Landlords, Tenants Join Forces to Fight Mandatory Inspections by John R

DECEMBER 2018 4 Ways to Make Rentals Landlord Hank Addresses Prepare Your Property More Senior-Friendly Holes in Story and in Walls and Residents for Winter Page 7 Page 10 Page 17

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Mailed Monthly To Puget Sound Apartment Owners, Property Managers & Maintenance Personnel Published in association with Washington Association, IREM & Washington Multifamily Housing Association Landlords, Tenants Join Forces to Fight Mandatory Inspections By John R. Triplett dirty work when a tenant says no to an inspection,” Peccola said in the release. Landlords and tenants in Seattle have filed a class action lawsuit challenging the “The city has never attempted to get a city’s use of warrantless mandatory rental warrant—that would mean forcibly entering inspections, according to a release from the over the objections of people the law was Institute for Justice. meant to help—so instead it fines landlords upwards of $500 per day until they can The lawsuit, which was filed in King coerce their tenants to allow the inspection. County Superior Court, argues that the The city is essentially fining landlords for city’s program is a clear violation of the refusing to violate their tenants’ privacy.” Washington state constitution’s mandate 6 Appealing that “no person shall be disturbed in to open up their homes to government This lawsuit does not seek to stop the his private affairs, or his home invaded, inspectors when nothing is wrong inside,” city from inspecting rental units where the without authority of law.” Yet, in Seattle, Maurer said. “The lawsuit seeks to do tenants agree to the inspection or keep the Features for that is exactly what happens when the city one simple, but important, thing—allow city from addressing problem properties. forces landlords and tenants to submit to a tenants to exercise their constitutional Rather, the suit seeks to stop the city from warrantless search, according to the release. rights and say ‘no’ when an inspector shows entering the private homes of Seattle’s renters unless the city gets the tenant’s “By subjecting tenants to random, up without a warrant.” College-Age consent or obtains a warrant based on government-mandated inspections that “It should be up to tenants to decide evidence of a specific problem, according would not occur if that same person owned whether they want a stranger entering their to the release. Renters their home, Seattle is treating renters like home,” Institute of Justice attorney Rob second-class citizens,” William Maurer, Peccola said in the release. “The fact that Keepe How the Seattle inspection law the managing attorney of the Institute for someone rents, rather than owns, their home Many college students outgrow dorms Justice’s Washington state office, said in the should not give the government the right to works during their college years and start release. disrupt their life, invade their privacy and Under Seattle’s program, each year the looking for off-campus housing with “Your home is your castle, regardless search their homes even when there is no city randomly chooses roughly 10% of other students after their initial year of of whether you rent or own it. It is plainly evidence that anything is wrong.” the rental units in Seattle for a mandatory college. unconstitutional for Seattle to force renters “The law makes landlords do the city’s See ‘Landlords’ on Page 6 If your property is near a college or university, you can maximize on this demographic by using these tips to gain a larger interest in potential tenants. Demand For Apartments Expected 1. Rent Students are reluctant and often financially limited to over-pay for rent. To maximize on renter interest, be sure to Continue Upward Trend in 2019 to price your rent according to similar properties in the area to maximize on Rental Housing Journal interest while maintaining your revenue. Further growth in demand for apartments in 2019 is expected, especially in Class B 2. Occupants multifamily, following a good year in 2018 Generally, students rent an apartment that pushed up average monthly rents across unit with other people. Make sure your the United States, according to a new report from RentCafe. See ‘6 Ways’ on Page 23 “Favorable economic factors in 2018 and rising interest rates pushed the U.S. average monthly rent to $1,419 by year-end, 3.1% or $42 more than at the end of 2017,” the company said in the report.

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PRSRT STD and to continue growing US Postage B C “Healthy job creation, a robust economy, Sound Publishing Inc Publishing Sound and positive demographic trends are Yardi Matrix, said in a release. buildings,” Ressler said, as the growth in promoting the formation of new households demand for apartments continues. and stimulating demand for rentals,” Doug “Vacancies are likely to remain low and Ressler, Director of Business Intelligence at declining in most markets, particularly See ‘Demand’ on Page 14 among Class B and C multifamily Rental Housing Journal,Rental LLC Suite Drive, 300 4500 S. Lakeshore Arizona 85282 Tempe, Rental Housing Journal On-Site

2 Rental Housing Journal On-Site · December 2018 Rental Housing Journal On-Site

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Rental Housing Journal On-Site · December 2018 3 Rental Housing Journal On-Site

Comcast CONGRATULATIONS TO YOUR 2019 EMERALD AWARDS FINALISTS!

After initially judging almost 550 nominations, the following move forward as Emerald Awards finalists.

The winners will be announced at the Emerald Awards Gala on the evening of February 15, 2019 in Western Washington and February 8, 2019 in Eastern Washington.

A ROUND OF APPLAUSE FOR YOUR WESTERN WASHINGTON FINALISTS! Presented in partnership with our Emerald Sponsors:

ASSISTANT COMMUNITY MGR. OF THE YEAR MAINTENANCE SUPERVISOR OF THE YEAR PORTFOLIO MANAGER OF THE YEAR RENOVATED COMMUNITY OF THE YEAR 1-300 UNITS 1-150 UNITS Christy Broyles - Greystar 1-150 UNITS Emilie Wehage, AMLI at Bellevue Park - AMLI Residential Alberto Rivera-Luna, Session - Thrive Communities Elisha Davis - FPI Management The Eden - Thrive Communities Gabriela Fuentes, The Summit at Lake Union - First Pointe Benjamin Watts, Multiple properties - Avenue5 Residential Kendehl Rojanasthien - Thrive Communities The Malloy - Epic Asset Management Jennifer Berg, Skyview 3322 - Avenue5 Residential Camilla Maston, Vive - Weidner Apartment Homes Lacy Devela - FPI Management Vintage at Bremerton - FPI Management Jonathan Payne, Nova - Greystar James Ohrn, Ruth Court - Avenue5 Residential Marcie Bartlett - SUHRCO Residential 151+ UNITS Lia Martinez, Six Oaks - Thrive Communities Kalani Grager, Estates at Hillside Gardens - Indigo Artesia Apartments - Thrive Communities 301+ UNITS Nathan Knopp, West Mall Place - Epic Asset Management REGIONAL MAINT. DIRECTOR OF THE YEAR Avana One Six Four - Greystar Crystal Taylor, The Onyx - Greystar 151-300 UNITS Aidin Edraki - Avenue5 Residential Collins Junction - Coast Property Management Jazmin Richards, McKenzie - Greystar Bryan Palaruan, Madison Bellevue - First Pointe Management Alex Watts - Avenue5 Residential Griffis Belltown - Griffis Residential Keirsten Vest, Overlook at Magnolia - Weidner Eli Mcewen, Woodin Creek Village - Weidner Dana Nichols - FPI Management Griffis Northcreek - Griffis Residential Mayra Miramontes-Ruiz, Keeler's Corner - Thrive Joel Sanders, The Meyden - Pillar Properties Ty Reiff - Allied Residential Susan Hernandez, Griffis North Creek - Griffis Residential Johnny Griffith Jr., Brittany Lane - Greystar Tyler Patton - Pillar Properties CURB APPEAL GARDEN STYLE: PRE-1990 Steve Klasinski, Affinity at Olympia - FPI Management Hampton Greens - Greystar COMMUNITY MANAGER OF THE YEAR Viktor Chebotar, Waterbury Park - Weidner Apartment Homes COMMUNITY OF THE YEAR Serra Vista Apartments - Epic Asset Management 1-150 UNITS 301+ UNITS 1-150 UNITS Woodridge Park Apartments - Allied Residential

Bill Fowler, Walton Lofts - Thrive Communities Batsaikhan Bazarragchaa, Overlook at Magnolia - Weidner Illumina Lake Union - Epic Asset Management Jackie Braemer, Sequel - Greystar James Jordan, AMLI Mark24 - AMLI Residential Ori on the Ave - Pacific Crest Real Estate CURB APPEAL GARDEN STYLE: POST-1990 Kayla Grayson, LINQ Lofts + Flats - Insite Property Solutions Jason Frazier, Meridian Pointe - Indigo Real Estate Park Edmonds - Epic Asset Management Madison Bellevue - First Pointe Management The Lodge at Peasley Canyon - Avanath Realty Marina Singh, Lux Apartments - Avenue5 Residential Roy Sowerby, Club Palisades - FPI Management The LINQ Lofts + Flats - Insite Property Solutions

