By Courtney LeVinus & Jake Hinman, Capitol Consulting What a year! Pos- sibly the best way to describe this legisla- tive session is simply, unprecedented. What began as a typical and somewhat unre- markable legislative session turned into an all-out war of words between Governor Jan Brewer, Senate and House leadership and conservative Republicans. Most of the vitriol between party members was attributed to the Med- icaid expansion backed by the Gov- ernor and moderate Republicans. Both sides drew their respective lines in the sand which culminated in the Governor calling an abrupt special session to thwart leadership and force budget and Medicaid negotia- tions. The move sparked rumors of a legislative coup between the moder- ate and conservative Republicans. In all my years of working at the Capitol, I have never seen anything of the sorts. The 51st Legislature, First Regular Session, convened on January 14th 2013, with twenty-eight freshman lawmakers (a third of the entire leg- islature) taking office for their very first time. Though Republicans re- turned to the Capitol without their supermajority held since 2009, they still maintained control of the Senate (17 Republicans – 13 Democrats) and the House (36-24). The State continued its recovery from the Great Recession and the leg- islature passed an $8.8 billion budget for the 2014 fiscal year. The new bud- get contained an additional $69.1 mil- lion for Child Protective Services and child-welfare programs, $17 million for the developmentally disabled; and $82 million for K-12. Even with the sunset of the temporary one-cent 51st Legislature, First Regular Session Finally Comes to a Close By Lucina Chavez, AMA Arizona summer months can be particularly tough for Arizona fami- lies with younger children. During the school year, many families take advantage of school breakfast and lunch programs that offer children stable meals. Once fed, these children are able to concentrate better in the classroom and get the nutrition they need to grow. When the summer comes around and classes are out, some families struggle to feed their young ones nu- tritious meals every day. To address this serious issue, St. Mary’s Food Bank developed the Kids Café meal service program. For some of their clients, this may be the only meal of the day. The Summer Food Service Program (SFSP), funded through the U.S. Department of Agriculture and administered by the Arizona Depart- ment of Education, Kids Cafe contin- ues its efforts to ensure that no child goes to bed hungry so they can live healthy and productive lives. This summer, St. Mary’s part- nered with Dunlap and Magee, other apartment communities, community based health clinics and schools to offer locations where families could pick up their meals. The apartment communities offered a logical, acces- sible destination for the program and it’s an amenity for residents who take advantage of the program. Dunlap & Magee Partners with St. Mary’s to Provide Summer Lunches By Joanna Grassinger, AMA Tucson’s Freaky Friday Reverse Trade Show brought AMA members together for a role reversal that mir- rored the famous film. For an after- noon, associate members networked with management companies to learn more about their properties and their service needs. Hundreds of AMA members gathered into 57 vendor teams to visit with the 24 tables rep- resenting management companies in the ballroom of the Hilton. Event emcee, Mike Rochon of Dis- tinctive Carpets, kept the afternoon moving quickly as he gave instruc- tions on the “speed networking” set up. Despite his “tough-guy” cos- tume, Rochon served as comic relief throughout the trade show. The management teams adopted the theme with great enthusiasm and creativity. With a little help from their friends at Valley Protective Ser- vices, the Scotia Group came pre- pared to serve dressed as guards in full uniform. Prime Residential got freaky and their management team took home top honors for their freak- tastic décor and theming. Visitors to their tables were welcomed with toys and colorful games while their team sported wild wigs. The AMA’s trophy fit the theme perfectly. Prime Residential was pre- sented with a pink bulldog trophy bearing a “Best in Show” ribbon. The Reverse Trade Show creates a unique opportunity for associate members to meet property manage- ment companies and decision makers in a single afternoon. The organizing committee, led by Mike Ruske of Prime Group and Michelle Winston of Apartment Finder, devised a simple system to ensure that regular mem- bers were able to meet with nearly every associate member over the course of the afternoon. The process The Reverse Trade Show Drives Business 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 August 2013 • Vol. 50 No. 8 Continued on page 3 Continued on page 7 Continued on page 10 Scotia Group impressed attendees with their smart Valley Protective Services’ uniforms.
Apartment News delivers rental housing and multifamily news and information to property managers, apartment owners and other real estate industry professionals in Arizona. AN is published monthly by The Landlord Times in conjunction with 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 & Jake Hinman, Capitol Consulting
What a year! Pos-sibly the best way to describe this legisla-tive session is simply, unprecedented. What began as a typical and somewhat unre-
markable legislative session turned into an all-out war of words between Governor Jan Brewer, Senate and House leadership and conservative Republicans.
Most of the vitriol between party members was attributed to the Med-icaid expansion backed by the Gov-ernor and moderate Republicans. Both sides drew their respective lines in the sand which culminated in the Governor calling an abrupt special session to thwart leadership and force budget and Medicaid negotia-tions. The move sparked rumors of a legislative coup between the moder-
ate and conservative Republicans. In all my years of working at the
Capitol, I have never seen anything of the sorts.
The 51st Legislature, First Regular Session, convened on January 14th 2013, with twenty-eight freshman lawmakers (a third of the entire leg-islature) taking office for their very first time. Though Republicans re-turned to the Capitol without their supermajority held since 2009, they still maintained control of the Senate (17 Republicans – 13 Democrats) and the House (36-24).
The State continued its recovery from the Great Recession and the leg-islature passed an $8.8 billion budget for the 2014 fiscal year. The new bud-get contained an additional $69.1 mil-lion for Child Protective Services and child-welfare programs, $17 million for the developmentally disabled; and $82 million for K-12. Even with the sunset of the temporary one-cent
51st Legislature, First Regular Session Finally
Comes to a CloseBy Lucina Chavez, AMA
Arizona summer months can be
particularly tough for Arizona fami-lies with younger children. During the school year, many families take advantage of school breakfast and lunch programs that offer children stable meals. Once fed, these children are able to concentrate better in the classroom and get the nutrition they need to grow.
When the summer comes around and classes are out, some families struggle to feed their young ones nu-tritious meals every day. To address this serious issue, St. Mary’s Food Bank developed the Kids Café meal service program. For some of their clients, this may be the only meal of
the day. The Summer Food Service Program (SFSP), funded through the U.S. Department of Agriculture and administered by the Arizona Depart-ment of Education, Kids Cafe contin-ues its efforts to ensure that no child goes to bed hungry so they can live healthy and productive lives.
This summer, St. Mary’s part-nered with Dunlap and Magee, other apartment communities, community based health clinics and schools to offer locations where families could pick up their meals. The apartment communities offered a logical, acces-sible destination for the program and it’s an amenity for residents who take advantage of the program.
Dunlap & Magee Partners with St. Mary’s to Provide
Summer Lunches
By Joanna Grassinger, AMA
Tucson’s Freaky Friday Reverse Trade Show brought AMA members together for a role reversal that mir-rored the famous film. For an after-noon, associate members networked with management companies to learn more about their properties and their service needs. Hundreds of AMA members gathered into 57 vendor teams to visit with the 24 tables rep-resenting management companies in the ballroom of the Hilton.
Event emcee, Mike Rochon of Dis-tinctive Carpets, kept the afternoon moving quickly as he gave instruc-tions on the “speed networking” set up. Despite his “tough-guy” cos-tume, Rochon served as comic relief throughout the trade show.
The management teams adopted the theme with great enthusiasm and creativity. With a little help from their friends at Valley Protective Ser-
vices, the Scotia Group came pre-pared to serve dressed as guards in full uniform. Prime Residential got freaky and their management team took home top honors for their freak-tastic décor and theming. Visitors to their tables were welcomed with toys and colorful games while their team sported wild wigs.
The AMA’s trophy fit the theme perfectly. Prime Residential was pre-sented with a pink bulldog trophy bearing a “Best in Show” ribbon.
The Reverse Trade Show creates a unique opportunity for associate members to meet property manage-ment companies and decision makers in a single afternoon. The organizing committee, led by Mike Ruske of Prime Group and Michelle Winston of Apartment Finder, devised a simple system to ensure that regular mem-bers were able to meet with nearly every associate member over the course of the afternoon. The process
The Reverse Trade Show Drives Business
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
August 2013 • Vol. 50 No. 8
Continued on page 3
Continued on page 7
Continued on page 10Scotia Group impressed attendees with their smart Valley Protective Services’ uniforms.
