By Courtney LeVinus and Jake Hinman, Capitol Consulting This past December, the Gover- nor’s Transaction Privilege Tax (TPT) Task Force unanimously approved ten recommendations for simplify- ing Arizona’s complex taxing sys- tem. These recommendations were included in a Final Report issued to the Governor, the Senate President and the Speaker of the House. Included in the Final Report was the recommendation to transition the state away from the current prime contracting tax system and towards a system that taxes materials at the point of sale. Governor’s Task Force Recommends a Change To The Current Prime Contracting Tax System By Curtis L. Odom, Ed.D. Recruiters are the ones out there on the front lines of the workforce, trying to bring talent into or- ganizations; there are a lot of qualified peo- ple out there from a credential stand- point. Fit is where the true challenge lies. Will this person fit our organi- zation? There are many meanings to that. Does the person look and feel to others like they belong here? The answers to those questions play a huge role in the talent acquisi- tion success. Unfortunately, recruiting and staffing is seen by the organiza- tion as an easy thing, as a lower level skill. On the contrary, it is probably one of the hardest things under the umbrella of talent management to find the right match of talent to the organization and the hiring manager that needs that talent. Organizations sometimes shy away from being very definitive about the type of person they want, commonly because they don’t want to be viewed as being biased in some way. Personally, I think this is erring too far on the side of political correct- ness. As a culture and a society, we’ve carried it way too far. Hire for the Best Fit, Not the Best Resume By Pete TeKampe, Marcus & Millichap The Phoenix metro area in third quar- ter 2012 recorded its lowest apartment va- cancy rate since third quarter 2006. Third quarter 2012 also saw the planning and zoning pipeline of new apartment development increase fivefold since third quarter 2010 and continued declines in concession of- ferings compared to one year ago. Third quarter 2012 marks the first time in six quarters in which asking rents were higher than those observed in the same period of the prior year. RENTS In third quarter 2012 Phoenix area average asking rents stood at $751, a $4 increase over third quarter 2011’s asking rents. As previously noted in Trends, reductions in vacancies and concessions would ultimately lead to modest asking rental rate increases. Through November 30, 2012, year-to- date eviction filings were up by four percent compared to the same period in 2011. As previously reported in Trends, eviction data have proven to be the most reliable indicator of apart- ment demand in the marketplace. North Scottsdale/Fountain Hills had the highest rents for third quarter 2012 at $962, a $10 increase over third quarter 2011’s rents for the area. This submarket also had the Phoenix metro area’s lowest vacancy rate in third quarter 2012 at 5.4 percent. One other submarket had an asking rent aver- age above $900 for the period, North Tempe. New construction of apart- ments in the area, area desirability, expansion programs at Arizona State University and the Phoenix Metro Light Rail transit all contributed to the area’s relatively high rents. The Chandler submarket had rents aver- aging $887 for the period, up $20 from one year ago. This submarket’s aver- age rents are highly likely to exceed $900 by first quarter 2013. Central Black Canyon rents in third quarter 2012 were $6 higher than those recorded in third quarter 2011. Area vacancies declined from 20.4 percent to 14.6 percent over the same time- frame. Moreover, for the first time in over two years, Central Black Canyon did not have the Phoenix area’s high- est vacancy rate in third quarter 2012. As previously noted in Trends, afford- able rental housing within proximity of transportation corridors and em- ployment centers has seen a demand surge. West Central Phoenix is the only other submarket with average asking rents under $600 for the pe- riod and this submarket and Central Black Canyon submarket were the only markets in the low rent category to record higher rents in third quarter 2012 than in third quarter 2011. VACANCY Third quarter 2012 was the first time since third quarter 2006 in which Phoenix area vacancies were below nine percent. Vacancies in the period were 8.8 percent, down from 9.3 per- cent recorded one year ago. In third Valley Vacancies at Lowest Level in Six Years Professional Publishing, Inc PO Box 30327 Portland, OR 97294-3327 PRSRT STD US Postage PAID Seattle, WA Permit #741 Current Resident or THE OFFICIAL PUBLICATION OF THE ARIZONA MULTIHOUSING ASSOCIATION January 2013 • Vol. 50 No. 1 Continued on page 3 Continued on page 5 Continued on page 2 Highest Submarket Rents in Third Quarter 2012 North Scottsdale/Fountain Hills ..... $962 North Tempe ....................................... $937 Chandler .............................................. $887 South Scottsdale .................................. $884 North Paradise Valley ........................ $862 Lowest Submarket Rents in Third Quarter 2012 Central Black Canyon ........................ $570 West Central Phoenix ......................... $579 Metrocenter ......................................... $608 West Phoenix ....................................... $618 Glendale ............................................... $624 The Chandler submarket had rents averaging $887 for the period. This submarket’s average rents are highly likely to exceed $900 by first quarter 2013. “…Affordable rental housing within proximity of transportation corridors and employment centers has seen a demand surge.”
News and information for property managers, apartment owners, real state investors and other multifamily and real estate professionals. Arizona Multihousing Association.
This document is posted to help you gain knowledge. Please leave a comment to let me know what you think about it! Share it to your friends and learn new things together.
Transcript
By Courtney LeVinus and Jake Hinman, Capitol Consulting
This past December, the Gover-nor’s Transaction Privilege Tax (TPT) Task Force unanimously approved ten recommendations for simplify-ing Arizona’s complex taxing sys-tem. These recommendations were included in a Final Report issued to the Governor, the Senate President and the Speaker of the House.
Included in the Final Report was the recommendation to transition the state away from the current prime contracting tax system and towards a system that taxes materials at the point of sale.
Governor’s Task Force Recommends a Change To
The Current Prime Contracting Tax System
By Curtis L. Odom, Ed.D.
Recruiters are the ones out there on the front lines of the workforce, trying to bring talent into or-ganizations; there are a lot of qualifi ed peo-
ple out there from a credential stand-point. Fit is where the true challenge lies. Will this person fi t our organi-zation? There are many meanings to that. Does the person look and feel to others like they belong here?
The answers to those questions play a huge role in the talent acquisi-tion success. Unfortunately, recruiting
and staffi ng is seen by the organiza-tion as an easy thing, as a lower level skill. On the contrary, it is probably one of the hardest things under the umbrella of talent management to fi nd the right match of talent to the organization and the hiring manager that needs that talent.
Organizations sometimes shy away from being very definitive about the type of person they want, commonly because they don’t want to be viewed as being biased in some way. Personally, I think this is erring too far on the side of political correct-ness. As a culture and a society, we’ve carried it way too far.
Hire for the Best Fit, Not the Best Resume
By Pete TeKampe, Marcus & Millichap
The Phoenix metro area in third quar-ter 2012 recorded its lowest apartment va-cancy rate since third quarter 2006. Third quarter 2012 also saw
the planning and zoning pipeline of new apartment development increase fi vefold since third quarter 2010 and continued declines in concession of-ferings compared to one year ago. Third quarter 2012 marks the fi rst time in six quarters in which asking rents were higher than those observed in the same period of the prior year.
RENTSIn third quarter 2012 Phoenix area
average asking rents stood at $751, a $4 increase over third quarter 2011’s asking rents. As previously noted in Trends, reductions in vacancies and concessions would ultimately lead to modest asking rental rate increases.
Through November 30, 2012, year-to-date eviction fi lings were up by four percent compared to the same period in 2011. As previously reported in Trends, eviction data have proven to be the most reliable indicator of apart-ment demand in the marketplace.
North Scottsdale/Fountain Hills had the highest rents for third quarter 2012 at $962, a $10 increase over third quarter 2011’s rents for the area. This submarket also had the Phoenix metro area’s lowest vacancy rate in third quarter 2012 at 5.4 percent. One other submarket had an asking rent aver-age above $900 for the period, North Tempe. New construction of apart-ments in the area, area desirability, expansion programs at Arizona State University and the Phoenix Metro
Light Rail transit all contributed to the area’s relatively high rents. The Chandler submarket had rents aver-aging $887 for the period, up $20 from one year ago. This submarket’s aver-age rents are highly likely to exceed $900 by fi rst quarter 2013.
Central Black Canyon rents in third quarter 2012 were $6 higher than those recorded in third quarter 2011. Area vacancies declined from 20.4 percent to 14.6 percent over the same time-frame. Moreover, for the fi rst time in over two years, Central Black Canyon
did not have the Phoenix area’s high-est vacancy rate in third quarter 2012. As previously noted in Trends, afford-able rental housing within proximity of transportation corridors and em-ployment centers has seen a demand surge. West Central Phoenix is the only other submarket with average asking rents under $600 for the pe-riod and this submarket and Central Black Canyon submarket were the only markets in the low rent category to record higher rents in third quarter 2012 than in third quarter 2011.
VACANCYThird quarter 2012 was the fi rst
time since third quarter 2006 in which Phoenix area vacancies were below nine percent. Vacancies in the period were 8.8 percent, down from 9.3 per-cent recorded one year ago. In third
Valley Vacancies at Lowest Level in Six Years
Professional Publishing, IncPO Box 30327Portland, OR 97294-3327
PRSRT STDUS Postage
PAIDSeattle, WA
Permit #741
Current Resident or
THE OFFICIAL PUBLICATION OF THE ARIZONA MULTIHOUSING ASSOCIATION
January 2013 • Vol. 50 No. 1
Continued on page 3
Continued on page 5
Continued on page 2
Highest Submarket Rents in Third Quarter 2012
North Scottsdale/Fountain Hills ..... $962North Tempe ....................................... $937Chandler .............................................. $887South Scottsdale .................................. $884North Paradise Valley ........................ $862 Lowest Submarket Rents in
Third Quarter 2012
Central Black Canyon ........................ $570 West Central Phoenix ......................... $579 Metrocenter ......................................... $608 West Phoenix ....................................... $618 Glendale ............................................... $624
The Chandler submarket had rents averaging $887 for the period. This submarket’s average rents are highly likely to exceed $900 by fi rst quarter 2013.