Tom Schwarz, Park Edmonds - Epic Asset Management Senad Kadric, Campo Basso - Epic Asset Management The 101 - Pillar Properties 151-300 UNITS 151+ UNITS CURB APPEAL MID RISE/HIGH RISE Danielle Rutledge, The Commons - Avenue5 Residential MAINTENANCE TECHNICIAN OF THE YEAR Club Palisades - FPI Management Atlas Apartments - Avenue5 Residential Erin Moran, Batik - Avenue5 Residential 1-300 UNITS Griffis Seattle South - Griffis Residential Chelsea at Juanita Village - Thrive Communities Janai Knox, Waterbury Park - Weidner Apartment Homes Adam Startzman, Alderwood Park - Avenue5 Residential Modera South Lake Union - Mill Creek Residential Radius - Greystar Katie Sheremet, Salix Juanita Village - Avenue5 Residential Carlos Castellanos, Guinevere Apartments - Epic Reunion at Redmond Ridge - MG Properties Group Villa Appia Apartments - SUHRCO Residential Pascal Coufal, The Century - Pillar Properties Donald Craft, Griffis Seattle South - Griffis Residential Tower 12 - Weidner Apartment Homes The Carter - Thrive Communities 301+ UNITS Nicholas Corcimiglia, Batik - Avenue5 Residential AFFORDABLE Anela Bucan, Casablanca Apartments - Epic Victor Moran - Epic Landmark Apartments - Greystar COMMUNITY SERVICE - INDIVIDUAL Ashley Wik, The Cove - Weidner Apartment Homes 301+ UNITS South Hill by Vintage - FPI Management Christy Broyles, Multiple properties - Greystar Urban Center - FPI Management Matthew Stibbs, Stadium Place - Pillar Properties Dave Voss, Stadium Place - Pillar Properties Emily Foster, The Lodge at Peasley Canyon - Avanath Realty

Michael Taylor, Via6 - Greystar Jim Delcamp, AMLI Mark24 - AMLI Residential Monica Stillwell, Arabella - Epic Asset Management NEW DEVELOPMENT OF THE YEAR Wilson Cancino, LIV - Greystar Jordan Cox, Reunion at Redmond Ridge - MG Properties AFFORDABLE Joseph Randazzo, Avana at Forbes Creek - Greystar 1-150 UNITS COMMUNITY SERVICE - TEAM Connie Lewis, Ridgeview Terrace - Guardian Juan Salinas, Array Apartments - ConAm Management Broadstone Lexington - Alliance Residential Griffis Residential Gives - Griffis Residential Gina Worden, Multiple properties - FPI Management Kohlton Steinman, Griffis North Creek - Griffis Residential Elara at The Market - Alliance Residential Pillar Passions - Pillar Properties Shana Martin , Copper Trail Apartments - FPI Management Heron Flats + Lofts - Insite Property Solutions Stephanie Moss, Multiple properties - Indigo Real Estate ROOKIE OF THE YEAR - OFFICE Junction Bothell Apartments - Insite Property Solutions Luna - Indigo Real Estate Tina Lacerenza, Vintage at Everett - FPI Management Erin Mathisen, Reserve at Bucklin Hill - Avenue5 151+ UNITS Kaitlyn 'Kat' Gregovich, Ridgegate Apartments - Avenue5 Assembly118 - Thrive Communities LEASING CONSULTANT OF THE YEAR Sara Gluck, Villaggio - Thrive Batik Apartments - Avenue5 Residential Thank you also to our Western Washington Vy Tran, The Century - Pillar 1-300 UNITS Elan Uptown Flats - Greystar Sapphire Sponsors: Amanda Lockleer, The LINQ Lofts + Flats - Insite Wenci Alvarez, West Mall Place - Epic Leeward - Greystar

Hailey Gorman, Multiple properties - Epic Asset Management McKenzie - Greystar CORT Morgan Ludlow, Rivet Apartments - First Pointe Management ROOKIE OF THE YEAR - MAINTENANCE AFFORDABLE Innovative Systems Technology, Inc. Renée Denomme, The Danforth - Greystar Alan Gutierrez, Griffis North Creek - Griffis Residential Copper Valley Apartment Homes - FPI Management Whitney Nakamoto, The Commons - Avenue5 Residential Alexander Frazier, Casablanca - Epic Asset Management Vintage at Mill Creek - FPI Management Interior Logic Group Property Services 301+ UNITS Austin Blake, Rainier Glen / Willow Glen - Guardian Maintenance Supply Headquarters Emily "Emy" Nikulina, Griffis North Creek - Griffis Residential Hector Mejia, AMLI 535 - AMLI Residential INDUSTRY PARTNER OF THE YEAR Jamez Guzek, McKenzie - Greystar Malone’s Landscape Management, Inc. Robert Lewis, Vintage at Everett - FPI Management 1UP Floors Kenneth Harrington, AMLI Arc - AMLI Residential Brook Furniture Rental Rich Landscaping Inc. Madison Barr , Tower 12 - Weidner Apartment Homes CREDENTIAL HOLDER OF THE YEAR Knock Rentals Velizara Aleksandrova, Campo Basso - Epic Laina Pickrel, Eden - Thrive Communities

Marina Singh, Lux Apartments - Avenue5 Residential

A STANDING OVATION FOR YOUR EASTERN WASHINGTON FINALISTS! Presented in partnership with our Emerald Sponsors:

ASSISTANT COMMUNITY MGR. OF THE YEAR LEASING CONSULTANT OF THE YEAR MAINTENANCE TECHNICIAN OF THE YEAR CURB APPEAL 1-150 UNITS 1-150 UNITS Jeff Webb, Residence at Whispering Hills - Prodigy 1-150 UNITS Brittany Pospisil, Affinity at South Hill - FPI Management Bailey Joy, Residence At River Run - Prodigy Joel Eshbach, Bella Tess - Greystar Residence at River Run - Prodigy Property Management Shemayne Riddell, Affinity at Mill Road - FPI Management Felicia Humphrey, Riverview Lofts - Prodigy Jorge Ramos, Riverside 9 - Weidner Apartment Homes Residence at Tullamore - Prodigy Property Management Veronica Lozano, Arborpointe - Avenue5 Residential Johnny Bruzas, Blake - Greystar Shane Hixon, Canyon Bluffs Apartments - Coast 151+ UNITS 151+ UNITS Libby Patton, Selkirk Lodge - Rockwood William Shannon, Parkside at Mirabeau - FPI Management Eagle Point – Greystar Danica Storlie, Prairie Hills - Greystar Paige Wood, Ashton Apartments - Avenue5 Residential Trestle Creek - Greystar Megan Morzewski, Rockwood Lodge - Coast 151+ UNITS COMMUNITY OF THE YEAR Mosaic On The River - Prodigy Property Management Melissa Enos, Bella Tess - Greystar Heather Powers, Eagle Point - Greystar 1-150 UNITS Adirondack Lodge - Rockwood Property Management Nicole Johnson, Residence at Tullamore - Prodigy PJ Berish, Residence at Whispering Hills - Prodigy Affinity at South Hill - FPI Management Samantha Shoemaker, Canyon Bluffs Apartments - Coast Renee Sande, Bella Tess - Greystar Affinity at Walla Walla - FPI Management COMMUNITY SERVICE AWARD Carrington Place - Greystar COMMUNITY MANAGER OF THE YEAR PORTFOLIO MANAGER OF THE YEAR Greystar Jake at Indian Trail - Greystar Supportive Services for Veteran Families Peggy Low - Greystar 1-150 UNITS Residence at Mill River - Prodigy Property Management Rachel Young - Prodigy Property Management Arianna Wikle, Multiple properties - Prodigy 151+ UNITS INDUSTRY PARTNER OF THE YEAR Brittney Richards, Jake at Indian Trail - Greystar Canyon Bluffs - Coast Property Management Affordable Construction Octavia Hackworth, Multiple properties - Prodigy MAINTENANCE SUPERVISOR OF THE YEAR Highline at Kendall Yards - Rockwood Property Management Alliance Flooring Peri McLendon, Affinity at Mill Road - FPI Management 1-150 UNITS Mosaic On The River - Prodigy Property Management Sherwin Williams Ronda Robson, Affinity at Southridge - FPI Management Aaron Christiansen, Village on Broadway - Avenue5 Prairie Hills - Greystar

151+ UNITS Kevin Harding, Residence at River Run - Prodigy Riverside 9 - Weidner Apartment Homes

Catherine Staaben, Multiple properties - Prodigy Michael Foster, Lindell Court Apartments - Coast The Homestead - Greystar Christopher Roberts, Eagle Point - Greystar Taylor Monteri, Vintage at Richland - FPI Management Emily Harris, Legacy Villas - Prodigy Property Management Timofey Sytnik, Blake - Greystar NEW DEVELOPMENT OF THE YEAR Thank you also to our Eastern Washington 151+ UNITS Bella Tess- Greystar Larial Jacobs , Residence At Whispering Hills - Prodigy Sapphire Sponsors: Shelbie Skinner, Big Trout Lodge - Greystar Benjamin Bridge, Highline at Kendall Yards - Rockwood Eagle Point- Greystar Bobby Buchan, Residence at Tullamore - Prodigy Legacy Villas- Prodigy Kurtis Converse, Bella Tess - Greystar Riverside at Trutina- Rockwood Armitage & Thompson, PLLC Mark Contreras Jr., Canyon Bluffs Apartments - Coast The Commons at Innovation Center- Prodigy Refíno Services Nick Baron, The Villages - Avenue5 Residential Wilmar

For information about the Emerald Awards, visit www.wmfha.org or call 425.656.9077.