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The Arizona Multihousing Asso-ciation supports our businesses in a myriad of ways. We have numerous insurance, workman’s comp, and other programs that we can take ad-vantage of to save money and time. The Association also keeps a laser focus on the regulations that directly impact our businesses. Through our work at the Legislature and at the city level, the AMA serves as the credible voice for us as operators and as as-sociate businesses to allow us to best serve our residents and run profi table businesses.
In the summer though, our resi-dents often have changing needs. One of the stories this month in the Apartment News highlights the part-nership between Dunlap and Magee property management and St. Mary’s Food Bank’s Kids Café programs.
Summers in Arizona present a wide array of challenges for multifamily operators. Pools experience high use, electricity use has to be monitored and everyone is on the watch for mon-soon storms’ impact of our communi-ties. One of the largest challenges can be the school children who are home more of the day in the summer. Thou-sands of Arizona students take a free or reduced lunch each school day to ensure that their nutritional needs are met. These federal and state pro-grams provide a critical safety net for families around our state.
Summers can be tough for fami-lies who are struggling to make ends meet. The added cost of day care in summer, and higher utility bills, can mean that basic food needs might not be met. The Kids Café programs hosts sites around the state where families can get lunches for their children for free. St. Mary’s partnered with Dunlap and Magee at nine of their
apartment communities to distribute breakfasts and lunches to families. Kudos to this team for creating an important community partnership for families.
Summer also brings to a conclu-sion another year of Project SAFE programs. Working with the AMA to develop these safety demonstrations and special events, apartment com-munities around our state worked to educate and engage residents to protect themselves and their homes. Connected neighbors who know each other build safer communities, as we all know. Congratulations to all of the apartment communities around the state who hosted creative events for their residents. I am looking forward to the fall’s “Best Of” dinners where we will celebrate your accomplish-ments. q
Enjoy your summer!
Apartment News • August 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 Advisors
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
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CHAIR OF THE BOARD: Robert Hicks, Alliance Residential
CHAIR ELECT: Kimberly Fitch, Nicolosi & Fitch, Inc.
VICE CHAIR: Christine Shipley, Dunlap & Magee
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TREASURER: Chris Evans, HSL Asset Management
SECRETARY: Amy Smith, Bella Investment Group
IMMEDIATE PAST CHAIR: Lesley Brice, MC Residential
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By Lucina Chavez, AMA
uilding on the incredible suc-cesses of past years, this year’s
Project S.A.F.E. programs shined and engaged more residents than ever before. Management teams hosted a wide array of special events to bring their residents safety information.
Learning to stay safe around pools, keep pets safe, and what to do in a fi re are critical trainings that residents need. These programs offer the added benefi t of creating authen-tic connections between residents. Pool safety trained adults know how to watch out for all of the kids in the pool. Parents learn how to move their children to safety in the event of a fi re and how they might notify other resi-
dents in the apartment community. These Project S.A.F.E. programs
build community by introducing residents to each other and creating a culture of attentive residents which leads to a safer community for every-one.
In all, the AMA estimates that these events have touched the lives of more than 24,000 Arizona residents during the 2013 Project S.A.F.E season. The
management teams are supported by the AMA throughout Project S.A.F.E. season by bridging key programs and contacts to participating properties. This allows for a tailor-made event that addresses the specifi c needs of apartment communities that wish to brand themselves “Project S.A.F.E. Properties.”
Project S.A.F.E. Celebrates Another Year of Impact
B
Continued on page 13
sales tax, the State seems to be on pace for structural balance by FY2016.
Though we didn’t have nearly the slew of landlord-tenant bills as we did last year, several bills were introduced that would have im-pacted our industry in some form or another. One bill, HB2389, did make it through the process after being amended to address concerns raised by the AMA Government Af-fairs committee. When the bill takes effect on September 13, landlords will be required to allow for an early lease termination for peace offi cers (police offi cers, probation offi cers, corrections offi cers) who have fi led for an injunction against harassment, similar to the existing domestic vio-lence early lease termination statutes. Based on the AMA Government Af-fairs Committee’s direction, we were able to amend the bill to require that any concessions provided by the landlord be repaid.
Apart from the state budget, the Governor set her sights on two leg-islative priorities this year: 1) expand Medicaid coverage as previously noted and 2) pass comprehensive sales tax reform, the latter of which became the focus point of the general business community.
In May of 2012, the Governor is-sued an Executive Order establish-ing a Transaction Privilege Tax (TPT) Task Force. The creation of the TPT Task Force was due to the general consensus in the business commu-nity that Arizona maintains one of the most complex sales tax systems in the nation. The tax system is not only diffi cult for business owners to com-ply with, but for the state to admin-ister. There is no common sales tax standard for the state and all of the local jurisdictions, which often times forces business owners to hire dedi-cated employees or consultants in order to effectively navigate through Arizona’s sales tax codes.
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 uses a complicated “prime contracting” system, a system that requires contractors to remit their tax liability based on 65% of the gross proceeds of sales or gross income derived from the job. Shifting to a
materials-based tax structure is not a new concept for Arizona. In fact, the state was close to moving in that di-rection in 1995. After passing through both legislative chambers, Governor Fife Symington vetoed SB1206, a bill that would have repealed the current prime contracting tax structure and replaced it with a materials-based taxing system. The Governor vetoed the bill due in part to a much debated state revenue loss of $50 million an-nually.
Fast-forward to 2012, the newly formed Task Force unanimously ap-proved ten recommendations for simplifying Arizona’s taxing system, including the transition to a materi-als-based taxing system. The recom-mendations also included: statewide TPT administration, standardization of TPT licensing between the state and local jurisdictions and the prohi-bition of multi-jurisdictional audits.
The bill became one of the most controversial bills of Session primar-ily due to the cities’ and towns’ op-position to the changes to the prime contracting tax system.
Over the course of the year, the bill took on many different reiterations especially as it related to the prime contracting. The fi nal bill, which has been signed by the Governor, is ab-sent of the prime contracting reform for new construction. However the taxing system for service contractors will change to a materials-based tax. The fi nal bill also included single au-dits and statewide TPT administra-tion. Though the bill wasn’t nearly the reform package as originally envisioned by the Governor, it does provide signifi cant changes to Ari-zona’s taxing system.
The Governor also signed the larg-est expansion of Arizona’s Medicaid program since its inception. This came after a fi erce showdown be-tween conservative and moderate Republicans as noted earlier.
After weeks of stalled negotiations on Medicaid and the budget, Gover-nor Brewer took an unprecedented move by calling a special session. By essentially bypassing Senate and House leadership and building a bi-partisan coalition between moderate Republicans and the Democrats, the governor muscled her budget and Medicaid package through the pro-cess – in less than two days.
This was a major shift for the Governor as she was a staunch op-ponent of the Affordable Care Act and joined 25 other states in suing the federal government. Governor Brewer changed her position in Janu-ary and made Medicaid expansion her top priority in 2013. According to state estimates, expanding Medicaid to low-income Arizonans will pro-vide health coverage to an additional 350,000 people and bring in $1.6 bil-lion in the fi rst year.
The opposition has already mounted a petition drive to force this issue to the ballot which could put the implementation on hold until the 2014 general election. They are also considering a lawsuit against the state for violation of Proposition 108 which passed in 1992 and requires a two-thirds super majority support for any legislation that increases the state revenue.
All of this should make for an in-teresting session next year.
The following is a list of the bills monitored by the AMA that have been signed by the governor and will take effect on the general effec-tive date of September 13, 2013 (un-less otherwise specifi ed in the bill). If you have any questions regarding the bills or any questions regarding any of the AMA government affairs pro-grams, please let me know.
Makes statutory changes with the legislative intent of simplifying ad-ministration of transaction privilege tax (TPT).• Requires, on or before January 1,
2015, the Department of Revenue (DOR) to modify the online por-tal so that taxpayers can pay any and all state, county, or municipal-ity TPT and affi liated excise taxes online.
