction in
gas prices. This would allow the state to cut the
T
Governor Arnold Schwarzenegger also declared
another fiscal emergency and called for a special
session of the Legislature, designed to keep a
projected $19.9 billion budget deficit from growing
by an additional $2.4 billion.
The Governor’s proposed three-part deficit-closing
budget solution: $8.5 billion in spending cuts, $4.5
billion in “revenue shifts” (some of the revenue
shifts were rejected by the voters last year), and
$6.9 billion in additional money from the federal
government.
The Governor railed against federal tax subvention
policies and practices that only provide 78 cents in
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Serving
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AptJ-FEB10
2/24/10
2:28 PM
Page 29
money that it pays to local
governments for transportation
programs and schools. The question that we MUST ASK: do you
think for a moment that local
governments wouldn’t seek to
impose a local tax increase to
make up for the lost revenue?
• The 200,000 some odd state employees who currently take three
unpaid days off each month
would go back to work full time.
The “furlough program” would be
replaced by a 5 percent pay cut, a
five percent increase in contributions to retirement plans and a
directive to all state departments
to cut overall payroll by 5 percent.
• Retain most elementary and high
school funding with the exception
of cutting $1.2 billion from school
administrative costs. University of
CA and state colleges would see
the most increase in funding.
• Prison costs would be cut by $1.2
billion.
• As far as direct cost impact to
property owners, the Governor
proposes, as he as done in the
past, to impose a $200 million fee
(many refer to it as a tax) to pay
for the state emergency response
capabilities for CAL FIRE, the
Military Department, and assistance to local first response agencies. Every property owner would
pay a 4.8 percent surcharge on
property insurance policies.
Concerning the state Legislature, not
only can we expect approximately
1500 bills being introduced this year,
we should be active in over 50 of
those bills pertaining to landlord
and tenant issues. And those issues
will be far and wide.
We can expect some of the most
significant landlord and tenant legislation in years to be introduced this
year. Most notably, there should be
an attempt to reverse a very recent
court case that was a significant loss
for cities and low-income advocates
and a win for rental property owners
and developers.
Ron can be reached at: Ron@
CALPCG.com.
29
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Building the Future of the Multihousing Industry
he recovery has been a long time coming. The
recession left a mark and now many companies
are deciding what strategies to employ to
increase profits. The successful companies are the
ones whose people are learning about and
implementing innovative tactics, investing in professional development and training, streamlining
operations with new products and services, and
opening their minds and processes to change. One
way multihousing professionals can get the training
they need on subjects that are impacting their daily
life is by attending the 2010 NAA Education
Conference & Exposition, June 24–26, in New
Orleans.
In California, issues such as selling strategies,
vacancies, water rates, energy conservation,
maintenance, natural disasters, fair housing, and
finances, all affect the bottom line and are forefront
in the minds of multihousing professionals.
“In today’s market, it’s important to learn how to
‘sell the units’ as opposed to taking orders. Our
industry needs more professional salesmanship in
leasing and closing the deal,” says Burt Sirota from
Apartment Finders and the education co-chair for
T
the Apartment Association, California Southern
Cities. With that in mind, the education session, The
Science and Psychology of Leasing, offered at the
2010 NAA Conference is a perfect opportunity for
industry professionals to learn how to improve
performance. The session takes leasing to another
level—one that approaches leasing for what it truly
is—a sales process. Among other tactics, attendees
will learn techniques to create greater closing
confidence on the part of both the leasing
professional and the prospective renter.
Sirota also mentions, “High vacancies and the need
to retain the residents we have” as important issues
facing multifamily housing industry. With an
investment of a few days of training on these issues,
managers, executives, and owners can gain new
insights and practical tips that can translate into
novel business practices and higher profits. In the
conference session titled, Increasing NOI and Asset
Value: The Case for Attention to Retention, a panel
will discuss the impact of cap rates on asset values,
the real cost of turnover and real positive gain from
reducing turnover, which metrics should be
monitored, what matters most to residents when
making their lease renewal decision, and how it all
translates to growing NOI and asset value.
