Meet your new Leaders. Does anybody like losing Think you need to look good? Who will help you “Strive business? Learn how to See how the IRS prevails in p6 for the Summit” in 2016? p11 protect portfolio loss. p32 disputes over deductions. RESIDENTIALResource THE OFFICIAL MONTHLY NEWS MAGAZINE OF THE NATIONAL ASSOCIATION OF RESIDENTIAL PROPERTY MANAGERS

Striveummit for the S

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-RentalsNARPM_LEADS.indd 1 10/2/15 12:43 PM IN THIS ISSUE January 2016 NARPM® provides resources for residential property management professionals who desire to learn, grow, and build relationships.

FEATURE ARTICLES

p6 Meet Your 2016 Board of Directors and Committee Chairs It’s a new year with new Members on your NARPM® Board of Directors! Get to know each of the Officers and Committee Chairs who will guide you to Strive for the Summit.

p11 How to Deal With Portfolio Loss: More Property Owners Selling Luke Westerfield, RMP® Candidate, looks at the cyclical nature of real estate. It’s not a matter of if, but when, each company goes through some sort of contraction or plateau. So now, it just depends on what you are going to do when that happens. 11 p16 Potential Increase in Rent Income: Minimum Wage Increase Dimitri Amor, NARPM® Member, prompts you to ask yourself the following question: If the minimum wage is raised and other non- minimum wage jobs see increases in income, why not be more aggressive in raising the rents slightly?

p30 Mommy… What is a Property Manager? When asked this question by her daughter, Cortney Gill, NARPM® Member, envisioned a person who is on fire, while riding a bike that is on fire, peddling toward a house on fire, to accurately depict what we, as property managers, are. Makes you think, doesn’t it?

p32 Can I Deduct My Suit or Dress? The Cost of Looking Good Richard Hart, EA, CAA, President of Hart & Associates Tax Consulting and Preparation Services, a NARPM® Affiliate Member, explains that 30 you can spend as much money to look as fashionable as you need to, but don’t try to deduct it on your business or personal return, unless MONTHLY COLUMNS you want an audit. p5 President’s Message

p12 Technology Matters

p20 Regional Communications

p22 Legislative Scoop

p25 Designation Classes 6 p26 Chapter Spotlight NARPM® Welcomes Its 2016 Partners p28 Membership Growth

p34 New Member Recruitment Program

January 2016 Issue | Volume 27 | Number 1 | 3 Editorial Mission Officers Since 1989, the NARPM® news magazine has been a key focal point for the organization. The Bart Sturzl, MPM® RMP® Steve Schultz, MPM® RMP® Residential Resource keeps Members up-to-date President President-Elect on association events, and provides valuable [email protected] [email protected] industry advice and insight. NARPM® Members 512-693-4772 520-780-7888 receive the Residential Resource as part of their membership, included in their annual dues. Brian Birdy, MPM® RMP® Andrew Propst, MPM® RMP® CPM® Treasurer Past President The Residential Resource is published monthly, [email protected] [email protected] with one combined issue for October/ 210-524-9400 208-377-3227 November. Articles can be submitted by email to [email protected]. Items mailed in for publication cannot be returned. Address changes Regional Vice Presidents may be forwarded to NARPM® National. The Communications Chair and Graphic Designer Kellie Tollifson, MPM® RMP® Eric Wetherington, MPM® RMP® reserve the right to edit or refuse all publications [email protected] [email protected] for content and selection. 425-485-1800 843-202-2131

Copyright © 2016 National Association of ® ® Keith Becker, MPM® RMP® Tracey Norris, MPM RMP Residential Property Managers. All rights [email protected]/[email protected] [email protected] reserved. Materials may not be reproduced or 830-625-8065 translated without written permission. Email 707-523-4500 [email protected] for reprint permission. Mike Mumford, MPM® RMP® Traci Lewis VanCamp, MPM® RMP® Statements of fact and opinion are the [email protected] [email protected] responsibility of the authors alone and do not 480-969-1818 757-641-1567 imply an opinion on the part of the officers, staff or Members of NARPM®. Any legal matters or advice mentioned herein should be discussed Committee Chairs with an attorney, accountant or other professional ® ® ® ® before use in a particular state or situation. Ari Lund, MPM RMP Lynn Sedlack, MPM RMP NARPM® does not endorse any advertisement in Communications Professional Development this publication. All readers are responsible for [email protected] [email protected] their own investigation and use of the products 214-420-1616 651-777-5500 advertised. James Alderson, MPM® RMP® Scott Abernathy, MPM® RMP® An award-winning publication, the Residential Member Services Governmental Affairs Resource has won APEX Awards of Excellence, [email protected] [email protected] a Gold MarCom Creative Award, and a 210-325-7905 615-867-8282 Communicator Award of Distinction for Print Media. Brian Birdy, MPM® RMP® Andrew Propst, MPM® RMP® CPM® Finance Nominating The Residential Resource is designed for [email protected] [email protected] the Members of the National Association of 210-524-9400 208-377-3227 Residential Property Managers by Organization Management Group, Inc. in Chesapeake, Virginia. (www.managegroup.com) NARPM® National

NARPM® National Gail S. Phillips, CAE Dailey Fly 638 Independence Parkway, Suite 100 Executive Director Member Services Manager Chesapeake, VA 23320 [email protected] [email protected] P: 800-782-3452 F: 866-466-2776 Hannah O’Malley Patricia Hartline www.narpm.org Member and Chapter Support Communications, Graphic Designer [email protected] [email protected] subscription ® If you are not a Member of NARPM and wish Gordon Dixon Carla Earnest, CMP to receive a yearly subscription to Residential Governmental Affairs Director Conferences & Conventions Coordinator Resource for $49.95 per year (11 issues), please [email protected] [email protected] contact [email protected] to sign up. Dana R. Holben Connie Hedrick NARPM® antitrust statement It is the policy of the NARPM® to comply fully Professional Development Manager Advertising Sales Rep (Print/Electronic Media) with all antitrust laws. The antitrust laws prohibit, [email protected] [email protected] among other things, any joint conduct among competitors that could lessen competition in the marketplace. NARPM®’s membership is composed of competitors; they must refrain from discussing competitively sensitive topics, including those related to pricing (such as rates, fees, or costs), individual competitors or specific business transactions, or controlling or allocating markets. Further, NARPM® shall not restrict Members’ ability to solicit competitors’ clients or to advertise for business in any way that is not false, deceptive or otherwise illegal.

4 | January 2016 Issue | Volume 27 | Number 1 Pesidentr ’s Message The literal translation for Kulia i ka nu‘u is “Strive“ for the Summit.” In other words, you identify an accomplishment or achievement and employ energy and effort to reach higher, competing with yourself in order to improve and attain personal excellence.”

Aloha! I would like to start my first article by the movie Top Gun and some really good this theme because I wanted to honor the of the year by thanking you for entrusting high school science teachers. But, sometimes, Hawaiian culture that will be the host of our me with serving as your National President we get sidetracked from our goals and new 2016 NARPM® National Convention and for 2016. You can be assured that I will work goals emerge. I entered the United States Trade Show in Maui. The literal translation for hard for you and do everything I can to make Marine Corps in 1989 and proudly served Kulia i ka nu‘u is “Strive for the Summit.” In NARPM® the best organization it can be for our country for eight years. I believe that cir- other words, you identify an accomplishment every Member. I know that I have some big cumstances and opportunities can place you or achievement and employ energy and effort shoes to fill, as this organization has been on a path, revealing new possibilities, and to reach higher, competing with yourself in truly blessed with some great Leaders. I allowing you to set goals for yourself that you order to improve and attain personal excel- would like to acknowledge that NARPM® has never imagined existed. Upon my exit from lence. We all set goals, but how often do we been instrumental in my success as a business the military, I returned to college. While I was challenge ourselves – or push ourselves – to owner and property manager. I have become working on my Management and Marketing be better? That is what Strive for the Summit a better person and manager because of this Degrees at Texas State University, I worked is all about. I believe that NARPM® provides organization and the people in it. If I could as an accountant for a local real estate com- all of us with opportunities to do just that. So, list all of the people in this organization who pany. Soon, the owner asked me to move this year, I would like to invite each Member have taken time to teach and help me, I into his management division, and not much to set a goal. Maybe it’s a designation, maybe would fill the magazine for years to come. In later, I was promoted to a property manager. it’s to attend your first National event, or the coming year, I hope and aspire to return I left that company and started Bella Real maybe you are the next Leader who will step what NARPM® has given me. Estate, Inc. with my business partner, Marissa up and volunteer to serve NARPM®. What When I reflect on how I entered the prop- McCracken. We have been going strong for summit is it that you want to reach this year? erty management industry, I realize that this 13 years now. What was once a temporary Set that goal now! Throughout the year, let’s was not my intended path when I entered job became a career that I never could have work together, through NARPM®, to achieve the University of Texas, fresh out of high imagined for myself. As I have grown within it, making us all better and, in turn, improving school. At that time, my goal was the aero- the industry with the support of NARPM®, I our profession.  space engineering program. The goals we set have continued to set new goals for myself, to for ourselves are sometimes suggested and provide the best service possible, to improve encouraged by our parents and our teachers. my business, and to provide opportunities for Sometimes our goals are set for us by societal growth for all Members of NARPM®. Bart Sturzl, MPM® RMP® expectations. In my case, my goal was set This year’s theme is Kulia i ka nu‘u. I chose 2016 NARPM® President

The Big Kahuna by President Sturzl as you have served our organization well The first Big Kahuna of the year is Andrew and have given many years of your time to Propst, MPM® RMP®, 2016 NARPM® Past- make sure all Members continue to receive President. Andy spends most of his time benefit from NARPM® for years to come. As recognizing and awarding everyone around evidenced by the photo at the far right, you him. Very seldom will you see Andy take show that property managers “just want to credit for much. Stand proud, my friend, have fun,” too.

January 2016 Issue | Volume 27 | Number 1 | 5 President Bart Sturzl, MPM® RMP®, is Co-owner and Broker of Bella Real Estate, Inc. in Austin, Texas. Bart has Degrees in Management and Marketing, where he graduated Summa Cum Laude in both. Bart has been managing properties for more than 19 years and is married to his beautiful wife, Becky. They have a 7-year old daughter, Emily. Bart was the 2012-2014 South Central Regional Vice President (RVP) for NARPM® and has also served at the National level on the Communications, Professional Development, and Membership Committees. He has served NARPM® at the local level as Secretary, Welcome to a new year with President-Elect, President, and Past President of the Austin Chapter. new Board Members who will Bart has also served at the state level on the Texas Association of REALTORS® Property Management Committee and at the local show you how to level on the Austin Board of REALTORS® Property Management Committee. Bart was the NARPM® 2015 President-Elect and has Strive for the Summit. now stepped up as President in 2016. 2016 Board of Directors of Board 2016

President-elect Steve Schultz, MPM® RMP®, is the Designated Broker and Owner of Blue Fox Properties, LLC, in Tucson, Arizona. Blue Fox Properties, LLC, specializes 100% in managing single-family homes, individual townhomes, and condos. Steve is diligent in systematizing the business to maximize its effectiveness, efficiency and profitability. He teaches property management courses across the country and is one of only three Arizona Department of Real Estate certified instructors from Tucson that teaches property management continuing education courses. He is a national speaker and author. Steve served as the Southwest Regional Vice President of NARPM® from May 2013 through 2015. He is the 2016 President-Elect.