• Exempts service contractors who work directly for the property owner and whose work is limited to the maintenance, repair, or re-placement of existing property, that does not include modifi cation ac-tivities, from TPT under the prime contracting classifi cation.
• Provides that a contractor who works directly for a property owner to maintain, repair, or replace exist-ing property is subject to a retail tax on materials purchased as part of the service contract.
• Conforms language to the provision that stipulates taxpayers be subject to a single audit, eliminating pos-sible subsequent or joint audits by cities and towns.
Apartment News • August 2013 3
ArizonA Multihousing AssociAtion
Legislature ...continued from front page
Continued on page 5
By Cathy Wagner, AMA Tucson
he AMA Tucson Networking Committee held its Bowl-A-
Round with the AMA networking event at the Fiesta Lanes Bowling Center located in Tucson, Arizona on Tuesday, June 12th. More than 200 AMA members, including twenty (20) Associate members who spon-sored 20 lanes, joined in for a raucous afternoon of fun and networking.
This summer event has long been a favorite of AMA Tucson members. The AMA team has developed a unique and proven method for net-working that mimics speed dating in a fun and easy-going environment. The bowlers rotate through the 20 lanes to meet representatives of each sponsoring company. As members bowl a frame with each sponsor-ing company, they collect stickers on scorecards. Once completed, the completed cards are turned in for additional raffle tickets giving the
participants additional opportunities to win more than 20 different prizes. Simply attending the event gets each attend a chance to win prizes and have refreshments.
Many thanks to the following AMA Associate members for their continued support of the Arizona Multihousing Association - Apart-mentFinder, Arizona Daily Star/Apartments.com, Bates Paving & Sealing, Carpeturn.com, Centu-ryLink, CriterionBrock, Distinctive Carpets, Ferguson Enterprises, For
Rent Media Solutions, Koglmeier Law Group, Kowalski Construction, MacGray Laundry, Maintenance Sup-ply Headquarters, Pinnacle Restora-tion, RediCarpet, Republic Services, Terminix, The Groundskeeper, Titan Restoration, Tucson Appliance Com-pany, Valley Protective Services. q
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HB2209: Industrial development authoritiesSponsor: Rep. Kate Brophy McGee (R-Phoenix)
Eliminates the requirement that the Arizona Department of Housing review and approve certain types of projects before issuing bonds and adjusts the population threshold. Exempts a corporation approved by a governing body of a county or municipality having a population of more than seven percent of the total state population from the require-ment of the Department approval for a bond project.
HB2281: Foreclosure; tenant notifi cationSponsor: Rep. Steve Smith (R-Maricopa)
Specifi es that if an owner receives notice of a trustee’s sale or other no-tice of foreclosure on the property after a tenant has entered into a rental agreement, the owner must provide the tenant with written notice of the trustee’s sale or foreclosure. This sec-tion does not apply to multi-family residential rental units consisting of four or more connected units.
Allows a peace offi cer to termi-nate a rental agreement if that offi cer provides a landlord written notice that the offi cer is under an injunction against harassment, within thirty days of the injunction being issued. Requires an offi cer, who is released from a rental agreement, to repay the landlord for any lease concession or benefi t received, before the offi cer va-cates the dwelling.
SB1454: Campaign fi nance; in-kind contributions; disclosuresSponsor: Sen. Kimberly Yee (R-Phoenix)
Makes numerous changes to stat-utes governing elections and hom-eowners’ associations.• Asserts that a unit or property
owner may use their unit or prop-erty as a rental property in accor-dance with the declaration’s rental time period restrictions, unless it is prohibited in the declaration.
• Allows a unit or property owner, through a written designation, to authorize a third party to act as their agent with respect to all HOA matters regarding the rental prop-erty.
• Directs the unit or property owner to provide the HOA with the writ-
ten designation, which authorizes the HOA to conduct all business relating to the rental property through the designated agent.
• Prohibits an HOA from requiring an owner or designated agent to disclose any information regarding a tenant, other than the following:
o Name and contact informa-tion for any adults occupying the unit or property.o Time period of the lease including the beginning and ending dates of the tenancy.o A description and license plate number of the tenant’s vehicles.o A government issued iden-tifi cation that bears a photo-graph and date of birth, if the unit or property is in an age restricted community.
• Prohibits an HOA from charging an administrative fee greater than $25 for each new tenancy for a
unit or property, but not for the renewal of an existing lease.
• Prohibits an HOA from the follow-ing:
o Assessing or levying any other fee or fi ne or otherwise impose a requirement on a rental prop-erty that is different than on an owner-occupied unit or prop-erty in the association.o Requiring a unit or property owner to provide them with a copy of a rental application, credit report, lease agreement, rental contract or any other per-sonal information.o Imposing any fee, penalty, assessment or other charge of more than $15 for incomplete or late information. 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.
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By Nick Frantz, One Call Now
once had a boss who told me it was my job to make sure he was
never surprised. I thought that was odd, but over time I realized it was brilliant… because nobody likes a bad surprise.
When it comes to student hous-ing inspections, it’s likely that noth-ing would surprise your team. But your inspection team is probably not your major concern. It’s your student residents—and their parents— that should not be surprised.
Housing inspections are ani-mosity-building opportunities. It’s human nature; nobody likes to be “inspected.” Just the idea puts stu-dent residents on the defensive. And if poorly executed, students end up feeling that their privacy has been violated… and parents end up sur-prised by an unwelcome fine.
Communications are the key to taking the edge off the inspection process. Here are five tips to help you turn a relationship strain into an or-ganizational gain.
1. Use a reliable means to notify.
Inspections should not be a sur-prise. Most states, municipalities and universities require that you give ad-vance notice. But that doesn’t mean that students will actually receive advance notice. Posting paper notices doesn’t work. Some may actually get read, but they’re often removed be-fore everyone gets the message. (Does anyone ever pass that information on to their parents?) Dates and times are easily forgotten. And it can take a lot of time to make the rounds manually posting notices.
Use the communication method your residents and their parents pre-fer: voice and text messages to cell phones, email addresses and social media sites. Everyone gets and reads text messages. Plus, they conve-niently provide a written record for later reference. A message notifica-tion service makes it fast and easy to notify all your contacts with one simple message. Use it to send an initial announcement and then send a reminder notice, too. Some services provide automated translations and documentation that shows your mes-sages were received.
2. Set expectations. It’s a fact, people aren’t happy
when their expectations are not met. Compile and publish a list of items that are not permitted (e.g. candles; flammable substances; items hang-ing from sprinkler heads, overloaded extension cords; blocked exit maps; items left in hallways and stairwells; etc.) Make your rules short and sim-ple. You want them to be read. If possible, make your inspection list available.
3. Tell them why. Publish a statement that explains
the rationale for inspections: legal, safety, quality of life, resource man-agement, etc. Make it short and easy to read and understand. Include a list of frequently asked questions and an-swers. For example:• When do inspections happen?• How do they work?• How will I be notified?• Will you come into my unit if I’m
not there?• What happens if you find a viola-
tion?
4. Eliminate the “them versus us” factor.
Students are heavily engaged with social media building online com-munities. Make safety and resource management a community-wide ef-fort within their residential commu-nity. Or launch a team initiative with teams by building or floor striving for the highest score. Using technology, such as a message notification service positions you as part of the commu-
nity. And it also supports a “green” community initiative by eliminating paper mailings and flyers.
5. Consider incentivizing a perfect inspection.
Free stuff is good and it doesn’t have to drain your budget. Free pizza, gas cards, iTunes. Who doesn’t love an immediate, tangible reward? If volume is a concern, consider a drawing for five, ten, twenty win-ners.
You and your staff work hard all year to make your property a safe and desirable place to live. Attract-ing and keeping student residents takes an ongoing commitment, lots of time and lots of effort. It’s about more than just your property. It’s also about building relationships. Don’t let inspections threaten your hard-earned relationships. Use a proactive communication plan to position them as a legal and practical necessity that promotes a safe and healthy quality of life. q
Nick Frantz is the National Sales Manager for Property Management Solutions at One Call Now. He special-izes in Property Management solutions – commercial and residential – assisting in communications between property managers and staff/residents. For more information regarding resident commu-nication solutions please visit www.on-ecallnow.com, or call (877) 698-3262 to find out how thier text, email and voice messages can work for your community.
