rental housing journal utah december 2015
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Advertise inRental Housing Journal Utah
Circulated to over 6,000 apartment owners, on-site and maintenance
personnel monthly.
Call 503-221-1260for more information
2. President’s Message
3. Director’s Message
4. Ask the Attorney
O� cial Publication of The Utah Apartment Association Utah’s Leading Advocate for the Rental Housing Industry – 888-244-0401 – WWW.UAAHQ.ORG
www.rentalhousingjournal.com • Professional Publishing, Inc
Rental Housing Journal Utah December 2015 - Vol. 7 Issue 12Pr
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EVENTSGood Landlord ClassSalt Lake ..................................... Jan 16th 8:30AM
Ogden .........................................Jan 22nd 8:30AM
Salt Lake ....................................Jan 22nd 8:30AM
www.GoodLandLordTraining.com
Tribute AwardsSalt Lake .................................................. Feb 12th
www.uaaTributeAwards.com
UPCOMING EVENTSGeneral Membership MeetingsOgden ..................................... Jan 26th 7PM
Salt Lake ................................ Jan 28th 7PM
www.uaageneralmembershipmeetings.com
continued on page 5
continued on page 6
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losophy providing services in the mul-tifamily market that has been serving property owners and managers in Utah over 25 years.
“One of the things we are proud-est of,” says Gary Andersen, Re-gional Property Consultant based out of the Utah offi ce, “is that over the years we have received multiple awards from the Utah Apartment Association including “Supplier of the Year” and “Best Customer Service”. We think it is one thing to have a mission to serve and an-other to have been recognized for doing it.”
Since the company, with offi c-es coast to coast and in all major markets, began over 35 years ago,
Landlord Legal Cruise a Success
Key Note Speaker for Annual Conference Announced
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Apartment Association has an-nounced the 2016 Keynote Lun-cheon Speaker at the annual UAA Fair Housing Education Conference and Trade Show will be radio personality and author Amanda Dickson.
For over 20 years, Amanda co-hosted Utah’s number one rat-ed morning show, Utah’s Morning news on KSL News radio. Amanda Dickson is a renaissance woman who is at much at home at Chucky
Cheese as she is in front of an au-dience of thousands or sequestered working on a book. She is beloved by her Utah radio audience for her openness and irresistible laugh, but there is a depth to her that comes not only from her legal training, but from her personal suff ering, and that depth connects her to the readers of her newspaper columns and books.
The 2015 Landlord legal cruise was held November 29th – December 6th this year. 77
participants attended the event which provided landlord legal training and networking while on a cruise ship in the Eastern Caribbean.
“I thought the training and the whole event was so valuable,” Said DJ Bruhn with Utah Property Management Associates. “We real-ly had a good time.”
Th e Utah Apartment Associ-ation was the main sponsor and both property managers and re-altors attended and earned con-tinuing education credits for their real estate license. Classes includ-
Advertise in Rental Housing Journal UtahCirculated to over 6,000 apartment owners, on-site and
maintenance personnel monthly.
Call 503-221-1260 for more information • www.rentalhousingjournal.com
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2 Rental Housing Journal Utah · December 2015
Utah Apartment Association
448 E Winchester St Ste. 460Salt Lake City, UT 84107
Ph: (801) 487-5619Fax: (801) 484-8649
www.uaahq.orgPresident’s Message
Cheri Goss,Board Chair, UtahApartment Association
Tribute Awards Honoring the Best in our Industry
Every year, the UAA Tribute Awards honor the best in our industry. In July we be-
gan soliciting nominations for 22 award categories.
We invite you to nominate indi-viduals, properties and companies
you think deserve to be honored. Th e process culminates in 550 peo-ple attending our Tribute Awards dinner which this year is February 12th 2016.
Once individuals and proper-ties are nominated, the judging process begins. In every category nominees will fi ll out a self-eval-uation form explaining why they should win and citing specifi c reasons. Th en all individuals are interviewed by volunteers chosen from our membership who don’t know the properties or individu-
als they are judging. Properties are shopped by secret shoppers who evaluate them on a pre-selected list of criteria. Some individual catego-ries are also shopped (like leasing agents). Th e results of the self-eval-uation forms, the interviews and the shops are then weighed equally, and added together. Th e top scores will become fi nalists, and the win-ning scores will be kept secret until the awards presentation on. Th ou-sands of staff and volunteer hours will be involved, and the best in our industry will be honored. It’s
one of my favorite things we do as an association.
