Suites-2020-2-Web.Pdf

NOAA GROUP PURCHASING

Guaranteed Prices Quality You contract prices are guaranteed for at least one All participating vendors are leaders in their fieldsand year, or in some cases two years with caps. offer first quality branded products. A Large Scope of Cost Savings The Best Service Opportunities Vendors must qualify for our group purchasing The contract offers represent a wide range of large program. You receive high levels of service as volume, commonly purchased items used every day in the norm. all facilities. Greater Efficiency The Best Price By participating in NOAA group purchasing, you Regardless of the size of your facility, you can get the no longer have to price or vendor shop for common NOAA best pricing on many contracts. everyday items.

IGS Energy Energy Supply Corben Sherlock (614) 659-5165

Ahola Sherwin Williams HR Solutons & Payroll Paint & Carpet Brian Boff CJ Handwerk & Paul Faudree (440) 665-4637 (216) 271-6111

Foxen V&A Risk Services LLC Renters Legal Liability Captive Workers’ Compensation Sarah Creighton Danielle Romstadt (614) 642-8994 (440) 785-8849

Livable ZOOM! Powered by American Utility Billing & Management Solutions for Business Chase Terrell Apparel-Promo-Print (877) 789-6027 Ext 3 Joe Artiste (440) 343-3362 2 June 2020 www.noaamembers.com JUNE 2020

Northern Ohio Apartment Association TABLE OF CONTENTS The Shoreline 5455 N. Marginal Rd. Suite 501 Group Purchasing...... 2 Cleveland, OH 44114 Executive Vice President’s Message...... 4 216-241-1635 New Associate Members...... 6 Suites Magazine Apartment Data - Cleveland/Akron...... 7 Ryan Flanagan • P:216.241.1635 [email protected] New Primary Members...... 8 noaamembers.com/suites-magazine Apartment Data - Toledo...... facebook.com/NOAAPage 9 Industry Profile - Debbie Barry...... 10 NOAA Executive Officers Utility Savings with Livable...... 11 Answering Service - An Essential Property Management Tool... 12 President Dan Ross The Lumen...... The Landmark Companies 14 When completed, the 34-story President-Elect icon gracing the Cleveland Janene Kubit 200 West Apartments, LLC skyline will deliver 318 one- two- and three-bedroom Vice President apartments—including a Marcia Woznicki Goldberg Companies selection of penthouses—to a downtown district touted Treasurer as the nation’s largest Debbie Barry AMHA performing-arts center outside of New York City. Secretary Bhavin Patel Green Harvest Capital, LLC NOAA Calendar...... 15 Presidential Appointee Allan B. Pintner Industry Profile - Bhavin "B" Patel...... 20 Millennia Housing Mgmt. Ltd. Legislative Update...... 22 Immediate Past President Eviction Index ...... 24 Charles Schulman Carlyle Management Company Vacancy Rates...... 25 ...... Executive Vice President Legal Hotline 26 Ralph McGreevy NOAA Published by the Northern Ohio Apartment Association Associate Council Appointee Chris Stahurski The Northern Ohio Apartment Association is a not-for-profit organization committed to CORT furthering professionalism in the multi-housing industry. NOAA serves thirty-six Ohio counties through specially designed education, networking and legislative programs. NOAA Staff President’s Inner Circle Ralph McGreevy Executive Vice President IGS Energy

Jacqui Baughman President’s Circle Members Office Manager AmRent CSC ServiceWorks National Design Mart Ryan Flanagan Apartments.com Famous Supply Oswald Companies Project Manager of Media and Marketing AssuredPartners Foxen Powers Friedman Linn PLL Belfor USA K Kern Painting RentPath - Apartment Guide.com C.C. Mitchell Supply Co. Livable Sherwin Williams Carrara Restoration Maintenance Supply HQ ZOOM! Branding Group

Northern Ohio Apartment Association Suites Magazine 3 Message from the EVP

A good decision is based on knowledge and not on numbers. etc. before we reopened. We Plato were appreciative and this service gave all of us a sense This era of Covid-19 is a good time for making good decisions. of comfort and additional Decisions made by all of us affected this pandemic. The stay security as we returned to the at home order, like it or not, saved lives. But the apartment office on May 18th. industry rolled on. We are an industry that affects our residents lives 24/7/365. Hence the designation of being Although working from home and remaining an essential industry. has its advantages, there’s no place better to do our business than from our new offices at The Shoreline. Many frontline workers from the hospitals and emergency services got kudos, locally and nationally. Service workers Much of this issue of Suites was done from Ryan Flanagan at the grocery store and pharmacy were applauded. But the home during the stay at home period of Covid-19. No easy front line for everybody begins at the front door of your task with two young children in the house. But kudos to Ryan home. Our managers, maintenance teams and leasing for keeping his eyes on the goal and performing admirably people, did extraordinary work in times of personal risk. during this period. Much appreciation and respect for those of you who served their residents throughout this crisis. When PPP was announced, I asked Jacqui, Allan Pintner and others to look into the opportunity and see if NOAA was During this crisis, residents moved in and moved out. There qualified to apply. The first go-around ruled out 501 C (6) was no cessation. Residents had emergencies that needed businesses. We were disappointed as we could see early on repaired. Packages came in what I am assuming, are record that we would, like almost all businesses, be impacted from numbers from Amazon and elsewhere that needed to be Covid-19 in many ways. handled and some, delivered. Life went on for our industry. Life went on because we are a 24/7/365 business. George Nassif let us know that the rules had changed, and our classification of non-profit could apply for PPP onthe NOAA recognizes that all this happens because of dedicated second installment. Jacqui Baughman quarterbacked a team staffs serving their community in times of crisis, on holidays consisting of Scott Foerster and Tina Palumbo, Foerster and and on all days of the week ending in ‘y’. Congratulations for Hayes LTD Certified Public Accountants, George Nassif, your service and perseverance and keep up the great work. Dollar Bank, along with executive committee member Allan Pintner, Chuck Schulman and others, in completing and filing Our association, not a critical industry, closed the office in the application for PPP. No easy task. Mid-March and reopened in late May. Our constituency was served by our staff working from home. Although we are In relatively short order we learned that we had been not essential, in the terms defined by the pandemic, we approved. NOAA events have either been cancelled, tried to maintain our role of serving our members. As you postponed, or greatly diminished by the pandemic. The may know, NOAA has moved twice in a very short time, and PPP will help us through this crisis and this help team was one of the changes was a Vonage phone system, where we successful. Many thanks for the hours spent on this task and could maintain our daily presence. we are most appreciative.