“…Affordable rental housing within proximity of transportation corridors and employment centers has seen a demand surge.”
#1 in ArizonA,Mac-Gray customers enjoy More benefits than competitors provide:
• 24/7 access to up-to-date online reports of collections, payments and service history
• 24/7 access to live customer service representatives
• 24/7 access to a customized online customer service portal
• the highest rated water and energy saving machines
• resident-preferred card systems that generate increased revenue
• Proprietary Change Point® payment systems offering unique card and coin flexibility for residents
• Proprietary LaundryView® monitoring:
- Machine problem detection that sends self-diagnosed service requests
- Property management access to real-time laundry room financial activity
- residents can see machine availability on a computer or smart phone
no other serViCe ProVider CoMes CLose! Founded in 1927, Mac-Gray has pioneered every major innovation in the industry and takes pride in delivering the best service in the country.
only one laundry
service company can
be the best and that’s
Mac-Gray.
in Arizona, Mac-Gray
serves More
CustoMers than
ALL the other
competitors combined.
Best in the West!
Contact us today and see how the industry’s most advanced technology, best equipment, and dedicated local service team can deliver a better laundry program for you and your residents.
888.622.4729 • www.macgray.com
By Robert Hicks, Alliance Residential
With the economy starting to re-cover, we are seeing the employment market change as well. Job seekers who are eager for work seem to be searching for a more permanent op-portunity where there’s a clear career path or opportunities for growth. In my opinion, our multihousing indus-try is well poised to welcome these new employees into our industry.
Could there be a more important challenge and opportunity for our industry that the development of a talent pipeline? We work an indus-try of people – our leasing teams, our residents and our maintenance teams. Our success relies on our talented people and the training that we offer them. The better they are, the most successful we will become!
And the cost of this talent is one of the largest budget items for our com-
panies. Turnover impacts our compa-nies in a number of ways. To recruit, screen, hire and train new employees takes time and money. It’s in our best interest to more intentional about our hiring and invest in talented team members so we can retain them for the future.
Looking forward to February, na-tional Apartment Careers Month, I am reminded of how important this work is to our companies. I’m appre-ciative of the coordinated efforts that the Arizona Multihousing Associa-tion has undertaken in the past two years to support us in these recruit-ment efforts. Our Jump Start program reports a steady pipeline of engaged applicants who commit to learning more about the variety of career op-portunities available in our industry.
The NAA, our national association, has developed a number of initiatives that teach companies how to create mentoring programs, college partner-
ships and more to develop your com-panies’ hiring programs. I encourage you to visit the NAA’s website to re-view and use these resources.
Pete TeKampe’s market report includes insights on how our com-petitors are performing in each sub-market. The more we understand the regional and submarket fundamen-tals, vacancy rates and upcoming de-velopment, the more aggressive we can be about our own pricing. Smart operators will use this data to gut-check their leasing rates and conces-sions. I’m always appreciative of the 30,000 foot look at the market each quarter to help me and my team un-derstand the bigger picture.
As always, the fi rst few months of the new year are a busy time in our businesses. I hope that you and your families enjoyed the short holi-days and I wish each of you a happy, healthy and prosperous new year! q
Apartment News • January 2013 1
Apartment News (ISSN 0746-0686) is published monthly by Professional Publishing, Inc. for the Arizona Multihousing Consulting Corporation. Advertising rates available upon request. We are not responsible for nor guarantee any information, statements, products
or services of any advertisers in the publication. � e articles herein do not necessarily represent the views of the corporation or the majority of its members, unless so stated.
Reproduction in part or whole is forbidden without written permission. Complete control, management and ownership along with the copyright and trade name belong to the Arizona Multihousing Consulting Corporation, 818 North 1st Street, Suite L160,
Phoenix, AZ 85004. Periodical postage paid at Snohomish, Washington.
Melanie Morrison, MEB Management ServicesKim Pacheco, Scotia Group Management
Dale Phillips, Mark-Taylor ResidentialJim Pierson, Legacy Capital Advisor
Erica Reinke, Camden Property TrustJohn Rials, Greystar Real Estate PartnersMike Rochon, Distinctive Carpets, Inc.
Mark Schilling, MEB Management Pam Shelton, Allison-Shelton Real Estate Services
Pamela Sullens, Silver Mountain Real Estate GroupIke Tippetts, Rainforest Plumbing & Air
Rondetta Troutman, Picerne Real Estate GroupDebbie Willis, P.B. Bell Companies
Lynn Zoroya, Redi Carpet
“� ank you Platinum Members” Adanac Enterprises Corp.
Apartment GuideApartments.com/Republic Media
Burns Pest EliminationCox Communication
Kowalski Construction, Inc.Law Offi ces of Scott M. Clark, P.C.
Pinnacle RestorationRainforest Plumbing & Air
Redi-Carpet-ArizonaValley Protective Services, Inc.
CHAIR OF THE BOARD: Robert Hicks, Alliance Residential
CHAIR ELECT: Kimberly Fitch, Nicolosi & Fitch, Inc.
VICE CHAIR: Christine Shipley, Dunlap & Magee
Property Management
TREASURER: Chris Evans, HSL Asset Management
SECRETARY: Amy Smith, Bella Investments
IMMEDIATE PAST CHAIR: Lesley Brice, MC Residential
The Arizona Multihousing Association:
• Represents ethical rental housing providers in legislative, legal and regulatory matters.
• Provides services, products, educational programs and net-working opportunities that enhance the general welfare and economic health of all our members.
• Cultivates opportunities for quality rental housing through-out Arizona.
Celebrating Our Industry and All Its Opportunitiesto
th
e 2
011
AM
A P
atr
on
Me
mb
ers
!TH
AN
K Y
OU
For information on the AMA Patron Member levels contact us at 602-296-6200.
PLA
TIN
UM
GO
LD
SIL
VE
R
2 Apartment News • January 2013
Hire ...continued from front page
ArizonA Multihousing AssociAtion
Trust Your Laundry Room Operations to WASHLearn more
800.421.6897 ext. 1600www.washlaundry.com
With more than 65 years experience,
WASH is the most trusted multi-housing
laundry provider in the country. Consider
these impressive statistics...
■ On average, customers have been
partnering with WASH for 19 years.
■ WASH’s customer retention rate
is a whopping 98%.
■ Over two-million people use
WASH laundry rooms every week.
Join the over 45,000 locations with facilities
of all shapes and sizes who pick WASH as
their preferred laundry vendor of choice.
TRUST WS13-035 10x7_5 4c.indd 1 11/29/12 9:48:51 AM
One of the biggest things that frus-trates hiring managers is that recruit-ers take too long to get the talent the company needs. In reality, the busi-ness doesn’t understand what the re-cruiter is doing.
When the hiring manager says, “I need a business development man-ager. I want them to have 10-12 years worth of experience. I want them to have worked for a Fortune 100 Com-pany, and have a book of existing cli-ents. I want this person to be in the local area, because I’m not paying for relocation.”
All of these unique factors not only
shrink the candidate pool and restrict the options of what the recruiter has to work with, but also increases time to hire. I am sticking up for recruiters here and acknowledging that this is what they are faced with daily. Once the hiring manager says, “Do you have everything you need? You’re going to get me this person. Great. Thanks. Bye,” the clock starts for the business leader right then and there.
In reality, the recruiter takes this information and has to create the job requirement if it doesn’t exist. That
might take two or three days to write it, review it, post it, and start to field resume submissions from applicants. It might be three weeks or a month before the recruiter even starts to get candidates in for interviews from when the posting went up based on conversations with the hiring leader.
The hiring leader is ticked off. “It’s been two months. Where is this per-
son I need?” Without constant contact from the recruiter back to the hiring leader, the hiring manager doesn’t know the particulars of the situation, or what goes on behind the curtain. They think, “Next time I’ll hire an outside agency so I can get this done in less time!”
Unfortunately, that’s what hap-pens to internal recruiters. They are out there with a flashlight in the
middle of the daytime trying to find someone’s shadow. They’ve been given this exacting description of what skills they need to find but they have not had time to get a head start on trying to find that person. And they get very little respect or thanks when they do find the needles in the haystack.
I think we’re coming to a point
where things are going to stabilize, because nothing lasts forever—even the downturns, even the bad times. We’re going to reach a point of stabil-ity. And when that does happen, you will find a lot of organizations that are going to start to think differently. They’re not going to ever want to re-turn to talent firefighting, and they’re will now be thinking, “We never want to go through that again. We want to
at least be able to mitigate our expo-sure to the whims and vagaries of the markets and economics.”
The only way to do that is to lit-erally have as lean and as flexible an organization as possible. That means do more with less. To do more with less, you have to have top talent and processes to enable that talent to do their jobs while pioneering a new paradigm.
You can’t do more with less if the people that you’ve got do not have the capability to pull it off. The best way to find those people is to grow them. You can’t just hire them; be-cause if you always go outside to hire them that means that you had to go out and poach them, which costs money and is not a long-term solu-tion to a recurring problem.
Corporations and organizations over a twenty-year period have had to resign themselves, to hire and re-place, hire and replace. If you don’t have the type of talent management savvy that gives Gen Xers comfort enough about their career with your organization, they will go elsewhere, and you will consistently need to hire and replace. A properly structured talent management strategy such as a “talent farming” strategy can dra-matically cut the cost of that impact and can guarantee you, perhaps, a seven-figure savings over the long
Continued on page 19
Talent management is about sourcing candidates for knowledge, skills, and abilities to accomplish the organization of today’s goals.
It stresses the importance of hir-ing based on the right fit for the indi-vidual and the organization.
quarter 2009, Phoenix area vacancies were 15 percent. Restricted inven-tory, modest job growth, declines in foreclosures, tightening single family rental market conditions and reloca-tions of home consumers to Phoenix have all contributed to the vacancy declines.