Please join us in celebrating the nominees and winners. Our Awards dinner is February 12th at Little America. For more information go to www.uaatributeawards.com
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3Rental Housing Journal Utah · December 2015
448 E Winchester St Ste. 460Salt Lake City, UT 84107Ph: (801) 487-5619Fax: (801) 484-8649www.uaahq.org
Utah Apartment Association
Director’s Message
L. Paul Smith, CAEExecutive Director,Utah ApartmentAssociation
Utah is a Great Place to be a Landlord
At a good landlord class in recently, a very upset land-lord, who doesn’t like the
requirement she have a business license, continually complained about how unfair the system is for landlords. As you can imagine, the other 80 or so people in that class strongly disagreed with her. Some of her complaints were:
• Tenants can walk all over land-lords and no one does anything about it
• No matter how diligently you screen tenants they end up be-ing bad and a problem
• Th e rules and laws in Utah are ridiculous and slanted to tenants
It was amazing to me to watch for an hour as each time this per-son would say something, how others in the class would politely try to set her straight and tell her how wrong each of those three al-legations were. She ultimately got worked up and left , much to the delight of the class of responsible and striving landlords who weren’t buying her negativity or premise.
I thought in light of the good stu-dents who experienced this with me I would repeat their points.
• Tenants only get away with what you let them. Utah has one of the fastest, cheapest, and least complicated eviction processes in the country. If your tenants are pushing you around, you aren’t enforcing your contracts. Don’t just use a good contract (the UAA residential agree-ment) but also enforce it with the 3 day notices, if they violate and of the terms.
• Good tenant screening doesn’t guarantee success. But it dra-matically increases the odds. But doing background checks by themselves isn’t the key – the key is understanding risk and having rental criteria that pro-tect and guide you (For more info attend the February Gen-eral Membership Meetings on this topic)
• Utah has some of the best/fair-est laws in the country. Th ere are signifi cant protections for tenants BUT – most of those
were suggested by the UAA and the rental housing indus-try in such a way as to not hurt landlords. In addition, Utah has some of the best collection/eviction/landlord tenant/re-strictions on government laws in the country.
From time to time you will en-counter grumpy landlords whose fi rst inclination is to complain and be a victim. As an educated indus-try member, take the time to kind-ly correct and educate them as to how good we really have it.
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Rental Housing Journal Utah
Rental Housing Journal Utah · December 2015
Ask the Attorney
By Jeremy Shorts, Utah Eviction Law
Dear AttorneyQ: My tenant hasn’t paid rent,
but they’re saying I can’t evict them during winter because of the cold. What should I do?
A: Under Utah law, there are no statutory defenses or exceptions that would stop the eviction pro-cess based on cold weather. Th e same rules would apply to a tenant claiming they can’t be evicted be-cause they have small children or work all the time. Once the land-lord proves the case, Utah law states that an eviction order should be issued allowing the tenant three days to vacate the property. How-ever, Utah law does grant the judge discretion to modify the move out
date based on the circumstances. If the tenant is able to show good cause, the judge MAY (but does not have to) extend the normal three days.
We have also seen that discretion work against the tenant in certain circumstances. In one of our re-cent evictions, the tenant admit-ted they could fi nish moving out within an hour or two but refused to do so. When we explained the situation to the judge, the landlord
was granted an eviction order for midnight that same day (about 16 hours or so).
It is important that the statute grant judges discretion to consider cases on a case by case basis. But Utah judges commonly use the standard three day eviction order described under Utah law.
Jeremy M. Shorts, AttorneyLaw Offi ces of Jeremy M. Shorts, LLCUtah Eviction Law
Cold Weather & Evictions
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Rental Housing Journal Utah
Rental Housing Journal Utah · December 2015
Landlord Legal Cruise a Success ...continued from page 1
ed landlord tenant law training by attorney Kirk A. Cullimore. For many participants the 12 hours of training were a refresher while for others it was brand new stuff they hadn’t previously experienced.
Th e next Landlord Legal Cruise will be held January 8-15, 2017 on the world’s largest cruise ship the Royal Caribbean Allure of the Seas. We invite you to join us. Be-
cause of group buying power rates on this unique ship are incredible. Th e rates we have procured are as follows:
• Balcony cabins $684.00 • Outside cabins (F) $534.00 • Outside cabins (G) $524.00 • Outside cabins (I) $514.00 • Inside cabins $454.00
Prices are per person, double oc-cupancy. Fees and taxes per person are additional and estimated at $225 port taxes, $116.38 govern-ment fees, and $90.65 gratuities
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6
Rental Housing Journal Utah
Rental Housing Journal Utah · December 2015
Keynote Speaker ...continued from page 1
“We are very excited to have Amanda Dickson keynoting our 2016 Conference,” says Trade Show Committee Chair, DJ Bruhn, with Utah Property Management Associates. “The apartment industry is a great profession for working women and Amanda is the embodiment of a pas-sionate optimistic and achievement oriented woman. We are excited to hear her message to us.”