Chuck Schulman and Allan Pintner provided daily updates While Covid-19 is not over, we are back. We are cautious. on Covid-19 articles and informational seminars that were But we are here to help. Let us know what we can do posted to our website. Additionally, NOAAs plans were for you. laid out for our golf outing and key awards judging, not knowing if they were to really happen. It now appears Ralph Mcgreevy, EVP these activities are a go.

In early May, a newly joined associate member, Environmental Pest Management, Westerville, Ohio, sent an email asking if we’d like to have our office disinfected, especially high- touch surfaces, keyboards, counters, doorknobs, toilets,

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Daniel Sharabi Patty Morgan Seager P.O. Box 475852 Stephanie Briggs 6674 Carinlough Pl. San Francisco, CA 94147 139 Stonefence Ln. Dublin, OH 43016 Dublin, OH 43017 Phone: (650) 720-5466 Phone: (614) 325-9770 [email protected] [email protected] [email protected] www.mohawkportico.com www.livable.com www.seagermarketing.com Floor Services Utilities - Billing, Management, Analytics Carpet, Hardwood Floors, Vinyl Consulting, Education and Training, Submetering - Billing Resident Retention

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6 June 2020 www.noaamembers.com Cleveland/Akron, OH End of April, 2020 General Overview

Conventional Properties Apr 2020 Annual Chg

Occupancy 93.6 +1.0%

Unit Change 552

Units Absorbed (Annual) 2,003

Average Size (SF) 870 +0.5%

Asking Rent $906 +3.3%

Asking Rent per SF $1.04 +2.7%

Efective Rent $895 +2.9%

Efective Rent per SF $1.03 +2.4%

% Ofering Concessions 13% +16.5%

Avg. Concession Package 6.1% +12.2%

Market Breakdown

% of # # Avg Average Rent Rent Concessions Property Type Market Props Units Occ. SF Mkt Ef Props Ofering Avg Package Conventional 68% 1,177 142,084 93.6% 870 $906 $895 13.2% 6.1% Afordable 18% 346 37,157 96.7% 771 $701 $699 6.0% 4.8% Senior Living 13% 300 26,280 90.2% 716 $1,276 $1,273 5.2% 5.6% Student Housing 2% 23 3,156 91.5% 878 $1,659 $1,656 6.3% 6.6% Totals 1,846 208,677

Top 5 Submarkets

Occupancy Annual Change Apr-20 Change Efective Rent ains Apr-20 Change Cleveland East / East Side Cities 92.0% 4.7% Canton/Stark County $764 4.5% Akron/Summit-Portage Counties 95.4% 2.5% Lorain/Elyria $864 4.3% Willoughby/Painsville 95.2% 0.9% Willoughby/Painsville $858 4.3% Airport/Parma/Middleburg/Strongsville 96.1% 0.6% Warren/Youngstown/Mahoning County $633 3.8% Warren/Youngstown/Mahoning County 92.9% 0.4% Akron/Summit-Portage Counties $874 3.7%

New Units

ALN Apartment Data tracks 11K management companies with over 125K properties, comprised of over 16 million total units. We ofer our clients feature-rich, user-friendly platforms to perform research with confdence, and our comprehensive services are available nationwide. Copyrights: All data, information and material provided through ALN Platforms or Reports are copyrighted. All resales, redistribution, or other forms of dissemination is strictly forbidden. For ALN editorial inserts, sourcing, questions, or additional information about our services, please contact [email protected] or call 800-643-6416 x 3. www.alndata.com Northern Ohio Apartment Association NATIONWIDESuites MULTIFAMILY Magazine DATA7 Welcome New Primary Members! Choice Properties Flats LLC Rob Shouhayib Church + State Apartments 2265 Livernois Rd. Suite 500 Tyler Yates Troy, MI 48083 1020 W Lawrence Ave. Phone: (248) 930-0507 Suite 300 [email protected] Chicago, IL 60640 590 Suites Phone: (217) 779-5697 [email protected] Kwapich Real Estate Companies livechurchandstate.com Jordan Mochty 158 Suites 221 Allen St. Maumee, OH 43537 Bedrock Management Services Phone: (419) 740-3224 Andrew Fernandez [email protected] 630 Woodward Ave. 292 Suites Detroit, MI 48226 Phone: (216) 466-9501 Greystar [email protected] Matt McClung The May 465 Meeting St. Suite 500 307 Suites Charleston, SC 29403 Phone: (216) 862-5258 First Interstate [email protected] Properties, Ltd. www.thelumencleveland.com Chris Goodrich The Lumen 25333 Cedar Rd. Suite 300 318 Suites Lyndhurst, OH 44124 Phone: (216) 381-2900 MRN, LTD [email protected] Joe Del Re www.first-interstate.com Phone: (216) 696-6611 88 Suites [email protected] Euclid Block Solomon Group Windsor Building Alison Meredith Historic Buckeye Building Phone: (440) 925-5400 Commercial Building [email protected] Uptown Residence at Barrington Lofts at 629 Mallard's Crossing Market District Lofts Village at Avon 495 Suites Williamsburg Townhomes Westchester Townhomes NRES Management, LLC Village of Western Reserve Julie Combs 1303 Suites 2020 W. 89th St. Suite 320 Leawood, KS 66206 KRH Real Estate [email protected] Kurtiss Hirt Butternut Ridge P.O. Box 303 Georgetown of Kettering Bellevue, OH 44811 261 Suites Phone: (419) 483-7000 [email protected] Taylor Management June Street Services LLC Mulberry Street Elliott Taylor Marvin Street 29550 Detroit Rd. Suite 101 Moore Street Westlake, OH 44145 Fremont Rental LTD. Phone: (440) 222-7192 KG Rental Properties [email protected] Garden Apartments www.taylormanagementservices.com Spiegel Manor, Limited 495 Suites 275 Suites 8 June 2020 www.noaamembers.com Toledo, OH End of April, 2020 General Overview