Treasurer Brian birdy, MPM® RMP®, served for 15 years in the United State Air Force before starting in property management. In 2000, he earned his Texas Real Estate License and went to work in the family business at Birdy Properties, LLC, CRMC® in San Antonio, Texas. In 2004, he received his Texas Real Estate Broker’s License and bought the company from his father. Birdy Properties is a Real Estate Company that has specialized in property management for over 34 years. Brian has taken the company from a one-man office with 75 doors to a business of 25 employees that manages more than 1,400 properties. In addition to his NARPM® designations, Brian also holds the Certified Property Manager (CPM®) designation from the Institute of Real Estate Management (IREM®). He is an approved property management instructor for both the State of Texas and NARPM®. In 2015, Brian served as the Southeast Regional Vice President (RVP).

President Andrew Propst, MPM® RMP®, has been managing properties for over 16 years for three different property management companies. He is lucky to be married to Shonda Propst in 1999. Before working at Park Place Property Management, he was a manager of Heritage Property Management in Portland, Oregon. After Managing in Oregon for 10 years, they adopted their first child, Samuel Propst, in 2008. Soon after they welcomed Sam into their life, they moved to Boise, Idaho, to be closer to family. In 2011, they adopted their second child, Brooklyn. Andy has been the President of Park Place Property Management for five years. He also holds the Certified Property Manager® (CPM®) designation from the Institute of Real Estate Management (IREM®). Andy sat on the NARPM® National Board of Directors for four years, as a Regional Vice President (RVP) from 2011-2012, as National Treasurer in 2013, President-Elect in 2014, and President in 2015.

6 | January 2016 Issue | Volume 27 | Number 1 2016 Presidents Vice Regional Northwest RVP Kellie Tollifson, MPM® ® Pca ific & Pacific RMP , has been in the property management Islands RVP Keith business since 1996, first as a landlord Becker, MPM® RMP®, managing her own investment properties; is a real estate Broker and then soon after, as an Owner of T-Square and President of DeDe’s Properties, which now manages over 400 Rentals & Property properties and 40 Homeowner Associations. Management, Inc., located Kellie is the Vice President of Operations in Santa Rosa, California. and oversees all of the day-to-day activities He has been a property of the business located in Woodinville, Washington, outside manager since he relocated to California from of Seattle. Kellie holds a Bachelor’s Degree in Behavioral New England in 1994. Since then, he has Science from San Jose State University and is a Past President ® dramatically expanded the number of units of the King County NARPM Chapter. She has served on ® under portfolio management. He and his team several NARPM Committees, including Finance and National presently supervise in excess of 500 doors. Convention. Kellie just completed her second year as the ® Keith is Past-President of both CALNARPM NARPM National Member Services Committee Chair. and the Marin-Sonoma Chapter of NARPM® , and is an active member and former President of the North Coast Residential Property Association. He and his wife enjoy travelling ® with their three children, and typically Keith Central RVP Tracey Norris, MPM ® can be found on most weekends riding RMP , is the Owner/Broker of Property his bike through the beautiful vineyards of Professionals, Inc. in New Braunfels, Texas. Sonoma County’s wine country. Tracey has a Bachelor of Arts Degree in Sociology and a minor in Business from the University of Texas. Tracey is the current Central Region Vice President for NARPM® and has also served as the National Communications Committee Chair for four Atlantic RVP Traci years prior to 2015. Besides NARPM® and real estate, Tracey is lewis VanCamp, MPM® involved with her local Rotary (New Braunfels Rotary Club). She RMP®, began her career in spends her free time with her dogs, Kona and Darby. real estate more than 20 years ago. Traci is an award- winning REALTOR® and holds an Associate Broker Southeast RVP Eric wetherington, license with RE/MAX Alliance MPM® RMP®, is the Director/Broker of Carolina in Virginia Beach, Virginia. One Property Management in Charleston, South In her 11 years as a NARPM® Member, she has Carolina. He started the company in 2009 and served on several Committees, assisted Regional quickly grew the business to manage over 1,100 Vice Presidents (RVPs), and Co-chaired the single-family homes. Eric specializes in public 2014 Eastern Regional Conference. Traci is a speaking, acquisitions, operations management, Past President of both The Virginia Peninsula sales management, strategic planning, and and Virginia State Chapters and recently served business development. Eric attributes much of on the NARPM® Board of Directors as the 2014 the success of the company to knowledge he has gained through Southeast Region Vice President. Last year, she his involvement with NARPM®. He previously served as President became the 2015 Atlantic RVP and continues to of the Charleston Chapter, was a Member of the National serve in that position. Governmental Affairs Committee and also a Member of the National Finance Committee.

Southwest RVP Mike Mumford, MPM® RMP®, has been involved in property management since 1996 when he joined Bennett Property Management, CRMC® (BPM) in Mesa, Arizona. From 1996-2007 he managed between 100 and 250 units, handling all the day-to-day operations. In 2007, he took over as Office Manager / Chief Financial Officer for Bennett Property Management, CRMC®, overseeing all the accounting and data entry staff. He is also responsible for maintaining the phone system, computer server, office network and workstations. Mike was the local NARPM® Chapter Treasurer from 2005-2009 and the Phoenix Chapter President for 2010. Mike was instrumental in BPM becoming Arizona’s first CRMC® recognized company. He has been running a monthly Promas software users’ group for the local Chapter for several years and has visited other Chapters, teaching accounting procedures.

January 2016 Issue | Volume 27 | Number 1 | 7 Communications Committee Chair

Ari Lund, MPM® RMP®, is the Broker for Get There First Realty, CRMC® in Dallas, Texas, and has been with the company since 2006. He oversees operations and supervises the accounting, leasing, and collections for the 1,600+ properties managed by the firm. Ari has served on the Board of his local NARPM® Greater Dallas Chapter and took over as the 2015 NARPM® Communications Chair and now continues to serve in that position. Both Ari and his wife are from the Dallas area and have three sons.

Member Services Committee Chair

James alderson, MPM® RMP®, has been in property management for 11 years and founded Alderson Properties, LLC, with one property under management in 2005, which quickly escalated to 100 properties within a few short years. He and his wife, Cyndi, manage properties in and around San Antonio, Texas. James realized he best served his clients by being 2016 Committee Chairs Committee 2016 a “small property management company” (defined as 100 properties or less), because he could dedicate more attention to them and make sure they didn’t become a “number.” James was the President of the San Antonio Metropolitan Area Chapter of NARPM® (SAMAC). This Chapter has been the National Large Chapter of the Year, an unprecedented four times. James and Cyndi live in Canyon Lake, Texas and enjoy spending time with their eight grandchildren.

Professional Development Committee Chair

Lynn Sedlack, MPM® RMP®, is the President/Broker and Co-owner of 33rd Company, Inc. with her husband, Tom. 33rd Company offers single-family home and homeowner association (HOA) management, as well as Realty Services. Before becoming the Chair in 2015, Lynn was a Member of the Professional Development Committee. Lynn has been an active Member of NARPM® since 2006 and has held various Committee positions: Communications, National Convention Chair 2014, Nominating Committee, founding Member and Past Chapter President of the Minnesota Chapter, and continues at the Chapter level as the Education chair. Prior to starting 33rd Company, Inc., Lynn was previously a family nurse practitioner.

Governmental Affairs Committee Chair

Scott Abernathy, MPM® RMP®, is a property manager for Reliant Realty, LLC, located outside of Nashville, Tennessee. He has been renting homes since 1989, while he was still serving in the United States Air Force. He graduated from Middle Tennessee State University with an Aerospace Degree and a Minor in Real Estate. While in college, he got his real estate license and began his career. He insists he has received much better education through NARPM®. Scott has served on the NARPM® Governmental Affairs Committee for several years before becoming Chairman, and also serves on the Government Affairs Committee for his local Association of Realtors®.

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Visit HousingManager.com to LEARN MORE today. 10 | January 2016 Issue | Volume 27 | Number 1 How to Deal with Portfolio Loss More Property Owners Selling

Does anybody like losing business? I know I don’t. does not sell, they will come back to you for manage- There are many reasons for property owners wanting to ment or at least tell someone else about you. sell, but the good news is there are always things you can do to ease the pain of a portfolio loss. We all know Focus on improving your business ® that real estate is cyclical. We can’t stop that, but we when times get slower Luke Westerfield, RMP can make the best of each and every situation. Here We have found that when we go through slower Candidate, is the Man- are some helpful tips to do just that. times and when we are losing business to owners aging Broker and Owner selling, it is actually a blessing in disguise. Sometimes, of Home Finders Leasing Pre-screen Owners when we are running ninety to nothing, we do not and Management, Inc. I mentioned this in a previous article (September 2015 have much time for process improvement. The best in Tulsa, Oklahoma. He issue), but it is very important. Have a list of questions you ideas in our business have come when we actually grew up helping his father ask owners before signing a management agreement with had time to sit and think about every aspect of our build custom homes in the them. Make sure to go over proper maintenance reserves business and what areas need the most improvement. Tulsa metropolitan area, and be clear about time on market and expected vacancy Don’t waste a day! Make a conscious effort to get where he learned the value rates. Be brutally honest with them about what they can better every day. of hard work and gained expect from their rental. The more you go over before, in-depth knowledge of the less surprises the owner will have later. This will not Show them the value of their investment residential housing. Luke hurt your sales pitch. If anything, it will help. They will This is one step I do not see many management graduated with a Master’s likely see that you are knowledgeable and can help them companies doing and I think it is very important. The Degree in Business from through the process. This will help weed out the owners main reason an owner sells is that they believe the the University of Tulsa and who are one-year-and-done type owners. You want to money, which is wrapped up in the investment prop- a Bachelor’s Degree in find the long term investors. erty, could be better used somewhere else. Finance from Northeastern State University. We all know that property management is like a marriage. The owners really need to trust you for the relationship to work.