In another session, attendees will learn to Capture
Renters & Retain Residents through Popular New
Media Channels. With vacancies on the rise, it’s
more critical than ever to incorporate new
technology and media channels into the marketing
mix to keep vacancies filled. Attendees will walk
away with a comprehensive understanding of how
to reach new renters as well as how to build
stronger connections with current residents—and
turn them into ambassadors for their apartment
community—through the most popular social
networking sites.
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AptJ-FEB10
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Page 31
BATHTUBS
SINKS
SHOWERS
Porcelain & Fiberglass
Repairs & Refinishing
One-piece Wall Surround
Counter Tops Refinished
For guaranteed repairs, call
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SUPPORT
OUR
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31
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Page 32
Appliance Service and Repair
Kitchen • Laundry • Heating
Serving the Los Angeles and Orange County areas.
Featuring quality service, repair, maintenance and sales
of residential appliances and coin-operated laundries.
UR
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Each DIAL ONE Company Is Independently Owned & Operated.
AptJ-FEB10
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Page 33
Apartment Owners: Have You Planned ...
In summary, an FLP or LLC provides numerous
benefits for owners of rental real estate and their
families: liability protection; proper succession
management; the ability to gift interests in these
entities at a significant valuation discount and also
possibly obtain a valuation discount for estate tax
purposes of any interests still owned by the
parents at death; and finally, “keeping it all in the
family” with a minimum of conflict.
Obviously, this is a very quick discussion of FLPs
Ditch That Rent Check ...
continued from page 10
and LLCs. For example, which type of entity is
better? And, which state it is better to have the
FLP or LLC set up in (regardless of where the real
estate is located)? These and other issues we will
address in future articles.
This is the first in a series of articles by attorney Philip J.
Kavesh, California State Bar Certified Specialist in Estate
Planning, with over 30 years of experience. He can be
reached at phil.kavesh@kaveshlaw.com or 1-800-756-5596.
directly from your office, the easiest way to accept
credit cards is to partner with a service that will
administer the program and collect the transaction
fees directly from the resident. These services will
often offer an online portal for your resident to pay
directly online.
Of course, the check will be with us for the
foreseeable future, but there are many options that
can help you streamline your process today and
reduce the pain of rent week. The choice you make
depends on the options you want to offer your
residents, how much you want to pay for offering
that convenience, and whether you want your
operation or the resident to pick up the cost.
Jim Semick is the Director of Customer Development at
AppFolio where he is responsible for software market
development, new property management software
technology, and working with property managers to
provide input into the AppFolio Property Manager product.
Appliance Replacement SPECIALISTS!
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33
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Page 34
Building the Future ...
Water and energy conservation are also hot topics,
especially in California. Several conference sessions will focus on increasing water efficiency to
reduce operational costs, water efficiency strategies for your property, and proven no- and lowcost green strategies that will increase net
operating income and asset value in your
multifamily portfolio.
Fair housing is a fundamental issue that multifamily
housing professionals need to keep up-to-date on.
Conference attendees will have the opportunity to
learn how to create and revise policies to minimize
liabilities in a fair housing complaint. And in a
particularly interesting session, attendees will
learn about lesser known but yet important fair
housing issues—miniature horses, non-English
speaking prospects and residents, and social media
to name a few.
The conference has something for everyone in the
industry!
For more information and to register for the 2010
NAA Education Conference and Exposition, visit
www.naahq.org/nola.