Conventional Properties Apr 2020 Annual Chg

Occupancy 92.9 -1.9%

Unit Change 722

Units Absorbed (Annual) 198

Average Size (SF) 832 -0.4%

Asking Rent $745 +2.5%

Asking Rent per SF $0.90 +2.9%

Efective Rent $743 +2.7%

Efective Rent per SF $0.89 +3.1%

% Ofering Concessions 6% 0.0%

Avg. Concession Package 4.2% -40.3%

Market Breakdown

% of # # Avg Average Rent Rent Concessions Property Type Market Props Units Occ. SF Mkt Ef Props Ofering Avg Package Conventional 60% 345 30,363 92.9% 832 $745 $743 6.3% 4.2% Afordable 23% 158 11,737 91.8% 812 $612 $612 0.0% 0.0% Senior Living 13% 95 6,574 89.5% 753 $1,852 $1,852 0.0% 0.0% Student Housing 4% 17 1,891 96.1% 932 $1,380 $1,380 0.0% 0.0% Totals 615 50,565

Top 5 Submarkets

Occupancy Annual Change Apr-20 Change Efective Rent ains Apr-20 Change Perrysburg/Northwood 97.0% 3.2% Downtown/E Toledo/Oregon $767 6.9% Southwest Toledo/Maumee 91.8% -1.2% Southwest Toledo/Maumee $718 3.6% Findlay/Outlying Southeastern Counties 96.3% -1.5% Ottowa County/Sandusky County $508 0.0% Downtown/E Toledo/Oregon 78.0% -17.9% Perrysburg/Northwood $881 -1.3% Ottowa County/Sandusky County 0.0% 0.0% Findlay/Outlying Southeastern Counties $756 -2.6%

New Units

After earning a mathematics degree from John Carroll University, Debbie Barry was was offered two positions: one with a computer company in New Jersey and the other at Associated Estates Realty Corp. in Cleveland.

She jumped at the chance to work for the venerable apartment development and management firm. Debbie Barry NOAA Treasurer “My passion, really, was for affordable housing,” she said. “Everyone needs housing. You need stable housing to be able to complex U.S. Housing and Urban move forward with your life. How are you able to get educated, Development regulations. to be able to provide for your family, if you don’t have good, affordable housing? After AEC, Barry worked 10 years at Millennia Housing Management Ltd., “I’ve been in the business since I was 20, and I haven’t looked the last five as director of operations, back” she said. “And I love it.” managing the company’s hefty portfolio of 84 properties and 5,800 Barry, who serves as treasurer of the Northern Ohio Apartment suites in five states. Association, has been with the Akron Metropolitan Housing Authority for 12 years, serving as the public housing agency’s But the responsibility was also taking a deputy director since 2014. personal toll. She was clocking about 70 hours a week, and one thing Pintner She manages the activities and results of the AMHA’s Housing had long advised was to never take Choice Voucher Program, Public Housing, Mixed Finance and work home with you. Focus on family. Housing Placement departments. That covers 5,100 vouchers, 4,400 public-housing units, nearly 1,000 mixed-finance units and The AMHA opportunity couldn’t have been about 200 employees. better timed — nor a more perfect fit. She started with the agency as a Housing In addition, Barry directs and implements programs and projects Choice Voucher Program manager for to ensure the agency is operating effectively, efficiently and within four years, while quickly taking on special federal, state and local laws. She also works with community projects for the director’s office, and partners to identify specific target populations to be served. advanced to director of operations for less than two years before being promoted to And she recently returned to doing applicant interviews for the deputy director. public-housing and choice-voucher program. “It fell into my lap,” said Barry, who lives “It’s really just a reminder of why I got into the business, knowing in Stow with her husband, Todd, and who we are serving, the obstacles these individuals are facing their three children, now 20, 17 and 15. and the challenges staff is overcoming in order to provide people “I was familiar with housing authorities, housing,” she said. and AMHA had a wonderful reputation, because I wouldn’t have just made the It’s as if all roads let to this point in her career. move for any housing authority...AMHA is so much more than just housing; Barry grew up about a half-mile from public housing in Erie, we are about creating self-sufficiency Pennsylvania, and worked for the city’s public-housing authority and a better opportunity for life. We during college. While at Associated Estates, where she managed collaborate with many community about 200 affordable housing units, executive Allan Pintner — partnerships to meet the needs of our who she still considers a mentor — had her devour and interpret residents. I am truly blessed.”

10 June 2020 www.noaamembers.com Livable Announces Partnership with the Northern Ohio Apartment Association to Deliver Utility Savings to Members The partnership leverages Livable’s smart utility bill-back platform to drive tenant financial accountability, while promoting conservation.