6 Apartment News • August 2013
ArizonA Multihousing AssociAtion
Want to do business With aMa MeMbers?advertise in
cal l Adver t is ing Sa les (503) 221-1260
Housing Inspections The Brilliance of a No-Surprises Strategy
I
w w w . a z a m a . o r g
Apartment News • August 2013 7
ArizonA Multihousing AssociAtion
We provided many services including: Convenient E-Billing Onsite delivery Maintenance Training Classes
INNOVATIONCOLOR
SUSTAINABILITY
Facts About PPG
PPG Architectural CoatingsBecause Every Job Matters
PPG Pittsburgh Paints introduces ....
the Maintenance Specialist Team,
serving the state of Arizona, with dedication to the multifamily segment.
Please contact the Specialist in your area with any questions. Amy Cooper-East Valley 602-319-7230 [email protected] Rick Secor-West Valley 480-440-7410 [email protected] Juleen Shetterly-Tucson 520-310-9509 [email protected] www.voiceofcolor.com
Dunlap ...continued from front page
“We’re proud that Dunlap & Magee has joined St. Mary’s Food Bank’s Kids Cafe program to pro-vide children free, healthy meals this summer,” said Laura Brill, Director of Culinary and Nutrition Programs for St. Mary’s Food Bank. “One in four children in Arizona is at risk of going hungry tonight and relies on school lunches for their only meals. These are kids that should be growing, learning, and playing, not worrying about where they’re going to fi nd their next meal. In this partnership with Dunlap & Magee, we are closer to achieving our vision that no child goes to bed hungry so they can live healthy and productive lives.”
The need for these meals, and pro-grams like this one, is on the rise, as evidenced by the staggering growth of the program. This summer, the program has reported a more than 22 percent increase in the number of meals served. But this growing pro-gram still isn’t meeting the needs of all students in Arizona. Only 13 per-cent of those children who qualify for free and reduced lunches receive summer meals.
1 of every 8 Summer meals served in Arizona in 2012 were from St. Mary’s Food Bank
** The Food Research and Action Cen-ter (FRAC) Summer Nutrition Status Report 2013. q
Kids Cafe® is St. Mary’s Food Bank’s meal-service program that provides Ari-zona children with what is often their only meal of the day. And when 1 in 4 of our kids is at risk of going hungry to-night, a nutritious meal served in a safe, accessible and nurturing environment is an investment into our kids and our com-munity.
St. Mary’s Food Bank Alliance, the world’s fi rst food bank, is a non-sectar-ian, nonprofi t organization that allevi-ates hunger by effi ciently gathering and distributing food to the hungry. Serving two-thirds of Arizona’s 15 counties, the organization is committed to volunteer-ism, building community relationships and improving the quality of life for Ari-zonans in need.
Enrollment Efforts
2 USDA webinars featuring sites at family health centers
5 sites serving the American In-dian community
7 sites in target area of Glendale School District
15 sites at public health & family health centers
16 sites with outside meal-service options piloted by USDA for take-home model during heat advisories
25 sites at apartments & multi-housing properties
550 meals served daily at our larg-est site, Western Valley Elemen-tary School
$20,000 ConAgra Foods grant award for cooler growth
Arizona Findings 2012**1 of 8 states with double digit par-
ticipation growth in summer meals
1 of 26 states experiencing in-creases in participation
4th largest participation increase in the country
13 percent of children eligible for school lunch receive summer meals
22.7 percent increase in summer meals
8 Apartment News • August 2013
REGULAR MEMBERS2525 APARTMENTS LLCLeasing Office2525 N. 52nd St.Phoenix, AZ 85008Phone: (415) 861-0920Fax: (415) 861-0930Contact: David TroupUnits: 14IROC
ATWATERLeasing Office7750 N. 12th St.Phoenix, AZ 85020Phone: (602) 466-1805Fax: (602) 466-1864Contact: Heather AleksonUnits: 177Management Co.: Greystar Real Estate Partners
BETHANY TERRACELeasing Office525 E. Bethany Home Rd.Phoenix, AZ 85012Phone: (602) 299-0081Contact: Kristine SebastianUnits: 40Management Co.: Dunlap & Magee Property Management Inc.
BILTMORE OASISLeasing Office2242 E. Pinchot Ave. #18Phoenix, AZ 85016Phone: (602) 840-0241Contact: Vanessa DiazUnits: 54Management Co.: San Fran-cisco Group
BONFIRE AT MIDTOWNLeasing Office529 E. Mariposa St.Phoenix, AZ 85012Phone: (602) 299-0081Contact: Kristine SebastianUnits: 24Management Co.: Dunlap & Magee Property Management Inc.
BRAD NIEHAUS14217 N. 15th PlacePhoenix, AZ 85022Phone: (602) 821-7993Fax: (602) 926-2702Contact: Brad NiehausUnits: 4IROC
CAMERONLeasing Office5421 West Indian School RoadPhoenix, AZ 85031Phone: (623) 245-0040Fax: (623) 245-0090Contact: Cathy DallasUnits: 200Management Co.: Heers Management
DESERT GARDENS IILeasing Office13621 W. Glendale Ave.Glendale, AZ 85307Phone: (623) 298-3800Fax: (623) 298-3888Contact: Karyn OliverUnits: 224Management Co.: Midas Capital Management/ Cathy Oliva
DESERT POINTLeasing Office6405 West McDowell RoadPhoenix, AZ 85035Phone: (623) 334-1313Fax: (623) 334-1330Contact: Cathy DallasUnits: 280Management Co.: Heers Management
ESTATES AT MIDTOWNLeasing Office310 W. Medlock Dr.Phoenix, AZ 85013Phone: (602) 299-0081Contact: Kristine SebastianUnits: 14Management Co.: Dunlap & Magee Property Management Inc.
LOFTS ON THOMASLeasing Office535 West Thomas Rd.Phoenix, AZ 85013Phone: (888) 928-4419Fax: (602) 391-2286Contact: Lisa CoteUnits: 54Management Co.: Allison-Shelton Real Estate Services, Inc
NORTHERN OFFICE PROPERTIES2255 West NorthernPhoenix, AZ 85021Phone: (602) 995-1767Fax: (602) 995-1863Contact: Freddy Cortez
ONE EAST TUCSONLeasing OfficeOne East BroadwayTucson, AZ 85701Phone: (520) 792-4000Fax: (520) 798-1980Contact: Crystal McGuireUnits: 24Management Co.: The Danmarben Group
RAINTREE APARTMENTSLeasing Office6450 East Golf Links RoadTucson, AZ 85730Phone: (520) 790-3880Fax: (520) 790-3902Contact: Gina DeSistoUnits: 364Management Co.: Greystar Real Estate Partners
SAHUARO APARTMENTSLeasing Office1815 W. Sahuaro Dr.Phoenix, AZ 85029Phone: (602) 995-1767Fax: (602) 995-1803Contact: Freddy CortezUnits: 14Management Co.: Northern Office Properties
THE DANMARBEN GROUP177 N. Church Ave.#200Tucson, AZ 85701Phone: (520) 547-5030Fax: (520) 798-1980Contact: Crystal McGuire
VISTA APARTMENTSLeasing Office2125 W. Vista Ave.Phoenix, AZ 85021Phone: (602) 995-1767Fax: (602) 995-1863Contact: Freddy CortezUnits: 7Management Co.: Northern Office Properties.