Central Black Canyon usually holds the top spot for highest vacancy rate for a submarket. In third quarter 2012, Southeast Central Phoenix re-corded the Phoenix area’s highest va-cancy rate. And, for second time since second quarter 2008, Central Black Canyon recorded vacancies under fi f-teen percent. As previously noted, the area lost a signifi cant amount of rental housing demand due to the economic downturn of the past few years and controversial immigration legislation. Central Black Canyon is slowly gain-ing improvements in apartment oc-cupancy due to its affordability and proximity to jobs and transportation options.
North Scottsdale/Fountain Hills in third quarter 2012 recorded the lowest vacancy rate and the highest rent in the Phoenix metro area. North Scottsdale and South Scottsdale ac-count for 37 percent of the new devel-opment pipeline in various planning stages. Central Valley is a submarket which typically has the lowest con-cession ratio in the Phoenix area also is among the lowest vacancy rate sub-markets due to its communities being served by the Phoenix Light Rail Transit System.
As environmental consciousness increases and home consumers’ de-sire to simplify their lives, apartment buildings in any submarkets served by the LRT system are likely to expe-rience low vacancies and low conces-sions and rental rate increases.
South Scottsdale’s average rents in-creased 7.3 percent from third quarter 2011 to third quarter 2012. Rental in-creases were fueled by South Scotts-dale’s vacancy falling over the last year from 9.3 percent to 5.6 percent.
Modest asking rental rate increases for the period occurred ranging from 5.9 percent in South Phoenix to 2.5 percent in East Central Phoenix.
Northwest/Southwest County landlords lowered rents 4.9 percent since last year, mainly in response to the area’s 100 percent concession ratio and to keep area vacancies from in-creasing. Moon Valley/North Moun-tain landlords lowered rents over the past year to combat area vacancies and to remain competitive with sin-gle family homes in the area which are competing against apartments for rental home consumers.
CONCESSIONSThird quarter 2012 saw a slight
increase in concessions over second quarter 2012 concession levels and a lower concession ratio compared to third quarter 2011. The concession ratio in third quarter 2012 was 71 per-cent, down from 74 percent in third quarter 2011.
Every property in the Northwest/Southwest County submarket offered concessions during third quarter 2012. Landlords lowered rents over the past year and area vacancies in third quar-ter 2012 were kept low at 7.2 percent. All of the other high concession sub-markets are on the west side of Phoe-nix.
Central Valley in third quarter 2012 remained as the submarket with the lowest concession ratio for the pe-riod. Central Valley’s access to LRT and jobs are the reasons why area concessions are so low. Ahwatukee, a supply-constrained market, was the only other submarket in the Phoenix area with a concession ratio below 40 percent.
NEW CONSTRUCTION In third quarter 2012 there were
two projects totaling 439 units added to the Phoenix area’s multifamily housing stock. As of third quarter 2012, there were thirteen projects to-taling 2,742 units scheduled for- or under construction. In addition, the planning pipeline comprises 71 proj-ects totaling 20,275 units. In third quarter 2010, the apartment planning and zoning pipeline comprised nine-teen projects totaling 3,753 units.
TUCSON In third quarter 2012, area rents
were $629 compared to $626 which
was observed in the area in third quar-ter 2011. Vacancies increased from 9.3 percent in third quarter 2011 to 10.1 percent in third quarter 2012. In 2012, through third quarter the city added 758 new apartment units. q
Pete TeKampe is a commercial
real estate agent who specializes in creating value for private
real estate investors. He holds the title of Vice President Investments
at Marcus & Millichap, a national commercial real estate brokerage fi rm.
We offer all Fire Protection Services, Maintenance,Repairs, and New installs for;
Sprinkler Systems, Kitchen Hood Suppression Systems, Fire Extinguishers, Commercial and Residential Annual Inspections and Certifications, Sales, E-lights, Alarms, Hydrants, and Backflow Tests.
Repairs, and New installs for;
Certifications, Sales, E-lights, Alarms,
Highest Vacancy Rates in Third Quarter 2012
Southeast Central Phoenix ... 15.7 percentCentral Black Canyon ........... 14.6 percentNorth Central Phoenix ......... 13.1 percentUptown Central Phoenix ..... 11.7 percentGlendale .................................. 11.6 percent
Lowest Vacancy Rates in Third Quarter 2012
North Scottsdale/ Fountain Hills .................. 5.4 percentSouth Scottsdale & Southeast Valley (tie) ...... 5.6 percentAhwatukee ............................... 6.1 percentEast Mesa/Apache Junction & Central Valley (tie) ...... 6.3 percentNorth Paradise Valley ............. 6.8 percent
As environmental consciousness in-creases and home consumers’ desire to simplify their lives, apartment build-ings in any submarkets served by the LRT system are likely to experience low vacancies and low concessions and rental rate increases.
Highest Percentage of Communities Offering Concessions in
As of third quarter 2012, there were thirteen projects totaling 2,742 units scheduled for- or under construction. In addition, the planning pipeline comprises 71 projects totaling 20,275 units.
By Todd Bradford, AMA
he Arizona Multihousing Association is pleased to an-
nounce their new Insurance Endorse-ment Agreement with Sterling Grant and Associates (Sterling Grant). Earlier this year, the AMA Board of Directors appointed a committee to review the association’s insurance
program and to evaluate the respon-dents to a Request for Proposal (RFP) sent to members for the opportunity to become the AMA’s endorsed in-surance program for the upcoming years. There were many companies who responded to the RFP, and after careful review, Sterling Grant and As-sociates was selected to become the Association’s new partner by dem-onstrating the best combination of a strong insurance and risk manage-ment programs for AMA members, while maximizing the return to the Association.
Sterling Grant has an insurance program designed specifically for AMA’s membership. Designed to meet the needs of all AMA members by providing maximum premium discounts, Sterling Grant’s program can insure single family homes as well as up to $2 billion in any one multifamily portfolio. Liability lim-its available up to $100 million, cov-erages that meet or exceed all lender requirements, and guaranteed accep-tance to AMA members are but a few of the benefits of this program. Cov-erages provided meet or exceed all lender requirements, and all of their insurance carriers meet or exceed all lender financial size requirements.
They also have many resources to help with AMA’s members’ risk
management needs including free custom manuals, free employee train-ing, and are willing to assist with the Five STAR program, as members request, at no additional charge to AMA members.
So far, the AMA has received many positive responses from membership regarding the choice of Sterling Grant as the endorsed carrier. “The Ster-ling Grant insurance program fit our needs and budget. We look forward to expanding our coverage with them in the future,” said Robert Hicks, Vice President at Alliance Residential Company, and current AMA Chair-man of the Board.
Sterling Grant is not limited to providing Property and Casualty in-surance, but also offers renters insur-ance, Life Health and Disability, and Excess and Surplus Lines as well. They are well positioned in the mar-ket to meet all of our members’ insur-ance needs.
The AMA is also excited to have Laura Milne as the exclusive AMA Member Representative from Sterling Grant. She is the Managing Member of Sterling Grant, as well as the Vice President of Operations. Her experi-ence runs deep, with over 15 years as an insurance professional – she is li-censed as a broker as well as an agent. The RFP committee felt strongly that
the endorsed company needed to have a face in the association – some-one the members could call not only for bids and coverage, but when they might need extra assistance. Laura Milne is that person, and has proven herself, pleasant and professional to work with. We are confident that she will serve our members well. She will handle all AMA members for Sterling Grant, and members will work with her on providing bids on insurance, and supporting AMA committees and programs as well.
John Rials, Managing Director from Greystar, and Past AMA Chair-man, has been more than satisfied with Sterling Grant as a broker. “Ster-ling Grant has been very responsive to our needs, many times under a very short deadline. Although Ster-ling Grant is only one of our insur-ance brokers, we consider them to be our partners in improving safety while reducing costs.”
The Insurance Endorsement Pro-gram benefits AMA members by not only providing for the insurance needs of members, but directly sup-ports the Association and helps to provide the necessary funding for programs throughout the year. q
1010 East 62nd Street, Los Angeles, CA 90001-1598Phone: 1-800-624-5269 • Fax: 1-800-624-5299
FREE SUBSCRIPTION
PROPERTY NAME
NAME
CITY STATE ZIP
If you are not receiving Apartment News, please fax or send for your FREE subscription to Profes-sional Publishing, Inc., PO Box 30327, Portland, OR 97294-3327 • (503) 221-1260 • fax (503) 221-1545
EMAIL ADDRESS PHONE
ADDRESS
Want to contribute an article
to Apartment
News?Contact the
AMA at602-296-6200
or 800-326-6403
Apartment News • January 2013 5
ArizonA Multihousing AssociAtion
AZ Sales Tax ...continued from front page
Arizona is one of only a few states that do not tax materials for construc-tion as retail at the point of sale. In-stead, Arizona administers a taxing system based on prime contracting activities which is not only burden-some for the business community to comply with, but diffi cult for the state to administer.
The Task Force believes that tax-ing materials will result in some level of tax relief for contractors who have been compliant and will also result in less opportunity for tax avoidance. Most importantly it reduces the regu-latory burden and allows businesses to focus on their trade rather than navigating the complicated tax sys-tem.
The Transaction Privilege Tax Task Force was established through an Executive Order issued by Governor Jan Brewer in May of 2012. The Task Force included tax experts, business owners and municipal representa-tives.
The creation of the TPT Task Force was due to the general consensus in the business community that Arizona maintains one of the most complex sales tax systems in the nation that is not only diffi cult for business own-ers to comply with, but for the state to administer. There is no common sales tax standard for the state and all of the local jurisdictions, which often times forces business owners to
hire dedicated employees or consul-tants in order to effectively navigate through Arizona’s sales tax codes.