4 Rental Housing Journal On-Site · December 2018 Rental Housing Journal On-Site

711 Powell Ave. SW, Suite 101 Executive Director – Jim Wiard • Board President – Sheri Druckman, CAPS • Vice President – Laura McGuire, CAPS Renton, WA 98057 Treasurer – Mike Simons • Secretary – Shar Eller • Vice President of Suppliers Council – Kenneth Baff Ph. 425-656-9077 • Fax. 425-656-9087 Immediate Past President – Becky Sanders, CAPS [email protected]

Oppose Lifting the State Pre-emption Banning Local Rent Control Despite the overwhelming expert opinions of economists Rarely do economists from across income-targeted, allowing anyone along the income across the country that rent control is bad policy that will spectrum to take advantage of rent restrictions, regardless have an opposite effect on housing affordability than the political spectrum agree on of need. In fact, rent control can lead to increased proponents desire, rent control is still rearing its ugly head. public policy. However, rent gentrification and a decline in low-income residents. In the 2018 legislative session in Olympia, rent-control control is one of the few subjects Housing development, rehabilitation and maintenance bills were sponsored by a few elected officials and generate significant economic benefits in terms of job introduced into the legislative session. The bills intended that bridges this divide. creation, wages and overall economic output. Rent control to remove the statewide pre-emption enacted in 1981 which eliminates most of this benefit as rental housing activity is prohibits local jurisdictions from enacting harmful rent issue by making apartment housing unaffordable. It significantly reduced or eliminated. regulation policies. negatively affects the housing market by discouraging the Rent control creates winners and losers and ultimately Both the bill in the state House and in the state Senate construction of new housing, expediting the deterioration favors affluent citizens of the community. Often, a greater failed to gain any support and died early in the session. and loss of existing housing, and diminishing the value number of renters compete for a limited number of rent- and investment in properties. When this decrease in rental Unfortunately, we expect to see those same bills proposed controlled units. Simply put, there are no access to units housing stock coincides with increased demand, it leads to in the 2019 legislative session in Olympia. Think Einstein’s afforded to those with the greatest need under rent control. increased costs for consumers. definition of insanity. Property owners of rent-controlled housing become more risk-averse and place greater emphasis on credit scores and Currently, 37 states pre-empt local governments from Significant Negative Impacts adopting rent-regulation laws and only the District of income levels in resident selection. Rent control has significant negative impacts on the Columbia and cities and towns in California, New York, condition and supply of existing rental housing. What we New Jersey, and Maryland have rent control or rent- Aggravating Unintended Consequences of need now in cities like Seattle, Spokane, Vancouver, and stabilization policies in place. Tacoma is more building of multifamily housing at all Gentrification rental levels, but particularly affordable and low-income Since affluent renters reap the most benefits from More Local Governments Pushing Back housing. rent control, and low- and middle-income residents find However, as housing instability and tenant displacement themselves at a distinct disadvantage, it should come as Rent control does not only adversely impact consumers, concerns gain more attention, and despite failed approaches no surprise that these policies can aggravate unintended its effects also place heavy burdens on state and local in areas with rent control, local governments like Seattle consequences of gentrification. governments. The reduction in property values that results are increasingly pushing back on pre-emption laws and from rent control leads to a decline in property tax revenue. The negative effects of rent regulation have been considering adoption of these restrictions. thoroughly researched and the ensuing harm to communities The revenue decrease occurs while government While each jurisdiction’s rent-control regime is slightly and its residents has been thoroughly documented. Rent expenditures increase as large bureaucracies administer different, their laws and regulatory frameworks often control is disqualified as a viable policy to affordable and enforce the new regulations. The creation of a new perform similar functions. With taxpayer funding, they housing. regulatory body would necessitate the reallocation establish a local rent board to administer the program and of budgetary funding and could put a strain on core Our state legislators understand that rent control is regulate enforcement. government services. counterproductive to achieving affordable housing, which They govern the amount and frequency of rent increases, is why they continue to oppose lifting the pre-emption in With limited ability to recover operational costs, owners require an approval process for special assessments to Washington state. may have to postpone or reduce investment in maintenance cover repairs or major capital improvements, and allow and improvements to rent-controlled properties. Over time, The National Apartment Association opposes all forms for decontrol of a rent-regulated unit upon vacancy or of rent regulation as a strategy to respond to affordability exceptions for new construction. this lack of investment expedites the deterioration of these buildings and eventually leads to the loss of critically concerns, but they support policies which focus on Also, rent-control policies are often coupled with just- needed, naturally affordable rental housing. enabling greater development of housing as the solution to cause eviction measures or other restrictions that severely affordability and supply concerns. limit when an owner can terminate a tenancy. To preserve the quality and value of their properties, owners may also convert rent-restricted units to We saw a recent battle in California as rent control condominiums, housing not subject to rent control or advocates supported Proposition 10, a statewide initiative ridging the ivide B D commercial property. that would have repealed California’s ban on local rent Rarely do economists from across the political spectrum control called Costa-Hawkins Rental Housing Act. Prop 10 was voted down by citizens of California by an agree on public policy. However, rent control is one of A Threat to the Balance Between Supply & the few subjects that bridges this divide. According to a overwhelmingly wide margin of 59 to 41 percent. Demand poll of economists by the American Economic Review, a We need to be smarter about how to address housing Rent control also discourages the development of new resounding 93% agree that “a ceiling on rents reduces the affordability, not just in the short term but for the long term. rental housing, which is crucial to restoring the balance quantity and quality of housing available.” This requires a broad-based coalition of housing experts between supply and demand in local housing markets. With Rent control measures are price controls that constrain a weighing in on proposals to increase housing production no ability to earn a profit on their investment, developers property owner’s ability to set rental rates. Limits on rent and supply. are incentivized to take their dollars to other, non-rent- were first promulgated during and after World War II to controlled communities. To learn more about Washington Multi-Family address a wartime housing shortage. While the intent of Housing Association, our educational opportunities, the policy was to ensure an adequate supply of affordable By discouraging development and encouraging networking events or legislative efforts, or to sign up housing existed, it has been shown in both academic conversions, rent control effectively restricts supply and for membership, go to www.wmfha.org or call us at research and practice to have the opposite effect. ultimately drives up housing costs. 425-656-9077. Be sure to follow our activities on our These price controls on rents merely exacerbate the With almost no exceptions, rent-control laws are not Facebook page at www.facebook.com/WMFHA. New Tacoma City Code to Restrict Landlords

Rental Housing Journal • Prohibit retaliation The city said in the release “the Rental Housing Code was created through collaborative process that listened The Tacoma City Council has passed a new Rental • Allow installment payments for various deposits to both landlords and tenants to determine how to create Housing Code ordinance that sets out new rules for and fees policy that helps address protection needs while continuing landlords who want to do extensive renovation of • Provide authority to enforce violations, as well as to make Tacoma a place businesses want to operate.” apartments and need to move tenants out. codification of relocation assistance when the City However, there was some pushback by some landlords The Rental Housing Code outlines notice requirements declares a building uninhabitable. in Tacoma – some told the city council that government including: The Rental Housing Code, which passed unanimously on overreach in the new ordinance could force property • 120-day notice to vacate and relocation assistance Nov. 20, 2018, permanently replaces the City’s temporary owners to sell their buildings and abandon their jobs as for low-income tenants authorized by RCW tenant protections, which will sunset on Jan. 31, 2019. landlords altogether. 59.18.440, when a landlord intends to change “I am proud the City has taken steps to prevent something “In recent months, we have heard the stories of Tacoma the use, substantially rehabilitate, or demolish a like what happened at the Tiki apartments from happening residents whose lives were upended and put into crisis dwelling unit. again, and I appreciate the hard work from staff, landlords, by eviction notices,” Mayor Victoria Woodards said in a • 60-day notice to vacate for no-cause eviction and tenants that went into crafting these regulations,” release. Council Member Keith Blocker said in the release. • 60-day notice requirement for rent increase “… With the adoption of the rental housing code, we The “Notice to Increase Rent” portion of the ordinance The new Rental Housing Code also provides a are taking a step to provide stability for renters in an will be effective 10 days after the publication of the requirement that landlords: increasingly expensive and tumultuous housing market,” ordinance, but no penalties will be issued before Feb. 1, • Distribute certain information she said. 2019, when the full ordinance goes into effect. Rental Housing Journal On-Site · December 2018 5 Rental Housing Journal On-Site Study Says Seattle Has Smallest Apartments Rental Housing Journal A new study shows the average size of apartments has declined over the past 10 years and Seattle has the smallest apartments in the country. In the study, RentCafe says the average apartment size has shrunk by 52 square feet over the past 10 years, now coming in at an average of 941 square feet. RentCafe ranked the top 100 cities with the largest rental stock in the country by the average size of their rental apartments.