San Francisco and Cleveland, May 1, 2020 - Livable, habits, allocate financial responsibility accordingly and the leading residential and commercial utility management tenants are persuaded to curb exorbitant usage habits. platform, announced a new partnership with the Northern Together, you and your residents can monitor utility Ohio Apartment Association to further drive responsible allocations and ultimately see how saving resources saves tenant utility consumption. money. Plus, with no minimum unit enrollment, Livable can meet the distinct needs of every housing provider. “We are so excited about our new partnership with Livable,” said NOAA’s Ralph McGreevy “This collaboration will “Mitigating utility costs during times of drought or other definitely heighten our shared passion for a strategic and energy constraints in states like Ohio is a reality that places proactive approach to conservation.” the responsibility on us all to conserve,” said Livable CEO Daniel Sharabi. “Our fast-to-deploy and easy-to-use suite of Livable’s platform employs a fair bill-back system that divides cloud services, combined with the expertise of the NOAA, costs for utilities such as water, sewage, garbage, gas and will deliver cutting-edge analytics to members, as well as electricity amongst tenants, based on unit occupancy or empower decisions that transform data into valuable insights square footage while factoring in the unit amenities. The full- and results.” service property manager portal delivers immediate utility data in one convenient location for real estate portfolios of To learn more about Livable and its FREE service for any size. Livable’s utility solutions and services cost nothing members check out: livable.com/member. to set up and require no minimum number of units. About Livable Livable offers housing providers a central location to Livable is a leading residential and commercial real estate aggregate utility cost and recovery data. The dashboard utility management company, providing a suite of cloud displays visual graphs and calculators that make it easier services, including its flagship Ratio Utility Billing System and faster to recognize and transform utilities data into (RUBS). Livable has been serving the real estate industry performance improvements. The dashboard can also be since 2009, and their technology solutions strive to create tailored to report alerts for potential leaks or track utility a community around conservation. To learn more, visit recovery amounts. The tools provide transparent data to www.livable.com. help housing providers educate tenants of their consumption

Multi-family property owners using Livable have seen up to 40% less consumption after implementing our services building-wide.

Northern Ohio Apartment Association Suites Magazine 11 Answering Service – An Essential Property Management Tool

When the doors of your office close at the end of the day, business doesn’t stop. In the field of property management, the action picks up when residents come home from work to find problems. When they begin to cook and the oven won’t heat, when they put a load of clothes in the washer and water leaks out, when they flush the toilet and … well, YOU know what a mess that can be! When these things happen, your tenants want things fixed, now. • Your service can provide vital information to pass along to your callers. They are already upset; they don’t want to tell their story to a voicemail system and wonder when anyone Documentation and Proof- will hear their cry for help. They don’t want to send a Calls made and NOT made text and wait for an answer, and they certainly don’t • Call recordings are available as a backup, the want to go to a website and type in a message. They conversation is recorded, and the internal clocks want to talk to a person, now. show exactly what time the call came in and was dispatched to your team and that information is all Many property owners and managers have responded stamped on your message. by having their maintenance engineers carry a pager or • With every call documented, we can prove when smart phone so they can receive a text when something callers DON’T call in eliminating claims that calls goes wrong and call their resident back quickly, and that were made to the office and ignored. works sometimes, but it doesn’t work all the time. Your • This written information will stand up in a court of maintenance people still get non-emergency messages, law, it cannot be tampered with by anyone. which they hate - but more importantly there is often no documentation, so it doesn’t protect your community. Lead capture • Rental inquires come in 24/7. Answering services Consistency in answering will capture the caller’s name, phone number, type • Warm caring agents knowledgeable about your of unit they are looking for community and protocols are available 24/7 to • Most services can schedule appointments for your answer your calls at any time. leasing agents. • Specific message templates are available for • Capturing even one rental call can easily pay for different times of day depending on the information your service. needed for your team. • The answering service industry provides ongoing Work Life Balance testing to assure quality standards are met. • Everyone from property managers to maintenance • Calls are recorded and monitored for quality engineers need “down time”. assurance and accuracy. • An answering service will understand the difference between an emergency or urgent situation and one Human Interaction that can wait until normal working hours. • No one likes voicemail. Not even the guy who • Non-emergencies can be noted and held for the invented it! Over 70% of people feel their voicemail office making it convenient for your callers. message will not be heard or returned. • Answering services provide the human connection your callers are looking for.

12 June 2020 www.noaamembers.com Cost effectiveness • Most answering service charge for the actual time used when speaking with a caller or working on your behalf. To have 24-hour Answering Service phone coverage would be Specializing in Property Management cost prohibitive if you were paying an employee. An WE SPEAK PROPERTY MANAGEMENT answering service provides around the clock protection CUSTOM SOLUTIONS FOR PROPERTY MANAGEMENT AND for pennies a day. THE BUSINESSES THAT SUPPORT THEM: • A combination of automated > Landscapers > Painters > Exterminators attendant options and > Electricians > Cleaners > Other Contractors human response can help > Plumbers > HVAC lower costs. WE OFFER • Sophisticated equipment > Maintenance & emergency response answering running in the background > Detailed billing, so you can charge your owners easily & accurately allows artificial intelligence > Time of day message handling to do time consuming tasks, > Customized message templates for every business keeping labor low. We know your requirements, we respond quickly, and we maintain your company’s stellar reputation. Ability to answer multiple incoming calls FOCUS IS THE ONLY CALL YOU NEED TO MAKE 800-886-6696 • Calls tend to come in ANSWERING NATIONWIDE FOCUSTELE.COM groups- especially if there is an emergency. When you use an answering service, effective manner possible. When your resident reaches multiple calls can be answered at one time giving a calm knowledgeable person who immediately takes all your residents and callers immediate attention. their information and wants to help them, that resident • Agents can give callers an update on any situation thinks your company is wonderful! Enhance your occurring on the property like no electricity or no community’s reputation - Make an answering service heat due to a storm. part of your business today.