Prime contracting was not the only area that the Task Force looked to ad-dress. The Task Force also made the following recommendations in the Final Report:• State and local governmental enti-
ties, in cooperation with taxpayers, should aggressively work to stan-dardize the tax base, defi nitions, and interpretations of taxable trans-actions to the maximum extent pos-sible.
• Any future proposed changes to the tax base by either the state or a municipality should be scrutinized and should not be enacted without a clear understanding of the po-tential impact of such a change on state and local standardization and budgets.
• State law should provide for state-wide TPT administration.
• State, cities and towns should stan-dardize TPT licensing.
• When fully implemented, the online portal required by HB 2466 should be expanded to have all licenses be issued and all TPT tax returns fi led through the portal.
• State law should allow only a sin-gle audit, in accordance with exist-ing statutory schedules, including a multi-jurisdictional audit if ap-plicable.
• State and local governments and taxpayers should continue to monitor and provide feedback to Arizona’s congressional delegation regarding federal legislation allow-ing state taxation of online retail and remote sales.
• The Arizona State Legislature should act to ensure Arizona is well-positioned to benefi t from the taxation of online retail and remote sales by passing legislation clari-fying that taxable transactions are sourced at the destination for both state and local taxes.
• Economic analysis of the impact of taxation on online retail and remote sales should be continued.
As of December there has yet to be any specifi c legislative proposal in draft form. However we anticipate that some of these recommendations, if not all, are considered by the legis-lature this session. The Final Report can be viewed on the Governor’s web site, www.azgovernor.gov/TPT. q
Courtney LeVinus is a principal with Capitol Consulting and Jake Hinman leads legislative affairs for the fi rm. They can be reached at 602.712.1121.
WANT TO BUSINESS WITH AMA MEMBERS?
ADVERTISE IN
CALL ADVERTISING SALES (503) 221-1260
6 Apartment News • January 2013
ArizonA Multihousing AssociAtion
One of the best retention strategies for companies is EDUCATION.
The AMA is proud to offer a vari-ety of classes for members and their employees to earn their national in-dustry designations or build their skills.
National Industry Designa-tions
Industry training and continuing education are the vital links between
an employee and the industry. There are several nationally recognized in-dustry designations offered by NAA Education Institute (NAAEI) and your local apartment association, in addition to a multitude of issue-spe-cific classes that can only help you to progress professionally and pursue any position in the industry that you desire.
Education offerings undergo inten-sive annual reviews and are revised
as standards change and expand. Click on the links below to view more information about each of NAAEI’s nationally-recognized designations.
• Certified Apartment Man-ager (CAM)
• National Apartment Leasing Professional (NALP)
• Certificate for Apartment Maintenance Technicians (CAMT)
The professional and personal ben-efits of perfecting and boosting your job skills through NAAEI’s designa-tion programs and other continuing education opportunities are an in-valuable way for you to shine as a top performer. q
February is Apartment Career Month!
NOTICE: Are you wasting time and money by handwriting your
rental forms?
STOP IT!! Get inexpensive unlimited use of state specific rental & lease forms that autofill resident and
property information from your own on-line property management database.
www.Rentegration.com Simplified accounting module for small property management companies and
independent landlords included.
Apartment News • January 2013 7
ArizonA Multihousing AssociAtion
The Multifamily Production Index (MPI), released by the National As-sociation of Home Builders (NAHB) today, remained steady with an index level of 52. It is the third straight quarter with a reading over 50.
The MPI, which measures builder and developer sentiment about cur-rent conditions in the apartment and condominium market on a scale of 0 to 100, was essentially unchanged in the third quarter, only dropping two points from 54 in the second quarter.
The MPI provides a composite measure of three key elements of the multifamily housing market: con-struction of low-rent units, market-rate rental units and “for-sale” units, or condominiums. The index and all of its components are scaled so that any number over 50 indicates that more respondents report conditions are improving than report conditions are getting worse. In the third quarter of 2012, the MPI component tracking builder and developer perceptions of market-rate rental properties re-corded a level of 69 and has been over 60 for fi ve consecutive quarters—the longest sustained period of strength since the inception of the index in
2003. For-sale units had its highest reading since the fourth quarter of 2005, coming in at 44, while low-rent units dropped 15 points to 46.
“The market-rate apartment and condo markets continue to improve as household formations generate de-mand,” said W. Dean Henry, CEO of Legacy Partners Residential in Foster City, Calif., and chairman of NAHB’s Multifamily Leadership Board. “As young households fi nd sustainable employment, most are renting in new apartment communities.”
The Multifamily Vacancy Index (MVI), which measures the multifam-ily housing industry’s perception of vacancies, dropped three points 33. With the MVI, lower numbers indi-cate fewer vacancies. After peaking at 70 in the second quarter of 2009, the MVI declined consistently through 2010 and has been at a fairly low level throughout 2011 and 2012.
“The multifamily market has re-covered substantially since the end of 2010, and now stands at about 70 per-cent of the way back to a sustainable level. Our baseline forecast calls for further steady growth in the rate of multifamily production,” said NAHB
Chief Economist David Crowe. “However, there are reasons for concern, especially at the affordable end of the rental apartment market, where builder confi dence dropped dramatically in the third quarter. That was likely due to a specifi c pro-vision of the Low-Income Housing Tax Credit set to expire at the end of the year. The prospect of dealing with this is making lower-rent proj-ects diffi cult to underwrite. Ongoing defi cit-reduction negotiations in Con-gress need to address this issue, or a serious shortage of affordable rental housing may develop.”
Historically, the MPI and MVI have performed well as leading in-dicators of U.S. Census fi gures for multifamily starts and vacancy rates, providing information on likely movement in the Census fi gures one to three quarters in advance.
For data tables on the MPI and MVI, visit www.nahb.org/mms.. q
Apartment and Condominium Market Remains Steady in Third Quarter
WANT TO DO BUSINESS WITH AMA MEMBERS?ADVERTISE IN
cal l Adver t is ing Sa les (503) 221-1260
As lawmakers consider housing fi nance reform, the meaningful dif-ferences between the single-family and multifamily sectors require unique solutions for each. The National Multi Housing Council (NMHC) and National Apartment Association (NAA) Joint Legisla-tive Program has issued a white paper outlining the key principles a reformed housing fi nance sys-tem needs to embrace to preserve liquidity and stability for the well-performing multifamily sector.
One in three Americans rent, and apartments are helping meet the housing needs of 17 million house-holds across all income levels in every corner of the country. But the private apartment sector’s ability to meet the growing demand for rental housing depends on consistently reliable and competitively priced capital.
“The industry supports a return to a system dominated by private capital; however, even in healthy economic times, private capital has not been able to meet the broad
liquidity needs of the apartment industry,” said NMHC President Doug Bibby.
“A private-only housing fi nance system results in an overabundance of capital for high-end properties in top-tier markets, but leaves second-ary and smaller markets under-served,” said Bibby. “Private capital is returning to the market, but as has been the case historically, it is concentrating in a handful of cities and on trophy assets.”
“Ensuring capital is available in all markets and at all times so the apartment industry can continue to provide housing from coast to coast and should be the goal of housing fi -nance reform,” said NAA President, Doug Culkin, CAE.
The NMHC/NAA white paper points out that the very successful multifamily programs of Fannie Mae and Freddie Mac were not part of the meltdown and have actually generated $7 billion in net profi ts to the government since conservator-ship.
“A solution that doesn’t recognize the unique needs of the multifamily sector would have disastrous con-sequences for the nation’s supply of workforce housing,” said Culkin.
A reformed housing fi nance system should retain the success-ful components of the existing multifamily programs in whatever succeeds them. The key principles for multifamily housing reform as outline by the NMHC/NAA white paper are:
1. Provide Access to Federal Credit Support
2. Provide Broad Liquidity Support at All Times, Not Just “Stop-Gap” or Emergency
3. Mission Should Focus on Liquid-ity, Not Mandates
4. Restrict Federal Credit Support to the Security Level
5. Support Private Capital and Pro-tect Taxpayers Through Effective Guarantee Structure and Pricing
6. Encourage Competition7. Empower a Strong Regulator8. Impose Effective Capital Require-
ments9. Retain Limited Portfolio Lending
(without a Federal Guarantee) While Expanding Securitization
10. Reduce Existing Portfolios in a Responsible Manner
11. Create Certainty and Retain Existing Resources/Capacity During the Transition
The key principles outlined by NMHC/NAA refl ect meaningful differences between the current/historical GSE structure and a future one. The four main differences are:
1. Government Guarantee at the Security Level Only
2. Separately Accounting for Multi-family Activities
3. Market Pricing to Avoid Crowd-ing Out Private Capital
4. Limited and Capped Retained Mortgage PortfoliosNMHC/NAA’s white paper is
available at www.nmhc.org/goto/FinanceReformPrinciples.
For more than 20 years, the National Apartment Association (NAA) and the National Multi Housing Council (NMHC) have partnered on behalf of America’s apartment industry. Drawing on the knowledge and policy expertise of staff in Washington, D.C., as well as the advocacy power of 170 NAA state and local affi liated associa-tions, NAA and NMHC provide a single voice for developers, owners and operators of multifamily rental housing. One-third of Americans rent their housing, and more than 14 percent of all U.S. households live in an apartment home. For more information, contact:
As part of the fi nancing of Obama Care, Congress created Internal Rev-enue Code Section 1411, which cre-ated a new 3.8 percent Medicare tax. The new Medicare tax will take effect on January 1, 2013, and will apply to net investment income of individu-als with a modifi ed adjusted gross income of at least $200,000 ($250,000 for couples fi ling jointly). The tax will apply to the lesser of (1) the taxpay-er’s total “net investment income” for the year, or (2) the amount by which the individual’s total income exceeds $200,000 (or $250,000 for married couples fi ling jointly). This new tax will hit real estate investors hard.