Highlights of the study • The average size of new apartments in the U.S. in 2018 is 941 square feet, 5 percent smaller than 10 years ago, with studio apartments shrinking the most, by more than 10 percent; meanwhile, overall rents have increased by 28% over the same period of time. • The average size of apartments regardless of year built is 882 square feet, with the largest apartments in the Southeast, boasting 975 square feet of living space and the smallest in California, measuring 837 square feet. • Seattle has the tiniest apartments in the country, with an average size of 711 square feet; Manhattan and Chicago the second smallest rentals, at 733 square feet; while Tallahassee, Florida, offers there jumped 60%, while rental sizes went down and their floor plans have decreased by 4% over the the most spacious rentals in the U.S., with 1,038 between 4% and 11%. last decade, while two-bedroom apartments have square feet on average. Changes in renters’ living habits are literally seen the least change in size, down by only 0.5% on average. • Rents in newly built apartments have risen 28%, redrawing floor plans, according to the study. but they have decreased in size by 5% compared to 2008. The largest share of apartment dwellers, millennials, This report was compiled by RentCafe.com, a na- • Apartments in Detroit and Phoenix have prefer living in locations close to restaurants and tionwide apartment search website that enables suffered the biggest cuts in size over the last 10 years, entertainment rather than having a large kitchen or renters to easily find apartments and houses for 27% and 19% respectively. Los Angeles and Boston living room in which to cook or entertain at home. rent throughout the United States. The apart- apartments are also in the top 5 in terms of size Studio apartments — the symbol of downtown ment size and rent data were provided by Yardi reduction. living — have been cut down the most. The average Matrix, a RentCafé sister company specializ- • Although rentals in San Francisco and studio apartment is 10% smaller than 10 years ago, ing in apartment market intelligence, providing Manhattan are among the smallest in the nation, they reduced from 573 sqare feet in 2008 to 514 square feet up-to-date information on large-scale multi-family have been increasing in size in recent years, up by this year. properties of 50 units or more in over 130 U.S. mar- 13% and 12% respectively, compared to 10 years Contrary to the growing interest in smaller units, kets. Unit types are categorized by the number of prior. studio apartments continue to represent a small bedrooms (zero, one, two) as defined by Yardi Matrix. • Denver, Colorado Springs and San Jose piece of the rental market, only 5% nationally of all The regions included in this report coincide with Yardi have seen dramatic changes in rents and size in apartments. One-bedroom rental units make up the Matrix’s market boundaries and may be different from opposite directions over the past decade. Rents largest chunk of the national apartment stock (43%) regional boundaries as defined by other sources. Landlords, Tenants Unite to Sue Over Mandatory Inspections Continued from Page 1 release. “I’m a young woman living alone in the city, and I take my personal safety inspection. Owners of buildings with more very seriously. than one rental unit may choose to have a sample of at least 20 percent of the units in “Deciding whether or not to let a stranger a building inspected (up to 50 total units), into my home is something that should be with the city choosing which units to left 100 percent up to me. Just because I inspect. rent doesn’t mean the government can force its way into my bedroom and through all Anyone renting an apartment or home of my personal belongings,” she said in the chosen by the city must allow inspectors release. into their home to inspect it for housing code violations, even if they do not consent Bean’s landlords, plaintiffs John B. and the city does not have a warrant. The Heiderich and Gwendolyn A. Lee, have law offers no options for tenants or their owned and operated rental properties in landlords to object to the search. Seattle for more than forty years. For many years, Seattle addressed “They care deeply about their tenants housing code violations in rental housing and cultivate long-term relationships with using a complaint-based system. But in their renters. They are unwilling to act as 2013, Seattle, like an increasing number the vehicle by which the city will intrude of municipalities, switched to a proactive into Ms. Bean’s home without her consent rental-inspection system, the Rental and are committed to helping their tenant Registration and Inspection Ordinance, or protect her constitutional rights,” according RRIO, which took effect in 2015. to the release. The Institute for Justice, which has an What tenants have to say office in Seattle, is a nationwide, pub- Earlier this year the city informed the lic interest law firm that stands up for landlord for renters Matthew Bentley, citizens’ constitutional rights and liber- Wesley Williams, and Joseph Briere, that ties. It has filed three previous lawsuits their home needed to be inspected. Bentley, challenging rental inspection laws in Williams, and Briere, along with their three Redwing, Minn., Golden Valley, Minn., other roommates, have nothing to hide. But and Pottstown, Penn. Through strate- because their home is in great shape and gic litigation, training, communication, they all value their privacy, they informed activism and research, the Institute for the city that they did not want their Justice advances a rule of law under home inspected. The city responded by which individuals can control their des- threatening fines upwards of $500 per day if tinies as free and responsible members their landlords did not somehow coerce the of society. IJ litigates to secure eco- housemates to allow the unconstitutional nomic liberty, educational choice, pri- inspection. vate property rights, freedom of speech “For me, it’s not only a matter of privacy and other vital individual liberties, and but also of security,” Keena Bean, one to restore constitutional limits on the of the tenants who filed suit, said in the power of government 6 Rental Housing Journal On-Site · December 2018 Rental Housing Journal On-Site 4 Ways You Can Make Rentals Senior-Friendly Keepe • Make sure your building and Do you have a property that attracts apartments are accessible for seniors multi-generational groups? If so, are with mobility restrictions such as your apartments senior-friendly? wheelchairs. Ramps outdoors and elevators in multi-story buildings are a You can win more bookings by making simple changes in your must for elderly living. apartment with seniors in mind. • Bathrooms must have the Small upgrades can make seniors, ability to be easily converted to and all your tenants, happier and more handicapped-friendly options with comfortable in your building. Here grab bars and sturdy tub flooring when are some tips to make your apartment needed. property senior-friendly. What do seniors want out of your No. 4 – Community and rental? amenities No. 1 – Safety • Organize special events for • Replace traditional locks with tenants to get to know one another and smart locks to help seniors enter the foster a sense of community. building without having to struggle • Consider keeping the with small keys. Some smart locks can apartment pet-friendly. Older adults unlock when a key fob is simply tapped on the device–no need to push buttons enjoy companionship, and pets provide to enter a code. emotional comfort for the elderly. Allowing small cats and dogs in your • A simple change you can make Publisher/General Manager Rental Housing Journal is a monthly to increase safety for senior tenants is property can make your property much publication of Rental Housing lowering the water-heater temperature more appealing for those who already John Triplett Journal, LLC. to 120 degrees to reduce the chance of have pets. Editor-in-Chief burns. Website • Amenities such as a pool, on- Linda Wienandt • Other safety measures such site laundry facilities, fitness center www.RentalHousingJournal.com as security cameras and panic buttons and outdoor areas are great amenities Associate Editor Mailing Address are features that can easily attract older to have when attracting seniors. Diane Porter 4500 S. Lakeshore Drive, Suite 300 tenants to your apartments. Tempe, AZ 85282 Tenants will be happiest if there are fun Sales Manager activities to do and plenty of places to Email Terry Hokenson No. 2 – Lighting meet up with friends. [email protected] Accounting Manager Phone • Install lights across your Your apartment should be a safe and property outdoors. In entry areas, easy place to live in for all tenants, Tonna Korsmo (480) 454-2728 - main use motion-activated lights to ensure (480) 720-4386 - ad sales tenants can safely get inside the especially seniors. building. Keepe is an on-demand maintenance • In the building, consider solution for property managers and The statements and representations made in advertising and news articles contained in adding motion-activated lights in areas independent landlords. The compa- this publication are those of the advertisers and authors and as such do not necessarily like entryways or kitchens to reduce ny makes a network of hundreds of reflect the views or opinions of Rental Housing Journal, LLC. The inclusion of advertising risk of falls or bumps. independent contractors and handy- in this publication does not, in any way, comport an endorsement of or support for the • In general, lighting in the men available for maintenance proj- products or services offered. To request a reprint or reprint rights, contact Rental Housing building should be enhanced for all ects at rental properties. Keepe is Journal, LLC at the address above. areas. Increased lighting will allow available in the Greater Seattle area, © 2018, Rental Housing Journal, LLC. All rights reserved. seniors to see obstacles and allow for Greater Phoenix area, San Francisco optimal safety. Bay area, Portland, San Diego and is coming soon to an area near you. No. 3 – Accessibility means Learn more about Keepe at https:// elevators www.keepe.com. SUBSCRIBE TODAY! NAME ADDRESS CITY STATE ZIP E-MAIL ADDRESS I am an: OWNER INVESTOR PROPERTY MANAGER VENDOR OTHER *Print subscriptions $25/year $15 each additional market $8 each additional market

I would like: PRINT E-MAIL Editions: ARIZONA COLORADO PORTLAND, OR SALEM/EUGENE, OR SEATTLE/TACOMA UTAH VISA MASTER CARD CARD NUMBER EXP. CVV NAME ON CARD BILLING ADDRESS OR MAIL A CHECK TO: Rental Housing Journal 4500 S. Lakeshore Drive, Suite 300 Tempe, AZ 85282

To advertise in Rental Housing Journal, call Sales Manager Terry Hokenson at 480-720-4385 or email him at [email protected]

Rental Housing Journal On-Site · December 2018 7 Rental Housing Journal On-Site What Do Your Apartment Employees Know About Discrimination And Retaliation? By Ellen Clark If an employee complains to you about discrimination or harassment, you must treat that employee with care, because any action you take that the employee could view as punishment or retaliation for the complaint might be construed as illegal retaliation and result in legal action against you and your company.