Ability to Detail Bill • Often many communities will forward to the property management’s main office when the office closes. Donna West is the founder and Answering services provide a way for the costs to president of Focus Answering be shared among the various building owners or Service, which has specialized in the communities by offering billing based on usage for answering phones for the property each community. management industry since 1987. • Detailed Billing still allows the Property Management A pioneer and true thought leader, Company to pay with one check. she is an award-winning speaker, writer, and educator within her An answering service is an essential tool for your industry. Visit www.Focustele.com to download her industry. It can provide protection for your residents, e-Book, 6 Ways Property Managers Can Help Lower and for your buildings without costing a fortune. You Answering Service Costs. want to provide the best service, in the most cost-

Northern Ohio Apartment Association Suites Magazine 13 The Lumen: Part 1 Adjusting the Uncertainties of Pandemic

The Lumen, replacing a one-acre parking lot at the corner of Euclid Avenue and East 17th Street in the heart of the city’s venerable Playhouse Square, is among the most significant and catalyzing apartment projects ever to rise in downtown Cleveland.

When completed, the 34-story icon gracing the Cleveland skyline will deliver 318 one- two- and three-bedroom apartments—including a selection of penthouses—to a downtown district touted as the nation’s largest performing- arts center outside of New York City.

The project’s heft is game-changing: With The Lumen — plus the conversion of a former May Co. department store into 309 suites and the completion of other smaller projects — Euclid Avenue, the main downtown corridor running from Playhouse to Public square, would contain 19 residential properties, representing 2,800 housing units and close to 4,000 residents, plus five hotels, according to Joe Marinucci, president of the Downtown Cleveland Alliance.

14 June 2020 www.noaamembers.com Powers Friedman Linn, PLL Attorneys at Law

Providing quality legal Rob Friedman advocacy and counsel [email protected] to owners, managers and landlords throughout Ohio.

www.pfl-law.com

Chagrin Richmond Plaza 25550 Chagrin Blvd. Suite 400 Cleveland, OH 44122 Phone: (216) 514-1180 Fax: (216) 514-1185

The Lumen was scheduled to land in summer 2020. Adjusting to the pandemic Anticipation was building. Hard-hat tours had begun. Leasing activity was happening. Continue, yes, but at what pace? Enough to stay on schedule? And then the coronavirus hit, blindsiding every aspect of the economy — and life as we know it. A Playhouse Square spokesperson said representatives of the nonprofit performing arts center preferred to discuss What would it mean for The Lumen’s construction the project at a later date and deferred questions to schedule? When would the project be turned over to Gilbane Building Co., the project’s general contractor. management? And, most importantly, what about interest from prospective tenants? In early May, Gilbane Vice President Kyle Merrill said Playhouse Square and its leasing team were still making “The good news,” Marinucci said, “is (Ohio Governor Mike “great progress” with pre-leasing and future tenant lease DeWine) did allow construction firms to remain on site commitments“ because there is so much excitement when he issued the stay-at-home order (on March 22), around the project and people want to be a part of it.” which allowed The Lumen and other major downtown projects to continue.” But he acknowledged that the impact of COVID-19 caused the pace of construction to slow, especially during March and half of April. The vertical nature of the project makes social distancing a challenge, he said. Their temporary personnel and material elevators are limited to two workers plus the operator to navigate the building.

Continued on page 16

Northern Ohio Apartment Association Suites Magazine 15 Continued from page 15

“But we’ve adapted,” Merrill said.

Crews are using a one-stair up, one-stair down policy, a staggered-shift strategy, daily disinfecting of the common spaces, regimented cleaning, multiple hand-washing stations, increased quantity and cleaning of temporary restrooms.

Collaborative huddles and meetings have similarly adapted. Other regular communication has also adjusted. They’re relying more on video- conferencing, socially distanced stand-up meetings and daily briefings — whatever it takes to best protect the construction crews.

“It takes time for workers in every industry to adapt to a new norm,” Merrill said. “With that said, we are still on track for our occupancy phases to begin this summer.”

But if you can’t ‘kick the tires’…

Keeping construction on schedule is one thing, but what about customers? Prospective tenants want to touch, see and hear their possible future home. What are the views like? What’s the feel of the place? How is that done when people are asked to stay home to help stop the spread?

After a couple weeks of successful “hard-hat tours,” everything changed. On March 19, the leasing office closed to the general public and all touring The Lumen is and leasing went online. But Greystar, the Charleston, South Carolina-based " global residential real estate firm hired to lease and manage the apartment tracking for building, is technologically savvy and was prepared. an on-time Like most business meetings, college commencements, trade presentations delivery in and other “gatherings” sucker-punched by the pandemic, The Lumen’s leasing office went virtual on March 19, but leasing efforts didn’t cease. July with the They’re pushing through. first phase of “Understandably, many prospective residents want to be able to get into the building. The Lumen and see everything in person,” said Matt McClung, Greystar’s " senior community manager. “However, many have also been very pleased and comfortable with our use of technology to help them feel as if they were in the building themselves.”

McClung said they leased 16 apartments in March and eight in April. Actual confirmed leases decreased once the pandemic hit, but traffic and virtual tours drastically increased.

“We have built up a substantial hot prospect list that can hardly wait to get into the building so they can make their decision to commit to leasing,” he said.

Continued on page 18

16 June 2020 www.noaamembers.com Northern Ohio Apartment Association Suites Magazine 17 Continued from page 17

Greystar had created video tours of The Lumen’s three model suites and videos showing the layouts of the building’s fifth and 35th amenity floors.

“In the comfort of a prospect's home in front of their computer or even from their smart phone, we have been able to connect live with them to show them everything that they would be seeing on a hard-hat tour,” he said. “The tours have been very successful and have created an even greater sense of energy and excitement for people wanting to make their debut at The Lumen.”