Investment Income Includes Rental Income
Under the new code provision, “net investment income” is defi ned to include “gross” rents. Even though “gross” rents are subject to the new Medicare tax, the “gross” rents can be reduced by deductions properly allocable to the rents. We expect that this will allow an individual to de-duct depreciation, interest expense, property taxes, insurance payments, and other rental property expens-es before determining the amount of “gross” rents subject to the new Medicare tax (although it does cause concern that Congress used the term “gross rents,” if it is actually intend-ed to mean “net” rents).
Exception for Real Estate Professionals
One way to avoid the tax is for a taxpayer to qualify as a real estate professional and for the taxpayer to materially participate in the real es-tate activities that generate the rental income. To be a real estate profes-sional, a taxpayer must (1) spend more than half her time in real es-tate businesses and (2) perform more than 750 hours of service per tax year in a real estate business.
Real estate businesses include businesses that participate in rental, leasing, real property development, construction, acquisition, conversion, operation, management, or brokerage activities. But any services performed by a taxpayer in a real estate business
as an employee will not be counted toward meeting the “real estate pro-fessional” participation requirements unless the taxpayer is also at least a 5-percent owner of its employer.
A taxpayer will be treated as ma-terially participating in the real es-tate activities that generate the rental income if the taxpayer: (1) provides at least 501 hours of service to the business during the tax year, (2) pro-vides substantially all the services for the business (after evaluating partici-pation from nonowners), or (3) pro-vides at least 101 hours of service to the business during the tax year if no other person provides more ser-vice to the business (after evaluating participation from nonowners). For example, a real estate professional who also individually owns 35 rental properties but hires a property man-ager and performs very few services related to the rental, operation, or management of the properties will not have materially participated in the activities that generated the rent-al income and may therefore be sub-ject to the new Medicare tax.
The real estate professional excep-tion is narrow, but many real prop-erty developers, property manag-ers, and brokers who own their own companies and also materially par-ticipate in the management and op-eration of their own rental properties will not be subject to the new Medi-care tax. This also means that the rental income for any taxpayer who is not properly classifi ed as a real es-tate professional will be “net invest-ment income” and may be subject to the new Medicare tax.
Application to Entities Although the new tax applies to
individuals, but not to partnerships, limited liability companies, or corpo-rations, taxpayers that own real estate investments indirectly through an entity will not avoid the new Medi-care tax. With respect to corporations (including S corporations), the divi-dends received by a shareholder will automatically be “net investment in-come” unless the shareholder mate-rially participates in the business (re-gardless of whether the corporation
owns real estate or not) and may be subject to the new Medicare tax. Sim-ilarly, the partnership rental income allocated to a partner who does not materially participate in the rental business of the partnership will be “net investment income” and may be subject to the new Medicare tax.
Investment Income Includes Gain on Sale of Real Estate
In addition to applying to “gross” rents after deductions, the new Medi-care tax also applies to the net gain on the disposition of any real prop-erty not held in a real estate business. This means that gain on the sale of a principal residence may be subject to the new Medicare tax to the ex-tent the gain is not sheltered by the principal residence exclusion. This also means that the gain on the sale of appreciated rental property may also be subject to the new Medicare tax unless the gain on the sale is not recognized, for example, as a result of a taxpayer’s completing a Section 1031 exchange.
Tax-Saving Ideas The new Medicare tax casts a wide
net to tax rental real estate income and capital gains on sale. Individuals who anticipate being subject to the new 3.8 percent Medicare tax may want to engage in advance tax plan-ning before the tax becomes effective, for example, by selling appreciated real estate in 2012 to avoid the new Medicare tax or investing in tax-free income-producing assets instead of rental properties. The new Medicare tax may provide an additional incen-tive for taxpayers to complete a Sec-tion 1031 exchange after January 1, 2013. q
For further information about Medicare tax and real estate income, contact Jeneé Hilliard at (503) 205-2505 or at [email protected].
Feather Flags - $175.0018”x24” Two Color Double sided Corex Sign - $35.00
3+ Colors - $45.00
Now Renting! 555-555-5555
3 x 8 - 3 Color Banner - $75.004+ Colors - $95.00
As the beleaguered residents of New York City and New Jersey con-tinue to put their lives back togeth-er, asset protection lawyer Hillel L. Presser reminds Americans – it could happen to you!
“We’ve seen some bizarre, de-structive weather in recent years – nearly 1700 tornadoes in 2011, ex-treme drought this year and Hur-ricane Sandy followed up with a Nor’easter, just to name a few,” says Presser, author of “Financial Self-Defense (Revised Edition),” www.assetprotectionattorneys.com.
“And we can expect more of the same. AccuWeather is forecasting major snowstorms from North Caro-lina to New York City in January and February; severe storms across the South, with the possibility of torna-does and flash flooding; and a grow-ing drought in the Northwest that carries the potential for more wild-fires.”
People should take steps now, before a crisis, to make sure they’re protected, he says.
“If your tree falls on your neigh-bor’s house in a storm, will you be prepared for a lawsuit?” he asks. “Is your important paperwork in a safe
place where you’ll be able to access it if your home floods, like so many people in New York and New Jer-sey?”
He offers these tips for safeguard-ing your assets now:• Protect your assets from lawsuits.
One way to do this is by protec-tively titling non-exempt assets. Exempt assets vary by state and may include such things as your primary residence and personal furniture; make sure to check your specific state exemptions – those items generally should not need any extra protection. However, non-exempt assets, such as bank accounts, recreational vehicles and the like, should be titled in the names of corporations, limited partnerships, domestic trusts and other entities.
• Have adequate insurance. In fact, over-insure your assets! Those include -- but are not limited to -- your car, home, and other valu-ables. You never know what you could lose in a natural disaster.
• Diversify your assets geographi-cally. This is extremely important in the case of natural disasters. Use international asset protection to
help disperse your valuables into some non-U.S.-based jurisdictions.
• Safeguard your paperwork. Col-lect and copy all paperwork and have it accessible in the event you must evacuate. Give the second copy to a trusted financial advisor, attorney or trustee for safekeeping. Take a video of every room and keep an itemized asset list with your paperwork. That way, you’ll have the documentation to present to your insurance company when filing a claim. Photos and videos, as well as receipts and documents showing the value of those assets will help.
• Safeguard your business. Cre-ate a plan of action to implement in the event of a natural disaster, and practice implementing it. Hur-ricane Sandy illustrated the prob-lems business owners faced in try-ing to resume operations during widespread power outages and equipment destroyed by flood-waters. Do you have a generator? Can you utilize cloud computing? Keep a record of all payrolls and business documents remotely so that if you don’t have access to your business dwelling, you can
still access copies of all important business documentation.
• Make sure your estate plan is up to date. Everyone should have an updated Estate Plan, including minor children. Choose one trust-worthy person to be the executor of your estate. This person should have a hard copy of your financial account information and list of your assets, including intellectual property and passwords that you can access in the event of a natural disaster. q
Hillel L. Presser’s firm, The Presser Law Firm, P.A., represents individu-als and businesses in establishing com-prehensive asset protection plans. He is a graduate of Syracuse University’s School of Management and Nova South-eastern University’s law school, and serves on Nova’s President’s Advisory Council. He also serves on the boards of several non-profit organizations for his professional athlete clients. He is a for-mer adjunct faculty member for law at Lynn University. Complimentary copies of “Financial Self-Defense” are available through www.assetprotectionattorneys.com.
Will You Be Prepared for the Next Hurricane Sandy?
ApartmentNewsHalfPortrait.indd 1 9/12/2012 8:41:34 AM
Riverstone Residential Group, one of the largest privately-owned, third-party multifamily property man-agement companies in the United States, recently announced that Lesa LaRocca will join their organization as the senior vice president for the company’s Desert region, which in-cludes markets in Arizona, southern Nevada, New Mexico, and Western Texas.
LaRocca, a multifamily professional since 1987, holds extensive expertise on both the owner- and fee-managed aspects of the business. Her experi-ence covers a diverse portfolio of as-sets, including lease-up communities and repositioned assets. Most recently, she held the position of regional vice president for Weidner Investments. Additionally, LaRocca previously served as one of the managing part-ners for Trillium Residential.
LaRocca has served on the board of directors for the Arizona Multifamily Association since 2005, and served as the chairwoman of the board for the organization in 2011. LaRocca holds a bachelor of arts degree in business communications from Arizona State University.
Riverstone Residential manages a portfolio of multifamily assets valued
at more than $17 billion for leading institutions, pension funds, develop-ers and other major owners. River-stone’s portfolio includes more than 700 communities and 170,000 apart-
ment homes under management. The company is headquartered in Dallas, TX. q
Include services from Cox and give your residents what they demand. Hundreds of channels with100% digital image and sound, blistering speeds for always on Internet connections and affordable, reliable phone service are all available with Cox’s 24/7 service!
623-584-8200cox.com
Call today!
Give your communitythe competitive edge.
Visit us in Booth 702 at the 2010 AMA Trade Show.
4491 Apartment News - May 2010 issuesize: 4.875 x 3.625 Release: PDF emailed to Jennifer Duven
“Lesa’s mastery of property man-agement fundamentals embodies true leadership,” said Steve Davis, divi-sion president, West.
“Mark’s proven real estate acumen will leverage new opportunities,” said Stephanie Brock, division president, Riverstone Residential
“LaRocca has earned a reputation as one of the top performing leaders in the region and creates a positive impact in the culture of the organiza-tions where she leads. Her personal skills, blended with professional acu-men, have made her one of the most re-spected business leaders in Arizona’s multifamily market.” Tom Simplot, AMA President and CEO
w w w . a z a m a . o r g
12 Apartment News • January 2013
ArizonA Multihousing AssociAtion
By Jim Kowalski, Associate Member Chair
record-breaking 70 Associate Member Companies hosted
this year’s AMA Holiday get to-gether; please be sure to thank them for their support! (Look for a listing of host companies in this edition of the Apartment News.) We relocated
our event back to the Ritz after cel-ebrating last year at the Montelucia.