WATERPROOFING
DECKING
Westside Company
BALCONIES - STAIRS - PATIOS - HANDRAILS
PRE-CAST STAIR REPAIR
DECKS • NEW • REPAIR • RESEAL
Fiberglass • Urethane • Epoxy & Pebble • Plating
www.westsidecompany.com
FREE ESTIMATES • ALL WORK GUARANTEED • LIC #715018
1-800-838-7900 • 310-832-1114 •
Support
Our
Advertisers
FAX 310-221-0436
Law Offices of
John F. Oakes
A Professional Corporation
Advising
Business and
Property Owners
for
Twenty-nine Years
100 Oceangate, Suite 680
Long Beach, CA 90802-4312
(562) 436-8422
Fax: (562) 495-6233
jfoakesesq@verizon.net
AptJ-FEB10
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Advertisers Index
Appliances: Sales & Service
American Appliances . . . . . . . . . . . . . . . . . . . . . . . 32
Feder’s Distributors . . . . . . . . . . . . . . . . . . . . . . . . . 3
KIVA Kitchen & Bath . . . . . . . . . . . . . . . . . . . . . . . 15
RSSA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
169
COMPLETE JOB
Porcelain & Fiberglass
Formica Counter Tops
Ceramic Tile
5 YEAR WARRANTY
SINKS • SHOWERS • TUBS
TUB-SO-NU
(310) 834-9008
(714) 562-0108
Evening & Weekend Appts. Available
City Service Paving . . . . . . . . . . . . . . . . . . . . . . . . 31
C & C Paving Co. . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Attorneys
Dennis P. Block & Assoc . . . . . . . Inside Front Cover
John F. Oakes . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
Trutanich & Assoc . . . . . . . . . . . . . . . . . . . . . . . . . 27
Alfred Visco . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Bath & Shower Remodeling
Carpentry
Brent Collins Construction. . . . . . . . . . . . . . . . . . . 39
Carpets & Floor Coverings
Jim’s Floor Covering . . . . . . . . . . . . . . . . . . . . . . . 46
LA Carpets, Floor and Painting . . . . . . . . . . . . . . . 11
Construction
John Sears Construction . . . . . . . . . . . . . . . . . . . . 38
Decking/Waterproofing/Stairs /
Magnesite Repair
ABC Decking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Alex Decking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Paradise Restoration . . . . . . . . . . . . . . . . . . . . . . . 45
Rash Yambo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
DECKS - STAIRWAYS - BALCONIES
Western Magnesite . . . . . . . . . . . . . . . . . . . . . . . . 30
Pre-Cast Stairs - Waterproofing
Westside Company . . . . . . . . . . . . . . . . . . . . . . . . 34
800-215-1834
CMWS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
Mold/Water Damage Restoration/Inspection
Same Day Mold Testing. . . . . . . . . . . . . . . . . . . . . 38
C. Timothy Lashlee . . . . . . . . . . . . . . . . . . . . . . . . 31
WMG Contractor Warehouse. . . . . . . . . . . . . . . . . 44
Free
Estimates
Laundry Equipment
Coastline Environmental Solutions, Inc. . . . . . . . . 41
Building Supplies
Up to 10 Years Guaranteed
Tweed Financial Services. . . . . . . . Inside Back Cover
Landlord Legal Services . . . . . . . . . . . . . . . . . . . . 32
Tub-So-Nu . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Metal Stairs - Rails - Wood Repair
ALEX DECKING
& STAIRS
Marcus & Millichap . . . . . . . . . . . . . . . . . . . . . . . . 13
Duringer Law Group . . . . . . . . . . . . . . . . . . . . . . . . 5
Jay’s Tub Renewal . . . . . . . . . . . . . . . . . . . . . . . . . 30
NEW AND REPAIR
Investments/Loans
Chase. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
Fiber Care Baths . . . . . . . . . . . . . . . . . . . . . . . . . . 41
Quality Work – Low Rates
Huggins/Dreckman . . . . . . . . . . . . . . . . . . . . . . . . 42
West Coast Chief Repair . . . . . . . . . . . . . . . . . . . . 39
Dial One Bath Masters . . . . . . . . . . . . . . . . . . . . . . 32
Magnesite System • Fiberglass System
Acri-deck System
Insurance
Bank of America . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Bath Crafters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
DECKING
& STAIRS
Master Pest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Wards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
Asphalt Paving
BATHTUBS REGLAZED
★ QUALITY WORK ★
Exp. July 2010
Reg. Save $40
One coupon per tub
Now Only
$
20900 $
Exterminators
Electrical Repair & Installation
European Electrical Contractor . . . . . . . . . . . . . . . 31
Reece Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Painting/Maintenance
Buffalo Maintenance . . . . . . . . . . . . . . . . . . . . . . . 44