Recently, the U.S. Equal Employment discrimination. This type of behavior is Opportunity Commission (EEOC) called retaliation, and it is illegal. announced preliminary sexual harassment data from the 2018 fiscal year. Anti-retaliation laws serve important purposes. Not only do they protect Based on the preliminary data, in fiscal employees from retaliatory behavior, but year 2018: they also help ensure that people are not • The EEOC filed 66 harassment discouraged from speaking out against lawsuits, including 41 that included discrimination or participating in the allegations of sexual harassment. That EEOC’s administrative process or other reflects more than a 50 percent increase in employment discrimination proceedings. suits challenging sexual harassment over To address retaliation, organizations fiscal year 2017. must recognize the potential for retaliation • In addition, charges filed with and also make sure supervisors know the the EEOC alleging sexual harassment acceptable and unacceptable responses to increased by more than 12 percent from protected activity under the law. fiscal year 2017. • Overall, the EEOC recovered If you are in a multifamily A manager may not fire, demote, harass or otherwise nearly $70 million for the victims of supervisory role, here are some sexual harassment through litigation and retaliate against an individual for filing a complaint important things to know administrative enforcement in fiscal year 2018, up from $47.5 million in fiscal year • Any employee who voices a of discrimination, participating in a discrimination 2017. concern about discrimination or harassment proceeding, or otherwise opposing discrimination. must be treated equally. Anti-retaliation laws ensure that people are not discouraged from speaking out • Make sure that no one is treated against discrimination. differently for voicing a concern, and don’t allegation. elementary school through profession- avoid an employee who has done so. This al education. She spent more than 10 According to the EEOC, “Retaliation • Do not share information about might create a retaliation claim instead of years working with K12 Inc.’s network is the most frequently alleged basis of the EEO activity with any other managers preventing one. of online charter schools – measuring discrimination in the federal sector and the or subordinates. learning, developing learning improve- most common discrimination finding in • It is also important to have • Be careful not to isolate the ment plans using evidence-based strat- federal sector cases.” thorough and timely communications with employee. your Human Resources department and egies, and conducting learning studies. The increase in charges filed with the document all supervisor actions involving • Avoid reactive behavior such Later, at Kaplan Inc., she worked in the EEOC, along with the heightened awareness employee counseling and discipline, as denying the employee information, vocational education and job training brought about by the #MeToo movement complaints, or other possible situations equipment, or benefits provided to other divisions, improving online, blended and the promotion of prevention strategies which could be used to create a retaliation employees who are performing similar and face-to-face training programs, and such as bystander intervention, make it claim. duties. - more important than ever that employees working directly with business leader and supervisors are aware of another illegal While it may be difficult not to take an • Do not interfere with the EEO ship and trainers to improve learner behavior: retaliation. Equal Employment Opportunity (EEO) process. outcomes and job performance. Ellen allegation personally, it is important, if you • Provide clear and accurate lives and works in Maryland, where are involved in such a situation, to take a she was born and raised. For nearly Property manager cannot act in information to the EEO staff, EEO step back to consider your reactions. two decades, Grace Hill has been de- a way that appears to retaliate Investigator, or judge. A negative change of behavior toward veloping best-in-class online training for a complaint • Do not threaten the employee, courseware and administration solely an employee after an EEO allegation can be witnesses or anyone else involved in the A manager may not fire, demote, harass for the Property Management Industry, perceived as retaliatory. processing of a complaint. or otherwise retaliate against an individual designed to help people, teams and Here are some ways you, as a supervisor, for filing a complaint of discrimination, Ellen Clark is the Director of Assessment companies improve performance and can prevent retaliation: participating in a discrimination at Grace Hill. Her work has spanned reduce risk. Contact Grace Hill at 866- proceeding, or otherwise opposing • Avoid publicly discussing the the entire learner lifecycle, from 472-2344 to learn more. Don’t Fall Prey to Email Scam Purporting to be from Boss

Grace Hill • They craft the message in a way that is meant to make you curious. You may have read about, or been the victim of, an email scam that’s getting • They spoof a known sender. attention lately. • They match message content to one It goes like this: You get an email from of your recent experiences, such as your boss asking you to buy gift cards shopping on a specific website. for clients. It’s urgent. The cards must be Sometimes a link masks the actual purchased right away. After you purchase website to which it links. If you hover over the cards, you get instructions to email a link without clicking it, you’ll notice pictures of the codes on the backs of the the full URL of the link’s destination cards to your boss. Eventually, you find in a lower corner of your browser. If this out the email wasn’t from your boss at all. looks at all suspicious, don’t click it! Be You’ve been scammed. extremely cautious in these situations, as One of the best ways to avoid becoming cybercriminals can put any company name the victim of a scam like this is to be in a URL to make you think it is real. Only vigilant and aware of things that don’t look visit websites by typing a verified address or feel quite right. You and your common directly into a new browser address bar. sense are your best defense. You can also use a free link scanner (such Think about who is asking you to do as URLVoid) to check links you think are something, or asking for information. Does suspicious. This service helps you identify this seem like something the “sender” websites involved in malware, criminal would typically do? Does the wording seem be skeptical. It is often difficult, if not Researchers have found that activities, and phishing websites. impossible, to know for certain who sent an like something that person would really cybercriminals use the following tactics to Be sure to report anything suspicious say? Are there spelling or grammatical email. If you have any doubts, call or talk to get people to click on a link in an email. to your supervisor and IT department errors? If anything seems off, it probably is. the “sender” in person to verify the email is immediately. Getting the word out about Pay attention to details like the sender’s legitimate. Don’t click on links in emails or • They address you by name in the the scam will help ensure that none of your email address and links in emails. Always attachments of which you are unsure. email. co-workers will fall victim. 8 Rental Housing Journal On-Site · December 2018 Rental Housing Journal On-Site

Rental Housing Journal On-Site · December 2018 9 Rental Housing Journal On-Site Holes in Advertiser’s Story, Holes in Property’s Walls By Hank Rossi their cell phones. I am a real estate broker dealing in rental Maybe your contractor could take some properties. photos of the problem so you can see what A woman called saying she saw a he is encountering. property that had been listed for rent, but it If your property is older, built in the had since been removed from advertising. 1950s or earlier, the walls could originally After she provided me with the address, I have been covered with lath (wooden strips) informed her that the property had in fact covered with plaster, usually three coats. been removed from advertising because it This means of finishing interior walls had been rented. is much thicker, over an inch compared to She then told me that she was the one 3/8 or 5/8 drywall. The plaster walls were who had rented it. tougher but much more labor-intensive to This was confounding to me, since I am make. the broker in charge of this property, and I Also, if plaster walls were damaged know she is not the person who rented it. with picture hanging, etc., they are more I asked her to provide me with all the expensive to repair. details of this transaction. It could be possible that an earlier owner The woman said she saw an ad on a very of your property applied sheet rock over the popular website for a sub-let situation. She plaster walls to make surface repairs easier. called the number provided in the ad and If your contractor can’t take a photo of the spoke to an “agent,” who told her that he area and show you what he is talking about, represented this property. certain it has been accurately represented in can you check it out for yourself? He told her that a tenant had to leave the advertising. Older properties can be more expensive her lease early and was going to sublet her A real landlord normally requires the to repair, but I’d want to see the situation rented condo. He further stated that she prospective tenant to undergo an application first-hand, if possible. could capitalize on the annual rental rate, process. even though this condo would normally “Landlord Hank” Rossi started in real have rented for double that rate during the Additionally, you can talk to the estate as a child watching his father time she wanted it. property’s neighbors for information about take care of their family rentals — mainte- the landlord and/or property. Be savvy and nance, tenant relations, etc, in small-town The woman verified this information with protect yourself. Ohio. As he grew, Hank was occasionally the “tenant,” and the available rental period his dad’s assistant. In the mid-’90s he corresponded to the time she wanted. ~~~~~~~ who present skilled sales pitches and decided to get into the rental business So, the woman mailed the security promise huge discounts. Dear Landlord Hank: We hired a on his own, as a sideline. In 2001, Hank contractor to fix big holes in the sheetrock deposit and first and last month’s rent, If you are renting a property, do so retired from his profession and only of one of our rentals after tenant damage. totaling $5,000. through a reliable company that can prove managed his own investments, for the It is an older house. The contractor said he it represents the desired property or a next 10 years. Six years ago, his sis- Even though the woman lives in the area, found two layers of sheetrock underneath landlord who can prove he or she is indeed ter, working as a rental agent/property she paid these funds without having seen when he started repairs, so it is going to cost the property owner. manager in Sarasota, Fla., convinced the unit or having signed a lease. more. Does this sound right, that previous him to try the Florida lifestyle. He gave I soon realized that she had been the Property ownership can be found in tax owners had layers of sheetrock? And that it it a try and never looked back. A few victim of a scam and had lost her money. records, which are public records. will cost more? — Sam years ago they started their own real Scammers are alive and well and making It is also important that you tour a Dear Landlord Sam: It seems like estate brokerage, focusing on property money because they are believable liars property you are interested in to make everyone these days has a camera built into management and leasing.

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Rental Housing Journal On-Site · December 2018 11 Rental Housing Journal On-Site The Right Way To Offer Apartment ‘Special’

Rental Housing Journal When you need to move quickly to fill some units, is a rent special the right way to go? And if so, what is the right way to do it? You may have these questions: • How long do you run a rent special? • How do you know what rent special to offer that will work? • How do you do it, exactly? Sometimes the rent special is the quick-fix you need, and Jake Meador at Rentping.com has some ideas to think about. A good rent special involves two things: 1. It will offer the prospect something valuable enough to motivate them to rent. 2. It will minimize the damage done to your bottom line both by long-term vacancy and by the special itself. “Because of the different needs of different properties, it is hard to be more specific than that in terms of defining a good rent special. However, there are three questions we generally recommend client • Waived application fee So figuring out what units to offer the special on is communities ask themselves when they are trying to • Waived pet deposit an important question for every community to figure move from a general idea of a good rent special to a out. specific special they wish to offer,” Meador writes on • Free month of rent RentPing.com. • Free offers: When does the rent special end? What are you offering as incentive? - cable If you have a system for tracking occupancy that You can dangle any number of different carrots - internet accounts for both currently occupied units on notice as rent specials in order to attract prospects. What - parking and vacant units that are leased but not yet occupied, specific thing does your community have to offer? then you will have an accurate picture of your • Special offer: It is good to identify all the options and then work occupancy situation at the community. backward by asking yourself what is the easiest for - Gift card to area business With that information in hand, you can make your community to offer and what would be most - Discounted membership at a local gym informed, sound decisions about when you need a valued by your residents. When you identify the offer rent special and when you do not, which also means that checks both of those boxes, you probably have Does this incentive apply to specific you will know when you can stop using a given rent identified the benefit you should offer as part of the special. special. floorplans or units? Rent specials can become very expensive if you There are many possible answers to this question: Rent specials can be a powerful tool to help offer them on all vacant units in your community. make fast changes at a struggling property. But it's • Temporary rent reduction On the other hand, they can become very complex an emergency option rather than something you • Waived deposit and lose their appeal if you offer them more narrowly. should be leaning on regularly.

