The Landlord TImes - Valley - September 2013

U.S. Department of Housing and Urban Development Secretary Shaun Donovan recently awarded public housing authorities in Oregon $8.2 million that will be used to make major large-scale improvements to their public housing units. This fund-ing is part of $1.7 billion HUD award-ed public housing authorities in all 50 states, as well as the District of Columbia, Guam, Puerto Rico and the U.S. Virgin Islands.

The following housing authorities in Oregon will receive this funding:

• Coos-Curry Housing Authority - $74,379

How do, you as a property man-ager, respond when a potential appli-cant asks you for information about the racial, ethnic, religious or family composition of an available unit, neighborhood or complex? Think of your response carefully.

Such questions don’t necessarily mean that the questioner has the intent to discriminate, so we need to think seriously about how to handle these situations. Some landlords take the stance that such questions should be answered by “telling the truth”. That approach has downsides.

First, what is the truth? Hearsay is not truth. Something that may have been true at one time may no longer be true now, and there is always our individual disputed version of “the truth”. This version is based on our own life experiences and is rarely exactly the same as other people. In sports, we have independent author-ity figures, referees, which use their experience in the sport and knowl-edge of rules to decide what actually happens. However, in a landlord/tenant interaction, when a prospec-tive applicant asks about the compo-sition of the population in a neighborhood, chances are that nei-ther other versions of “the truth”,

Production of apartments and condominiums gained momentum in the second quarter of 2013, ac-cording to the latest Multifamily Production Index (MPI), released today by the National Association of Home Builders (NAHB). The index increased nine points to 61, which is the highest reading since its inception in 2003.

The MPI measures builder and developer sentiment about current conditions in the apartment and condominium market on a scale of 0 to 100. 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.

The MPI provides a composite measure of three key elements of the multifamily housing market: construction of low-rent units, mar-ket-rate rental units and “for-sale" units, or condominiums. In the sec-ond quarter of 2013, the MPI com-ponent tracking builder and de-veloper perceptions of market-rate rental properties rose six points to 67, the 11th straight quarter above 50; for-sale units had a significant increase of 16 points to 58, which is the highest reading since the second

quarter of 2005; and low-rent units increased five points to 60.

“Multifamily developer confi-dence is currently at an all-time high according to our survey results, and we expect to see that continue for the foreseeable future,” said W. Dean Henry, CEO of Legacy Part-ners Residential in Foster City, Ca-lif., and chairman of NAHB’s Multi-family Leadership Board. “Much of

Apartment and Condominium Market Gains Momentum in

Second Quarter

Continued on page 3

EUGENE • SALEM • ALBANY • CORVALLIS

VALLEYSeptember 2013www.TheLandlordTimes.com

Vol. 17 Issue 9

MONTHLY CIRCULATION TO MORE THAN 5,000 APARTMENT OWNERS, PROPERTY MANAGERS, ON-SITE & MAINTENANCE PERSONNEL

Published in association with: METRO Multifamily Housing Association & Rental Owners Association

Professional Publishing, Inc

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A MESSAGE FROM YOUR PRESIDENT …

Professional Publishing, Inc PO Box 6244 Beaverton, OR 97207 Current Resident or PRSRT STD US

Postage PAID Portland, OR Permit #5460

Continued on page 5

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Don’t Tell The Truth

Obey The Law

Get Social With The Landlord Times

HUD Awards Oregon Housing Authorities $8.2 Million To

Improve, Preserve Public HousingHousing authorities across the U.S., territories use funding to

maintain housing for families, seniors

By Katie Poole

2 The LandlordTimes - Valley • September 2013

President • Paul Hoevet Past President • Jeff Denson Vice President • Pam McKenna Secretary • Kirsten Bailey Treasurer • Chris Hermanski

MULTIFAMILY NW

16083 SW Upper Boones Ferry Road, Suite 105, Tigard, OR 97224 503-213-1281, 503-213-1288 Fax www.multifamilynw.org

PAUL HOEVET Multifamily NW President

The 2013 Spectrum Educational Conference & Trade Show is coming quickly. On September 19, 2013, the Oregon Convention Center will host the can’t-miss event for residential property owners, managers, leasing agents and maintenance profession-als. Each year gets better and better, and this year should be truly magi-

cal. As our economy continues to recover, the industry needs Spectrum NOW MORE THAN EVER!