E N L Service Co.. . . . . . . . . . . . . . . . . . . . . . . . . . 21
Four Seasons Painting & Maintenance . . . . . . . . . 19
LA Carpets, Floor and Painting . . . . . . . . . . . . . . . 11
Sondance Painting. . . . . . . . . . . . . . . . . . . . . . . . . 41
Plumbing
A-1 Copper Repipe . . . . . . . . . . . . . . . . . . . . . . . . 42
Albano’s Plumbing . . . . . . . . . . . . . . . . . . Back Cover
Cal Coast Repiping . . . . . . . . . . . . . . . . . . . . . . . . 38
Coast Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
Discount Drain & Plumbing. . . . . . . . . . . . . . . . . . 41
Pete’s Plumbing. . . . . . . . . . . . . . . . . . . . . . . . . . . 27
Southwest Environmental . . . . . . . . . . . . . . . . . . . 40
Superior 1 Plumbing . . . . . . . . . . . . . . . . . . . . . . . 44
Pool Service
Services 4 Pools . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Property Management
Appleby Property Management . . . . . . . . . . . . . . . 32
Berro Management . . . . . . . . . . . . . . . . . . . . . . . . 36
Jenkins Property Management . . . . . . . . . . . . . . . 31
Merriwood Management . . . . . . . . . . . . . . . . . . . . 23
Roofing
Central Roofing . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Royal Roofing Co. . . . . . . . . . . . . . . . . . . . . . . . . . 37
Security Systems
Extra Eye for You . . . . . . . . . . . . . . . . . . . . . . . . . . 45
Window Coverings
Bridges Blinds, Inc. . . . . . . . . . . . . . . . . . . . . . . . . 28
Magnolia Blinds . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
35
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Industrial
LaundryRepair
John Mayer
24656 Eshelman Avenue
Lomita, CA 90717
(310) 798-1856
FAX (310) 534-0796
PSC
Delta Mechanical
Stephanie Carlson
6052 E. Baseline Road
Mesa, AZ 85206
(866) 898-0008
FAX (480) 898-0005
PSC
Anderson Group
International
Marcus Hackler
10655 W. Van Owen
Burbank, CA 91505
(818) 760-4500
FAX (818) 760-4502
PSC
McCormack
Roofing & Window
Company
Bill Miller
1261 N. Hancock, #108
Anaheim, CA 92807
(714) 777-4040
PSC
APPFOLIO
Chris Casillas
55 Castilan Drive
Goleta, CA 93117
(805) 617-2160
PSC
Watkins Property
Management
William Watkins
5925 Ball Road
Cypress, CA 90630
(714) 612-5400
FAX (714) 763-2101
MSC
MYNEWPLACE.COM
Kirstin Williams
343 Sansome St. #700
San Francisco, CA 94104
(415) 348-2015
PSC
Andy Street
Owners Assoc.
Ian Gee
3615 San Anseline Avenue
(562) 421-1758
MSC
Original
Products Co., LLC
Jason Fallon
10102 Empyrean Way #201
Los Angeles, CA 90067
(818) 389-3996
PSC
Alpha Energy
Solutions, Inc.
John Sparling
1175 E. First Street
(562) 608-8899
PSC
Hoffman
Interiors, Inc.
Ken Hoffman
430 Leroy Drive
Corona, CA 92881
(951) 549-9900
FAX (951) 549-9922
PSC
Epertow, Inc.
James Kruger
8341 Monroe Ave.
Stanton, CA 90680
(714) 224-1360
PSC
AptJ-FEB10
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Page 37
Mold Clearance Inspection ...
distinction from a “Testing and Removal” company,
and it is up to you as the buyer to know that
distinction. Since the mold industry is selfregulated, it is a classical case of “Caveat Emptor:
Let the Buyer Beware.”
Remediation companies may offer “100%
Guarantee Pass Clearance” or even low-or-no-cost
post-remediation verifications (PRV). But think
about it, it’s like the proverbial fox guarding the hen
house. Of course, the fox is going to assure nothing
will happen to the hens under his watch. But if no
one else is watching the fox, how do you know
what’s really going on?
Another analogy is the tobacco industry. For years,
the tobacco companies denied any harmful affects
of smoking cigarettes. They vehemently defended
their position for decades until the statistics from
the healthcare sector and the dreaded internal
memos were discovered. Then it became obvious
the tobacco industry was concerned with profit
over consumer safety. Several class action lawsuits
and billions of dollars later, the tobacco companies
are no longer credible when it comes to selfregulation.
Another example: smog testing for motor vehicle
registration. Auto repair shops that offered both
services use to recommend costly repairs to pass
smog inspection. Later it was determined auto
shops were padding their profits by abusing their
authority when testing, repairing, and clearing the
smog compliance of many vehicles. The state
stepped in and regulated this practice which
resulted in “Test Only” smog check centers.