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Demand For Apartments Expected to Continue Continued from Page 1 3.9% due to the $4,200 monthly average).” Better Technology. Better Ecology. The cost of renting an apartment started Better Service. Better Equipment. seeing annual increases above 2.5% in Summary of key takeaways from February, reached the highest month-over- the report We provide local service for what you month growth rate in May (0.8%) and • At national level, the cost of peaked in September at $1,422 according need. Its that simple. renting an apartment started seeing annual to the latest data provided by Yardi Matrix. increases above 2.5% in February and peaked in September at $1,422. Los Angeles, Phoenix and Las Call: • Cheap apartments and studios Vegas rents are strong were the most-searched rental terms in 800.452.8508 “Aggressive increases in the price of Las 2018, showing that the interest in rentals Vegas apartments throughout the year have was driven by a cost-conscious mindset this 503.452.4111 kept Sin City on the podium in terms of rent past year. growth for most of the year, and by year- • Soaring rents have kept renter [email protected] end, it has outpaced the largest renter hubs mega-hubs Las Vegas (7.9%), Phoenix with rents almost 8% higher than last year,” [email protected] (7.7%) and Los Angeles (6.6%) on the the report says. Fax: 503-452-3345 podium in terms of rent growth for most of “Phoenix apartments have also seen the year, with Florida’s largest markets hot some of the fastest rent growths during on their heels: Jacksonville (6.3%), Orlando 10630 SW Barbur Blvd., Portland, OR 97219 2018, and much like Las Vegas, the average (6.1%) and Tampa (5.4%). rent in Phoenix passed the $1,000 mark by coinmeter.com • Throughout 2018, rents have year-end thanks to a 7.7% Y-o-Y increase. seen the most fluctuation in small cities, Apartments for rent in Los Angeles now with double-digit percentage increases in cost 6.6% more compared to the end of last Odessa, Midland, and Reno. year, earning it third place among the 20 largest renter hubs in the U.S. This translates • At the end of the year, Queens, into a $153 growth over 12 months, which NY is the only large market with stagnating is second only to Manhattan, where rents rents, and only two small cities, Baton have increased by $157 (albeit that accounts Rouge and College Station, see significant for a more modest proportional change of decreases.

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16 Rental Housing Journal On-Site · December 2018 Rental Housing Journal On-Site Prepare Your Property, Residents For Winter Keepe Prepare your rental property by being aware of these weather guidelines, and take proactive measures to ensure you and your tenants stay safe this winter. Snow or heavy rain can bring different types of conditions so stay up with what can hit in your area.

Stay on top of the weather conditions Track the weather. Stay up to date on weather patterns in your area and communicate any extreme weather changes to tenants. According to the National Weather Service definitions, there are three various tiers of cold weather alerts: • Winter Storm Watch: A Winter Storm Watch is issued when there is the potential for significant and hazardous winter weather within 48 hours. It does not mean that significant and hazardous winter weather will occur, it only means it is possible. • Winter Weather Advisory: A Winter Weather Advisory will be Winter Kit: Add the following supplies issued for any amount of freezing to your property emergency kit: rock rain, or when 2 to 4 inches of snow salt and similar products to melt ice on 8 Tips to Prevent Slips and Falls (alone or in combination with sleet walkways, sand to improve traction and In the winter, snow, ice and freezing cold temperatures create the perfect and freezing rain), is expected to snow shovels and other snow removal conditions for accidents like slips, trips and falls. These winter-related accidents cause a significant inconvenience, equipment. You may need sandbags to keep are very common and can be extremely dangerous, especially for senior citizens. but not serious enough to warrant a flood waters out as well. warning. Use these 8 tips to ensure your tenants stay safe this winter season. • Winter Storm Warning: A Prepare Your Property And 1. Non-slip tapes: A simple way to add protection to your floors are by adding peel and stick non-slip tapes. These tapes are easy to apply and provide Winter Storm Warning is issued Your Residents when a significant combination increased security on floors and stairs. Keep a first aid kit handy in the office of hazardous winter weather is 2. Stair Treads: Tread covers and nosing are another great preventative to prepare for winter storms and potential occurring or imminent. solution for stair-related accidents. Indoor and outdoor stairs of any material slips and falls. can benefit from stair tread nosings. The long-lasting material resists chips, 3 steps to prepare your rental Make sure your residents know the scratches and stains. evacuation route. property 3. Absorbent mats: Absorbent mats are great solutions for walkway areas Severe snowstorms or heavy rain with Remain proactive and share helpful tips and entry areas throughout the property. These mats will absorb all liquids flooding can lead to property damage, with your tenants if your area is likely to while preventing floor stains. especially for properties that were not experience extreme weather conditions. 4. Lighting: Make sure there are good lighting systems throughout your prepared for the extreme weather. Take Here are some of the important items outdoor and indoor property. Use motion-sensor lights if you’d prefer an precautions to ensure your property and tenants should prepare in their personal energy efficient solution. tenants stay safe this season. safety kit before a storm: 5. Clean up: Keep common areas and walkways clean and tidy. Keep electric Storm Hardening: Your winter storm • Blankets cords and telephone wires near walls and away from walking paths. Clean preparedness plan should include a up indoor spills and puddles immediately. preventative maintenance assessment of • Flashlight 6. Spot check for hazards: Identify potholes and cracks outdoors that may your building to improve the designs for • Battery-powered radio cause issues and arrange repairs before it snows. Check entrance steps and corrosion resistance; boards should be • Extra clothing handrails for damage and repair accordingly. put up in place, remove dead or damaged branches/trees, and prune trees that may • Water and non-perishable high- 7. Indoor snow removal: When snow is tracked indoors, interior surfaces can become hazardous in the near future. energy foods become dangerous. Use a floor fan to keep walkways dry and place “wet floor” signs in needed areas to alert incoming residents of caution areas. Emergency Plan: Come up with an • First-aid kit with medications emergency plan that will minimize the 8. Outdoor snow removal: Discuss with your maintenance staff which areas • A fully charged cell phone challenges that you may face during the you expect snow and ice accumulation to be removed and treated. Ensure crisis. Let your residents know emergency Establish a safety plan that will allow you snow is piled in a low area to prevent melting and refreeze. exit locations and other resources they can to stay informed, make a plan and remain rely on during and after a severe snowstorm. safe in an emergency. Cooling U.S. Multifamily Market No Cause for Alarm

Rental Housing Journal Rent growth continues to be strongest means more multifamily and industrial and in the West, Southwest and Southeast. Las What is the outlook for capital less retail and niche property types. Multifamily market rent declines in Vegas and Phoenix have the highest rent in multifamily markets November reflected the normal seasonal Lenders are acting much differently at growth, and five of the top 10 metros are fluctuation, are no cause for alarm, and “One of the strengths of the multifamily this stage of the cycle than the last time in California. “Demand continues to be demand remains strong, according to the market in recent years is the availability of around, when loan terms became ever more the main driver of the robust market, as latest report from Yardi Matrix. capital, especially debt,” Yardi Matrix says aggressive until the market collapsed. In new household formation helps fill new in the report. the next downturn, debt sources will have “Multifamily rent growth in 2018 stands multifamily supply. It’s a testament to the much less capital at risk. at 3.1%, higher than most estimates coming economy’s strength that most of the metros “Despite some concerns about the into the year. Rents have stalled in the with the highest supply pipelines are durability of the economic expansion, Yardi Matrix offers the industry’s most fourth quarter, a typical pattern, declining maintaining occupancy rates and moderate the healthy capital environment should comprehensive market intelligence tool by $3 from their September peak,” Yardi rent growth,” the report says, including: continue through 2019. If anything, the for investment professionals, equity in- Matrix said in a release. worries might be working in favor of vestors, lenders and property manag- • Nashville multifamily, as lenders are increasingly ers who underwrite and manage invest- looking to book loans on less risky assets Highlights of the multifamily • Austin ments in commercial real estate. Yardi and property types. Plus, Fannie Mae and Matrix covers multifamily, industrial, market report • Denver Freddie Mac have dominated the apartment office and self storage property types. U.S. multifamily rents fell by $2 in • Miami debt market since the recession, which Email [email protected], call 480-663- makes other lenders more eager to originate November, dropping to $1,419, while year- Year-over-year rent growth leaders for 1149 or visit www.yardimatrix.com to multifamily loans.” over-year growth fell by 10 basis points to November were: learn more. Yardi® develops and sup- 3.1%. Rents are down $3 from the peak of Capital trends in commercial real estate ports industry-leading investment and • Las Vegas $1,422 in September. are likely to remain healthy, and multifamily property management software for all The small decline can be chalked up to • Phoenix stands to benefit. types and sizes of real estate companies. Established in 1984, Yardi is normal seasonal fluctuation. Demand has • California’s Inland Empire Lenders are discriminating among based in Santa Barbara, Calif., and remained strong as the occupancy rate has property types and trying to incorporate • Atlanta serves clients worldwide. For more in- stayed stable for the last six months despite less risky asset classes into portfolios. That the growth in supply in many metros. • Orlando formation, visit www.yardi.com. Rental Housing Journal On-Site · December 2018 17 Rental Housing Journal On-Site