With about the same number of guests attending this year as last, the smaller room provided more of a bus-tling, intimate feel. Thank you to all the regular members for coming out and joining us for the holiday celebra-tion. Special thanks to all the Board Members (and there were many) who were able to attend. I hear often from
the Associate Members how much they appreciate your attendance and participation. Also, I’d be remiss if I didn’t thank the hard-working staff at the AMA, in particular, Michelle Rill & Brooks Hansen.
Many people went home with some fabulous items from a very large silent auction benefitting AMAPAC. Bidding is both a way to purchase a nice gift and also to help the AMA
and our industry as a whole. There seemed to be something for every-one, and I want thank all those who donated items which contributed to the great success.
The biggest bargain of the night had to be the opportunity to take home a car for a $5 donation to Big Hearts for Little Hands, benefitting UMOM New Day Centers. The car, a
A
Holiday Happy Hour at the Ritz
Continued on page 13
Apartment News • January 2013 13
Holiday ...continued from page 12
ArizonA Multihousing AssociAtion
2008 Toyota Yaris was generously donated by Kwik Tow. This car has had terrific exposure, having been to many community events and proper-ties as an added incentive to enhance tickets sales. So, in addition to their generous donation, I want to recog-nize Kwik Tow for all their efforts in shuttling the car around town for us.
With the high price of gas these days, an economical car like this was quite a popular prize, which un-doubtedly increased ticket sales. The excitement rose to a fever pitch as everyone anticipated who the lucky winner would be. When I pulled the ticket and read the name, I was pleasantly surprised that we had this year’s winner in the room at the time.
Kelly Harrison of All City Towing approached the stage, and I saw the surprise in his eyes at having been picked. Ah, but the night was still young, and the biggest surprise was yet to come! As I was congratulating him, Kelly leaned into me and whis-pered, “On behalf of All City Towing, we would like to donate the car back.” Well, how about them apples?
All City Towing had donated the cars to us for the last two years, and then donated this year’s car from Kwik Tow right back to us! Obvi-ously, Kelly Harrison is a man of great composure…..I am not sure I could have handled my unexpected good fortune as generously as he did! For those who believe in Karma, ex-pect good things for both Kwik Tow & All City Towing in the new year!
This year the AMA moved the Holiday Party to early in the party season and I think we saw a larger turnout because we avoided the holi-day rush! Thanks to all the hard work and dedication of the hosts, donors, attendees, Board Members, Holiday Party Committee, and AMA Staff. q
Adanac Enterprises Corp. Advanced Exercise Equipment All City Towing Apartment Guide-Phoenix Apartments.com/Republic Media Belfor USA Group Belsito Plumbing LLC Better NOI Blue Steel Security Services BluSky RestorationBroken Arrow Construction CompanyBrown and Bigelow - Snyder PromoBurns Pest Elimination (Phoenix)Business ObservationsCarpeturn.comContact at Once!Cox Communications (Phoenix)Criterion BrockDigital LogicDistinctive Carpets, Inc.Euchner Performance EnterprisesFine Point Finishes & DDRFitLogistixFor Rent Media Solutions (Phoenix)Gorman Roofing Services, Inc.GPM LandscapeHD Supply Facilities MaintenanceHull, Holliday & Holliday, PLCInca Roofing, Inc.Indigo PaintingInterstate RestorationJ.R McDade Flooring (Phoenix)Koglmeier Law Group, PLCKowalski Construction, Inc.Law Offices of Scott M. Clark, P.C.LeaseHawk
Macgray Intelligent Laundry SystemsMadeline’s Meticulous, The Cleaning SpecialistsMaintenance Supply HeadquartersMike’s Swat Team Pest and Termite ControlMohawk IndustriesMove.comNWP Services CorporationOn-Site.comPinnacle RestorationPPG Pittsburgh PaintsPuckett’s FlooringRainForest Plumbing & AirRedi Carpet - ArizonaRoofing SouthwestSafeguardSeamless Services, Inc.Sent images to Drop Box….you should have it already!Shaw IndustriesSignal 88 SecuritySignworxSmart Pest SolutionsSun Devil Fire and SecurityThe I Too CorpThe Screening ProsUnited Asset ServicesValet WasteValley Protective Services, Inc.WASH Multifamily Laundry SystemsWaste ManagementWilkinson Floor Covering, IncWilliams, Zinman and Parham P.C.Xeriscapes Unlimited, Inc.
Thanks To all of The aMa holiday ParTy sPonsors:
14 Apartment News • January 2013
he AMA is partnered with SCF AZ to help provide for our
members provide for their workers’ compensation needs. The Association Safety Program (ASP) is designed ex-clusively for SCF Arizona policyhold-ers that are members of trade and business associations, which partner with SCF to make Arizona’s jobsites safer.
The program does not carry any adverse risk for the policyholder. Pol-icy holders maintain their individual policy and their rates and dividends are not affected by participation in this program, however, by partici-pating, the policyholder does become eligible for bonus dividends that may be paid based on the AMA’s collective safety record. Participation in the pro-gram also helps strengthen the AMA by providing valuable resources and funds for AMA programs. The objec-tives of the program are to provide workplace safety education, to help reduce injuries and to keep workers’ compensation premiums as low as possible.
How it works: AMA members that are qualified SCF policyhold-ers from SCF Premier Insurance Co., SCF American Insurance Co., SCF Western Insurance Co., SCF Arizona, SCF General Insurance Co. and SCF Indemnity Insurance Co. may apply
to join our program. The association and SCF will review applicants to determine eligibility. Accepted busi-nesses that are SCF General or SCF Indemnity policyholders can become eligible for a SCF Arizona policy, which entitles them to a 10 percent rate deviation of the standard pre-mium rate at their policy anniversary following acceptance in an ASP.
SCF Arizona policyholders that are eligible for the 10 percent (10%) deviation and who qualify for an in-dividual dividend, also can share in any potential bonus safety dividend the association may earn. Dividends are never guaranteed, and when the respective SCF board does so, the payment may take up to 10 months. Each participating ASP member maintains an individual policy and remains responsible to SCF for pay-roll and premium reporting.
The member may have an experi-ence rating (e-mod), which may allow for an additional premium discount. Maintaining a low e-mod along with a proactive safety program helps policyholders keep their workers’ compensation costs in check. Joining the AMA ASP program will provide your business valuable safety infor-mation, networking and educational opportunities.
Please feel free to call Todd Brad-ford at the AMA if you have any ques-
tions about your SCF policy or if you would like to become involved with the Association Safety Program.
Helpful numbers for SCF AZSales Hotline (Get a Quote) 1.888.706.4070
GE Appliances is the #1 choice of property managers and owners!*
• Local delivery from local inventory• Next-day delivery available• GE expert installation service available• GE owned and operated service organization
For additional information on GE Appliances, contact the GE office at 461 W. Apache Trail #135, Apache Junction, AZ 85120. Phone: 800-782-8045.
*Based on an independent survey of property management personnel comparing 14 to 18 cu. ft. refrigerators.
Event Fee UpdateThis year the AMA has instituted a new policy for
late registration pricing. Our regular pricing for Dinner Meeting registration will be
$59.00 in Phoenix and $49.00 in Tucson. If you wish to attend and cannot reserve space by
the Friday prior to the event, a late charge of $20.00 per ticket will apply. This price increase is due to the
added charges the venues pass along to the AMA. Please register early for each event!
VALLEYAMA OFFICE ** NEW ** 818 N. 1st StreetPhoenix, AZ 85004
MOUNTAIN PRESERVE RECEPTION CENTER 1431 East Dunlap Ave. Phoenix, AZ 85020RED MOUNTAIN VILLAS815 N. 52nd St. Phoenix, AZ 85008
TUCSONAMA OFFICE1001 N. Alvernon Way, Suite 101Tucson, AZ 85711
DOUBLETREE HOTEL TUCSONAT REID PARK445 N. Alvernon WayTucson, AZ 85711RANDOLF GOLF COURSE CLUBHOUSE600 S. Alvernon WayTucson, AZ 85711
FLAGSTAFFLITTLE AMERICA HOTEL2515 E. Butler Ave.Flagstaff, AZ 86004
AMA EVENT & SEMINAR LOCATIONS
EVEnts & trAinings
Apartment News • January 2013 17
EVEnts & trAinings
The latest information about AMA activities, including on-line registration for events and classes, is available around-the-clock on the AMA Web site, www.azama.org. Or call the AMA offi ce at 602-296-6200 or 800-326-6403.