This article is not a case for regulating the mold
industry, but it is a reminder to use one company to
inspect and a separate company to remediate. Now
that you have been educated there is a lesser
likelihood of recurring problems, occupant health
and safety can be optimized, and the legal aspects
of the situation are addressed objectively.
The above article was produced by Same Day Mold
Testing. The company offers fast, affordable results for
owners and occupants concerned about the indoor
environment of their structures. The company was
established in 2005 to serve owners, managers, and
tenants in the arena of mold contamination. If you suspect
a mold problem contact our office to schedule an
appointment (888) 882-7719.
37
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Page 38
Do You Know Who Your Residents Are? ...
preference must cite the supporting documents to
ensure non-discrimination.
Be Consistent
Limit access to staff who have been fully trained in
order to eliminate inconsistencies. To ensure
consistency, provide written, step-by-step instructions for staff. Use standard forms so that each
applicant is subject to the same practices and will
receive the same consideration. Use objective
criteria. Follow a formal written process for
collecting information. Owners should be careful
about using informal gossip about an applicant.
Such information is discriminatory and will affect
applicants inconsistently, since the owner does not
collect this for all applicants.
Remember, information collected from the criminal
screening process enables property owners to
make informed and objective decisions. An effective screening policy will also ensure fair, consistent and equal treatment of applicants. Last, but
certainly not least, criminal screening will help
created a safe place for residents to live and peace
of mind for you.
BUILDING CONTRACTOR
Have you received a Letter of Substandard
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AptJ-FEB10
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Page 39
Financial Focus ...
When we receive the invoice, we pull the SR’s listed
and check them against what we’re being charged
for. Was the work ordered? Is it at the agreed upon
price? Did we approve any extra work? (There
should be no surprises here if we have included
prices for overtime and extra work in our contract,
and if we approved any extra work BEFORE it’s
done.) Since we have already inspected the work
and marked the SR “OK”, we can approve the
invoice for payment. Obviously, with this system,
we wouldn’t pay for any work that we didn’t issue
an SR for, or any extra work that we didn’t preapprove.
A little time spent setting up a system like this will
save A LOT of time down the road. The “paper trail”
of Service Requests virtually eliminates any
double-billing or extra charges and allows us to
monitor our progress daily.
Douglas D. Chasick, CPM®, CAPS, CAS, Adv. RAM, CLP, is The
Apartment Doctor™, a Multifamily speaker and consultant
with over 30 years experience in the apartment industry. He
specializes in restoring rental health to ailing apartment
communities and management companies. Doug is also the
Multifamily Distance Learning Consultant for CallSource®.
You can reach Doug at 888-222-1214, by writing to
Doug@Aptdoctor.com, or by visiting his website,
www.NOINews.com
February 2010 • Volume 39 • Number 2
Published exclusively for the Apartment Association, California Southern
Cities by OCAJ, Inc. (a wholly owned subsidiary of the Apartment Association, California Southern Cities) 333 W. Broadway, Suite 101, Long Beach,
CA 90802. Published monthly. Subscriptions are $49.95 per year.
Periodicals postage paid at Long Beach, CA and additional mailing offices.
All rights reserved. Reproduction in whole or in part without written
permission is prohibited. Publisher assumes no responsibility for articles
or for content of advertisements.
Postmaster: Send Form 3579 to Official California Apartment Journal, 333
W. Broadway, Suite 101, Long Beach, CA 90802, ISSN 0191-6335.
The contents of this publication represent the opinions of the individual
authors and contributors only and do not, except where expressly stated,
represent the official position of the Apartment Association, California
Southern Cities.