ASSOCIATE MEMBERSAMTRUST BANK DIVI-SION, NEW YORK COMMUNITY BANK6900 E. Camelback Road#350Scottsdale, AZ 85251Phone: (480) 947-4910Contact: Fern HaileyBusiness Code: Financial Services
BONNETT, FAIRBOURN, FRIEDMAN & BALINT, P.C.2325 E. Camelback RoadSuite 300Phoenix, AZ 85016Phone: (602) 274-1100Fax: (602) 274-1199Contact: Jonathan S. WallackBusiness Code: Legal Services
CBIZ (BRANCH)3101 N. Central Ave.Phoenix, AZ 85012Phone: (602) 650-6271Contact: Kasi JohnstonBusiness Code: Financial Services
COATING & FOAM SOLUTIONS LLC1100 Cottonwood AveSuite 300Hartland , WI 53029Phone: (602) 399-0784Contact: John NassiveraBusiness Code: Roof Coat-ings
LORI CLEANING SERVICE2307 W. Pointsettia Dr.Phoenix, AZ 85029Phone: (602) 410-3116Contact: Edwin CamachoBusiness Code: Cleaning, Janitorial & Maintenance Services
MADDY’S POOL SUPPLY AND SERVICE81 W. Guadalupe#112Gilbert, AZ 85233Phone: (480) 840-6370Fax: (480) 751-2562Contact: Cindy StocktonBusiness Code: Swimming Pool Supplies & Chemicals
MYCITYAPARTMENTS.COM10645 N. Tatum Blvd.#200-285Phoenix, AZ 85028Phone: (480) 239-5038Contact: Greg SwiszczBusiness Code: Advertising
STEADYPAY PAYMENT SOLUTIONS1201 N. Dixie HighwaySte. 105Elizabethtown, KY 42701Phone: (877) 632-9093Contact: Rose HalbergBusiness Code: Rent Pay-ment by Payroll Deduction
SWAINE ASPHALT CORP.2413 S. 21st StreetPhoenix, AZ 85034Phone: (602) 371-3410Fax: (602) 371-8125Contact: Tom SwaineBusiness Code: Park-ing Lot & Driveway Services,Pavement Mainte-nance
new MeMbers
Apartment News • August 2013 9
RMORA FIRE PROTECTION, INC.
We offer all Fire Protection Services, Maintenance, Repairs, and New installs for;
Armor Fire Protection is a locally owned and operated company that has been in
the valley for over 15 years.
Sprinkler Systems, Kitchen Hood Suppression Systems, Fire Extinguishers, Commercial and Residential Annual Inspections and Certifications, Sales, E-lights, Alarms, Hydrants, and Backflow Tests.
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,
REGULAR MEMBERS7382 WREN LLC2054 N. Old Kettle DrivePrescott, AZ 86305Phone: (928) 776-1881Contact: Malcolm BarrettUnits: 4IROC
CRESCENT RIDGELeasing Offi ce3980 W. Linda Vista Blvd.Tucson, AZ 85742Phone: (520) 744-7557Fax: (520) 744-1499Contact: Angelica RamirezUnits: 272Management Company: Allison-Shelton Real Estate Services, Inc
MICHELLE SIMAS3055 E. Rose LanePhoenix, AZ 85016Phone: (602) 334-1264Fax: (602) 334-1264Contact: Michelle SimasUnits: 2IROC
REHOBOTH PLACE, LPLeasing Offi ce2610 W. HazelwoodPhoenix, AZ 85017Phone: (602) 281-6058Contact: Myron WareUnits: 47Management Company: Vil-lage Management Company
ASSOCIATE MEMBERSARIZONA HEALTH6245 E. 22nd StreetTucson, AZ 85711Phone: (520) 790-5377Fax: (520) 790-6624Contact: Mary Ann San-tanderBusiness codes: Exercise Equipment
BEHR PAINT CORPORATION/ KILZ (TUCSON BRANCH)19713 N. 69th Ave.Glendale, AZ 96704Phone: (520) 338-0455Contact: Marc AltamiranoBusiness codes: Paint & Coatings
BUSINESS PROPERTY TRUST1331 NW Lovejoy St.Suite 755Portland, OR 97209Phone: (503) 278-3434Fax: (503) 278-3131Contact: Stephanie YingBusiness codes: Self Storage/Vehicle Storage
COLUMBIA RECOVERY GROUP1309 120th Ave. NEBellevue, WA 98005Phone: (877) 622-1132Fax: (425) 646-1395Contact: Alex GallegosBusiness codes: Collections
DE ATLEY EVENTS & DESIGN84 West Teakwood PlaceChandler, AZ 85248Phone: (480) 544-7042Contact: Shannon De Atley-JohnsonBusiness codes: Event Coordinating
FSI CONSTRUCTION5728 Tegue Rd.Houston, TX 77041Phone: (713) 690-5330Fax: (713) 690-9220Contact: Tony WhitakerBusiness codes: General Contractor/Construction Management
PROPERTY MANAGEMENT EZ, LLC9040 S. Rita Rd.Suite 1270Tucson, AZ 85747Phone: (520) 250-2274Contact: Jose Arturo SalmeronBusiness codes: Property Management Software
RED HOT-SPOT COMPANY8340 N. Thornydale Rd.Suite 110-433Tucson, AZ 85741Phone: (520) 303-5548Contact: Zack SpainBusiness codes: Internet Access Provider (Wireless)
TURNOVER PAINTERS, LLC7000 N. 16th StreetUnit 120Phoenix, AZ 85020Phone: (602) 753-8876Contact: Trey UpshurBusiness codes: Painting Services
WLANJV5200 Eller Springs Rd.Suite 1013Dallas, TX 75248Phone: (214) 697-3991Contact: James TreatchBusiness codes: Internet Services & Access Provider
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 Ar-ticles of Incorporation, the Bylaws of the associa-tion, and by the Code of Conduct prescribed by the association.
� 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 ex-isting 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 June 2013. Any AMA member in good standing can e-mail or send a letter com-menting on the acceptability of any or all appli-cants seeking AMA Regular or Associate member status to the AMA Ethics Review Board. � e e-mail goes to [email protected]. � e mailing ad-dress is: Arizona Multihousing Association, Ethics Review Board, 818 North 1st Street, Suite L160, Phoenix, AZ 85004.
Mobile (602) 421-7800Office (602) 447-0404Fax (602) 447-0100Email: [email protected]
Phoenix Painting, inc.2836 West DurangoPhoenix, AZ 85009 Since 1990
was developed to be like a “speed dating” event where participants could give their “elevator speech” and learn more about management
companies’ priorities and needs. The after-party brought together
all of the participants for a causal gathering where members could con-
tinue their conversations. This popu-lar close to the annual event featured an outstanding buffet for all of the guests.
Thanks to all of the event spon-sors and participants for making this year’s Reverse Trade Show a great success.
Continued on page 11
We are the apartment experts. Apartment Brokerage | Wealth Building | Asset Management
Joseph Chaplik President / Designated Broker
Now serving Phoenix, AZ
480.305.5600 | www.josephbernard.net
Interested in joining our award-winning brokerage team? Please call or visit our website for more information.
Prime Group’s Winning Team
Relaxing at the after party with old and new friends.
MEB Management makes an impression.
Mike Ruchon, Distinctive Carpets, works the room as the emcee.
Apartment News • August 2013 11
ArizonA Multihousing AssociAtion
Reverse ...continued from page 10
For residents:
• Payment flexibility (Use of credit card, debit card or coins)
• Online access to machine availability with LaundryView®
• Text message when cycle is done
To see a short video on the many benefits of Change Point® visit www.macgray.com/changepoint
1-888-MAC-GRAY
Proudly Serving Arizona2831 W. Indian School Rd., Phoenix, AZ 85017
1331 East 21st St., Tucson, AZ 85719
Learn more about Change Point.® To scan with your smartphone, download a free Barcode Scanner.
For property managers:
• Affordable alternative to “coin only” and laundry card systems
• Access to comprehensive service and financial reporting
• Self-diagnostic machines
• Increased resident satisfaction
Change Point.® The next generation in laundry payment. Only from Mac-Gray. Change Point® is a revolutionary Internet-enabled payment and monitoring system that offers benefits for both residents and property management.
the age of digital marketing, it’s sometimes challenging
to embrace some of the biggest and time-tested tenets of customer satis-faction. “After all of these years, the primary thing that people have the most problems with are interactions with other people,” explained Patrick Morin at AIM 2013 in the conference kick-off presentation 21st Century Reviews: How to Win Friends and Infl uence People.