AMA Phoenix Training Opportunities
JUMP START
February 11-12 Time: 10:0a.m. – 4:00p.m.Location: AMA Offi ce
FAIR HOUSING
February 14 Time: 9:00 a.m. – 12:00 p.m.Location: AMA Offi ce
AMA Tucson Education Opportunities
ARIZONA LANDLORD TENANT ACT
January 15Time: 9:00 a.m. - 12:00 p.m.Cost: $49Location: Tucson AMA Offi ce1001 N. Alvernon Way Ste. 101, Tucson
INTRODUCTION TO PROPERTY MANAGEMENT – LEASING JUMPSTART CLASS
March 5Time: 8:30 a.m. – 12:30 p.m.Cost: $49Location: Tucson AMA Offi ce1001 N. Alvernon Way Ste. 101, Tucson
CONTINUING EDUCATION CLASS
March 19Time: 9:00 a.m. - 12:00 p.m.Cost: $49Location: Tucson AMA Offi ce1001 N. Alvernon Way Ste. 101, Tucson
Training Opportunities
REGULAR MEMBERScHuck cHRistensen- waveRtRee apaRtmentsLeasing Offi ce51 S. MaricopaFlagstaff, AZ 86001Phone: (928) 774-4958Fax: (928) 213-9537Contact: Chuck ChristensenUnits: 13IROC
encantada at RiveRside cRossingLeasing Offi ce1925 W. River Rd.Tucson, AZ 85704Phone: (520) 888-0744Fax: (520) 888-0781Contact: Art RochaUnits: 304Management Company: HSL Asset Management-Tucson
tct pRopeRty management systems, llc2440 N. Litchfi eld Rd.Suite 206Goodyear, AZ 85395Phone: (623) 536-6226Fax: (623) 536-6553Contact: Erin Cowley
tRias Residential/ maRk Bonillas2637 W. Monte Ave.Mesa, AZ 85202Phone: (602) 615-8672Contact: Mark BonillasUnits: 1IROC
ASSOCIATE MEMBERSaRizona pavement management4025 E. Chandler Blvd.Phoenix, AZ 85048Phone: (877) 384-2280Fax: (913) 384-1017Contact: Laura HarrellBusiness codes: Asphalt & Paving, Parking Lot & Drive-way Svs/Sweep
Fine point FinisHes & ddR20819 N. 25th PlaceSuite B 105Phoenix, AZ 85050Phone: (623) 465-1091Fax: (623) 465-5430Contact: Tom HewittBusiness codes: 24 HR Res-toration (Fire, Flood Etc.),Bio Hazard Cleaning,Bio-Hazardous Waste Decontamination,Bldg. In-terior & Exterior Renovation & Design,Const. Remodel-ing & Repair-Restoration & Turnkey,Crime Scene Cleaning,Fire & Flood Restoration,General Con-tractor-Licensed/Bonded for Comm/Res.,Mold & As-bestos Remediation,Mold Removal & Clean Up,Odor Elimination,Water Damage/Structural Drying & Mold Re-mediation
plumBing supplieRs inc.2555 E. Grant Rd.Tucson, AZ 85716Phone: (520) 326-6433Fax: (520) 881-3341Contact: Ryan AshtonBusiness codes: Plumbing Fixtures & Supplies
Sparkle Plenty CleaningSPECIALIZING IN APARTMENT CLEANING
Phone: 602-405-5005Fax: 602-955-2755
Common Area CleaningRenewal CleaningBonded ~ Insured
Move In ~ Move Out22 Years Experience
References Available
ProVisionAl MEMBErs
Editor’s note: All applicants who are applying to be Regular or Associate members of the Arizona Multihousing Association must complete the ap-plication and pay applicable dues. � e applicant shall agree to abide by the provisions of the Articles of Incorporation, the Bylaws of the association, and by the Code of Conduct prescribed by the as-sociation.
� e applicant will then be classi� ed as a Provi-sional member. During this period, the Provisional member will have the rights and responsibilities of full membership.
Within 60 days of applying for membership, the names of the Provisional members will be pub-lished in Apartment News, and existing members will be encouraged to provide comments on the suitability of the application.
If no negative comments are received from exist-ing members within 90 days of membership ap-plication, the Provisional member will be deemed automatically approved into membership.
If any negative comments are received, the
Ethics Review Board must review the application within 120 days from the receipt of the negative comment and recommend to the Board of Direc-tors the acceptance or rejection of the application. If the Ethics Review Board does not recommend acceptance of a Provisional member, the Provi-sional member must be noti� ed and given the opportunity to request a hearing pursuant to the Bylaws.
If the directors reject an applicant, the AMA refunds all membership fees paid except for a $35 application-processing charge.
� e following Provisional members applied for a� liation in November 2012. Any AMA member in good standing can e-mail or send a letter com-menting on the acceptability of any or all applicants seeking AMA Regular or Associate member status to the AMA Ethics Review Board. � e e-mail goes to [email protected]. � e mailing address is: Arizona Multihousing Association, Ethics Review Board, 5110 N. 44th St., Ste. L160, Phoenix, AZ 85018.
REGULAR MEMBERSBellatoRia Real estate, llcLeasing Offi ce6263 N. Scottsdale Rd. #140Scottsdale, AZ 85250Phone: (480) 998-0676Fax: (480) 483-9486Contact: Joseph Davis
key RenteR1780 W. 9000, Suite 401West Jordan, UT 84088Phone: (602) 374-1400Fax: (801) 316-1551Contact: Aaron Marshall
madison commeRcial pRopeRties14852 Ventura Blvd., #111Sherman Oaks, CA 91403Phone: (213) 620-1010Fax: (213) 620-1011
mission Hill management llcPO Box 32841`Tucson, AZ 85751Phone: (520) 398-6171Fax: (520) 398-5140
noRquist pRopeRtiesLeasing Offi ce4112 W. Saint Charles Ave.Phoenix, AZ 85041Phone: (602) 535-9811Fax: (602) 714-6242Contact: Rick NorquistUnits: 6IROC
paRcland cRossingLeasing Offi ce800 W. Willis Rd.Chandler, AZ 85286Phone: (480) 773-7222Fax: (480) 621-8607Contact: Julie KrentzUnits: 383Management Co.: Mark-Taylor Residential
pincHot toweRs3211 East Pinchot AvenuePhoenix, AZ 85018Phone: (602) 952-2573Contact: Anna HeglinUnits: 104Management Co.: Silver Mountain Real Estate Group
RiveRFRont ResoRtLeasing Offi ce1715 Highway 95Bullhead City, AZ 86442Phone: (928) 763-8810Contact: Laura NargiUnits: 29Management Co.: Madison Commercial Properties
veduRa Residential6720 N. Scottsdale Rd.Suite 109Scottsdale, AZ 85253Phone: (480) 922-9200Fax: (480) 922-9201Contact: Paul Fannin
ASSOCIATE MEMBERSgo gReen enviRonmentalPO Box 2128Tempe, AZ 85280Phone: (480) 274-0043Fax: (480) 522-1332Contact: Tom O’BrienBusiness Code: Towing & Parking Enforcement
palm valley caRpet cleaning, llc13645 W. Colter St.Litchfi eld, AZ 85340Phone: (323) 627-2582Fax: (623) 327-9554Contact: David ArambulaBusiness Code: Carpet Clean-ing/Restoration
paRamount RooFing1815 West 1st Avenue, #139Mesa, AZ 85202Phone: (480) 292-7929Fax: Contact: Suzanne WhiteBusiness Code: Roofi ng Ser-vices
Roto RooteR plumBeRs (tucson)811 S. Santa Rita AveTucson, AZ 85719Phone: (520) 741-0796Fax: (520) 741-1726Contact: Ruben CruzBusiness Code: Plumb-ing Contractors & Services,Plumbing Fixtures & Supplies
westcoat770 Gateway Center Dr.San Diego, CA 92102Phone: (800) 250-4519Fax: (619) 262-8606Contact: Kara FergusonBusiness Code: Concrete Coatings
partment firms are reminded that a number of significant
tax increases impacting the industry, which were enacted in 2010 as part of health care reform legislation, are scheduled to take effect beginning in 2013. Two of the most important changes, which affect both apartment firms and employees, concern the Medicare tax rate and applicability.
Under the new rules, an additional 0.9 percent Medicare payroll tax will be applied to wages for individu-als earning more than $200,000 and married couples earning more than $250,000. Unlike current law, which imposes a 2.9 percent Medicare pay-roll tax on all wage income (shared equally between employee and em-ployer), employees will be solely responsible for the additional tax in-crease.
In addition, while no Medicare payroll tax today applies to net in-vestment income—including annui-ties, capital gains, interest, dividends, royalties and rents—the new health care reform legislation will impose a 3.8 percent tax on such income for high-income earners. However, cer-tain caveats apply—one of the most important being that the new tax ap-plies only to passive investment in-come.
For more detailed information, NAA/NMHC have prepared a sum-mary of these and other tax increases related to the health care law avail-able here. q
A
Key Tax Increases From Health Care Law Take Effect in 2013
run to the company in recruiting and staffing agency costs.
There are serious questions that companies and organizations must now ask themselves, “Do we want to continue to muddle along with this talent management thing and have things remain the same?” or “Do we want the Board of Directors to continue to kick us to get a plan in place?” or “Do we want to put the company into the position where the next time that there’s an economic downturn, which there will be, or the competition has a decided advantage and we’re losing market share we can
compete?” or “Do we want to invest in ‘talent farming’ now so that we can have the best talent in house to deal with whatever organizational chal-lenges come next?”
Don’t continue down the path of trying to figure out what accommo-dates your need to feel comfortable, but is in opposition to the desire to get a result. Because sometimes, you have to get uncomfortable to get the result you want. You have to go through a period where it’s going to be downright ugly as you shake things up, break things down and build them back up stronger. A sus-
tainable, proactive approach to talent management is the organization’s displayed willingness to make last-ing cultural change.
Talent management is about sourc-ing candidates for knowledge, skills, and abilities to accomplish the orga-nization of today’s goals. It stresses the importance of hiring based on the right fit for the individual and the or-ganization.
Being stuck in the middle between having employees who are able to do the job, and in a place where they can do the job well is somewhere many organizations often find themselves.
However, many are learning to rec-ognize the warning signs, and know now how important it is to get it right when hiring for the best fit. q
Dr. Curtis Odom, Ed.D. is a a talent strategy expert for Fortune 100 compa-nies and author of Stuck in the Middle: A Generation X View of Talent Manage-ment.
Hire ...continued from front page
WANT TO BUSINESS WITH AMA MEMBERS?
ADVERTISE IN
CALL ADVERTISING SALES (503) 221-1260
Sir Richard Branson, business icon and leader in innovation and customer service will be the keynote speaker at the Opening General Session of the 2013 NAA Education Conference & Exposition in San Diego, June 19-22.
Branson, international business magnate and founder of the Virgin Group—one of the world’s most rec-
ognized and respected brands—is well known for his entrepreneurial spirit, unrivaled network and trans-formational leadership style. Expect to hear insights into how he’s identified new markets, engaged stakeholders and how he’s challenged legacy play-ers to win market share.