Try to get the sales commission or refer it Now, this may be for a jet ski or hot tub, but it may Some of you have a sales team on board, so getting be that they do not know what is appreciation or to be the listing agent for properties that you manage an internal rate of return. They also might not know should be a high priority for you. Most of the time, a the benefits of depreciation and how all of these can commission can be the equivalent to a couple years grow their net worth and help them retire earlier or or more of management fees. We do not do in-house have more money in retirement. It is your job to edu- sales with our company, so we make sure to try and cate them. This can be done one-on-one or emailed refer it to another brokerage for a commission. We all out as a monthly newsletter. We do ours as a blog on know that property management is like a marriage. our website and onFacebook. The owners really need to trust you for the relationship It’s not a matter of if, but when, each company to work. So, if they already trust you for the manage- goes through some sort of contraction or at least a ment, they will more than likely trust you for the sale or plateau. So now, it just depends on what you are trust your recommendation for a referral. We have also going to do when that happens. I hope that some found that if you are very helpful and cooperative in of these points can remind your company to stay helping them list their house, and if for some reason it focused and not waiver when it does. 

January 2016 Issue | Volume 27 | Number 1 | 11 T ecHNOLOgy Matters Sh eDDING some light on the many mysteries of our fast-paced High-tech world

A Technobabble Dictionary

Each industry has its own trade language that develops interpreted as a “Citizen of the Internet”; a person active over time. The purpose of jargon is to institutionalize in online communities. concepts with terms that help improve communication • Cookies – small files on your computer containing per- between members of the industry. Terms (often concat- sonal information (login credentials, shopping cart infor- Michael Mino is President enations of common words) are invented to describe mation, preferences, etc.); this personal information is and CEO of PropertyBoss new elements, thereby resulting in greater precision and accessible by the website server and used to customize Solutions, a provider of prop- efficiency in communicating these concepts. This develop- your experience. erty management software. ment of jargon typically works well for individuals within • Dead-tree version – a printed document on paper A serial entrepreneur, he has the industry, but not so well for those on the outside. (made from a tree) rather than an electronic (paperless) started a number of software This process is particularly problematic for IT-related document. technology firms and became terms (aka Information Technology) as we become more a landlord in 1977 when dependent on IT in our daily lives. The jargon crosses over Advanced Terms he purchased his first rental from the IT insiders to the rest of us outsiders. We are • Bot – shortened from robot; a program that performs units. PropertyBoss Solu- faced with the proposition of ignoring this overflow, to our automated tasks; a number of computers connected by ® tions is a NARPM Affiliate peril, or diving in and using resources like this article to the Internet can form a botnet, which collectively, per- Member, based in Greenville, educate us on what they are talking about. form repetitive tasks. South Carolina. For more • Breadcrumbs – a website navigation approach using information about Michael or Jargon a string of hyperlinks to the intermediate web pages, PropertyBoss Solutions, visit As we have indicated, jargon, when used for good pur- leading to the current page; an example: www.propertyboss.com or poses, can be very helpful. It can also be used by the dark home page>section page>subsection page>detail call Michael at 864.297.7661 side to build exclusivity (“You can’t possibly understand page. x26. what I am saying, so don’t question me”), or as a way to • Astroturfing – the practice of influencing public opinion show off (“I’m a genius, as you can see from my use of by hiding the author’s identity of a message, making it complex terminology.”). Its use can be really bad when appear that it has grassroots support. jargon is used to purposely obscure meaning or under- • Clickbait – the use of sensational content attracting standing. click-throughs, producing online advertising revenue; So, in the interest of clarity, I offer these definitions of just enough information is provided to raise the reader’s common and new jargon in the IT field. curiosity, thereby prompting the user to click the link. • Catfish – a person who creates a false online identity to Entry-Level Terms entice others into a romantic relationship. • IT (eye-tee) “information technology” – a widely • Chips and salsa – a play on the word chips, referring to encompassing term referring to anything related to hardware, and and the word salsa, denoting software; computing technology (computer hardware, software, “Is the problem in your chips or salsa?” networks, the Internet, etc.). • Dancing baloney – the use of website special effects to • Technobabble (tek-noh-bab-uhl) – a concatenation of impress clients. the first part of technology and babble describing incom- • Easter egg – a hidden surprise in a software application, prehensible buzzwords, esoteric language, specialized producing a special response when clicked. technical terms, technical slang, and, yes, even jargon. • Fat finger – an inaccurate keyboard entry, making a • Bug – an error, fault, or unexpected behavior in a com- data entry error. puter program, sometimes classified as a feature by the • Flame war – an online heated exchange of personal programmer; an early “bug” was a moth extracted from attacks, rather than a spirited debate. the Mark II electromechanical relay, causing the com- • Fram or meatloaf – spam (unsolicited or unwelcome puter to malfunction. electronic messages) sent by your friends or family • Netiquette (net-i-ket) – social conventions for commu- members. nicating online. • ID10T – a code phrase for idiot; pronounced ID ten T. • Netizen (net-i-zen) – a blending of Internet and citizen, “We have an ID10T on the line.”

12 | January 2016 Issue | Volume 27 | Number 1 Your bot has eaten my Making a meatloaf cookies and left and catfish for breadcrumbs Gone phishing dinner. I’m all over. with my new defragging Got the 411 clickbait. tonight. on the dancing ? ? baloney? ? ? ?

• Kludge (klood-zuh) – a clumsy (but at least temporary reachable; SLANG: getting someone’s attention, “Ping The purpose of jargon effective) fix to a problem. Pat for me.” is to institutionalize • W ord-of-mouse – gossip or information spread online. • Radar screen – SLANG: a set of priorities or interest concepts with terms • Zen mail – an empty email message with no content. someone has, “That is not on my radar screen.” that help improve • Off the grid or Unplugged – not connected to the communication Cyber Security Terms power distribution system or the Internet; SLANG: dis- between members of • Spyware – software operating on your computer connected from the mainstream, “We can’t reach him the industry. without your knowledge that sends information to an since he went off the grid.” outsider and may take control of your computer. • Bandwidth – a range of frequencies of a radio channel; • Clickjacking – luring a person to click on a misleading SLANG: inability to handle multiple tasks, “He doesn’t hyperlink or button, launching a script which takes con- have the bandwidth to do that.” trol of their computer. • Cached out – a cache is local fast computer memory, • Phishing (fish-ing) – attempting to acquire sensitive where often requested information is stored so future information (passwords, credit card numbers, etc.) for requests can be delivered faster; SLANG: extremely malicious reasons by masquerading as a trustworthy tired or “wiped out.” entity, typically via an email message. • Defrag – optimize your hard drive by consolidating your • T yposquatting – creating a website using a domain active files and removing the deleted file space; SLANG: similar to a popular URL, resulting in their fake web enjoying some much needed rest and relaxation, page appearing when a mistyped URL is entered; a few “Taking a break to defrag.” examples: • Down time – lost productivity due to a non-operational • remove one letter: Facbook.com, Facebok.com equipment; SLANG: “Looking forward to vacation and • add an extra letter: Facebooks.com, some down time.” Faceboook.com • Multitasking – running multiple programs at the same • transpose two letters: Faecbook.com time; SLANG: people engaged in multiple tasks simul- • Malvertising – an authentic site naively pulls content taneously. from a malicious site, and this content exploits ways to • Plugged-in – connected to the power source; SLANG: install itself on your computer; “drive-by downloads.” being in the know or connected. “The politician was • Virus vs. worm – a virus requires human action to plugged-in to the needs of her constituency.” spread, while a worm can spread by itself through the network, replicating from system to system; a worm can Even text message abbreviations have entered our send a copy of itself to your email contacts, continuing everyday language. to their email contacts; these infected systems become • R&R – rest and relaxation a part of an extensive network of zombie computers • TMI – too much information known as a botnet, under the control of the worm • 411 – information telephone number; “Do you have author. the 411 on that?” • Ransomware – sent after an attack, typically delivered by email, the computer is held hostage until the user Observations and Comments pays a ransom; most often, files are encrypted, requiring Don’t be a luddite (one who opposes or fears tech- the “purchase” of a password to decrypt them; see pre- nology). Use this mini-dictionary as a translator for those vious article for more details. technical terms that are slowly making their way into the Webster Dictionary. A special thanks to Carol Andree, my Popularized Slang technical editor, for the inspiration for this article. Some computer jargon has gained such wide-spread Readers are invited to send their favorite technobabble Scan this code with usage that it has morphed to include non-computer terms that will be included in our online reference at your smart phone meanings. http://www.propertyboss.com/narpm/ and perhaps in a to access additional • Ping – a program used to determine if an IP address is future article expanding the dictionary.  resources.