The Spectrum trade show floor is an energetic gathering of the indus-try’s best suppliers. Be sure to take the opportunity to view their quality products and services and get to know them as partners in your orga-

nization and residential communi-ties’ ongoing success. Each Spectrum exhibitor supports the rental indus-try and is anxious to help you. Take time to visit each booth during the class breaks and lunch.

We are particularly proud of our expanded education workshops offered this year, incorporating four sessions that offer attendees signifi-cant and timely topics affecting recently’s rental housing industry. Look for dedicated education tracks tailored to particular interests such as Managing Your Assets, Leasing,

Legal, Workshops, Single Family Rentals and Maintenance. Feel free to attend any of our outstanding classes – it’s your choice! Additionally, most of the Spectrum classes qualify for continuing education credit toward a Property Manager or Broker’s license.

Thanks,Paul Hoevet

President of Multifamily NW

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• Housing and Urban Renewal Agency of Polk County - $444,492

• Housing Authority & Comm Svcs of Lane Co - $927,276

• Housing Authority of Clackamas County - $873,471

• Housing Authority of Douglas County - $171,724

• Housing Authority of Jackson County - $2,608

• Housing Authority of Lincoln County - $168,592

• Housing Authority of Malheur County - $61,391

• Housing Authority of Portland - $3,900,688

• Housing Authority of the City of Salem - $566,736

• Housing Authority of the County of Umatilla - $151,090

• Housing Authority of Washington County - $501,191

• Housing Authority of Yamhill County - $15,259

• Klamath Housing Authority - $87,555

• Marion County Housing Authority - $16,171

• North Bend Housing Authority$136,780• Northeast Oregon Housing

Authority - $170,181Oregon Total

$8,269,584

The grant announced recently are provided through HUD’s Capital Fund Program, which provides fund-

ing annually to all public housing authorities to build, repair, renovate and/or modernize the public hous-ing in their communities. The authorities use the funding to do large-scale improvements to the housing such as new roofs or to make energy-efficient upgrades to replace old plumbing and electrical systems.

“This funding is critical for hous-ing authorities to maintain and improve public housing conditions for their residents,” said Donovan. “However, with a significant repair backlog, I am encouraged by new, innovative long-term solutions HUD is exploring that can be combined with this funding to not only protect and preserve this housing for the next generation, but to also build the quality infrastructure necessary for families to thrive.”

“Housing authorities in Oregon count on this funding to maintain and improve their public housing for many families, especially the most vulnerable – our seniors,” said HUD Region X Regional Administrator Mary McBride. “HUD is currently taking bold steps to preserve this affordable housing.”

Capital Fund grants are awarded each year to the nation’s approxi-mately 3,100 public housing agencies through a formula that considers number, type and age of units in a community. Eligible uses for this

funding include development, financing and modernization of the public housing units as well as man-agement improvements at the public housing authority.

Over the past 75 years, the federal government has been working and investing billions of dollars in devel-oping and maintaining public and multifamily housing – including pro-viding critical support through the Capital Fund grants announced recently. Still, the nation continues to lose approximately 10,000 public housing units annually, primarily due to disrepair. In 2011, HUD released Capital Needs in the Public Housing Program, a study that esti-mated the capital needs in the public housing stock in the U.S. The study found the nation’s 1.2 million public housing units are facing an estimated $25.6 billion in large-scale repairs. Unlike routine maintenance, capital needs are extensive improvements required to make the housing decent and economically sustainable, such as replacing roofs or updating plumb-ing and electrical systems to increase energy efficiency.

To help protect the considerable federal investment and respond to the growing demand for affordable rental housing, the Obama Administration proposed the Rental Assistance Demonstration (RAD), a comprehensive strategy that comple-ments the Capital Fund Program and

offers a long-term solution to pre-serve and enhance the country’s affordable housing stock, including leveraging public and private fund-ing to make critically needed improvements.

Since Congress approved the dem-onstration, early results show it is already generating additional capital for public and assisted housing. After opening RAD application peri-ods last summer, HUD has approved or given initial approval to nearly 20,000 public and assisted housing units in 180 different projects across the country. Through these awards, housing authorities have proposed to generate close to $816 million in private debt and equity investments to reduce the capital backlog in pub-lic housing properties, which will preserve or replace distressed units and support local jobs in their com-munities – all without additional federal resources.

HUD also recently issued new RAD guidance that expands the pro-gram’s flexibility that will benefit current and future applicants and participants.

www.hud.gov

The LandlordTimes - Valley • September 2013 3


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HUD Awards ...continued from front page

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Big news this month! Beginning September, ROA meetings and work-shops will be held at the Hilton Garden Inn, 3528 Gateway Street in Springfield, just off I-5. The Hilton Garden Inn is a beautiful facility, has plenty of parking, a great menu, and

is easy access from I-5. We look for-ward to conducting our meetings and workshops there. This move is required because the Boulevard Grill is being removed and replaced with student housing.