A Non-Profit Organization
333 W. Broadway, Suite 101 Long Beach, CA 90802
(562) 426-8341 • (562) 424-3764 Fax
Reservation Hotline: (562) 426-7785
VISIT US ON OUR WEBSITE: http://www.apt-assoc.com
E-MAIL US AT: info@apt-assoc.com
FORMS VIA FAX-ON-DEMAND: (562) 426-8297
FOR ADVERTISING RATES AND INFORMATION
CALL (562) 426-8341
AIR CONDITIONING,
HEATING & APPLIANCES
Owner Hands-On Quality Assured
STAIRS • BALCONIES
Structural & Cosmetic Repairs
Staircases • Decks • Waterproofing
Patio Covers • Facia Boards
Termite and Rotten Wood Replacement
Doors and Windows
We Sell
New & Used
Appliances
Free Estimate • Fully Insured
Brent Collins
714-612-8747
Fax: 714-891-7064
Established 1980
St. Lic. # 426137
39
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ELECTRICIANS
Father & Son Electricians. Family
owned & operated since 1989 – Lic
#612858. Fast, friendly service.
Specializing in multi-unit buildings.
562.843.2860, 562.843.2837 www.
fathersonelectric.com
FLOORING
Carpet – Dri Dek – Laminate VCT
Wood. Free estimate – Free gift.
Carpet 4U, 9303 Alondra Blvd.,
Bellflower, 562.866.2195
INSURANCE
Does Your Insurance Agent Have
Your Back? Call Huggins/Dreckman
Insurance 562.594.6541 x21. Karen
Can Protect Your Apartments &
Save You Time & Money. Local
Agents Covering Los Angeles/
Orange Counties
SCREENS
Window/Door Screens. The rental
industry’s professional mobile
screen service. “We Come To You”.
The Screen Machine, 562.572.2908
Joe
TOWING SERVICE
Budget Towing & Impound
Service. We remove vehicles off
your property within minutes at no
cost to you! Free towaway signs,
866.543.2869
WASHER/DRYER SERVICE
We have a history of dependable
service, tenant satisfaction and
customer profitability, and you can
take that to the bank. Call us today
for a free analysis at 800.225.6145
Ext. 16
WINDOW COVERINGS
3 DAY BLINDS Window Covering
Specialists. Call 562.879.2598 for a
FREE estimate. Nancy.littleton@
3day.com, www.3day.com
INSURANCE
Up to 45% OFF Apartment Building
Insurance. 800.979.7283. Since 1985
(Lic #OG00686) as seen in Forbes
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Green Incentives ...
So it came as no surprise when I saw an apartment
building which had several vacancies with a big
sign that read “We Help You Conserve Energy, Save
Money and Go Green”.
I called the property manager to find out what this
was all about. It turns out that when residents
move in they receive a supply of energy-saving
compact fluorescent light bulbs. Included is a box
of floodlights (the size that replaces 120-watt
lights) that only use 23 watts of energy. This is a
great way to make a resident’s move-in day extra
special. The manager told me (and I’ve since
confirmed) that four of these 23 watt bulbs will
save the resident around $465 over the life of the
bulbs versus the 120 watt bulbs. In fact over the
lifetime of the four bulbs in the package, the user
will save 3,880kWh of electricity, which is enough
energy to light the average home for approximately
two years.
On the box of bulbs given to each resident it reads:
Help the environment by reducing greenhouse
gases. By using these lights you’ll be saving over
2,930 pounds of coal from being burned or
preventing over 6,270 pounds of carbon dioxide
from entering the atmosphere. The greenhouse
gases saved using the bulbs in this package are the
equivalent to planting over 65 trees. This makes
residents feel good knowing they are helping to do
their part while they save money in energy and the
cost of bulbs.
The property owner also is willing to replace these
bulbs (which have an average life of 10,000 hours)
at no cost to the resident. They buy the bulbs at
Costco and the local utility company gives them a
rebate on every box they buy. Everyone comes out
ahead.
Anything that gives residents a sense of pride
about where they live and saves them money is a
real plus and a good way to retain them.
Source: www.PropertyManager.com, Service of AppFolio
Waterproof & Decorative Deck Coatings
Repair, Replace, or Reseal
High Performance Materials
• Staircases • Landings • Walkways • Patios
• Slip Resistant • Texture Patterns
• Decorative Colors • Fiberglass Coatings
• Balconies • Pool Decks • New Construction
Quality Workmanship • Professional Service • Competitive Price/Free Estimates
PARADISE RESTORATION SYSTEMS
Licensed • Bonded
Insured • BBB Member
FREE ESTIMATES CALL (951) 847-0105
www.paradise-restoration-systems.com
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Don`t miss the April Deadline for the EPA`s New

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