The 2016 Utah Apartment Association Annual Fair Housing Educa-tion Conference & Trade Show will be held on April 27, 2016 at the South Towne Expo Center. Last year over 125 companies exhibited and 1,300 property management professionals attended. “We are already ahead of exhibitor sales over last year,” says Rilee Stone, UAA Events Coordinator, who projects more exhibitors and attendees than ever before. “This year is geared up to become the largest in UAA history. With more exhibi-tors, more education & more fun!”
Registration is easy. You can register online at www.uaatradeshow.com or by calling the UAA office at 801-487-5619. Register before March 31st and receive $10 off admission to the show!
Admission & Keynote Lunch $60
Admission only $35
There will be over 26 classes & education opportunities over the course of the day with sessions starting as early as 9:00am. Our Trade Show committee has handpicked these classes and seminars to pres-ent to you the hottest topics and strategies for succeeding in the rental housing industry!
• Do you need to renew your good landlord certificate? We will be holding the Good Landlord Refresher Course at 9:00am (included with the price of admission) in room 200C.
• Do you have a real estate or broker’s license? Do you need CE credit? This year the show has 6 different classes to give you the credits that you need.
• Not sure what to do on your taxes? We’ve got that…. Leas-ing questions? We’ve got answers… Trouble motivat-ing your employees? We’ve got that too, And many more. Refer to the schedule below for a complete list of our education sessions and topics.
9:30am
Education Session 110:45am
Education Session 2
- Supreme Court Ruling on Disparate Impact and What it Means for You
- The Biggest Problem… Assistive Animal Request
- Best Foot Forward: Curb Appeal Edition - Follow Up Freakin’ Fantastic Follow Up
- Social Media in the Rental Housing Industry - Mold, Meth, and Other Property Contamination Issues
- Electrical - Electrical
- Appliance Repair - Green that Makes Cents
- 2016 New Laws in Property Management - Tax Strategies for Property Mangers
- Good Landlord Class CE Credit
2:15pm
Education Session 34:00pm
Education Session 4
- Supreme Court Ruling on Disparate Impact and What it Means for You
- The Biggest Problem… Assistive Animals Request
- Resident Retention: If you Love them… They will Stay - Crafting the Ultimate Experience: The step by step guide
- Air Conditioning Mechanical Electrical - Air Conditioning Mechanical Electrical`
- Floor Covering Newest and Best options/solutions - Disaster Preparedness and Handling Disasters
- Intro to UPRO - Tax Strategies for Property Managers
2016 Fair Housing Education Conference and Trade Show
Wednesday, April 27th, 2016
South Town Expo Center, 9475 State St. Sandy, Utah
www.uaatradeshow.com
Trade Show 8:00am – 5:00pm
Keynote Luncheon: Amanda Dickson 12:00pm – 1:15pm Tickets Required
Education 9:30am - 4:00pm
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CHECK-IN/CHECK-OUT CONDITION REPORT
ellent (VG) Very Good (G)Good (F)Fair (P)Poor
Rating Scale = (G)Good (F)Fair (P)Poor
Rating Scale = (E)Exc (G)Good (F)Fair (P)Poor
Rating Scale = (E)Exc
P)Poor
Rating Scale = (E)Excellent (VG) Very GoodP)Poor
Rating Scale = (E)Excellent (VG) Very GoodP)Poor
Rating Scale = (E)Excellent (VG) Very Good
Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor
Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor
In Out
Locks
Ceilings
Electric Outlets
Smoke Detectors
BATH ROOMFireplace
Towel BarsCleanliness
Sink & Vanity
ToiletBEDROOM 1
BEDROOM 2Tub/Shower
Walls
Walls
Fan (Exhaust)Windows
WindowsFloor
Blinds/DrapesBlinds/Drapes
Electric OutletsRods
Rods
Light FixturesFloor
FloorLight Fixtures
Light FixturesEssential ServicesEssential Services
Doors/WoodworkDoors/Woodwork
PlumbingLocks
Locks
HeatingCeilings
CeilingsElectricity
Electrical OutletsElectric Outlets
Hot WaterSmoke Detectors
Smoke DetectorsSmoke Detectors
WA-RTG-20 Washington
©2009 NO PORTION of this form may be reproduced without written permission.