Morin--one of the country’s top rated Dale Carnegie certifi ed speak-ers and a partner at the Cross Part-nership--joined multifamily industry consultant Margette Hepfner for an exclusive application of Carnegie’s customer service mantra to the world of online apartment ratings and re-views, an arena where Hepfner noted the following trends:
• A lack of a review can be as harm-ful or more harmful than negative reviews.
• Consumers will recommend or purchase from a product or service
with a four out of fi ve star rating 80 to 84 percent of the time. For products and services with only three stars, the purchase recom-mend rate drops drastically to 14 percent.
• Consumers are only 2 percent likely to engage with a fi rm that has no ratings and reviews.
“Prospects interacting with re-views spend 25 percent more time online and are 40 percent more likely to convert into a lead, Hepfner said.
“Fact: it’s better to control the conver-sation.”
The session also included a light-ning round workshop in Carnegie’s “Twelve Ways To Win People to Your Way of Thinking:”• The only way to get the best of an
argument is to avoid it.• Show respect for other people’s
opinions. Never say “you’re wrong.”
• If you are wrong, admit it quickly and emphatically.
• Begin in a friendly way.
• Get the other person saying “yes, yes” immediately.
• Let the other person do a great deal of the talking.
• Let the other person feel the idea is his or hers.
• Try honestly to see things from the other person’s point of view.
• Be sympathetic with the other per-son’s ideas and desires.
• Appeal to the nobler motives.• Dramatize your ideas.• Throw down a challenge.
While Morin acknowledged that
many of Carnegie’s customer ser-vice commandments may seem like common sense, he affi rmed that con-sistent application of the principles--particularly in the face of customer conflict--remains a key challenge. “Your culture is your strategy, and customer service related cultures like Zappos and Nordstrom take off,” Morin said. “Remember that we are building relationships. Sometimes these rules are the blinding fl ash of the obvious, but the problem is that common sense does not always mean common practice.” q
21st Century Ratings and Reviews: How to Win Friends and Infl uence People in the Digital Age
In
Patrick Morin and Margette Hepfner kick off AIM 2013 with the 21st Century Reviews panel.
Apartment News • August 2013 13
ArizonA Multihousing AssociAtion
Project ...continued from page 2
Service is where we shineLearn more
800.421.6897 ext. 1600www.washlaundry.com
n Speedy service response, typically within 12 business hours
n Live customer service, 24 / 7 and fixlaundry.com for online requests
n Over 400 fleet vehicles with GPS tracking
n Emergency Response Team at the ready
At WASH, we deliver with a proven track record of success. WASH responds to over 260,000 service calls a year and 97% of issues are fixed on the first visit.
With WASH operating your laundry room you’ll always get:
WS13-035 WASH Service Ad 10x7_5 4c.indd 1 3/28/13 11:18 AM
“At the end of each season, we cer-tify properties that have gone above and beyond the call of duty to pro-actively educate and empower their residents. By inviting surrounding neighbors and businesses proper-ties make it a win/win at their Proj-
ect S.A.F.E. events,” added longtime Project S.A.F.E. committee chair, Leigh Massey of VP of Operations for Centurion Management.
From Eloy to El Mirage, Tucson to Tempe and many cities and towns in between, the AMA is grateful for
the participation and impact of this unique program to residents and sur-rounding neighborhoods. Over the coming months, a panel of volunteers will be reviewing the results of these safety events and honoring the best projects at the annual “Best of” din-
ners in September and October. Join the AMA on September 18th
in Phoenix, and October 17th in Tuc-son to honor the “Best of ” Contest winners that made Project S.A.F.E. an event to remember for their residents, staff and neighbors. q
w w w . a z a m a . o r g
14 Apartment News • August 2013
ArizonA Multihousing AssociAtionArizonA Multihousing AssociAtion
Let’s Share Fresh AirArizona Smoke-Free Living is a coalition comprised of health organizations and community advocates striving to create smoke-free living options for all Arizonans.
For more information or to setup a one-on-one consultation, please call (602) 258-7505 or email us at [email protected].
www.AzSmokeFreeLiving.org
Axiometrics Inc., the leading pro-vider of apartment data and market research, reports that at the national level annual effective rent growth slowed to 3.2% in the second quar-ter of 2013. For comparison, annual effective rent growth in the second quarter of 2012 measured 4.0%. Fur-ther, Axiometrics’ data indicates that the effective rent growth rate has slowed for eight consecutive quar-ters as many Metropolitan Statistical Areas (MSAs) are decelerating from very strong growth the previous three years. Peak annual rent growth at the national level during this cur-rent cycle was 5.3% in July 2011.
Despite the slowdown nationally, many individual markets are still generating very strong rent growth rates, with 20 of the top 88 MSAs re-
porting annual effective rent growth of greater than 4.0%. While the na-tional growth rate has been slowly decelerating over the past eight quar-ters, it should also be noted that the current growth rate is still above the long-term average of 2.1%.
Occupancy at the national level remained strong, measuring 94.7% in the second quarter of 2013. A year ago the occupancy rate stood at 94.3%. The improvement in occupancy has occurred despite an increasing wave of new apartment supply. During the second quarter, 40,739 new apart-ment units were delivered, up from 18,861 units delivered in the second quarter of 2012. Apartment deliver-ies have totaled 124,500 over the trail-ing 12 months. With the pace of new deliveries increasing, the total for
new deliveries in 2013 should reach 185,348 units by the end of the year.
Fewer Concessions Mean Higher Rents
As the market has tightened over the past few years, it has become in-creasingly difficult for renters to find rental concessions, at least in most MSAs. At the national level, con-cessions lowered asking rents 1.4% in the second quarter, which is the equivalent of five days free rent on a 12-month lease. For comparison, Axi-ometrics reported that concessions lowered asking rents 2.4% a year ago and 3.7% two years ago. The peak for concession values was in December 2009 when asking rents were lowered 7.5% by the use of concessions.
Asset Class PerformanceClass C properties continued to
outperform Class A and B properties for effective rent growth in the second quarter of 2013, a trend that began in October 2012. Over the prior year, ef-fective rents increased 4.1% for Class C properties, compared to 2.9% and 3.4% for Class A and B, respectively. Class C properties have an average occupancy rate of 93.3%, which is the lowest of the three groups, but they do show the best year-over-year oc-cupancy growth. Class A properties have the highest occupancy rate at 95.2%, however this rate is 23 basis points lower than a year ago.
National Rent Growth Slows for Eighth Consecutive Quarter
Continued on page 15
Interested in serving on the
AMA Board of Directors?
Nominations are now open!
The Leader-ship Develop-
ment Committee meets annually to nominate Regular members and up to seven Associ-ate members for the AMA Board.
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4491 Apartment News - May 2010 issuesize: 4.875 x 3.625 Release: PDF emailed to Jennifer Duven
Specializing in Apartments and all other aspects of sweeping throughout Metro Phoenix, Casa Grande and Tucson.
Top Performing MarketsFor the second quarter, 11 MSAs
had annual effective rent growth of 6.0% or greater, and all 11 of those markets were located in just four states: California, Colorado, Florida, and Texas. The top MSAs for effec-tive rent growth in the second quar-ter of 2013 are outlined below:
In addition to having all 11 of the top rent growth markets, California, Colorado, Florida, and Texas also had several other high-ranking MSAs for rent growth: 14. Austin-Round Rock,
Axiometrics also reports that the strong apartment performance the past three years has spurred a rebound in construction activity in many MSAs. Specifically, new units will be delivered in 182 MSAs
around the country in 2013, and na-tional deliveries will increase from 87,077 units in 2012 to 185,348 units in 2013.
Texas had three of the top five MSAs in the nation for units de-livered during the second quarter. Axiometrics notes that even with the escalated delivery numbers from last year, the Texas MSAs still show some of the best effective rent growth rates in the country as demand is main-taining pace with supply. q
Axiometrics is the only multifamily research provider to survey every prop-erty in its database at the floor plan level every month. Every property. Every month. Only Axiometrics. Learn more at www.axiometrics.com or by calling 214-953-2242.