We offer two workshops in September. Workshops are held in a small group setting and lunch is included in the cost of the workshop. PRE-REGISTRATION is REQUIRED by Thursday 3 pm, the week before the workshop is held. When register-ing, please choose the lunch of your choice from the menu listed on the workshop registration form so that the ROA office can reserve your space and place your lunch selection order for the chef. We are a Certified Continuing Education provider and CE credit is available to attendees. Please call the office at 541-485-7368 to register, or for more info.

Be sure to read over the Legislative Update on page 21 (in our newslet-ter). The 2013 Oregon Legislative Session came to a close on July 8th. Several successful bills may directly affect your rentals. Look for ORHA sponsored educational workshops in the coming year that will maximize your understanding of how these bills will directly impact you. Even more detail is to come in the ROA October Bulletin.

Our form of the month (pages 10-13 in our newsletter) is ORHA #4 – 72-Hour Notice to Pay or Vacate for Non-Payment of Rent. Information included explains the form and how it should be filled in.

The Helpline Tip of the Month is “How to Effectively Market Your Rental Unit”, located in the September ROA Bulletin

At the ROA Annual Meeting in

June, the members of the Rental Owners Association elected the fol-lowing members to serve or continue to serve on the ROA Board of Directors: Christy Albin, Mitch Allen, Dennis Casady, Cj Mann, John Morrison, Tia Politi, Scott Smith, and myself, Jim Straub. We congratulate them.

Our Annual Meeting in June fea-tured Judge R. Curtis Conover, of Lane County Circuit Court. He spoke about “Making Your Case: A Judicial View”. Thank you to Judge Conover, who gave us invaluable advice from a judges’ perspective, along with important FED courtroom practical tips for landlords. Also, a big “Thank You” to Devin Gates, of All Around Town Property Solutions, LLC, who was our Spotlight Speaker and pro-vided us with the evening’s raffle prize.

We want to hear from you! In order to allocate ROA resources and to provide the most effective assis-tance, we need to know which bene-fits are most valuable to you. If you haven’t completed your ROA Survey, please complete it online at www.surveymonkey.com/s/laneroa.

We’ll see you at our next general meeting on September 26th at the Hilton Garden Inn.

Jim Straub, President

President • Jim Straub Vice President • Michael Steffen Secretary • Scott Smith Treasurer • Pat Costello

205 W. 10th Avenue, Eugene OR 97401 (541) 485-7368 (541) 284-4052 info@

laneroa.com

Board Members: Christy Albin, Mitch Allen, Dennis Casady, Dennis Chappa, Robei Ellis, Devin Gates, Eric Hall, John Morrison, Tia Politi

RENTAL OWNERS ASSOCIATION

2013 Legislative Update


Please Visit us at

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nor a referee, are usually present.Next, even with what may seem

to be a “truthful” answer, if the result is discrimination, then you have vio-lated the fair housing laws. Intention is not the problem -- what happens is. If you accidently break fair hous-ing laws, you are still likely to cause unintentional pain and suffering. The bottom line is breaking the law is breaking the law, no matter intent.

The most cautious approach to these kinds of questions is to explain what’s required of you under the law and the potential effects they may have on both you and the prospec-tive tenant. By simply stating the state and federal laws you may be able to appease the questioner. You may also let them know that you do not have the information to give them, nor will you be gathering that information, because it has no bear-ing on renting the property.

What if you are the agent for the property owner and your client sug-

gests that you shouldavoid renting the property to

someone in a protected class? It is our fiduciary

responsibility as their property manager to protect them. Explain to your client that making decisions based on discriminatory practices may violate fair housing laws and could subject them to substantial penalties. The have hired you to do a job, so make sure you’re doing it properly and within the laws to pro-tect yourself and the client, regard-less of whether they like it or not.

Katie Poole – Hussa is a Licensed Property Manager, Continuing Educa-tion Provider and Principal at Smart Property Management in Portland, OR. She can be reached with questions or comments at [email protected].