10 Years in the Making: Multifamily Building for Urban Seattle Commuter Rental Housing Journal concrete, and aluminum panels, while the unique window arrangement is intended to A multifamily building in Seattle maximize light and privacy. All the units strikes a balance between affordability run north to south so residents are flooded and aesthetics, according to a release from Collaborative Companies, the builder on with natural light throughout the year. the project. Each unit has its own set of special When Seattle’s Link Light Rail was features such as soaring ceilings, heated announced 10 years ago, Sarah Westneat concrete floors, Juliette balconies and began searching for multifamily-zoned lots rooftop decks to create a real sense of home in Columbia City near the future station. for residents. The vibrant neighborhood, located about “We had a ball designing for the people ten minutes southeast of downtown Seattle, who would live there,” Westneat said in the is one of the city’s most historic and diverse release. communities, according to the release. The project was built by Valor Builds— As the second-fastest-growing city in the construction arm of Queen Anne-based America, being near public transportation Collaborative Companies. has become a big draw for Seattle residents. Westneat ended up finding a large single- “I very much wanted to find a builder with family lot adjacent to the new Light Rail whom I had good chemistry,” Westneat said. station—an ideal lot for what would later With the project now complete, Westneat become a 13-unit apartment building stands by her decision to hire Valor because designed for the urban commuter. the team was “considerate, flexible and creative.” The Valor team worked in tandem “I was very inspired by the idea of transit- with the architects throughout the project oriented development along the Light Rail,” to ensure the 8,561-square-foot building she said in the release. “My daughter and I fulfilled all of Westneat’s criteria. ended up naming the project Rail House.” Affordability was a priority for Rail House was designed by Seattle- Westneat—the units (13 in total) range based architect atelierjones llc which has from studios for $1,375 per month to three- a knack for urban design. Principal Susan story apartments with private roof decks for Jones and her team have designed several $2,525 per month. The variety of layouts community-first multi-family developments helped the developer accommodate a wide in the region. range of renters. Beyond maximizing space, Westneat A diverse community of renters now call requested that the project have a unique Rail House home. Building a community architectural quality to complement the of beautiful light-filled apartments near diverse community, “I wanted to build public transportation at an affordable price something sculptural that would serve as a was no easy feat in Seattle’s competitive gateway to Columbia City,” Westneat said market, but with lots of strategic thinking in the release. The exterior facade features and attention to detail, the teams were able red hardie panel, black break metal, to make Westneat’s dream a reality.

Avenue5 Hires VP-Property Marketing

Rental Housing Journal marketing officer at Avenue5, said in a release. Seattle’s Avenue5 Residential, a private third-party multifamily property “It’s critical to have the right marketing management services firm, has hired leadership in place at Avenue5, and Catherine Swaback-Jacobson as its vice Catherine’s expertise and technological president of property marketing. acumen will help to support our clients in navigating a multifamily and marketing In her new role, Swaback-Jacobson will landscape that is constantly changing.” lead Avenue5’s property marketing team, which includes nearly 20 multifamily Swaback-Jacobson is a multifamily experts nationwide who possess industry veteran with a track record specialized knowledge of property in creating strategic marketing and marketing operations, holistic branding branding initiatives that drive occupancy strategies, innovative demand-generation and revenue, planning and executing solutions, comprehensive client reporting, national marketing program rollouts, digital marketing automation, and in-house implementing successful multi-channel creative services. digital campaigns, measuring marketing program ROI, developing new business “Catherine is a strategic hire for strategies and pitches, and hiring, training, us, as we continue to focus on driving and coaching associates. measurable marketing results by building high-performance teams and creating She also served in marketing and customized solutions that align with our operations roles at Alliance Residential for clients’ diverse goals,” Kate Sibbern, chief the past several years. 18 Rental Housing Journal On-Site · December 2018 Apartment Jobs Snapshot Rental Housing Journal On-Site November 2018 Total Job Postings in Apartment Industry 9,609 in November 2018 (% of Real Estate Sector: 34.3) Apartment Jobs Lorem ipsum Property Assistant 1,560 Manager 1,047 Property Manager 481 Leasing Maintenance Community Snapshot Consultant 1,222 Technician 557 Manager November 2018 Total Job Postings in Apartment Industry in November 2018 (% of Real Estate Sector: 34.3) Job Postings by Apartment9,609 Jobs of Total Real Estate Jobs Asst. Property 7,120 Major Category Lorem ipsum Property Assistant in Top MSAs*1,560 Manager Property Manager 481 % Leasing 1,047 Community Maintenance Consultant 1,222 557 Manager San Antonio 55.3% ManagerTechnician Jobs

Job Postings by Apartment Jobs Nashville 7,120 Major Categoryin Demandof Total Real Estate Jobs 54.1% % in Top MSAs* San Antonio Kansas City 50.6% in Seattle, 55.3% Nashville Las Vegas 48.1% Report Says54.1% 2,752 1,999 2,369 Kansas City 50.6% Property Maintenance Leasing Austin Management 47.1% Rental Housing Journal * MSAs with 100 or more apartment job postings Las Vegas The latest National Apartment Association48.1% jobs report spotlights the need for the assistant property manager 2,752 1,999 2,369position. Property Maintenance Leasing Austin Nashville 39 days Austin Management36 days Over 9,600 rental housing jobs were available47.1% during Time to Fill * MSAs with 100 or more apartment job postings Kansas City 39 days Las Vegas 33 days November, accounting for 34 percent of the broader real For Top MSAs** estate sector, just slightly below the monthly average **Based on historical information San Antonio 37 days Nashvillefor the year, 39 accordingdays to theAustin latest 36jobs days report from the Time to Fill National Apartment Association. Kansas City 39 days Las Vegas 33 days For Top MSAs** The jobs report focuses on jobs that are being **Based on historical information Sanadvertised Antonio in 37the days apartment industry as being available, according to Paula Munger, Director, Industry Research Spotlight Assistant and Analysis, for the National Apartment Association’s Education Institute. Assistant Last 6 Months Property ManagerSpotlightLas Vegas entered the top 5 for apartment job demand for the first time this year, while Nashville marked its Last 6 Monthsfifth month in theProperty rankings. Manager As expected, experience required was at the entry level, but 78 percent of employers were seeking candidates who Markets # of Apartment Location already had property management skills. With Highest Concentration Job Postings Quotient*** Markets # of Apartment Location With Highest ConcentrationEvolving Jobrol Postingse of the prQuotient***operty manager The role is becoming more than just a property Dallas 190 2.6 Dallas manager, Munger190 said earlier this2.6 year. “The hiring manager gets to a point where they say, Los Angeles ‘I need more147 than one whole 1.2person to do this job.’ So Los Angeles 147 1.2 we are seeing more and more event coordinators in Washington, D.C.apartment communities,”146 she said.2.2 Washington, D.C. 146 2.2 “Getting residents together, planning events, maybe Seattle dealing with105 outside vendors more2.6 than they have,” she Seattle said. And not in terms of vendors like a landscaper — 105 2.6 Atlanta “They’ve been102 doing that forever,”1.9 she said. But more like a celebrity chef or “someone who comes *** Location quotients display concentrations of demand within MSAs. U.S-wide average demand Atlanta equals 1.0; a location quotient of 1.5 indicates 50% higherinto demand the than thebuilding US average. to do a quickie demo. That kind of stuff. 1.9 102 I think in general they are having to think a little bit more *** Location quotients display concentrations of demand within MSAs. U.S-wide average demand about, I won’t say event planning, but something along equals 1.0; a location quotient of 1.5 indicates 50% higher demand than the US average. Top Skills Requiredthose lines,” Munger said. Educational Requirements National apartment association jobs Specialized Baseline 0 to 2 Years Top Skills Required Educational report background 83.3% RequirementsProperty Management Communication“Our Skills education institute3 to is 5 a Years credentialing 16.4% body for the apartment industry. They hear often that one of the Specialized Baseline 0 to 2 Years Yardi83.3% Software Microsoftbiggest O ce problems keeping our industry leaders up at night is the difficulty in finding talent, attracting talent and Customer Service Organizational Skills Projected National Property Management Communication Skills 3 to 5 Years 16.4% retaining talent,” MungerChange said. in Employment “Labor-market issues are happening in a lot of Yardi Software Microsoft O ce industries, certainly with the tight8.1% labor market we have.” ProjectedSource: National NAA Research; Burning Glass Technologies; BureauSo of NAA Labor Statistics partnered with Burning2016-2026 Glass Technologies. Customer Service Organizational Skills Data as of November 30, 2018; Not Seasonally Adjusted“They have a labor-job posting database that is Change in Employment proprietary,” she said, and they can “layer on data from the Bureau of Labor Statistics (BLS). “We looked at that and thought we could do something 8.1% that is really going to help the industry and help Source: NAA Research; Burning Glass Technologies; Bureau of Labor Statistics benchmark job titles and trends as we go forward.” Data as of November 30, 2018; Not Seasonally Adjusted 2016-2026

Rental Housing Journal On-Site · December 2018 19 Rental Housing Journal On-Site 7 Upgrades To Keep Your Tenants Happy By Lillian Connors Every landlord knows how hard it is to find good, responsible tenants who will pay the rent on time and take care of their rental homes, so your goal should be to keep tenants like this happy. That’s why it’s crucial for you to put in some effort in order to keep the good tenants living at your property. And guess what? No matter how impossible that may sound, the truth is that it’s quite an easy task. All you have to do is become a good property manager whose actions will keep tenants who renew their leases.