McClung leads an initial pre-leasing team at the property that includes an assistant community manager and a leasing professional, plus a service supervisor managing maintenance. By late May, he planned to begin recruiting for additional positions, such as multiple concierge representatives and a service technician.

“Everyone in every industry has been affected by the impact of COVID-19,” he said. “Because of the wonderful partnership between Hines, the (Houston- based) development project manager, and Gilbane, the general contractor, The Lumen is tracking for an on- time delivery in July with the first phase of the building.”

That is not to say there haven't been challenges along the way, McClung said. Strict social distancing and regularly sanitizing the building have been an integral part of the construction project during the last couple months.

Staying on track and adjusting as best they can have been more a product of the “team” approach, involving Playhouse Square, Hines, Gilbane and Greystar working in sync.

But there’s only so much teamwork and adjusting on the fly can control. By early spring, no one knew for sure when the pandemic might ease and a return to something closer to normalcy might begin.

As of May 19th, individual in-person tours of The Lumen are available by appointment only with social distancing in mind.

To be continued in the next issue of Suites.

18 June 2020 www.noaamembers.com Northern Ohio Apartment Association

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Northern Ohio Apartment Association Suites Magazine 19 Industry Profile: Bhavin "B" Patel

Bhavin “B” Patel was a University of Akron sophomore when he pursued a job that didn’t pay him a cent. And it changed his life.

“I got the opportunity to work for free for somebody,” he said, “and it was the best decision I ever made.”

An engineer who worked for Babcock & Wilcox in Akron was a partner in a 27-unit apartment building operating as an extended- stay hotel in Canton. Patel offered to work there, simply to learn the business. During all that learning, an opportunity unexpectedly presented itself: The property’s contracted tree- trimming company became available for sale, and he bought it.

“And that’s how it started,” he said.

“It” is juggling three enterprises: Patel is principal of the real-estate Bhavin Patel NOAA Secretary investment firm Green Harvest Capital LLC, operations manager of SBBH Properties LLC, and managing member of Khushi LLC, the company he launched in college. national surge in housing demand. The prevailing thought was to invest in high-demand markets of SBBH owns four properties – two apartment buildings, an California, Florida, Arizona and South Carolina. extended-stay hotel and office space; Khushi, which means “happiness” in Hindi, owns three apartment buildings and an But Patel realized Northern Ohio – and the Rust Belt extended-stay hotel. in general – hadn’t seen a resurgence in housing demand for decades. “And I thought, in the long term, Managing multiple ventures — plus serving as secretary of the the Midwest and Ohio can really win,” he said, “and Northern Ohio Apartment Association and tackling his most important pricing for median-income households was extremely job as father of two young daughters — is an ethos he learned from reasonable.” and respected in his parents. Thus formed the basis for his approach to multi-family They emigrated from India to live and work in the United States in housing: Invest in and manage what the industry the late 1980s. Patel was 9 when he and his older sister joined his calls “workforce housing” or Class B and C properties parents in America in 1994, once they were settled and established. — apartments for the working class. And focus on Northern Ohio. His father, a teacher in India, would leave his Brimfield Township factory job and head off to run the small motel he bought in “We invest in areas we believe will maintain strong Tallmadge. “That really resonated with me and kind of just taught occupancy levels and cash-generation through all us that work ethic,” said Patel, a Bath Township resident. “And I economic cycles, including recessions,” he said. always admired that in people.” That means buying properties built between the 1930s That includes his wife, Shivani, who he described as “the foundation and 1970s, and then refining them — not to charge and pillar of the family that allows me to be able to pursue my higher rents, but to minimize expenses by minimizing endeavors while she is a stay at home mother to our daughters.” turnover. It’s all about maintaining stability.

Born and raised in India with an education in accounting, she ran their “So I bought 24 townhouses in Louisville (Ohio) hotel business, working 16-hour days while he completed his master’s and tried out the thesis and it worked tremendously in business administration and worked at GroupMidwest Inc. well,” he said. “We replaced windows. We treated people with dignity, and we focused on their After graduate school at Ashland College, Patel, while working security and safety, and it led to extremely high as a procurement director for a telecommunications company, occupancy, a waiting list and tenancy that fell like observed a revolution in the oil and gas industry was causing a this was their home.”

20 June 2020 www.noaamembers.com NOAA Calendar NOAA Networking - Cleveland NOAA Networking - Toledo 2nd Friday of each month, FREE 2nd Tuesday of each month, FREE 9:00 a.m. - 10:30 a.m. 9:00 a.m. - 10:30 a.m. Hummingbird Pointe Apartments. NOAA Toledo Office 6871 Ames Road Parma, OH 44129 211 N. Reynolds Rd. Toledo, OH 43615

* NOAA NETWORKING MEETINGS ARE CURRENTLY POSTPONED June MON TUE WED THU FRI 1 2 3 4 5 New 8 Golf Outing 9 10 11 12 Location! Columbia Hills *Networking- TOL *Networking- CLE Key Awards Columbia Hills - 6/8 Registration Deadline 15 16 17 18 19 Scramble Golf Outing Key Awards 16200 E River Rd Judging Day Columbia Station, OH 44028 22 23 24 25 26

29 30

Key Awards Judging Day - 6/16 July Judges will visit participating properties MON TUE WED THU FRI 1 2 3 all day. Winners announced at the Key Awards Gala - 9/9

6 7 8 9 10 Networking- CLE Fall Education Designations

13 14 15 16 17 October 2020 Networking- TOL

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27 28 29 30 31

August MON TUE WED THU FRI 3 4 5 6 7

10 11 12 13 14 Networking- TOL Networking- CLE

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Northern Ohio Apartment Association Suites Magazine 21 Legislative Update OHIO APARTMENT ASSOCIATION

Outlined below are the most recent bills being monitored for the Ohio Apartment Association.