The LandlordTimes - Valley • September 2013 5

Don’t Tell ...continued from front page


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CHECK-IN/CHECK-OUT CONDITION REPORTTENANT(S): __________________________________________________________________

ADDRESS: ________________________________________________UNIT: ______________

CITY: ___________________________________ STATE: ________ ZIP: _________________Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor

Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor







Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor IN OutIn Out

In Out

LIVING AREASKITCHEN

BEDROOM 3

BATH ROOM

BEDROOM 1BEDROOM 2

Essential ServicesEssential Services

WA-RTG-20 Washington

©2009 NO PORTION of this form may be reproduced without written permission.

TENANT(S): __________________________________________________________________

ADDRESS: ________________________________________________UNIT: ______________

CITY: ___________________________________ STATE: ________ ZIP: _________________ (G)Good (F)Fair ( (G)Good (F)Fair (P)Poor

Out

BEDROOM 348-HOUR NOTICE OF ENTRYTENANT(S): ____________________________________________________ DATE:________

ADDRESS: ____________________________________________________ UNIT: _________

CITY: _________________________________________ STATE: __________ ZIP: _________48-HOUR NOTICE OF ENTRY

Pursuant to RCW 59.18.150, this is your 48 hour notice that your landlord or their agents will be

entering the dwelling unit and premises located at (Address)______________________________________________________________________________on between the hours of and . (Date) (Time) (Time)The entry will occur for the following purpose:______________________________________________________________________________

______________________________________________________________________________

Landlord Phone

Method of Service: Personal Service: Post and Mail: ** Add one additional day for compliance if served by post and mail.

WA-RTG-40 Washington


(G)Good (F)Fair (

48-HOUR NOTICE OF ENTRYTENANT(S): ____________________________________________________ DADDRESS: ____________________________________________________ UCITY: _________________________________________ STATE: __________

48-HOUR NOTICE OF ENTRYPursuant to RCW 59.18.150, this is your 48 hour notice that your laentering the dwelling unit and premises located at (Address)______________________________________________________________________________

* Add one additional day for compliance if served by post and m

CHECK-IN/CHECK-OUT CONDITION REPORTTENANT(S): __________________________________________________________________ADDRESS: ________________________________________________UNIT: ______________CITY: ___________________________________ STATE: ________ ZIP: _________________Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor IN Out In Out In OutLIVING AREAS KITCHEN BEDROOM 3Walls Walls Walls

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48-HOUR NOTICE OF ENTRYTENANT(S): ____________________________________________________ DADDRESS: ____________________________________________________ UCITY: _________________________________________ STATE: __________

48-HOUR NOTICE OF ENTRYPursuant to RCW 59.18.150, this is your 48 hour notice that your laentering the dwelling unit and premises located at (Address)______________________________________________________________________________

CHECK-IN/CHECK-OUT CONDITION REPORTTENANT(S): __________________________________________________________________ADDRESS: ________________________________________________UNIT: ______________CITY: ___________________________________ STATE: ________ ZIP: _____________

G) Very Good (G)Good (F)FG) Very Good (G)Good (F)FG) Very Good (G)Good (F)FG) Very Good (G)Good (F)F

KITCHENWalls

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PET AGREEMENTTENANT INFORMATION

TENANT(S): ____________________________________________________ DATE:________ADDRESS: ____________________________________________________ UNIT: _________CITY: _________________________________________ STATE: __________ ZIP: _________

DESCRIPTION OF PET(S)

AGREEMENTTenant(s) certify that the above pet(s) are the only pet(s) on the premises. Tenant(s) understands that the additional pet(s) are not permitted unless the landlord gives tenant(s) written permission. Tenant(s) agree to keep the above-listed pets in the premises subject to the following terms and conditions:

1) The pet(s) shall be on a leash or otherwise under tenant’s control when it is outside the tenant’s dwelling unit. 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly. 3) Tenant(s) are responsible for the conduct of their pet(s) at all times. 4) Tenant(s) are liable for all damages caused by their pet(s). 5) Tenant(s) shall pay the additional security deposit listed above and/or their rental agreement as a condition to keeping the pet(s) listed above. 6) Tenant(s) shall not allow their pets to cause any sort of disturbance or injury to the other tenants, guests, landlord or any other persons lawfully on the premises. 7) Tenant(s) shall immediately report to landlord any type of damage or injury caused by their pet. 8) This agreement is incorporated into and shall become part of the rental agreement exe -cuted between the parties. Failure by tenant to comply with any part of this agreement shall constitute a material breach of the rental agreement.

_____________________________ ______________________________Landlord Tenant ______________________________ Tenant

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the consumer demand that we are now seeing is coming from a large generation of young people who are able to find jobs and establish their own households as the economy continues to improve.”