January 2016 Issue | Volume 27 | Number 1 | 13 NARPM® Affiliate Members

Banking and Legacy Home Utah Chapter of NARPM® Law Offices of Heist, Renter Tools TenantCloud, LLC financial Improvements VCS, INC. Weisse & Wolk, P.A. Royal Cleaning TReXGlobal.com American IRA, LLC Liberty Management, Inc. LegalShield Runzheimer Updater IRA Innovations Liberty Rent Credit Card Menke Law Firm, APC International, Ltd. Yardi Systems Seacoast Commerce Bank Guarantee, LLC Processing Morris Schneider Wittstadt zInspector Morningstar Credit Ratings TSYS Merchant Solutions Nolo Property Management BUSINESS PRODUCTS New Empire Group Smith Knowles, P.C. Franchise Co. TENANT SCREENING AND SERVICES/Other On Sight PROS, LLC Insurance U S Collections West, Inc. Wallace Property ACRAnet ACH Processing Company On-Site DFI - DiGerolamo Family Weinberg, Wheeler, Management Group Accurate Public Records All County Colorado Springs OPTIONS Insurance Services, LLC Hudgins, Gunn & ACUTRAQ All County Property PayLease, Inc. Mobile Insurance Agency Dial, LLC SOFTWARE Alliance 2020 Management Franchise PayLease, LLC Preferred Property AbodeStory, Inc. Beacon Background Corporation PayNearMe Program, Inc. MAINTENANCE AppFolio, Inc. Screening Services, LLC All Property Management PLW & Associates Travelers 5 Second Rule BlueFolder Software, Inc. Contemporary Information Alliance Environmental Property Management Make Ready Services Buildium Corp. Group Collections INTERNET TOOLS/ All Aspects Renovations Chapps Inspector Demorati, LLC ATM Constructors, Inc. Property Matrix MARKETING Alpha Ecological eRentPayment ezLandlordForms, LLC B2R Finance Property Pal Anyone Home, Inc. ASONS Happy Inspector, Inc. Hunt.com Belfor Property Restoration PropertyManagement Apartments.com Complete Climate HERO PM Investigative Screening Black Tie Moving, Inc. Pros.com Cmobo, Inc. Control, Inc. HousingManager.com and Consulting Boyles Moak Ram Jack Systems Community Buying Group Empire Today, LLC iDashboards MOCO, Inc. Insurance Services Distribution, LLC COZY Fidelity National Home LeadSimple National Tenant American IRA, LLC Real Class, Inc. Fourandhalf.com Warranty PayYourRent Network, Inc. C. Fred Peterson Company Real Property Management Geek Real Estate Marketing FilterEasy, Inc. Pendo Rent Software NoAppFee.com Carrier Enterprise Rent Payment, Inc. Get Cru First Class Painting, Inc. PM Toolbelt Orca Information, Inc. Carrington Property Renters Legal Liability Homes.com Hy-Tech Property Services PROMAS Landlord Reliable Background Services Renters Warehouse, USA HomeTownRent.com KYS Construction, LLC Software Center Screening Centex House Leveling Rently HomeUnion Lonestar Locks Property Manager Websites Rental History Reports Certa Pro Painters of RentRange, LLC Planet Synergy, Inc. Lowe’s Pro Services PropertyBoss Solutions, LLC Renters Warehouse Northwest Florida Rents2Riches Pointwide.com MFS Supply Rent Manager RentITEZ.com, LLC Claim Solutions, LLC RentScreener Property Management, Inc. Mr. Rekey Locksmith Rentables, LLC Resident Research Complete Appliance Residential Consultants, LLC Property Pond Rentals Services Rentec Direct, LLC Resolve Partners, LLC Protection Restoration 1 of Tampa Providence Management NightTenders, Inc. RevSite.com, Inc. SARMA CPI Construction Rodda Paint Co. & Investments Orkin, Inc. ShowMojo, LLC StarPoint Screening CSE Insurance Sage Financial Logistics, LLC Refer.com Propertyware, Inc. Simple Inspector TenantReports.com, LLC Diversified Employee Scott’s Inspections, Inc. RentalSource.com Queenaire SnapInspect TVS Tenant Verification Benefit Services, LLC Sears Hometown & Outlet Rentometer, Inc. Technologies, Inc. International, Ltd. Service, Inc. DocuSign, Inc. SERVPRO of Fort Collins RentPath RECON Atlanta SYNCrew Western Reporting, Inc. Edge 2 Edge Roofing Southwest Recovery rentUSAnow.com Restorify Restoration First American Home Services (K estee Corporation) Roof Brokers, Inc. Buyers Protection TaskEasy, Inc. RentZap, LLC Roof Revivers, LLC Be sure Forte Payment Systems Texas Capital Bank Reputation 1st Servpro of Bedford Park/ Get The Lead Out, LLC The Appliance Repair Men Tenant Turner Burbank to consider Green Education Services The Mahoney Group Virtually Incredible The Kingston Group Hart and Associates DBA: Southwest Real WalkThruInspections.com The Un-Stoppers Plumbing our Affiliate Heart’s, LLC Estate Purchasing Group Zillow, Inc. Hiring Steps The Omnia Group, Inc. ZipDigz, LLC Other Members HOPE Services Hawaii, Inc. The REI Resource, LLC Arizona Association HQ Virtual U The RRD Legal services of Realtors® when looking iManageRent, Inc. Tiles in Style, LLC Aldous & Associates CSS Services, Inc. Integra Global DBA: Taza Supplies Boltz Law DoorGrow for rental Solutions Corp. Time Communications Brownlee Law Firm, PLLC Intellisys Technology, LLC KIDDE United States Liability HG Long & Associates/ Mr. Appliance of East property LandlordSource Insurance Company Fast Eviction Service Central Florida Judith B. Wolk, LLC Progress Residential services.

14 | January 2016 Issue | Volume 27 | Number 1 Dse ignations & CertificationS The power that comes with increased knowl- edge and confidence is tangible. It is what sets you apart from your competition. Professional designations and certifications from NARPM® have an impact on your company and your clients, and the results translate directly to the bottom line. Add the credibility of our profes- sional designations and certifications to your name and to your company name! NARPM® designations are earned with a com- bination of property management experience, NARPM® and industry education, and service to the association through volunteer activities. You may have taken clock-hour courses to maintain your license. Imagine the gains when the courses are specifically focused on what you do as a prop- erty manager – and are being taught by a property management professional. Take it one step further and envision networking with other experienced property managers from across the country. Earning your NARPM® designation will bring a whole new dimension to your daily tasks. ______Designees approved at the December 2015 Board of Directors meeting: MPM® Sherri Mayes, MPM® RMP® Eric Pesek, MPM® RMP®

RMP® Michael Collins, RMP® Tina Lopez, RMP® Brandon Morgan, RMP® Nichole Peterman, RMP® Alison Stokes, RMP® Danielle Taylor, RMP®

CSS® Marcie Turner, CSS® ______You don’t have to wait until Convention to submit your packet for your designations. If you’d like to be approved at a particular Board meeting, see the deadlines below.

2016 Packet Submission Deadlines:*** • To be approved at the February Board meeting, submit your packet by January 18. • To be approved at the April Board meeting, submit your packet by March 14. • To be approved at the June Board meeting, submit your packet by May 18. • To be approved at the October Board meeting at Convention, submit your packet by August 5. • To be approved at the December Board meeting, submit your packet by November 15.

***There is a new upload system available to submit your designation / certification documents. To upload your documents to the new upload system, please email [email protected].

January 2016 Issue | Volume 27 | Number 1 | 15 Potential Increase in Rent Income Minimum Wage Increase

Property managers cannot afford to sleep on the Seattle’s plan is to raise the minimum wage annually potential increase in rent income that the minimum wage until the minimum wage reaches $15.00 per hour. By increase can give their clients. the time $15.00 per hour is reached, the minimum wage According to Raise the Wage, President Obama’s cam- would have increased by nearly 26% over the next 3 to 5 paign to the raise the minimum wage, average full-time years! This averages to be a 5% guaranteed increase in the Dimitri Amor began his minimum wage worker earns $14,500.00 per year. The minimum wage over the next few years. property management data provided by the federal government suggests that The cities mentioned above and others as well, are career in manufactured raising the federal minimum wage to $10.10 per hour, or using a similar structure in implementing their minimum housing. Dimitri helped to $21,008.00 per year, assuming a 40 hour work week, wage increases. If these plans hold true, as property man- assist and eventually oper- will positively affect nearly 28 million people. The most agers, it is our responsibility to our clients to take advan- ated several mobile home directly affected by the raise are people who are unmar- tage of this by raising rents each year by an additional 1% parks in the Southern Cali- ried and without children. The second most affected are to 2%. fornia area. In 2014, Dimitri married couples without children. According to Zillow.com’s Rent Index, the average rent left the manufactured A Year of Action, a progress report from the President’s increase, in the larger markets in the country, was 4% as of housing sector and began Executive Office, chronicles the progress on raising the April 2015. As stated earlier, Seattle’s average rent went up working for JD Property minimum wage. Thus far, cities like Philadelphia, St. by 5%, as of April 2015, and its minimum wage went up Management, Inc., a profes- sional property manage- ment company established Additionally, property managers must properly survey the market in 1974, located in Costa Mesa, California. He is and adjust rents accordingly and not be afraid of raising the rents responsible for managing a little higher than what they originally would have considered. apartments and single- family homes. Louis, Louisville, Seattle, San Francisco, Los Angeles, San by 17%, as of April 2015. Based upon these percentages, Diego, and Chicago have raised their minimum wage or one can reasonably argue that the average rents could have implemented plans to raise their minimum wage to have been increased by 5.5% or even 6% due to the large a specific amount within a certain number of years. Com- jump in the minimum wage. panies, such as Walmart and McDonald’s, have already Based on this data, it is safe for property managers to given their employees raises. Walmart has even released reasonably determine that rents in smaller markets will media that tries to convey the message that they pay their steadily increase over the coming years in order to keep employees well enough to make a reasonable living. pace with the rising minimum wage and the rising rents Depending on your point of view and where you in larger markets. Property managers must take advan- reside, the raise in the minimum wage may be a detri- tage now and price their vacant units slightly higher than ment or a positive. The effects can only be truly discussed before. Additionally, property managers must properly once more time has passed and the projects turn into survey the market and adjust rents accordingly and not be concrete data. The purpose of this article is to suggest the afraid of raising the rents a little higher than what they orig- following: if the minimum wage is raised and other non- inally would have considered. Our industry has a window minimum wage jobs see increases in income, why not be of a few years to see a very real upswing of income due to more aggressive in raising the rents slightly? the steady rise of minimum wage income, as well as the Using Seattle as an example, the average monthly incremental rise of non-minimum wage workers who will rent for a 2 bedroom, 1 bathroom apartment is roughly certainly lobby for their fair share in wage increases. $2,015 as of May 2015. This is about a 5% increase from Hesitating now may mean that we end up pricing January 2015. Seattle’s minimum wage was $9.32 per ourselves too low in the market and we will be unable to hour. As of April 2015, it was raised to $11.00 per hour, keep up with rising operating costs. We may end up being an increase of almost 17%! in an even worse position once the dust settles. 

16 | January 2016 Issue | Volume 27 | Number 1 Date Nwe It’s a Location Nwe It’s a Program Nwe It’s a

Bokerwnerr /o 2016 R etreat & Trade Fair The NARPM® Broker/Owner Retreat is for Designated Brokers, Company Owners, and major decision makers. Only these Members are entitled to attend the Broker/Owner Retreat. April 11-13, 2016 • Trade Fair opens April 12 • Education April 14 The Mirage Hotel and Casino in Fabulous Las Vegas

Highlights of the Event: • Steve Murray, President of Real Trends, will discuss the trends in, and future of, Resident Real Estate and Property Management. • Harry Kelly, NAA Attorney, will discuss legal action in the Property Management Industry. • W ednesday’s event will center on Coaching and how to create balance. • There will be sessions on metrics, human resources, how to get ready for an IRS audit, and what reports you need, as a business owner. • There will be a vendor trade show Tuesday afternoon, along with a reception at the opening. You will have a chance to visit again with vendors early Wednesday morning.

Watch for details and register at www.narpmbrokerowner.org Make your hotel reservations early by calling The Mirage directly at 800-499-6311 and say you are with the NARPM® Broker/Owner Retreat or use the link at https://aws.passkey.com/event/13912075/owner/4940/home. The room rate, per night, single or double occupancy (plus tax & $29 per night resort fee), is: $109 for the nights of Sunday April 10, Monday April 11 & Thursday April 14, 2016. $125 for the nights of Tuesday April 12 & Wednesday April 13, 2016. $199 for the nights of Saturday April 9, 2016 & Friday April 15, 2016. Hotel reservation room block expires March 11, 2016.