MSAs Delivering the Most New Units in Second Quarter 2013
TUCSON EVENTSAugust 16INDEPENDENT RENTAL OWNERS COUNCILTime: 11:00 a.m.Location: 1001 N. Alvernon Way, Ste. 101, Tucson, AZ 85711
September 20TUCSON EDUCATION CONFERENCE AND TRADE SHOWTime: 9:00 p.m.Location: Tucson Convention Center, 260 S. Church Ave., Tucson, AZ 85701
16 Apartment News • August 2013
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 85020
RED 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 85711
RANDOLF 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 • August 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
FAIR HOUSING With the new Non-Discrimination laws, understanding and complying with fair housing laws and the American with Dis-abilities Act (ADA) is more important than ever for rental property owners and man-agers. This interactive course will provide an overview of fair housing and ADA law and investigative procedures. This course is taught by an AMA attorney. Fair Hous-ing Real Estate CECs pending
August 8Time: 9:00 a.m.-12:00 p.m.Cost: $29 for members, $49 for non-members
REAL ESTATE CONTRACT WRITING Whether you are a rank beginner or sea-soned expert, there is no excuse for not knowing and understanding the real estate contract. After taking this course, attend-ees will be prepared to write legal, binding contracts for real estate transactions.
August 15Time: 9:00 a.m.-1:00 p.m.Cost: $29 for members, $49 for non-members
AZ LANDLORD TENANT SEMINAR Knowing how to use and comply with state law that governs all rental housing opera-tions can save time, make you money, and minimize legal difficulties. This is a must for any property owner, community man-ager and leasing agent. You will review the revised law, which outlines the rights and responsibilities for both landlords and renters. Time will be allocated for audi-ence questions and answers. This class will be instructed by an AMA attorney. Fair Housing Real Estate CECs pending.
September 19Time: 9:00 a.m.-12:00 p.m.Cost: $29 for members, $49 for non-members
CERTIFIED APARTMENT PORTFOLIO SUPERVISOR (CAPS) Take the next step in your professional development and become a certified suc-cess by earning your Certified Apartment Portfolio Supervisor (CAPS) designation. This nationally recognized designation is for multi-site supervisors and experienced apartment managers with a CAM, ARM or RAM designation. Topics included: Legal responsibilities & Risk Management, Fi-nancial Management, Property Perfor-
mance Management, Property Evaluation & Due Diligence, and Effective Leader-ship. The final exam is taken online and all graduates are listed in the NAA’s Units magazine. This program is a total of five (5) days and attendance for all classes is mandatory.
September 10 - 14Time: 9:00 a.m.-5:00 p.m.Cost: $1,200 for members, $1,475 for non-members
NATIONAL APARTMENT LEASING PROFESSIONAL (NALP) Leasing professionals are the first people prospective residents meet, and often their only gauge of the property staff. This course is designed to teach these professionals skills to help them become top producers. Topics include: Keys to Success in Leasing, Telephone Presenta-tions, Leasing and the Internet, The Leas-ing Interview, Leasing Demonstration & Resolving Objections, Rental Policies and Procedures, Legal Aspects, and The Mar-ket Survey Presentation. This program is a total of five (5) days and attendance for all classes is mandatory.
September 4th & 25thOctober 9th & 23rdNovember 20thTime: 9:00 a.m.-5:00 p.m.Cost: $359 for members, $475 for non-members
AMA Tucson Education Opportunities
CPR AND FIRST AID CERTIFICATIONIt’s important for your on-site staff team to know how to recognize and handle an emergency situation until paramedics ar-rive. Those who successfully complete the course will earn a two-year CPR comple-tion card and Arizona state certification.
August 13Time: 9:00 a.m.-1:00 p.m.Cost: $69 for members, $89 for non-members
Training Opportunities
ArizonA Multihousing AssociAtionArizonA Multihousing AssociAtion
18 Apartment News • August 2013
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PROFESSIONAL PROMPT SERVICE
Dealing With A Deceased Tenant’s Personal Property
By Matt Koglmeier, Esq. and Michael R. Fletcher, Esq., Koglmeier Law Group, PLC.
an owner or manager of rental property in Ari-
zona, you will likely have to deal with the death of a tenant at some point in your career. One of the questions most often presented when a tenant has died is how to properly handle the deceased tenant’s personal prop-erty. This article seeks to provide helpful tools for property managers when dealing with a deceased ten-ant’s personal property.
Access to remove personal prop-erty should only be granted when the person desiring access provides one of the following:1. A certified copy of court docu-
ments (Letters of Testamentary and a Court Order) appointing them the personal representative or a special administrator of the deceased person’s estate.
2. An “Affidavit for the Collection of Personal Property” in accordance with A.R.S. 14-3971.
3. A provision in the lease that per-mits the release of keys and prop-erty to a specified person(s) in the event of disability or death of the tenant.
The easiest document to acquire is the “Affidavit of Collection of Per-sonal Property”. The Affidavit must state:1. No application for appointment of
a personal representative is pend-ing in any court and there has been no personal representative ap-pointed. If one was previously ap-pointed, then more than one year
has had to have elapsed since the closing statement was filed and the personal representative has been discharged.
2. The value of the decedent’s estate, less any liens and encumbrances, is less than $50,000.
3. At least thirty days has elapsed since the date of death.
4. The claimant is entitled to delivery of the property.
Upon presentation of any of these documents, you may release the property and have no liability to other potential claimants.
You should also be aware of claims
that do not entitle an individual ac-cess to remove personal property. The following do not allow you to release personal property to a third-party:1. A will stating that the property has
been left to the person who wants access. The legality of any will is left to the courts. There may be an-
other will which you are not aware of that leaves the property to some-one else.
2. The person is listed as the notifi-cation relative on the death certifi-cate.
3. The person claims to be the mother, father, sister, brother or other close relative of the deceased.
4. The person claims to be the per-son’s closest friend or spouse.When presented with these unique
situations, be careful and let your at-torney review documents presented by someone claiming a right of access to the apartment. Being too coopera-tive in such a difficult time may lead to significant liability.
Matt Koglmeier and Michael R. Fletcher are attorneys with Koglmeier Law Group, PLC. They can be reached at 480-962-5353. The views expressed here are generalized advice or information. Fact-specific ques-tions should always be referred to legal counsel. Statements and opinions ex-pressed 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 Multihousing Association.
Dealing with Tenants PossessionsBy Andy M. Hull, Esq. Hull, Holliday and Holliday, PLC.
requently landlords are left with the dilemma of what to
do with a tenant’s possessions that are left behind after a rental unit has been vacated. The manner in which these possessions must be dealt with varies depending on how possession of the rental unit was returned to the landlord.
The simplest scenario occurs when possession of the rental unit is returned by the tenant themselves. This is accomplished when the ten-ant returns keys or directly informs the landlord in writing that they have vacated the unit and are return-ing possession. Any property left be-hind in this case can be trashed out and disposed of. Additionally the cost of removing and disposing of this property may be passed on to the tenant by accounting for the ex-pense on the security deposit dispo-sition statement.
When a tenant has vacated a rental unit but has not returned keys or in-formed the landlord that they have vacated and possession is returned, dealing with possessions falls under
the abandonment procedures set forth under A.R.S. § 33-1370. When a landlord believes a rental prop-erty has been abandoned, they must first post and certify mail a notice of abandonment to the tenant’s last known address or any alternative addresses known to the landlord. The landlord must then wait the 5 full days allowed per law before en-tering the property. If during the 5 day period, if the tenant contacts the landlord, no entry can be made. If there is no contact the landlord may enter the property. Once entered, if possessions remain, the landlord must inventory the property and send a notice of abandoned property by certified mail to the last known address. The landlord must then store the property for ten (10) days. The property may be stored at the property or it can be moved to an-other location for storage. The notice of abandoned property must include the location of where the property is being stored, what property is being stored and the amount of the daily storage fees. The tenant is allowed one entry during this time to remove personal effects such as medicine, tools, clothes, identification, finan-cial or employment document, et cetera. Tenant may pay the landlord the amount of the daily storage costs
to obtain the remaining property. If the tenant does not pay the storage costs for their property before the expiration of the ten (10) day period, the landlord may then hold a pub-lic sale of the items and apply the proceeds of the sale to the tenant’s outstanding monies due. Any excess proceeds from the sale would be re-turned to the tenant. The landlord’s records of all actions regarding the notification, inventory and sale of a tenant’s property and any excess proceeds if not deliverable, must be retained for a minimum of twelve (12) months.