The Multifamily Vacancy Index (MVI), which measures the multi-family housing industry's percep-tion of vacancies, rose four points to 42. With the MVI, lower num-bers indicate fewer vacancies. After peaking at 70 in the second quarter of 2009, the MVI improved consis-tently through 2010 and has been at a fairly moderate level since 2011.

Historically, the MPI and MVI have performed well as leading

indicators of U.S. Census figures for multifamily starts and vacancy rates, providing information on likely movement in the Census figures one to three quarters in ad-vance.

“The apartment and condo sec-tor continues to expand produc-tion,” said NAHB Chief Economist David Crowe. “This increased level of activity is needed to meet current demand and to compensate for a serious lack of new units developed during the housing downturn.”

For data tables on the MPI and MVI, visit www.nahb.org/mms.


VALLEY

Excuse of the Day"I mailed the check out last Wednesday, but Saturday I

found the envelope laying next to the mailbox - it must have blown out. I'll mail it first thing Monday morning."

- Tony D., FL

John Nuzzolese, Landlord Protection Agency 877-984-3572, www.TheLPA.com

strong rental markets, many leasing employees

are faced with the wonderful chal-lenge of being 100% leased. Some apartments are being rented “sight unseen,” and perhaps there are only a few days in any given month where vacant apartments are available to look at before the new residents move in. For communities that have rented and done away with their model apartments, many leasing consultants are now in situations where they have nothing to show, even if they have unrented notices. The following question expresses this dilemma and the leasing consul-tant’s frustration:

Q: Our property consistently stays full and we typically rent our notices almost as soon as they come in. When people call to inquire about an apartment and I don’t have any-thing available to show, I will usually refer them to our web site or recom-

mend that they call back at a later date. I don’t want to waste their time if I don’t have anything available. However, lately some callers have been pretty insistent about wanting to come by even when I don’t have an apartment they can see. Should I really be trying to set appointments when all I can do is hand out a floor plan and give a property tour?

A: This is a challenge, and yet a unique and incredible opportunity for you to highlight and sell many other aspects of your community that you might not normally focus on during an apartment tour. EVERY caller should be extended an invita-tion to visit your community, wheth-er you have an apartment to show or not. While a web site is just one of many “sales tools” at your disposal, it is not the only tool you have. What about your property and the many community benefits you have to offer? Even if you work at a smaller

community, you still have numerous benefits to sell. Perhaps it’s the loca-tion of your building and the many area conveniences, which no one will truly appreciate unless they make a visit and drive through the neighbor-hood. Maybe you have an outstand-ing maintenance staff that is highly visible that a prospective resident would observe hard at work when visiting your community. What about your friendly residents who are out and about? The ones who smile and cheerfully say “Hello” to everyone they meet. Have you ever considered your existing residents as a “sales tool?” Then, last, but certainly not least, there is YOU!! No web site or other form of “inanimate” advertis-ing can take the place of a warm, friendly and VERY enthusiastic per-son who is excited about their com-munity and enjoys working there!

Of course it’s much “easier” to just refer someone to a web site or encourage them to check back with you when you have no apartments to show. After all, it does “appear” that you are trying to be “helpful.” What if you extended an invitation to visit instead? You would definitely have to expend some extra time and

energy and get creative to sell your product in a new and creative way without a “visual.” Perhaps your enthusiastic personality could describe and demonstrate with such animation that you create your own “visual?”

Of course you want to be honest about your apartment availability and not get your prospective renters so “worked up” that you sell them on renting an apartment that is not available for their time frame. On the other hand, maybe there is some flexibility with their move date. Remember: Part of your job as a sales person is to convince the customer that what you have to offer is worth waiting for. . .

ASK THE SECRET SHOPPER Provided by: SHOPTALK SERVICE

EVALUATIONSPhone: 425-424-8870

E-mail: [email protected]: www.shoptalkservice.com

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VALLEY

Advertise in the

Landlord Times -

Valley Circulated to

over 5,000 Apartment

owners, On-site, and

Maintenance personnel

monthly. Call 503-

221-1260 for more

information.