January 2016 Issue | Volume 27 | Number 1 | 17 NARPM_May2015_centerfold_print.pdf 1 3/11/15 5:12 PM

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January 2016 Issue | Volume 27 | Number 1 | 19 R egiONAL Communications Co nNECTING the expanding NARPM® membership one region at a time

The RVP Bulletin

Happy New Year! “Write it on your heart that every south of Austin and includes New Braunfels, Seguin, San day is the best day in the year,” said Ralph Waldo Marcos and Canyon Lake. Emerson. I want to convey a huge thank you to the NARPM® is growing and maturing and so is the Cen- Central Region and all NARPM® Members for helping tral Region. Currently, we are not only seeing growth in us achieve the mighty goals of more than 1,000 in our current Chapters, but we are also seeing growth in Tracey Norris, MPM® attendance at our National Convention in Atlanta and areas where we do not currently have Chapters. There RMP®, is the Owner/Broker to all Chapters receiving Chapter Excellence. What an are some grassroots Members stirring up interest in the of Property Professionals, awesome year! Last year, I had the pleasure of visiting a following areas: Chicago, Indianapolis, Detroit, St. Louis, Inc. in New Braunfels, Texas. majority of the Central Region’s Chapters: Ft. Worth/Mid and Northwest Arkansas. If you live in or near these Tracey has a BA in Sociology Cities Chapter during the Regional Event, The Greater areas, let me know and I can put you in touch with and a minor in Business Dallas Chapter for their vendor fair, West Michigan the other interested Members and you can start your from the University of Texas. Chapter, Greater Arkansas, Houston, Austin Area, and journey to forming a Chapter! Tracey is the current Central the San Antonio Metropolitan Area (on many occasions). Congratulations to the San Antonio Metropolitan Region Vice President for This year, expect to see me in Minnesota and Kansas Area Chapter for once again earning the esteemed City for sure. Large Chapter of the Year award! A HUGE congratula- NARPM® and has also served Now, it is time to start (and keep) all of your New tions to all of the Central Chapters for receiving Chapter as the National Communica- Year’s resolutions and come out of the turkey and hol- Excellence: Ft. Worth/Mid Cities; Austin Area, Greater tions Committee Chair for iday comas and focus on our goals for 2016: All Chapter Dallas, San Antonio Metropolitan Area, Houston, West the last four years. Besides Presidents attend a National Leadership Training, and Michigan, Minnesota, Greater Kansas City and Central NARPM® and real estate, all Chapters provide at least one educational class. Arkansas. We were pleased to welcome many first-time Tracey is involved with her The January Leadership Training (for the 2016 Chapter attendees at the Convention this year. (See photo below.) local Rotary – New Braunfels Presidents and Chapter Leaders) is already set up. More If you are looking for ideas on ways to implement all Rotary Club. She spends information about the November Leadership Training the new things you learned at the Convention, I sug- her free time with her dogs, (for the 2017 Chapter Presidents and Chapter Leaders) gest finding a few other NARPM® Members and start a Kona and Darby. will be available shortly. The educational class can be a group and meet on a regular basis. I just joined a group NARPM® class or it could be a class qualified for state of Members and we call the meetings “Mastermind- licensure continuing education. The goal is to deliver Managing for Success” and get together via google to every Chapter Member an opportunity to receive hangouts and webcams. We met on the NARPM® Dis- valuable information and tools to improve their own cussion Board (formerly Listserve) and the group was business, their own lives, and to deliver that opportunity kind enough to invite me in a few months ago once close to home. Don’t forget, you need to make arrange- a Member left. We hold scheduled meetings once a ments four months in advance to hold NARPM® classes. month with preplanned topics. Each meeting has a topic The Central Region has been a busy one. We now and everyone shares their thoughts and ideas. This is an have ten Chapters and two Chapters in Formation. Our excellent way to hold yourself and others accountable region welcomes a brand new Chapter – The Central to your/their goals. The Mastermind group Members Texas Chapter. This new Chapter covers the area north are from different states and areas. I suggest keeping the of Austin to Waco and includes Killeen and Harker number of Members to less than ten, so everyone has Heights. The new Central The goal is to deliver Texas Chapter started off to every Chapter with a bang! At their first Member an opportunity official meeting, they had 52 to receive valuable people in attendance! information and tools Our two Chapters in to improve their own Formation are Texas Hill business, their own Country and Oklahoma. The lives, and to deliver Texas Hill Country Chapter that opportunity close in Formation covers the area to home. north of San Antonio and

20 | January 2016 Issue | Volume 27 | Number 1 Northwest: Kellie Tollifson, MPM® RMP® Alaska, Washington, Oregon, Idaho, Montana, ® Wyoming. nARPM Regional Map

CENTRAL: North Dakota, South Dakota, Nebraska, ATLANTIC: Maine, New Hampshire, Vermont, ® ® AK Pacific: Keith Becker, MPM RMP Minnesota, Iowa, Wisconsin, Illinois, Michigan, Massachusetts, Rhode Island, Connecticut, Indiana, Kansas, Oklahoma, Texas, Missouri, New York, Pennsylvania, New Jersey, Delaware, California. Arkansas, Louisiana Maryland, Washington DC, Ohio, Virginia, West Virginia, Kentucky, Tennessee, North Carolina ® ® Pacific Islands: Keith Becker, MPM RMP NORTHWEST: Alaska, WA Washington, Oregon, NH ME Hawaii. Idaho, Montana, VT Wyoming MT ND MN OR Southwest: Mike Mumford, MPM® RMP® MA WI NY Nevada, Utah, Arizona, Colorado, New Mexico. ID SD RI WY MI CT PA NJ ® ® IA Central: Tracey Norris, MPM RMP NV NE OH IN DE North Dakota, South Dakota, Nebraska, Minnesota, UT IL CO CA WV VA MD Iowa, Wisconsin, Illinois, Michigan, Indiana, Kansas, KS MO PACIFIC: California KY Oklahoma, Texas, Missouri, Arkansas, Louisiana. NC TN AZ OK Atlantic: Traci Lewis VanCamp, MPM® RMP® NM AR SC Maine, New Hampshire, Vermont, Massachusetts, MS AL GA SOUTHEAST: South Carolina, Rhode Island, Connecticut, New York, Pennsylvania, PACIFIC ISLANDS: Georgia, Florida, Alabama, Hawaii TX Mississippi New Jersey, Delaware, Maryland, Washington SOUTHWEST: LA DC, Virginia, North Carolina, Ohio, West Virginia, Nevada, Utah, HI Arizona, Colorado, FL Kentucky, Tennessee. New Mexico

Southeast: Eric Wetherington, MPM® RMP® South Carolina, Georgia, Florida, Alabama, 2015 Mississippi. 2016

time to share their thoughts and ideas. See you in Texas in February for the Texas State Event and then in Las Vegas in April for the Broker/Owner Retreat! I leave you with this thought attributed to Benjamin Franklin, “Tell me and I forget. Teach me and I remember. Involve me and I learn.” 

In Memory of Deanna Blanton

On behalf of the Members of the Sacramento Chapter of NARPM®, it is with great sadness that we announce the passing of our colleague, Deanna Blanton. Deanna was the Vice President and Director of Marketing for Sacramento Delta where she worked for the past 20 years. She was very active in the Sacramento Chapter, having been a NARPM® Member since 1993. Deanna served on the Board of Directors for several years, including being the Chapter President in 2008. She was a classy woman who had a heart of gold and a good sense of humor. Once when a colleague from another company had not made reservations for the sold-out California State Conference, but decided to go at the last minute, she shared her hotel room with them. They were not good friends, but knew each other through the Chapter. Yet she was willing to help out… the very nature of NARPM®. She will be greatly missed.

January 2016 Issue | Volume 27 | Number 1 | 21 L egiSLATIVE Scoop K eEPING our Members current on the newest industry laws and policies nationwide

Where We’ve Been and Where We’re Going

What a fantastic year 2015 was in the evolution of we give up, but we will be redirecting our efforts to the your Governmental Affairs Committee! Let us begin state level, working closely with North Carolina Repre- with an overview of the achievements we made last sentative John Bradford, MPM® RMP®, who successfully year. First, and probably the biggest, we kicked off the produced a bill that was passed in North Carolina. We Scott Abernathy, MPM® NARPM® Political Action Committee (NARPM® PAC). will look at getting a version of that out to the Chapters RMP®, is a property man- We expended a lot of effort in fundraising and you, real- to present to their state representatives. ager for Reliant Realty, LLC, located outside of Nashville, izing the PAC’s importance to our industry, responded After listening to many of you at the National Conven- ® Tennessee. He has been in a huge way. In its first year NARPM PAC raised over tion, we found that one of the largest problems you are renting homes since 1989 $100,000, with 45 major investors (investors of $1,000 facing is tenants abusing the right to have a comfort/ while he was still serving in or more) and 1,817 Charter Members! If you invested emotional support animal, claiming a disability where the United States Air Force. last year, I thank you very much and ask that you do so none really exists. On our next Day on the Hill, this will He graduated from Middle again in 2016. be a chief issue for us, not only to actually define what a Tennessee State University Second, we ascended on Congress in Washington comfort/emotional support animal is, but to have a pro- with an Aerospace Degree DC, with our Day on the Hill. While there, we met cedure in place to certify the actual need for the animal. and a minor in Real Estate. While in college, he got his with the staff of several congressmen and senators, Hopefully, we can get an audience with the Department real estate license and began pushing our industry issues, primarily the lack of a Pro- of Housing and Urban Development (HUD) to discuss his career. He insists he has tecting Tenants at Foreclosure Act (PTFA). Most of the this as well. received much better educa- representatives had no idea that the previous Act had Another issue we are seeing sweep across the country tion through NARPM®. Scott sunset, which means that the Act was repealed, and is “source of income” being a protected class within has served on the NARPM® the requirements under the Act were terminated on the fair housing laws of some municipalities. This could Governmental Affairs Com- December 31, 2014. The representatives we spoke with force some landlords and property managers to accept mittee, as well as the Gov- expressed their concern about this matter. Section 8 housing vouchers, even if they do not want to ernment Affairs Committee for his local Association of As long as we were in DC anyway, we met, person- participate in the program. Realtors®. He is now the to-person, with representatives of the Environmental A big project for us this year will be drawing up plans National NARPM® Govern- Protection Agency (EPA), the Multi-Family Housing on ways to use the funds you raised for NARPM® PAC, mental Affairs Chair. Council and the National Apartment Association. Some and then to distribute it to candidates that support our meetings went better than others, but all helped to issues. A Sub-committee has already been assigned to strengthen our relationships with these agencies and develop the distribution policy and that should be in trade associations. place by early 2016, just in time for the fall elections. Finally, along with five other national trade associa- We will also continue working with the regulatory tions, we composed an amicus brief which was read agencies this year. For example, the EPA will be rolling in front of the United States Supreme Court. Our out their Home Star program to voluntarily certify position was in defense of the Texas Department of housing energy efficiency. We will be reviewing the Housing in a fair housing disparate impact case. The standards to determine if NARPM® wishes to publically ruling was a mixed bag with no real clear answers, but endorse Home Star. being able to present our position was a huge step for As you can see, we have a lot on our plate for 2016. our organization . There are dozens of other things that will be undertaken There were lots of other events each day in which by the Governmental Affairs Committee, some small, the hard-working Committee Members were involved. some momentous. Inevitably, there will be intense I thank each of you for your service. I offer a special healthy discussions that will help us move forward. We thanks to our Governmental Affairs Director, Gordon welcome your input on these and any other issues. We expended a Dixon, who has worked tirelessly, keeping all of these None of this would be possible without the hard- lot of effort in agendas moving forward. Without him, none of what working Committee Members that do such a good job. fundraising and you, we accomplished last year would have been possible. Now I challenge you, the Member, to get involved. The realizing the PAC’s Enough about the past, what are we going to do year 2016 is an election year. Pitch in, to assist a candi- importance to our next? Answer: we will build on what we have learned date in your state that will help our industry. One more industry, responded last year. One of those lessons is that Congress has very challenge; invest 10% more than you did last year to the in a huge way. little interest in a permanent PTFA. That does not mean NARPM® PAC. 