If you want to keep tenants, respond to their requests It’s very important that you don’t ignore the complaints from your tenants. Answer when they call you and listen to the problems they have in their rental home. Sometimes, it may sound like they are stressing over trifles, but if you ignore them, it may become a serious problem. You’ll agree that it would be wise to change that leaking pipe before it causes a flood, right?

Be responsible and communicative, that can add a bit more to your rental can upgrade your rental home with a It doesn’t matter if the apartment is in a ask your tenants what problems they have apartment and make everyday tasks much contemporary Bosch microwave that will dodgy neighborhood or not, because break- in their rental home and find a way you easier for your tenants. make mealtimes simpler with the function ins happen in all parts of the world. That’s both can contribute to a solution. Regular that weighs an item to figure out the time it why you have to add an alarm service and upgrading will keep big problems at bay will take to warm it up accordingly. safety locks. By doing this, you will show and keep tenants. No. 2 – Upgrade kitchen your tenants that you care about their safety. appliances A hungry tenant who comes home after No. 1 – Let the light in The kitchen is one of the most important a busy day at the office will certainly appreciate this. No. 6 – Keep track of periodic Is there a place in your rental home that rooms for every person that moves into your you want to emphasize to your tenants? property. If you want to keep the tenants tasks happy, then you must invest a bit. No. 3 – Reinvigorate the Upgrading your apartment doesn’t mean That can be easily achieved with a bathroom that you need to bring in shiny new things smart choice of lights. Of course, the most High-quality kitchen appliances will all the time. As a landlord, you should have important is the general lighting of the speak volumes of your care for the tenants’ Besides the kitchen, the bathroom is apartment that will enable your tenants comfort and happiness, but accomplishing another room in the apartment that plays a a home inspection on a regular basis, e.g. to feel comfortable in their rental home. this goal doesn’t necessarily have to cost vital role in whether your tenant will renew every three months. However, there are more types of lighting you an arm and a leg. For instance, you the lease or not. Your job is to check whether the insulation You don’t need to turn the bathroom is in good shape and if the smoke detectors, into a spa by bringing in a Jacuzzi and a heating, ventilation and air conditioning little sauna. Small cosmetic changes will are functioning properly. Your tenants will breathe a brand new life into the outdated appreciate your concern. bathroom. Change that leaking faucet, install a new showerhead and put in a new No. 7 – Be cooperative shower curtain. You can even refresh the Even if you do all the things mentioned bathroom with tile stickers. above, there will be some tenants that will constantly ask for more. No. 4 – Fix the floor Of course, you don’t have to fulfill every Creaky floorboards can be very annoying. caprice they have. However, if they are If pieces of old parquet fall out from time to expecting a baby, then try to be cooperative time, your tenant can become very annoyed and allow them to redecorate one room into and move out. a nursery, especially if they are very good And, believe it or not, bad flooring can and responsible tenants. In case they move put your tenants at the mercy of noise from out in a few years, you can easily turn the the neighborhood. Based on the amount of nursery into a regular room. money you can spend to fix this problem, As you can see, simple, cost-effective you have two options – cork flooring or upgrades can mean a world of difference high-quality carpets. Consider the pros in your tenant’s eyes. If you have the same and cons of both options and choose what would be the best solution for you and your tenants for years that are very responsible tenants. and take care of your rental, then you can also reward them with a discount on rent, but you shouldn’t offer that benefit to the o onsider a safety N . 5 – C new tenants until they prove to you that system they are worth it, not just in the sense of One very important thing for every reviewing the lease. Build their confidence tenant is that they feel safe in their rental one step at a time and eventually both sides apartment. will benefit.

20 Rental Housing Journal On-Site · December 2018 Rental Housing Journal On-Site Seattle Neighborhood Among ‘Most-Dog-Friendly’ Rental Housing Journal Seattle’s Ravenna neighborhood, along with Downtown Portland, scored a 99 percent dog-friendly rating in The 2018 Neighborly Awards, according to a release from Trulia, coming in behind the 100 percent rating for Orlando’s Baldwin Park neighborhood. The Neighborly Awards is a review of nearly 10,000 neighborhoods coast-to-coast based on more than 20 million written reviews and polls answered by participating locals, according to the release. Many Americans say dog-friendly neighborhoods are important to renters and homeowners. More than one in four U.S. adults (27%) say having a dog-friendly area is one of the most important attributes when it comes to the neighborhood they live in. Baldwin Park tops the list for being dog-friendly with 100% of participating locals saying that they often see neighbors walking their dogs. This neighborhood is also home to an annual Doggie Derby, a road race for dogs that benefits a local charity. “People take great pride in where they live. In fact, many buyers and renters say the neighborhood mattered just as much as the house when they were searching for a home,” Tim Correia, Trulia’s senior vice president and general manager, said in the release. “Every day, people tell us why they love their participating locals tell us they can walk to restaurants, and neighborhood they live in. In America’s most kid-friendly neighborhood. Using these insights, we created The say they love living in this neighborhood because they “can neighborhood, 97% of Power Ranch’s participating locals Neighborlys to celebrate America’s most beloved walk to the beach, dinner or shopping.” reported regularly seeing kids playing outside. Most likely, neighborhoods and to showcase what makes them so • Friendliest Neighbors: Trestle Glen, Oakland, Calif. – these youngsters are enjoying the neighborhood’s long list special to the people who live there,” he said in the release. Neighbors can make or break a neighborhood. In fact, more of kid-friendly amenities that includes year-round heated pools, stocked fishing ponds, soccer fields, basketball With The Neighborly Awards, Trulia aims to shine a light than half of Americans (52%) say having neighbors you courts, and over 26 miles of connected trails – perfect for on the neighborhoods that locals love most with the goal of can get along with is among the most important attributes inspiring buyers and renters in their home search. National when it comes to the neighborhood they live in according family walks and bike rides. and local winners in 18 major housing markets were to a recent Trulia survey conducted online by The Harris To learn more about The Neighborlys’ winners, visit: identified using owned data in the following categories: Poll. Residents of America’s most friendly neighborhood, www.trulia.com/neighborhoods/awards friendliest neighbors, dog-friendliest, most holiday spirit, Trestle Glen, are quite friendly as 97% of participating Designed to helps prospective buyers and renters best social calendar, most walkable, and kid-friendliest. locals report that they say “hi” to their neighbors when quickly grasp if a neighborhood has the right fit and they are out and about according to Trulia’s analysis. Many Other winners of awards feel for their lifestyle, Trulia Neighborhood’s What residents tell us they “love all their neighbors” and that it is • Most Walkable: Belmont Heights, Long Beach, Calif. Locals Say feature surfaces insights straight from the “hard to believe just how friendly the neighbors are.” – A slight majority of Americans (55%) say proximity to people who know the neighborhood best: locals. The amenities such as restaurants, shops, and grocery stores is • Kid-Friendliest: Power Ranch, Gilbert, Ariz. – An feature provides both written neighborhood reviews among the most important attributes when it comes to the overwhelming proportion of parents with children under and feedback on topics we know prospective buyers neighborhood where they live. Belmont Heights wins for 18 say safety (73%) and a quiet neighborhood (59%) are and renters care about, like if there is easy parking, being America’s most walkable neighborhood — 99% of among the most important attributes when it comes to the or if people talk to their neighbors.

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6 Ways to Attract College Renters Continued from Page 1 another. If your apartment complex has useful amenities, be sure to highlight is flexible on the number of occupants these features on your website and other one unit can have to maximize on renter marketing channels to remain competitive interest. in the market.

3. Parking 6. Smart Technology If your property isn’t centrally located Millennials and Generation Z are early near stores and a university, consider re- adopters of smart apartment technology evaluating parking costs to ensure your and prefer renting in properties that have college-age applicants can afford the extra already adopted technologies. Technologies expense. High parking costs might drive such as smart thermostat and lighting students from considering your property as systems are among the top devices that are a reasonable place to live. seen as valuable to renters. Invest in smart technology to draw in millennial renters, 4. Reputation especially if you are in a competitive College-age renters review online sites market. such as Yelp.com and ReviewMyLandlord. Keepe is an on-demand maintenance com to get a sense of what to expect from solution for property managers and the landlord. If you are receiving bad independent landlords. The company reviews on these sites, be sure to make makes a network of hundreds of in- changes in your business that will reflect dependent contractors and handymen you more positively in reviews. available for maintenance projects at rental properties. Keepe is available 5. Amenities in the Greater Seattle area, Greater High-end features are not a necessity, Phoenix area, San Francisco Bay area, but amenities such as laundry, gym, and a Portland, San Diego and is coming pool are all features that can sway college- soon to an area near you. Learn more age renters to picking your property over about Keepe at https://www.keepe.com Increase Your Laundry Room Capacity by as much as 50% And Save Up To 50% on Utility Costs

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