When a tenant has been evicted and the Writ of Restitution has been executed (constable lockout), the process changes slightly. Pursuant to A.R.S. § 33-1368(E), the time that the tenant’s property must be held in a lockout situation is 21 days. The landlord must inventory the possessions and certify mail, return receipt requested, a 21 Day Notice along with the inventory to the ten-ant’s last known address and any alternate addresses which may be known by the landlord. The tenant has the right to one (1) entry during this period to remove their personal effects, just as they did under the abandonment procedures. Other-
wise to reclaim their property, the tenant must pay the reasonable costs of storage, moving and inventorying their possessions. If the tenant does not reclaim their property, the land-lord may sell or dispose of the items after the 21 days has expired. Once again, any proceeds over and above the monies due the landlord must be returned to the tenant or held with the records for twelve months if they are undeliverable.
Andy M. Hull is the principal of Hull, Holliday and 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 repre-sent the views or opinions of the Ari-zona Multihousing Association.
F
20 Apartment News • August 2013
ArizonA Multihousing AssociAtion
By Judy Drickey-Prohow, The Law Offices of Scott M. Clark, P.C.
your resident has stopped by the office to introduce
his new service dog. You had asked for proof that the dog is a service dog, and evidence that the resident needed it in order to have an equal opportu-nity to use and enjoy his dwelling. Behold the proof! The dog is decked out in a large vest that says “Service Dog Full Access.” To top it off the dog has an ID tag that says “Service Dog” and the resident hands you a nicely laminated pass that indicates that the dog he has just introduced to you is a service dog for a person with a dis-ability.
Except that the dog may not be a service dog at all.
Whether the resident knows it or not, the only thing that these designa-tions “prove” is that the resident went onto someone’s website and spent what may be a significant amount of money to enrich e-tailers. At www.ServiceDogGear.com,, for example, anyone can purchase a “complete service dog vest with exclusive patch, ID Badge and Zipper Pocket” for $59.99 plus tax. If the items were “customized” to include the name of the owner/handler and/or the ani-
mal, the resident paid more. Overall, though, he may consider it a bargain because it is less than the pet deposit and pet rent at your property.
Another website, Free My Paws, allows owners to determine for themselves if they qualify for a ser-vice animal by taking a “disability self-assessment test.” They are asked (1) if they currently have physical or mental impairments and (2) if those physical or mental impairments sub-stantially limit one of more of their major life activities. If they answer yes to both questions, they qualify and can purchase a service kit, a therapy kit or an emotional kit for $199.99. No proof of disability is re-quired. Included in the kits are two (2) personalized (credit card size) ID cards, three (3) collar ID tags, a per-sonalized embroidered vest with the animal’s name and a center patch, two (2) “Service Dog on Duty” reflec-tive strips, and free standard ship-ping. Free My Paws recommends but does not require annual renewal of this certification for the low cost of $24.99 per card.
At the USARplus website (United Service Animal Registry) shoppers can purchase a basic registration packet for $50.00 or can upgrade to bronze, silver, gold or diamond packages for up to $240.00. For the
basic package they receive a service animal ID card personalized with a photo of the animal, a service animal handler ID card (also personalized with a photo of the handler), a reg-istration certificate and four stickers. The diamond package has more of the same but also includes a “hand-crafted service animal vest” designed to fit the particular animal. At this website, customers must click a box to confirm that they have some type of disability based on an ADA defini-tion, but the instructions note: “You are not required to have a doctor’s excuse or formal diagnosis” in order to qualify.
The “Service Animal Registry of California” holds itself out as a reg-istry where “owners of emotional support animals and service animals can easily and quickly register the status of their animal online.” For “only $38.87” an animal owner can register up to “TWO (2) animals for the LIFETIME of both animals” and once money is exchanged this online retailer will deliver certificates in electronic form as a PDF file, as well as a “BONUS Landlord and Business Owner letter” that the resident can use “for your housing applications and when accessing businesses” anywhere in the United States. “No lengthy surveys and NO photo of the service animal is required for reg-istration.” Applicants must merely click the website and affirm that the animal being registered “meets the definition and criteria for an emo-tional support animal or service ani-mal in the State of California” and that the person wants to register the animal “now.”
Of course none of these ID cards, patches, collar tags, vests or certifi-cates provide the proof that a property manager needs in order to determine whether to allow a resident to keep a particular animal as an assistive/ser-vice/companion animal. The proof that the property needs is not an ID card, a fancy vest or anything else that can be purchased online. Rather, properties must make their decisions
only based on a determination as to whether the person seeking to keep the animal is a person with a disabil-ity and whether the person needs the animal because of that disability. No national registry provides that in-formation and there is no approved federal or state certification for such animals.
As HUD set out in its latest guid-ance on “Service Animals and As-sistive Animals for People With Disabilities,” http://portal.hud.g o v / h u d p o r t a l / d o c u m e n t s /huddoc? id=servanimals_ntc f -heo2013-01.pdf, to qualify for an ac-commodation a tenant (or applicant) must show that he/she is a person with a disability and that he/she needs he animal because of the dis-ability. Under these criteria landlords must grant an accommodation if the need for the animal is apparent. If the need is not apparent, the property may request documentation from a physician, psychiatrist, social worker, or other health care professional dem-onstrating that the animal works, provides assistance, performs tasks or services, or provides emotional support that alleviates one ore more of a person’s identified symptoms or effects of an existing disability.
Vests, ID cards, collar tags and cer-tifications from commercial or non-profit organizations don’t meet these standards and should never be used in determining whether to allow a resident to keep an animal as an as-sistive animal. q
Judy Drickey-Prohow is an attorney with the Law Offices of Scott M. Clark, P.C.. She can reached at 520.241.1847.
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.
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Service Animal Registrations
P l e a s e V i s i t U s A tw w w . a z a m a . o r g
Apartment News • August 2013 21
*indicates company also provides goods and services to investors and owners of smaller rental properties (regular members with fewer than 100 units).
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.
You are the sole proprietor of a personal services corporation.
You are the president and CEO of YOU, Inc. You are every bit as much a brand
as is Starbucks, Coca Cola or Disney. You’re known for something. You have
an image. Your value in the marketplace has been established.
Don’t like the brand you currently have? Well, you can change it. If you like
your current brand – learn how to strengthen it!This informative and entertaining presentation or workshop will show you how to strengthen a positive brand – or how to re-brand yourself into the strong, positive brand you need to be of value to the marketplace or the workplace.
10:15 – 10:30 a.m BREAK
10:30 - 12:00 p.m. The Greenspan Company/Adjustors International, Rich Hallock
JoanAnn Contorno is in the business of helping people reach for
their gold. As a highly sought after motivational speaker, author, entertainer,
comedienne, runner, triathlete, wife and mother, Ms. Contorno has first hand
experience reaching for and attaining personal gold. She has touched over a
million lives within hundreds of organizations. She will share her insights to
inspire others, addressing her audience with humor, warmth and wit.
Going For The Gold: Opportunities, networking and strategies are all available
at the AMA Tradeshow. Ms. Contorno will help you reach for your personal
and professional gold. Laugh and learn while Ms. Contorno helps light your
passion for life.
12:15 - 1:30 p.m. LUNCH
4:00 p.m.
4:30 p.m. Raffle prizes will be drawn at the AfterParty -must be present to win. Sponsored by Redi Carpet and Apartment Guide.
Registration, Continental Breakfast and Networking
Bio: Les Taylor is the founder and managing partner of Outperformers International. He is an award-winning author, professional speaker and recognized expert in the field of performance improvement. Les is a former law enforcement executive, served as the executive director of the Arizona Association of Cheifs of Police, is a graduate of the FBI National Academy and is past president of the Arizona Chapter of the National Speakers Association.