22 | January 2016 Issue | Volume 27 | Number 1 Invest in the NARPM® PAC  Because apathy in not a choice! Making a personal contribution to the NARPM® PAC is an investment in your future. By making a voluntary contribution, you take an ACTIVE role in supporting candidates that protect the property management industry and help keep more money in your pocket.  If you don’t take an active role, someone else will. Letting someone else make the decisions is not a smart decision for your business. If you have contributed in the past, thank you and we look forward to your continued support. If you have not made a voluntary contribution, please go to the link below to learn more about the NARPM® PAC.

To learn more about the NARPM® PAC and to download your pledge card and make a contribution, please visit http://www.narpm.org/legislative/issues/learn-narpm-pac/

January 2016 Issue | Volume 27 | Number 1 | 23 24 | January 2016 Issue | Volume 27 | Number 1 Dsi e gnATION Classes Dm e onSTRATE that you have expert knowledge about residential property management

DATE Location CLASS INSTRUCTOR Interested in 01/15/2016 Tigard, OR Ethics Marc Banner, MPM® RMP® Sponsoring? 02/09/2016 San Diego, CA Personnel Procedures Essentials Vickie Gaskill, MPM® RMP® Opportunities are 02/09/2016 San Diego, CA Developing Rewarding Peter Meer, MPM® RMP® available to Chapters Owner Relationships that would like to 02/10/2016 San Diego, CA Personnel Procedures Advanced Vickie Gaskill, MPM® RMP® further educate 02/10/2016 San Diego, CA Office Operations - their Members Hiring Your First Assistant Bev Perina, MPM® RMP® and increase their 02/10/2016 San Diego, CA Ethics Melissa Prandi, MPM® RMP® Chapter funds. 03/15/2016 Colorado Springs, CO Intro to Maintenance Dave Holt, MPM® RMP® However, it takes 03/17/2016 Frederick, MD Essentials of Risk Management Michael McCreary, MPM® RMP® time to plan a class 03/22/2016 Chesapeake, VA Intro to Maintenance Kit Garren, MPM® RMP® so give your Chapter 03/24/2016 Malvern, PA Ethics Traci Lewis VanCamp, MPM® RMP® five to six month’s 04/14/2016 Las Vegas, NV Risk Management Advanced Dave Holt, MPM® RMP® lead time if you wish ® ® to sponsor. 04/14/2016 Las Vegas, NV Operating a Maintenance Company Kit Garren, MPM RMP Full listing of courses for 2016 can be found at http://www.narpm.org/education/course-schedule/

Online Designation Courses are now available through 1. Mail form below to 2. Fax your form with 3. Online registration OMG Distance Learning. For information and/or to NARPM®, 638 Inde- credit card payment is also available enroll visit www.narpm.org/education. pendence Parkway, to 866-466-2776. through Internet Suite 100, Chesa- Please do not mail Member Services at peake, VA 23320. the original. www.narpm.org. Fees (subject to change) ⑥hour Course Early Registration* Registration Name ______Member $195 $250 Company ______Non-member $295 $350 Retake $75 $150 Address ______RMP®/MPM® $100 $150 Candidate $180 $250 City/ST/Zip ______⑥hour Early Registration* Registration Phone ______Fax ______NARPM® 101 Member $99 $99 Email ______Non-member $99 $99 Retake $99 $99 Register for Classes RMP®/MPM® $99 $99 Candidate $99 $99 Name of Class Class Date Cost ③hour Ethics ______$ ______Member $45 $45 ______$ ______Non-member $95 $95 ______$ ______*To receive the early registration price, payment must be postmarked, faxed or emailed 30 days prior to the class. Total $ ______Method of Payment Course Information • Course flyers containing additional information may be o I have enclosed a check for $ ______Check # ______downloaded from www.narpm.org/education/schedules.html. • All materials will be given to students on the day of the class. o Please charge my credit card in the amount of $ ______• Attendees required to make their individual hotel reservations. o Visa o MasterCard o Discover o American Express Ct ancella ion Policy Cancellations must be received in writing. If cancellation notice is Name of Cardholder ______received at least 30 days prior to the class, a full refund will be issued less a $25 processing fee. If cancellation notice is received less than 30 days before the class, a 50% refund will be issued. No refunds will Signature ______® be made on the day of the class; however, the registration fee can be I authorize NARPM to charge my credit card. applied to a later class with a $25 transfer fee. All information below this line will be shredded If NARPM® cancels the course because minimum registrations have not been met or for any other reason, then tuition paid will be fully Card Number ______Exp. Date ______Sec. Code ______refundable. All courses are subject to cancellation by NARPM®.

January 2016 Issue | Volume 27 | Number 1 | 25 Cterhap Spotlight Sh eDDING some light on the excellent NARPM® ChaPTERS across the united states

San Antonio Metropolitan

The San Antonio Metropolitan Area Chapter 189 strong and currently holds 27 RMP® designa- (SAMAC) of the National Association of Residen- tions (Residential Management Professional), 11 tial Property Managers (NARPM®) announces its MPM® designations (Master Property Manager), 4 achievement awards of Chapter Excellence and CSS® certifications (Certified Support Specialist), Gregg A. Birdy, RMP®, National Large Chapter of the Year for 2015. The 1 CMC certification (Certified Maintenance Coor- is the Director of Business Chapter successfully met and exceeded its goals for dinator), with 4 property management companies Operations with Birdy 2015. SAMAC continues to exemplify the NARPM® holding the CRMC® designation (Certified Residen- Properties, CRMC® in San organization’s ideals nationwide by their profession- tial Management Company). Several Members of Antonio, Texas. He has been alism, ethics, education, and standard of excellence SAMAC are also members of the San Antonio Board a NARPM® Member for six in the industry of property management. of REALTORS® Property Management Committee, as years and joined the San The SAMAC Leaders and Members far exceed the well as the Texas Association of REALTORS® Property Antonio Metro Chapter at criteria set forth for Chapter Excellence and consis- Management Committee. The Chapter is also highly the same time. Gregg serves tently go above and beyond the NARPM® National involved in NARPM® National, with three of our as the Chapter President expectations annually. The Chapter continues to Members holding Board positions on our National for 2015 & 2016. Gregg focus on its vision: “To be the most influential Board of Directors and one National Past President. works with his entire family, Chapter of NARPM®.” They have achieved Chapter One of the things that continues to be impressive including his beautiful wife, Excellence every year since 2008. Their track about SAMAC is that Members do not regard each Lorena, and they have two record is impeccable as they were awarded the title other as competitors in property management. They children, Luis Antonio and Chapter of the Year for 2009, 2011, 2013 and 2015. share stories, tenant issues, marketing ideas, office Sofia Penelope. The Chapter of the Year award is never given to the procedures, policies and almost everything legal for The Chapter continues to focus on its vision “To be the most influential Chapter of NARPM®.”

same Chapter for two consecutive years. SAMAC is discussion related to property management. Chapter the first Chapter to ever win this award four times. Leaders also help the new Chapters in Formation The San Antonio Metropolitan Area Chapter of (CIF) get started in many areas of Texas. The Central NARPM® was founded in 1995 under the direction Texas Chapter just went from CIF to full Chapter. of Charlotte Vaught and a few eager property man- Others are coming soon to formation. agers. Their mission statement is “To support and SAMAC meets the third Wednesday of every grow professional innovative leaders in the residen- other month, starting in January, for their regular tial property management industry, who are consis- scheduled meetings and has a social event on the off tently focused on integrity, education, networking, months. The meeting place is the Norris Conference and goodwill.” Through the years, education classes Centers on Blanco Road & Interstate 410 in San about property code, maintenance, risk manage- Antonio from 10:00 AM to 1:00 PM. They always ment, insurance, eviction processes, city ordinances, have an informative or educational meeting perti- service and emotional companion animals, and nent to property management. They recently hosted other pertinent subjects have been at the forefront a special event, featuring Darren Hunter, a premier of this group on a regular basis. The legislature and property manager from Australia, who spoke to our the laws are ever changing for property management group. NARPM® Members from all over the country and NARPM® is on top of their game when these attended the event. As the 2016 Chapter President, changes take place. I am looking forward to continuing to make San The San Antonio Chapter has a membership of Antonio the most influential Chapter in NARPM®. 

26 | January 2016 Issue | Volume 27 | Number 1 s2 enesi RDI G YA RDI Genesis2™ YA You wear every hat. Now your software can, too.