1/8 Page4 7/8” x 3 5/8” bwOn-Site4

ON-SITE-NW SEATTLEVALLEY, METRO, ARIZONA APT. NEWSSalsbury IndustriesFeb, Apr, Jun, Aug, Oct, Dec

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7The LandlordTimes - Valley • September 2013


VALLEY

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Dear Maintenance Men:We are taking out the old wood

closet doors and putting in the mir-rored sliding doors. What product would you use to fill where the door hinges were? I need something that dries quickly and won't bleed through the new paint.Kim

Dear Kim:We would use a product called Wood

Filler by Bondo, then prime the repair fol-lowed by two coats of paint. Most two part wood fillers can be applied and be ready for sanding within fifteen minutes and ready for paint in twenty-five minutes. Use a dis-posable plastic putty knife to apply the filler and begin sanding as the filler starts to harden. If there are any remaining imper-fections, apply a second thin skim coat of filler. After rough sanding the high points, use a block or electric sander to smooth and feather the edges.

If you cannot find the brand name Bondo, use any two-part wood filler prod-uct found at most hardware and home improvement stores.

TIP: It is better to fill in a deep repair with multiple layers verses one big layer.

Dear Maintenance Men: I have been hearing a lot about tan-

kless water heaters lately. Are they better than the traditional water heater? Can I use one in my apartment building? Any information will be helpful.Deanna

Dear Deanna,That is a good question. A tankless

water heater would sure free up some real estate in the laundry room of most apart-ment buildings. After getting your ques-tion, we did a bit of research on the subject. We have all heard the radio advertisements for various tankless water heaters saving a ton of money each month. That might be true if you don’t consider the cost of the tank less heater & installation. The savings would also depend on the amount of use the heater gets. The tankless heater operates on demand, which means it only uses gas when someone opens a hot water faucet. On its face, that sounds great, but getting ambient temperature water to rise to 110 or 120 degrees in an instant takes a tremen-dous amount of energy. In theory a tank-less water heater should supply hot water for as long as you needed it. If you exceed the heater’s flow rate and use more hot water than it can produce, there will be fluctuations in water temperature. A typi-cal home tankless water heater flow rate is up to 5 gallons a minute. In a single shower setting that should be adequate. But, con-sider if a second valve is opened such as a dishwasher, laundry machine or even another shower. The flow rate will quickly exceed the heating capability of the heater. A commercial rated tankless heater’s flow rate is close to 10 gallons a minute. To meet the demands of a four-plex, you would need at least two commercially rated tank-less heaters connected in a series. The tank-less water heater cost & installation for an average home use system is between $2,500 and $4,500 depending on intended use or

compatibility with existing plumbing. A commercial system for a small apartment building will average between $5,000 to over $8,000 at minimum. The chances are you will pay off your 30-year mortgage before recouping the savings of the tankless water heater. Another issue is service and parts availability. Tankless water heaters are far more sophisticated than a standard tank water heater; therefore the cost of parts and repair will be higher. Bottom line is, we like the tankless water heaters for saving space, but we will still buy a standard tank water heater because of the cost and abundance of hot water available.

Dear Apartment Owners:Remember, the holiday season starts

with Halloween and the demand on your properties only increases from there. Check each stove and oven for proper operation, many residents only turn on their ovens at this time of year, and the problem may be as simple as a blown out pilot light. With the holidays comes heavier than normal use of the plumbing; it may be a good idea to snake out or hydro jet your main plumbing lines. In addition, send out a note to each resident explaining the proper use of the garbage disposal including what they should and should not put down the dis-posal unit. A few items to include on this “Do Not” list are: banana peels, potato skins, coffee grounds and any stringy food. Also, make sure they turn on the water before using the disposer and put down small amounts of food at a time. Using the

disposer as a trash can and turning it on when full, will lead to a clog.

Christmas and other holidays also mean more people than usual walking on your property. Is your property safe? What are some of the liabilities to worry about? Check trip and fall hazards. Do you have sprinkler heads sticking up above the grass near walkways? Use pop-up heads to solve this problem. Look for sidewalks that have been pushed up by tree roots. This can be solved with a concrete grinder or replace-ment of the concrete section and removal of the tree root. Cut any low hanging tree branches and look for branches that may break in heavy winter wind, rain or snow. Check your decking for cracks or damage and inspect the exterior stairways for wear and tear. Inspect all your garage door springs, winter wind and rain may make them heavy causing the door to close or fall unexpectedly. Check all property lighting and timers. Remember: Preventive Mainte-nance is cheaper than Emergency Mainte-nance!

QUESTIONS? QUESTIONS? QUESTIONS?

We need more Maintenance Questions!!!

To see your maintenance question in the “Dear Maintenance Men:” column, please

send submission to: [email protected]

Please “Like” us on Facebook.com/BuffaloMaintenance

By Jerry L'Ecuyer & Frank Alvarez

Dear Maintenance Men:


The Landlord TImes - Valley - September 2013

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