HOUSE HB75 PROPERTY VALUE CONTESTS (MERRIN HB 197 OMNIBUS MEASURES ON CORONAVIRUS (Powell, D) To require local governments that contest Merrin) - To continue essential operations of state property values to formally pass an authorizing government and maintain the continuity of the state tax resolution for each contest and to notify code in response to the declared pandemic and global health property owners. emergency related to COVID-19, to make appropriations, and Current Status: 2/12/2020 - Referred to to declare an emergency. Committee Senate Local Government, Public Current Status: 03/27/2020 SIGNED BY GOVERNOR; eff. Safety and Veterans Affairs 3/27/20 * Amended into House Bill 166 by the House. * Includes language tolling all civil and criminal statutory Not included in final bill. statutes of limitation. The Supreme Court issued an order tolling all civil and criminal statutes of limitations found in HB91 FAMILY-MEDICAL LEAVE (BOGGS K, court rules. This included guidance stating that evictions BOYD J) To establish family and medical leave can continue to be filed and urged individual courts to use insurance benefits. their discretion in either staying or moving forward with any Current Status: 2/12/2020 - House Insurance, eviction hearing. (Second Hearing) HB 271 SMOKE DETECTOR SAFETY (Baldridge, B) - To amend HB137 EMPLOYEE EARNINGS AND section 3737.82 and to enact section 3781.21 of the Revised DEDUCTIONS (KELLY B, VITALE N) To Code to amend the law regarding smoke detectors in require an employer to provide earnings residential premises. and deductions statements to each of the Current Status: 2/12/2020 - House Commerce and Labor, employer’s employees. (Second Hearing) Current Status: 3/4/2020 - Senate Transportation, Commerce and Workforce, (Second Hearing)

22 June 2020 www.noaamembers.com HB 289 ELEVATOR LAW (BALDRIDGE B) To revise the HB 562 PROHIBIT EVICTION, FORECLOSURE DURING Elevator Law. COVID-19 (Leland, Crossman) - To prohibit foreclosure Current Status: 1/22/2020 - BILL AMENDED, House activity and the eviction of residential and commercial Commerce and Labor, (Fourth Hearing) tenants during the state of emergency declared HB 351 TERMINATE RENTAL AGREEMENTS (Sobecki, L) regarding COVID-19, to refer such proceedings caused - To allow a tenant to terminate a rental agreement if by the state of emergency to mediation, and to the tenant is a victim of a specified crime. declare an emergency. Current Status: 2/11/2020 - House Civil Justice, (First Current Status: 5/5/2020 - Referred to Committee Hearing) House Civil Justice

HB 356 CLEVELAND HOUSING COURT JURISDICTION HB 564 PREVENT UTILITY DISRUPTION DURING (Patton, T) - To grant the Cleveland Housing Court COVID-19 (Leland, D) - To prevent the disruption of jurisdiction in any review or appeal of a final order of utility service during the state of emergency declared an administrative body that relates to a local building, regarding COVID-19 and to declare an emergency. health, or safety code. Current Status: 5/5/2020 - Referred to Committee Current Status: 1/21/2020 - BILL AMENDED, House House Public Utilities Civil Justice, (Fifth Hearing) HB 578 HOMELESS SHELTERS, RENT ASSISTANCE *HB 357 was amended into HB 356 on 1/21/2020. (Smith, K) - To make an appropriation to support HB 357 CLEVELAND MUNICIPAL COURT JURISDICTION homeless shelters in the state and to provide (Patton, T) - To grant the Housing Division of the emergency rental assistance in response to the Cleveland Municipal Court concurrent jurisdiction with COVID-19 pandemic, and to declare an emergency. the Court of Common Pleas in criminal cases related Current Status: Referred to Committee House Civil to environmental pollution. Justice Current Status: 1/21/2020 - House Civil Justice, (Fifth Hearing)

HB 369 SEXUAL, GENDER DISCRIMINATION (Hillyer, SENATE Skindell) - To enact the Ohio Fairness Act to prohibit SB 103 GRANT CONCURRENT JURISDICTION- discrimination on the basis of sexual orientation POLLUTION (DOLAN M, YUKO K) To grant the Housing or gender identity or expression, to add mediation Division of the Cleveland Municipal Court concurrent as an informal method that the Ohio Civil Rights jurisdiction with the Court of Common Pleas in Commission may use, and to uphold existing religious criminal cases related to environmental pollution. exemptions under Ohio's Civil Rights Law. Current Status: 12/11/2019 - PASSED BY SENATE; Vote Current Status: 2/4/2020 - House Civil Justice, (Second 31-0 Hearing) SB 149 EMPLOYEE WAGE HISTORY (MAHARATH T) HB 449 REAL ESTATE TRANSFER TAX (Green, Skindell) To prohibit employers from seeking a prospective - To apply the real estate transfer tax to transfers of employee's wage or salary history. a controlling interest in a pass-through entity that, Current Status: 1/29/2020 - Senate Transportation, directly or indirectly, owns real estate. Commerce and Workforce, (First Hearing) Current Status: 1/28/2020 - Referred to Committee House Ways and Means

HB 517 RULE REVIEW EXEMPTION - BUILDING, FIRE CODES (Sweeney, B) - To explicitly exempt building and fire codes from certain rule review requirements. Current Status: 03/10/2020 Referred to State and Local Government Committee

Northern Ohio Apartment Association Suites Magazine 23 Eviction Index 2019 2020 Court Oct Nov Dec Jan Feb Mar The Suites Magazine Eviction Index is presented to owners Bedford 255 152 178 233 143 56 and managers of multifamily properties to assist them in Cleveland 758 550 661 683 604 232 assessing the regional market. The numbers represent the Euclid 138 111 113 142 138 101 number of eviction filings in the corresponding courts. Lakewood 50 29 37 39 32 25 Parma 122 90 106 118 97 52 The Eviction Index is sponsored by Powers Friedman Linn, Painesville 56 37 45 47 29 25 PLL, a law firm specializing in real estate management issues. Total 1379 969 1140 1262 1043 491 Monthly current year eviction data for Toledo is unavailable. Three Month Previous Year Comparison by Area