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To learn more, call 800.866.1144 or visit www.yardi.com/genesis2. January 2016 Issue | Volume 27 | Number 1 | 27 M embeRSHIP Growth A warm welcome to all the new Members who joined from November 1 - November 30, 2015

P rOFESSional & Christopher M. Mott Dave Kinkade Georgia Minnesota Associate Members Carrington Property Home Locators Christine Vandegriend David Krull Services, Inc. Lutz, FL Better Homes GA RW Realty Alabama Anaheim, CA 813-908-8555 Properties, LLC Bloomington, MN Matthew G. Blackwell 949-517-6759 Roswell, GA 651-246-4250 AHI Properties- Andre Leclair 404-242-0083 Mobile Branch Kari Negri Andre Leclair Mobile, AL Sky Properties, Inc. Properties, LLC Missouri 251-343-6009 Los Angeles, CA Sarasota, FL Idaho Laura Hawley 323-882-6606 941-346-6059 Kristen Curtis Real Estate Phillip R. Moore First Rate Property Opportunities, LLC AHI Properties- Jill Lyons Management, Inc., Springfield, MO Mobile Branch colorado Relax Realty Group, LLC CRMC® 417-833-8799 Mobile, AL Sabrina Calnan Sarasota, FL Boise, ID 251-343-6009 Select Property Services 941-724-0625 208-321-1900 Nick S. Pantaleo Denver, CO Capital Investment 303-222-2116 Gina Miles Realty, LLC Arizona Florida Executive Realty Illinois Jefferson City, MO Ada C. Lewin Jeremy Combs Brandon, FL John P. Letts 573-263-0957 A1 Property COMBS Property 813-623-2800 Letts Property Management, LLC Management Management Prescott, AZ Colorado Springs, CO Andrea S. Muzzy Downers Grove, IL Nevada 928-776-0337 719-297-4001 All County Polk 630-915-8051 Donna M. Harkins Property Management Mountain West Realty Rachel Nally Lakeland, FL Reno, NV West USA Realty District of Columbia 863-510-5965 Indiana 775-856-2300 Scottsdale, AZ Sam LeBlanc George V. Brown 602-826-5225 Crescent Property Catherine Perry Fort Wayne Property Austin C. Mattson II Management, LLC Collins Realty Services Management Pros Orange Realty Group Lisa Olson Washington, DC Orange Park, FL Fort Wayne, IN Las Vegas, NV Keller Williams Realty 202-505-5454 904-830-4400 260-702-3636 702-617-0000 Professsional Partners Phoenix, AZ Craig Phillips Mark B. Dolfini 602-920-7007 Florida SunnySRQ June Palms Property North Carolina Katrina J. Anarumo Properties, LLC Management Hoi N. Chan Ralph Schnelle Rent A Florida Home Sarasota, FL Lafayette, IN Cary-Raleigh Realty, Inc. Southwestern Realty Davenport, FL 941-544-4005 765-714-1716 Cary, NC Sahuarita, AZ 863-232-6262 919-651-0544 520-940-0614 William J. Santamaria Daniel A. Baber Allison James Estates Maryland Halah K. Ladson Baber Realty, LLC & Homes Tawanda P. Lightbourn Queen City Management California Naples, FL Sarasota, FL Lightbourn Property Serivces, LLC Dolores E. Ceniza 239-244-8898 941-923-9999 Management, LLC Charlotte, NC KAPLAN LIM AND Upper Marlboro, MD 631-241-6209 CENIZA Milton A. De La Cruz Karen Schwartz 301-233-8838 Los Angeles, CA Lakeland Homes & Prime Residential Kay Smith 213-388-0400 Realty, LLC Brokers, Inc. Richard Neville City Real Estate, LLC Lakeland, FL Sarasota, FL Innovative Properties, Inc. Asheville, NC Patty Manzi 863-248-7260 941-373-1305 Annapolis, MD 828-210-2222 Action 1 Property 410-268-8400 Management Daniel A. Henderson Perla Whitaker Stephen M. Votino, Jr. Pleasanton, CA Real Property Management Jennette Properties, Inc. Century21 Triangle Group 925-884-3844 Diversified Bradenton, FL Raleigh, NC Ocala, FL 941-792-6900 919-720-4217 352-854-2221

28 | January 2016 Issue | Volume 27 | Number 1 Oregon Michael Linnemann Washington Washington Jacqueline Morris Chelsea L. Mays Linnemann Realty Gael Goodwin Mike, O’Neil Professional Property Mirror Property Killeen, TX Foundry Living Real Estate Geek Real Estate Services Management Co. 254-628-9272 Seattle, WA Marketing Myersville, MD Portland, OR 206-285-6400 Seattle, WA 301-293-3635 503-999-7757 Rhonda Patterson 206-745-4438 Keyrenter Property Dan Harrison Kimberly D. Management the Watson Management Minnesota Salvesen-Pauly Woodlands Company, Inc. Shannon Medina Windermere Property Plantersville, TX Spokane, WA support staff 33rd Company, Inc., Management Columbia 281-972-5000 509-325-2127 Members CRMC® River Gorge, LLC Woodbury, MN The Dalles, OR Kevin Phelps John Newsome Arizona 651-777-5500 541-386-7368 Phelps Properties Rental Properties NW Kristin Fisher Austin, TX Everett, WA RAM Enterprises 512-825-8393 425-355-0570 Prescott, AZ Texas Texas 928-778-5181 Becky Griffon Franklin Adams Deborah G. Sherman Linnemann Realty Happy Homes Remarkable Property Killeen, TX Investments, LLC Management Affiliate Members California 254-628-9272 Killeen, TX Murphy, TX Dana Clair 254-535-5615 469-916-1222 Arizona Carmel Realty Company Jeff Hudson Mark Stanley Property Management ONEprop, Inc. Brandy L. Anderson Tammy Windom Property Management Carmel, CA Plano, TX Cummins House to JLA Real Estate Collections 831-622-1000 214-432-1975 Home, LLC Houston, TX Phoenix, AZ New Braunfels, TX 713-474-0421 602-938-1300 Bradd Stever 830-237-9987 Hawaii Linnemann Realty Faye Ichimasa Killeen, TX Craig Brown Utah Georgia Property Profiles, Inc. 254-628-9272 JWC Property Manager Kayla Callahan Mark Lackey Aiea, HI Killeen, TX Superior Property The REI Resource, LLC 808-487-9500 Justin Wilson 254-526-5117 Rentals.com Peachtree Corners, GA ONEprop, Inc. St. George, UT 404-886-8789 Plano, TX Allen Cloud 435-673-9865 Maryland 214-432-1975 Cloud Real Estate Patti Hardy Killeen, TX North Carolina Property Management 254-690-3311 Virginia Sean McKay People, Inc., CRMC® Virginia Amy Fries American IRA, LLC Frederick, MD Jordan Penn Vriginia Cloud Keffer Realty, Inc. Asheville, NC 301-694-6900 Real Property Cloud Real Estate Chesapeake, VA 828-257-4949 Management Hampton Killeen, TX 757-647-2687 Roads 254-690-3311 Virginia Beach, VA Mohammad A. Hashem I’m going to Hawaii 757-395-4274 Tom Cummins Flat Fee Landlord, LLC for the 2016 National Cummins House to Vienna, VA Convention. Are you? Home, LLC 703-326-9414 New Braunfels, TX 830-237-9987 Crystal Padgett Padgett Properties, LLC Nichole Goforth Midlothian, VA EG Realty 804-836-8859 Austin, TX 512-577-1247

Lori Harpole Shine Residential Management Harker Heights, TX 254-690-7484

January 2016 Issue | Volume 27 | Number 1 | 29 Mommy… What is a Property Manager?

While driving home the other day, my sweet and Then we realize we are on a tightrope, sitting on a question-filled six-year-old asked me this very question. three-legged stool while juggling. Now we get the fun of “Well, Vivienne, I am a Property Manager.” “Duh Mom, payroll, job descriptions, employees, and the list can go but what do you do all day?” with a smile on her face. It on and on. By the time a problem gets to us, it is a ball got me to thinking, what is the definition of a property of fire headed toward our face as we sit on our tight- Cortney Gill was born and manager? – Not just the Merriam-Webster Dictionary rope. No one is happy and we get the task of hearing all raised in San Antonio, and version or the text book real estate version. By the way, the screams and then trying to make everyone happy, she is no stranger to real Webster should put a photo of a person who is on fire, which rarely happens. We get to be the copy repair estate. Her parents have while riding a bike that is on fire, peddling toward a person, the phone system operator and, of course, the owned a real estate com- house on fire, to accurately depict what we, as property IT department. pany since the late 1980s. managers, are. As a property manager, no matter our size, we After a short career in gen- For those property managers who manage a small become a therapist for the owner, who wasn’t sure how eral real estate, she decided portfolio, the average day could start with 100+ emails or why they became a landlord (and grumpily they have to work in residential lending and several voicemails that came in overnight (if they to deal with their ex because their house didn’t sell), a for a decade. In 2007, she slept through the emergency line ringing at 2 AM), repair person (the tenant doesn’t understand why you got back into general real only to find out GJ Joe caused the toilet to overflow. can’t fix their air conditioning in July on a Sunday when estate and found her niche As a property manager, we sit on a three-legged stool it is only 106 degrees outside), and a master negotiator in property management. of responsibility. On the financial side, we handle the (after all the difference between what the owner wants In 2009, she opened and bookkeeping, the debt collection, and the “heartless” in rent and what the tenant wants to pay is always less established GSG Property person who evicts a family from their home, despite than $5, right?). The best part of being a property man- Management. GSG Property their unpaid rent. On the marketing leg, we have to turn ager is that no two days are the same, no two properties Management now manages a dump into a jewel, forgetting the fact the owner hasn’t are the same, and we are always learning. Property about 300 single-family and updated the carpet since 1967. We spin the “green codes change, the market shifts, and our portfolio of multi-family homes in and around the San Antonio area. Cortney and her team We are a people who never stop showing up, we never are dedicated to working stop trying, and we are a community. Our community is one by referral and serving their ® clients’ property manage- of which to be proud. We are known as NARPM . ment needs. As mom to two beautiful girls, Vivienne and Gabriella, her spare time is shag” carpet as back in style. Yes, just as in style as the doors is rarely the same from month to month. We get filled being with them and bell bottoms we wear because we don’t get paid enough to continuously work on our business skills, learning serving on the Board of to buy new slacks. So, we recycle clothes, and hey, they ways to make our lives a little less stressful. Directors for San Antonio are easy to roll up when you have to walk in the back- So what really is a property manager? I would love Respite Care. yard of standing water, right? Last but not least, we are to define it and put it in a pretty box with a fabulous masters at using logic when logic has left the conversa- bow on it. The reality is, we are a little bit of everything. tion. We are hired to enforce a lease, operate without What I do know is how NOT to define us. We are not emotion, and represent our owners to the best of our what kids say they want to grow up to be. We are not ability. Ultimately, we then sit on our three-legged stool what our kids want to have us be at career day. We are and juggle. Juggle repairs, HOAs, and don’t forget about not folks who sleep in (heck who sleeps in property increasing the portfolio. At the end of the day, a ball gets management). We are not just Realtors®, and we dropped or a leg breaks, so we pick up the ball or put are not people who don’t give all we have to our busi- glue on the leg of the stool. The sun rises again, another ness and industry. Even Webster can’t define us. We are repair disaster takes place, and we start it all over again. a people who never stop showing up, we never stop Some property managers get the pleasure of a team trying, and we are a community. Our community is one and manage a large portfolio. Sounds glamorous, right? of which to be proud. We are known as NARPM®. 