Locks
Ceilings
Electric Outlets
Smoke Detectors
48-HOUR NOTICE OF ENTRYTENANT(S): ____________________________________________________ DATE:________
ADDRESS: ____________________________________________________ UNIT: _________
CITY: _________________________________________ STATE: __________ ZIP: _________48-HOUR NOTICE OF ENTRY
Pursuant to RCW 59.18.150, this is your 48 hour notice that your landlord or their agents will be
entering the dwelling unit and premises located at (Address)______________________________________________________________________________on between the hours of and . (Date) (Time) (Time)The entry will occur for the following purpose:______________________________________________________________________________
______________________________________________________________________________
Landlord Phone
Method of Service: Personal Service: *
* Add one additional day for compliance if served by post and mail.
WA-RTG-40 Washington
©2009 NO PORTION of this form may be reproduced without written permission.
48-HOUR NOTICE OF ENTRYTENANT(S): ____________________________________________________ DADDRESS: ____________________________________________________ UCITY: _________________________________________ STATE: __________
48-HOUR NOTICE OF ENTRYPursuant to RCW 59.18.150, this is your 48 hour notice that your laentering the dwelling unit and premises located at (Address)______________________________________________________________________________ between the hours of (Date) (Time)
The entry will occur for the following purpose:______________________________________________________________________________
______________________________________________________________________________ Landlord Phone
Method of Service: Personal Service:
* Add one additional day for compliance if served by post and m
48-HOUR NOTICE OF ENTRYTENANT(S): ____________________________________________________ DADDRESS: ____________________________________________________ UCITY: _________________________________________ STATE: __________
48-HOUR NOTICE OF ENTRYPursuant to RCW 59.18.150, this is your 48 hour notice that your laentering the dwelling unit and premises located at (Address)______________________________________________________________________________ between the hours of (Date) (Time)
The entry will occur for the following purpose:______________________________________________________________________________
______________________________________________________________________________ Landlord Phone
Method of Service: Personal Service:
* Add one additional day for compliance if served by post and m
CHECK-IN/CHECK-OUT CONDITION REPORTTENANT(S): __________________________________________________________________ADDRESS: ________________________________________________UNIT: ______________CITY: ___________________________________ STATE: ________ ZIP: _________________Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor Rating Scale = (E)Excellent (VG) Very Good (G)Good (F)Fair (P)Poor IN Out In Out In OutLIVING AREAS KITCHEN BEDROOM 3Walls Walls Walls
Windows
Blinds/Drapes
Rods
Floor
Light Fixtures
Doors/Woodwork
Locks
Ceilings
Electric Outlets
BATH ROOMTowel Bars
Sink & Vanity
ToiletBEDROOM 1 BEDROOM 2 Tub/ShowerWalls Walls Fan (Exhaust)Windows Windows FloorBlinds/Drapes Blinds/Drapes Electric OutletsRods Rods Light FixturesFloor FloorLight Fixtures Light Fixtures Essential ServicesEssential ServicesDoors/Woodwork Doors/Woodwork PlumbingLocks Locks HeatingCeilings Ceilings ElectricityElectrical Outlets Electric Outlets Hot Water
Smoke Detectors
OR-RTG-20 Oregon
©2011 NO PORTION of this form may be reproduced without written permission.