2019 2019 2019 2019 2019 2019 LAST JAN FEB MAR JAN FEB MAR JAN FEB MAR JAN FEB MAR JAN FEB MAR JAN FEB MAR YEAR 122 96 83 49 44 25 615 703 608 179 110 138 139 102 93 35 42 47

118 97 52 39 32 25 683 604 232 233 143 56 142 138 101 47 29 25 JAN FEB MAR JAN FEB MAR THIS JAN FEB MAR JAN FEB MAR JAN FEB MAR JAN FEB MAR YEAR 2020 2020 2020 2020 2020 2020

Parma Lakewood Cleveland Bedford Euclid Painesville

Area Eviction Totals By Year NE Ohio Toledo

2011 17,749 6,352 2012 17,716 6,457 2013 17,641 6,852 North East 2014 16,982 6,979 2015 15,997 6,708 2016 15,379 6,912 Ohio 2017 14,070 6,668 2018 13,940 6,875 2019 13,968 -

Historical Eviction Index - North East Ohio

2000 1800 1600 1400 1200 1000 800 600 400 200 0 t t t t t r r r t r r r y y y i l i l i l n n n n n n n l y l y l y l y l y l y l y l y l y r r r r r r e r e r e r p p p p p p a a a a a a a u u u u u u u u u a a a J J J J J J J p p p O c O c O c O c O c O c A A A A A A J J J J J J J J J u u u A A A t o b t o b t o b n n n a a a J J J O c O c O c 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020

24 June 2020 www.noaamembers.com NOAA Vacancy Rates

Northeast Northwest

Southeast Southwest South / Southeast

Three Month Previous Year Comparison By Area

January February March Current Year 6.00 5.80 5.60 Northeast Previous Year 5.00 5.00 4.90 Difference 1.00 0.80 0.70 Current Year 6.00 5.70 5.00 Southeast Previous Year 5.70 4.20 3.80 Difference 0.30 1.50 1.20 Current Year 3.80 6.80 3.20 South Previous Year 3.50 7.20 3.10 Southeast Difference 0.30 -0.40 0.10 Current Year 4.00 4.90 4.70 Northwest Previous Year 4.60 4.20 4.10 Difference -0.60 0.70 0.60 Current Year 4.40 4.20 3.80 Southwest Previous Year 4.60 3.80 3.50 Difference -0.20 0.40 0.30 Current Year 5.20 5.10 4.60 Entire Region Previous Year 4.70 4.60 4.10 Difference 0.50 0.50 0.50

All Reported Vacancy 2019 2020 AREA APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR Northeast 5.1% 4.6% 6.0% 6.3% 6.2% 6.0% 6.0% 5.8% 4.4% 6.0% 3.8% 4.4% Southeast 4.3% 3.7% 4.0% 6.0% 6.2% 6.7% 7.0% 5.7% 4.1% 5.8% 6.8% 4.2% South/Southeast 1.4% 2.1% 1.5% 1.8% 12.4% 2.0% 2.4% 3.1% 3.3% 5.6% 3.2% 3.8% Northwest 2.0% 1.0% 2.2% 1.4% 2.4% 2.4% 2.5% 2.7% 4.8% 6.0% 4.0% 5.2% Southwest 3.6% 3.2% 3.8% 3.2% 3.5% 4.0% 3.7% 5.2% 4.8% 5.7% 4.9% 5.1% Entire Region 3.2% 2.7% 4.0% 3.7% 4.9% 3.6% 4.3% 4.6% 4.2% 5.0% 4.7% 4.6%

Total Vacancy Rates - Entire Region 7 6 5 4 3 2 Percentage 1 0 Jul Jul Jul Jul Jul Jul Jan Jan Jan Jan Mar Mar Mar Mar JAN JAN JAN JAN JAN JAN July July July Nov Nov Nov Nov Nov Nov Nov Nov Nov May May May May May May May May May Sep Sept Sept Sept Sept Sept Sept Sept Sept MAR MAR MAR MAR MAR MAR

2011 2012 2013 2014 2015 2016 2017 2018 2019 2020

Northern Ohio Apartment Association Suites Magazine 25 Northern Ohio Rob Friedman Apartment Association Powers Friedman Linn, PLL www.pfl-law.com FREE • Real Estate Management Law • Fair Housing Law and Litigation LEGAL • Collections and Creditors’ Rights

Grant Keating Dworken & Bernstein Co., L.P.A. (216) 241-1635 www.dworkenlaw.com • Construction & Environmental Litigation A NOAA members-only service providing • Real Estate Law & Transactions free legal advice for difficult situations. • Employment Law Expert attorneys, specializing in residential • Workers Compensation and commercial real estate management law, are available to our members. How it works: Call NOAA with your David M. Dvorin information: (216) 241-1635. We will have the Lieberman, Dvorin & Dowd, LLC appropriate attorney contact you within 24 www.lddlegal.com hours. While this is a free service, you will be • Real Estate Law & Transactions charged if you require representation. • Landlord-Tenant Law • Litigation Any advice provided during this service does not • Business Law create any attorney-client relationship. • Evictions

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Back Cover IGS Energy Ryan Flanagan 19 Liebermann, Dvorin & Dowd Project Manager - Media and Marketing 216.241.1635 | [email protected] Inside Back Maintenance Supply Headquarters Suites is your most targeted, cost-effective opportunity to reach 15 Powers Friedman Linn, PLL all owners and operators of residential multifamily properties in Northern Ohio. Start making plans now to place your message in front of our fast-growing and affluent market.

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