30 | January 2016 Issue | Volume 27 | Number 1 January 2016 Issue | Volume 27 | Number 1 | 31 Can I Deduct My Suit or Dress? The Cost of Looking Good

I have to wear nice suits when I meet with my Usually, the IRS prevails in disputes over deductions clients. The sharper I look, it seems the more confi- for business suits and dresses, because they are obvi- dence they have in my ability. It’s funny. I can actually ously appropriate away from work. Here are two cases be a total bozo, but if I wear a tailored, high-priced that went to tax court and the outcomes, in case you Richard Hart, EA, suit and sharp shoes, then anything I say has to be want to roll the dice: CAA, earned a Degree in true. (Just like you can’t put anything on the internet In a 1986 case, nationally ranked Chicago tennis Accounting and has since that isn’t true.) pro Cecil Mella lost a match with the IRS over busi- acquired experience putting So, being that I have to have a high-priced wardrobe ness write-offs for tennis clothes. Cecil worked for two his knowledge to work in the for my line of work, I should be able to deduct this on private tennis clubs, both of which barred players, construction, manufacturing, my income tax return correct? No. The IRS does not including instructors, from playing on the courts unless service, restaurant, banking, allow this. Here is the exact IRS ruling: they wore proper attire. He deducted such items as and real estate industries You can deduct the cost and upkeep of work clothes warm-up jackets and pants; shirts with a collar; shorts for more than 13 years. if the following two requirements are met. that were brief to give maximum freedom of move- In 2006, Richard opened • You must wear them as a condition of your ment and had pockets for tennis balls; and shoes, each his own practice, Hart & employment. pair of which lasted only two or three weeks and were Associates Tax Consulting • The clothes are not suitable for everyday wear. designed, according to Cecil, to decrease the chances and Preparation Services, to It is not enough that you wear distinctive clothing. of injuries. specialize in tax accounting The clothing must be specifically required by your Cecil said he wore the items only when playing and has earned the creden- employer. Nor is it enough that you do not, in fact, or teaching. But the Tax Court noted: “It is relatively tials of Enrolled Agent and wear your work clothes away from work. The clothing commonplace for Americans in all walks of life to Certified Acceptance Agent with the Internal Revenue Service. Hart & Associates It is not enough that you wear distinctive clothing. The now has offices in Las Vegas, clothing must be specifically required by your employer. Nevada, Manhattan, New York, and Beverly Hills, Cali- fornia. Richard has effectively must not be suitable for taking the place of your regular wear warm-up clothes, shirts and shoes of the type helped hundreds of clients clothing. purchased by the defendant while engaged in a wide to successfully navigate US Examples of workers who may be able to deduct the variety of casual or athletic activities.” As for the shoes’ tax law and preserve their cost and upkeep of work clothes are: delivery workers, safety functions, the court characterized his statements wealth. Hart & Associates is firefighters, health care workers, law enforcement offi- as “uncorroborated and vague.” Decision: No deduc- a NARPM® Affiliate Member. cers, letter carriers, professional athletes, and transpor- tions for expenses that weren’t ordinary and necessary. tation workers (air, rail, bus, etc.). In a 1979 decision, the tax court also threw out Musicians and entertainers can deduct the cost of deductions for suits bought by Edward J. Kosmal, a Los theatrical clothing and accessories that are not suitable Angeles deputy district attorney who planned to leave for everyday wear. government service. Ed decided that the right way However, work clothing consisting of white cap, to impress his future employers and colleagues was white shirt or white jacket, white bib overalls, and to upgrade his wardrobe to the standards of a “big- standard work shoes, which a painter is required by his time Beverly Hills personal injury attorney.” The court union to wear on the job, is not distinctive in character denied the deductions because, unquestionably, the or in the nature of a uniform. Similarly, the costs of clothes were fitting for ordinary wear. buying and maintaining blue work clothes worn by a So, the bottom line is that you can spend as much welder at the request of a foreman are not deductible. money to look as fashionable as you need to, but don’t Therefore, my suits, as needed and required for my try to deduct it on your business or personal return, profession, are not deductible. unless you want an audit. 

32 | January 2016 Issue | Volume 27 | Number 1 Lease Faster with

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January 2016 Issue | Volume 27 | Number 1 | 33

Rently NARPM Ad 1.indd 1 12/9/15 9:39 AM rmInspectionAd_2015_c3.pdf 1 2/13/15 2:19 PM

New Member recruitment Program E aRN rewards and achieve NEW Member recruiter status for referring new NARPM® bersMem

Who better to spread the word of the benefits of NARPM® than its 1. Contact NARPM® National for membership application brochures. Members? To achieve New Member Recruiter status, you must Upon request, National can mail the application directly to the refer five new Members within one year. You will then receive an prospective Member. award certificate and a $200 NARPM® credit that can be used toward 2. The 12-month period to obtain five new Members starts the day your annual dues, upcoming events, education classes, and more! You the first application is processed. can earn multiple award certificates in a 12-month period, so be sure 3. When the fifth application is received, an award certificate will be you continue referring new Members, even after you have achieved issued and dated. A $200 NARPM® credit will also be issued. New Member Recruiter status. 2015 new Member recruiters (as of November 30, 2015) Shelley Alterman Mike Collins Kevin Martin, RMP® Dawn Ostovich, RMP® Paul Arrington, MPM® RMP® Scott Glascock Sherri Mayes, RMP® Charles Riska, RMP® Liz Cleyman Lori Hendrix Maria Napolitano, RMP® Dan Wilhelm, MPM® RMP® Stephen Foster, MPM® RMP® Alan Lam, R RMP® Pete Neubig Dusty Woodstock, R RMP® Glenn Lehman

October 16 - November 30, 2015 Referring Member New Member Referring Member New Member Referring Member New Member James Alderson, MPM® RMP® Daniel A. Baber Patrick Emrich Kristina M. Knutson Sherri Mayes, RMP® LaRue HambrickC ® ® ® Paul Arrington, MPM RMP Matt Bailey Brian England Janet McSpadden Sherri Mayes, RMP Jennifer KavanaughM Paul Arrington, MPM® RMP® Joanne Bello Matt Fonk Kaitlyn Stanley Kelly Miller Amy Fries Y Paul Arrington, MPM® RMP® Ashley Carlisle Lisa Fore Marie Jebavy Daniel Mills Armando Estrada ® ® Paul Arrington, MPM RMP Melanie Cona Lisa Fore Jessi Jebavy Leslie Mironuck Kelsey RochefortCM Paul Arrington, MPM® RMP® Christina M. Dubose Marie Gabriel Chantel A. Born Karen Morris Richard Neville MY Paul Arrington, MPM® RMP® Daniel Henzler Marie Gabriel Martha Chrisman Mike Nelson, MPM® RMP® Mark B. Dolfini Paul Arrington, MPM® RMP® Keith A. Houtz Derrick Gainey Gregory Polk Tracey Norris, MPM® RMP® Brandy L. AndersonCY ® ® ® ® ® Paul Arrington, MPM RMP Carole Jackson Robert Gilstrap, RMP Lotfi Housni Tracey Norris, MPM RMP Tom Cummins CMY Paul Arrington, MPM® RMP® Cathy Kennelly Ruby Gonzalez Cherise Gonzalez Mel Pasley Brian Thornton Paul Arrington, MPM® RMP® Kevin Kennelly David Harper Yasmin Daugajre Neuiel Travis Register Rhonda Leahy K Paul Arrington, MPM® RMP® Dave Kinkade Harry Heist Patricia Calkins Neuiel Travis Register Nicole Pitts Paul Arrington, MPM® RMP® Ralph Lozada Darlene Higa, MPM® RMP® Faye Ichimasa Neuiel Travis Register Shannon Porter Paul Arrington, MPM® RMP® Gina Miles Jeff Hockett Michael Carsey Cameron Riegel Patty Manzi Paul Arrington, MPM® RMP® Bruce Porter Jeff Hockett Lisa Olson Cindy Ripley Jim Dutton Paul Arrington, MPM® RMP® Kelly Puttonen Jesus Johnson Linda M. Gil Terri Romere Cathy Douglas Paul Arrington, MPM® RMP® Kathy Rieger ShawnJohnson Robbie Donald Kate Roth Amanda McLean Paul Arrington, MPM® RMP® Sheryl Sallimo Kris Katoa-Johnson Christopher M. Mott Daniel Rothrock Nicole Anderson Paul Arrington, MPM® RMP® Patrick Skidmore Erika Kettler Kandi Autry Jennifer Ruelens Chelsea L. Mays Paul Arrington, MPM® RMP® Diane Smith Erika Lamb Donna M. Harkins Vicki Sims Matthew G. Blackwell Paul Arrington, MPM® RMP® Christine Spooner Sam Lewin Ada C. Lewin Russell Skidmore Mary Olson Paul Arrington, MPM® RMP® Susan Wilson Kevin Martin, RMP® Paul Deibert Russell Skidmore Lynn Kirk Paul Arrington, MPM® RMP® Kinga Zabinska-Sick Kevin Martin, RMP® Nikki Hightower Ramer Spurr Kari Negri Suzanne Athey Deborah G. Sherman Kevin Martin, RMP® Jeff Hudson Ronnah Stabenow, RMP® Daniela A. Egil Cris Bell Jordan Penn Kevin Martin, RMP® Scott Kalnasy Richard Taylor George V. Brown Brad Coen Karen S. Erfman Kevin Martin, RMP® Joseph Wilkinson Rose Thomas, MPM® RMP® Patti Hardy Michael Collins Catherine Perry Kevin Martin, RMP® Justin Wilson Kellie Tollifson, MPM® RMP® Jonathan Oh Shannon Cornell Milton A. De La Cruz Ryan Marvin David Krull Cindy Van Mater, MPM® RMP® Jacqueline Morris Tim Davis Andrea S. Muzzy Suzanne Maurer Kimberly Salvesen-Pauly Phyllis Whitley Vicky Held Greg Doering, MPM® RMP® Terri Romere Sherri Mayes, RMP® Victoria Bourg Dorothy Zarelli, MPM® RMP® Alberto Dominguez Tony Drost, MPM® RMP® Kristen Curtis Sherri Mayes, RMP® Christina A. Grifaldo

All the information you need How can 5=$200? is at www.narpm.org/join/

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January 2016 Issue | Volume 27 | Number 1 | 35 NARPMNARPM® ® 638638 Independence Independence Parkway, Parkway, Suite Suite 100 100 Chesapeake,Chesapeake, VA VA23320 23320

Hart & Associates You Earn It. We Preserve It.

We are a full service tax accounting firm specializing in real estate tax accounting transactions.

The real estate broker and property management community is our core focus and we can assist you in any needs that your company or agents may have when it comes to Federal or State tax related issues.

We also offer services to both your domestic and interna- tional clientele, ensuring that their real estate transactions are not only tax compliant, but also the most tax favored, so that they can keep more of what they earn.

Suite of services: • Non-resident tax return • Personal US resident tax return • Corporate tax return • LLC and Partnership tax return • Estate/Gift tax return • Consult and complete set up of all US corporate structure business startups • ITIN application service • Property management foreign client service (form 1042) • 1031 Like-kind exchange planning • IRS audit representation

Hart & Associates Tax Consulting and Preparation Offices in Las Vegas N V, Manhattan N Y, and Beverly Hills CA • 702-985-7148 • www. Hartassociate.com If you would like a free consultation or if you have any questions, please contact our President, Richard Hart, EA, CAA at [email protected]

We are a proud affiliate of the National Association of Residential Property Managers 36 | January 2016 Issue | Volume 27 | Number 1