CHECK-IN/CHECK-OUT CONDITION REPORTTENANT(S): __________________________________________________________________ADDRESS: ________________________________________________UNIT: ______________CITY: ___________________________________ STATE: ________ ZIP: _____________Rating Scale = (E)Excellent (V(E)Excellent (V(E)Excellent (V(E)Excellent (V(E)Excellent (V(E)Excellent (VG) Very Good (G)Good (F)FG) Very Good (G)Good (F)FG) Very Good (G)Good (F)FG) Very Good (G)Good (F)FG) Very Good (G)Good (F)FG) Very Good (G)Good (F)F
IN OutLIVING AREAS KITCHENWalls Walls
PET AGREEMENTTENANT INFORMATION
TENANT(S): ____________________________________________________ DATE:________ADDRESS: ____________________________________________________ UNIT: _________CITY: _________________________________________ STATE: __________ ZIP: _________
DESCRIPTION OF PET(S)
1) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Vaccinations: Yes____ No____ License Number: ______________
2) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Vaccinations: Yes____ No____ License Number: ______________
3) Type _______________ Breed _______________ Size ______ Age __ Weight ___ Color ____ Name ________ Vaccinations: Yes____ No____ License Number: ______________
Additional Security Deposit Required:$
AGREEMENTTenant(s) certify that the above pet(s) are the only pet(s) on the premises. Tenant(s) understands that the additional pet(s) are not permitted unless the landlord gives tenant(s) written permission. Tenant(s) agree to keep the above-listed pets in the premises subject to the following terms and conditions:
1) The pet(s) shall be on a leash or otherwise under tenant’s control when it is outside the tenant’s dwelling unit. 2) Tenant(s) shall promptly pick up all pet waste from the premises promptly. 3) Tenant(s) are responsible for the conduct of their pet(s) at all times. 4) Tenant(s) are liable for all damages caused by their pet(s). 5) Tenant(s) shall pay the additional security deposit listed above and/or their rental agreement as a condition to keeping the pet(s) listed above. 6) Tenant(s) shall not allow their pets to cause any sort of disturbance or injury to the other tenants, guests, landlord or any other persons lawfully on the premises. 7) Tenant(s) shall immediately report to landlord any type of damage or injury caused by their pet. 8) This agreement is incorporated into and shall become part of the rental agreement exe -cuted between the parties. Failure by tenant to comply with any part of this agreement shall constitute a material breach of the rental agreement.
_____________________________ ______________________________Landlord Tenant ______________________________ Tenant
OR-RTG-24 Oregon
©2011 NO PORTION of this form may be reproduced without written permission.
www.rentegration.com 503-933-6437 sales@rentegration.com
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Rental Housing Journal Utah
Rental Housing Journal Utah · December 2015
Venturi Restoration ...continued from page 1
Venturi has off ered many services to property owners, from car-pet cleaning to fl ood restoration. About 10 years ago, says Anders-en, Venturi discovered that their process for cleaning carpets saved as many as 3 out of 5 carpets that apartment complexes would nor-mally replace because of dirt and stains. Th e company estimates it has saved owners over $4 million dollars in carpet replacement.
“Th ree years ago we introduced another unique service,” says An-dersen, “called reverse dye that al-lows us save even more carpets by literally reversing the dying process that foods and other items infl ict on carpet. It also works terrifi cal-ly in removing those hated traffi c patterns on polyester carpets.”
“In late fall of 2010 – we decided it was time to step it up a notch – and transform our company into one that could provide almost any service that not only Apartment
Communities need – but private homes as well,” says Andersen. “As we were already providing some limited “construction services” with our Flood, Fire and Mold Remediation we felt that the best value that we could bring to the Multi Family community was to have a company that could provide an extensive list of services. Th is Vision of our Salt Lake City offi ce has proven to be a huge success, with currently over 50 sub-con-tractors licensed and insured to our standards, helping us provide those services that the Multifamily Communities need – and to sim-plify their lives and save money!”
“From Vent, Chimney & Rain Gutter Cleaning, Asphalt and Concrete services, Carpenters, Cabinets and Countertops, Electri-cians, Fencing, Flag Poles, HVAC, Painting, Plumbers, Playgrounds of all sizes, Sidings, Welders, Pro-viders of: Tables, Benches, Ciga-
rette Urns, Dog Waste Stations, & MORE - YES we do them ALL”, he says.
The Venturi Commitment
Our Vision will be achieved by:
• Listening to our customer’s needs before we act.
• Respecting and treating every customer’s home and business like it is our own.
• Striving to maintain a person-able “Mom and Pop” service approach while expanding into a company able to serve from a national platform. It is our “se-cret sauce”.
• Hiring the best and bright-est in our fi eld and paying competitive wages.
• Ensuring that training is a pri-ority with constant focus and
commitment to developing the skills and growth of each team member.
• Empowering all Venturi staff to be problem solvers, not merely capable technicians or support personnel.
• Rewarding and providing our top performers unlim-ited opportunity to grow and thrive in their career at Venturi Restoration.
Venturi Restoration is one of the UAA’s Premier Sponsors. To learn more about what they can do for you, go to www.venturirestoration.com or call them at 801-255-8100.
LOWER MAINTENANCE COSTS AND LESS TENANT TURNOVER. GO SMOKE-FREE.
www.tobaccofreeutah.org/muh-intro.html
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Rental Housing Journal Utah
Rental Housing Journal Utah · December 2015
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