The benefits of attendance don’t end there—awaiting you in San Diego are practical, take-home tactics from general and breakout sessions, as well as the opportunity to explore cutting-edge products and services from mul-tifamily supplier partners during the trade show.
Don’t delay—registration for the 2013 NAA Education Conference & Exposition is open and the largest dis-counts go to those who register early. Visit http://educonf.naahq.org/emailregister by Feb. 1 and save up to $400. q
Catch the Wave of Innovation With Sir Richard Branson at the
2013 NAA Education Conference & Exposition
Plan to better understand what makes Millennials tick Feb. 25-27 as NAA convenes the 2013 Student Housing Conference & Exposition in Las Vegas at the ARIA Resort.
Millennials’ attitudes toward higher education evolve faster than their smartphone models, making it
critical to understand the needs and expectations of future students now so as to be prepared to engage them when they arrive on campus.
Michael Wood, Senior Vice Presi-dent at TRU, one of the world’s lead-ing research firms specializing in teens and 20-somethings, will headline the
keynote session “Youth Truths: The Millennial State of Mind.” Wood’s pre-sentation is but one of many learning opportunities during two days full of education and networking, from gen-eral and breakout sessions to recep-tions and time spent interacting with exhibitors on the trade show floor.
Visit www.naahq.org/shc for reg-istration, schedule, housing and the latest announcements. And remember to use the official hashtag #NAAStu-dentConf to engage, discuss and fol-low the conference. q
Learn What Makes Millennials Tick at the 2013 NAA Student Housing Conference & Exposition
Don’t miss the chance to register today for the 2013 NAA Green Con-ference, April 15-17, in Baltimore.
Join forward-thinking industry colleagues and learn ways to improve your community’s energy efficiency
and bottom-line performance through a cutting-edge lineup of education topics and panel presentations at the NAA Green Conference.
Come learn from acclaimed green-industry expert Andrew Winston, a
best-selling author of “Green to Gold” and “Green Recovery,” who will serve as the event’s keynote speaker. Find out how your business can profit from environmental thinking as Winston guides you about what works—and
what doesn’t—when companies go green.
Save $200 off the onsite registration rate before Feb. 15 by registering at http://bit.ly/TSsgPZ. q
2013 Green Conference Latest in World-Class Events Offered by NAA
nAA
Michael E. Dunn, a popular speaker on grassroots advocacy and political action committees, will give the kick-off keynote address at the 2013 NAA Capitol Conference (March 10 – 13) at the Omni Shoreham in Washington,
D.C. Dunn’s topic, “Taking Political Involvement to the Next Level,” will set the stage for concentrated advo-cacy educational sessions, an industry issues briefing, networking and other events leading up to NAA’s Lobby
Day on Capitol Hill.
Today the apartment industry’s in-volvement in the political process is not a choice—it’s a matter of survival. Join your peers at the Capitol Con-
ference and make your voice heard. Check NAA’s website at www.naahq.org/events/CapConf to view the schedule and register. q
Register Now for the 2013 NAA Capitol Conference
Be on the lookout for NAA and NMHC’s launch of a major public re-lations campaign this winter targeting policymakers at all levels of govern-ment. Backed by facts and strong mes-sages, the public relations campaign
will emphasize the role of apartments in creating thriving communities and meeting Americans’ changing housing preferences. The campaign will focus on the broad vision of what apart-ments achieve in helping residents
live their American dream, making the case that apartments offer free-dom, choice, flexibility and a diverse set of options to help people find the right housing to meet their specific needs.
Stay tuned for more about this ex-citing new campaign.
NAA/NMHC Apartment Industry PR Campaign Forthcoming
AMA LEGAL ADVICE CENTER
Members seeking legal advice on landlord-tenant is-sues can contact AMA member attorneys through the AMA Web site at www.azama.org. The attorneys will provide advice free of charge. To contact them, log-on to the AMA Web site and sign into the member area.
Once inside, click on the member menu and select the Legal Advice link. The page will explain the pro-cess for contacting the attorneys. Members without Internet access can contact the AMA office for a list of participating attorneys. The phone number is 602-296-6205 or 800-326-6403. Landlords and residents not in membership can contact the following organi-
zations for information on landlord-tenant issues:
TucsonCommunity Information and Referral, 520-881-1794,
Lawyer’s Referral Service of the Pima County Bar Association, 520-623-4625, Southern Arizona Legal Aid, 520-623-9461
By Andy M. Hull, Esq., Hull, Holliday and Holliday, PLC
very landlord, from time to time, rents an apartment or
home to roommates. The roommates may consist of all female or all male occupants, or may be a mix of females and males. This article will try to ad-dress some of the more problematic situations with roommates.
If you as a landlord are going to rent to roommates, it is highly recom-mended you have each person sign the lease. This way you contractually bind each roommate to the lease and you also identify each individual who will be occupying the rental unit. One legal principle roommates often fail to understand is that by signing the lease they become jointly and severably li-able on the lease. What this means is that should the tenants breach the lease and fail to pay or skip out on the lease, the landlord may hold each ten-ant fully liable for any monies owed. The tenants are not just responsible for “their” on half of the rent. For instance, if you obtain a Judgment in Court for $600.00 owed by three roommates and only one is employed and collectable, you as a landlord can collect the full amount from the one
tenant. That tenant would have to sue his or her roommates to recover their share of what was owed.
The same theory applies to room-mates who pay their part of the rent and one of their checks is returned “Insufficient Funds.” If this situation happens, a landlord can apply the “good” check or checks to the rent owed and deliver a 5-day Notice plus any late charges and “NSF” fees to all tenants for the balance due. It is not a legal defense in Court that some of the tenants “paid their share.” The same conclusion would be reached if one of the roommates gave their por-tion of the rent to their roommate, who in turn did not pay the rent due. Even though, at no fault of their own, the roommate’s portion of the rent is mis-used by the other roommate, that again is no defense to non-payment of rent.
The final area of concern involves the situation where one roommate wants to exclude another roommate from the apartment or wants the other roommate taken off the lease. Unless there is a Court Order (i.e. Restraining Order) prohibiting one person from entering the apartment, the landlord should not allow the other roommate to change the locks. You should al-
ways ask to see the Court Order and keep a copy of it in the resident’s file in case the absent roommate returns and asks for a key to the apartment.
Alternatively, if one roommate tells you that the other roommate has moved out and they want their name taken off the lease, you should not comply with the request unless the following occurs: If both or all of the roommates agree to releasing one or more persons from the lease and the landlord also consents, then the lease can be modified to remove one or more of the occupants. Also, the ten-ants should all personally appear in the manager’s office and sign off on the lease.
As an example, consider the fol-lowing:
“Three roommates, Ginger Vitus, Art Heist and Nick O. Teen, rent an apartment at the Dead-Beats R Us Apartment Complex. Three months into the lease, Art Heist comes to the office and informs manager, Les Has-sel, that Ginger Vitus has skipped out and he wants her name off of the
lease and that Nick O. Teen tried to assault him and he wants the locks changed. He also informs Les Hassel he will pay his one third of the rent until he can find new roommates. Les Hassel hands Art Heist a 5-Day No-tice for non-payment of all of the rent and informs him that until he obtains a Court Order excluding Nick O. Teen from the apartment, no locks will be changed. q
Andy M. Hull is the principal of Hull, Holliday & Holliday, PLC. He can be reached at 602.230.0088.
The views expressed here are general-ized advice or information. Fact-specific questions should always be referred to legal counsel. Statements and opinions expressed in these legal columns are solely those of the author or authors. This advice does not necessarily represent the views or opinions of the Arizona Multi-housing Association.
PRODUCTS & SERVICES GUIDEThe aMa suggests that members using services listed in the Products & services Guide request proof of workers’ compensation insurance and contractor’s license prior to contracting work.
Reader notice: Under Arizona law, all residential and commercial contractors are required to be licensed by the state unless they fall under the handyman exemption for projects which require no building permit and are less than $750 for the total contract price. For more information or to verify the license status of an Arizona contractor, call 602-542-1525 or 888-271-9286 (toll-free outside Maricopa County) or visit www.rc.state.az.us.
• We work to get you the highest settlement possible.
• Access to a public claims adjuster at no cost.
• Member of Restoration Industry Association(only 3 Valley companies)
• Offers five-year protection with warranty for materials and labor.
• A+ Rating with BBB; No complaints with BBB orAZ Registrar of Contractors.
• Holder of prestigious Certified Restorer designation.
• Licensed, bonded, insured.
Why choose ADANAC?
“We work directly for YOU, not the insurance company.”
ADANAC gives you immediate expert response to your emergency damage 24 hours a day, 7 days a week, and 365 days a year.
EMERGENCY:
ADANAC’s skilled experts restore your home with craftsmanship and care, from foundations and flooring to ceilings and roofs, and everything in between. We can also complete major remodel projects, additions and new construction, from the ground up.
RESIDENTIAL:For restoration and reconstruction on multi-housing facilities of any size, ADANAC scales up quickly and responds rapidly.
MULTI-HOUSING:When disaster strikes your business, every minute can cost you income. ADANAC has the equipment, materials and specialists to get you back in business quickly. ADANAC can also take your next refurbishment project with limited interruption to your property.
COMMERCIAL:
ADANAC is there for you every step of the way!Specializing in fire, water and storm damage, ADANAC is nationally recognized within the restoration industry. Make no mistake, rebuilding a home or business requires a different skill-set than building a new home from the ground up. Timely response is needed to protect and preserve the remaining structure. Building materials, design, wiring and fixtures must be matched to the remaining structure. Issues such as moisture, mold, and debris may require attention. Special insurance requirements must be considered. When it comes to reconstruction, you want experts. Since 2003, ADANAC has brought hundreds of Arizona homes and businesses back to life.