on page 5 on page 10 on page 20 - waa online · [email protected] fond du lac area apt assoc....
TRANSCRIPT
Volume 36 Issue 6 • July/August 2015 • Connecting the Rental Community Right Next Door and Across the State
Do you need ideas on how to market your units on a budget? Attend the 2015 WAA Landlord Education Day & Trade Show
with Toni Blake’s keynote, “Marketing SHINE with Your Budget in MIND!” on Saturday, October 10. See the full schedule on
page 12 & registration form on page 13. Don’t miss it!
More Summer Tipson page 5
How to Get Rid of Flies in the House
on page 10
5 Tips for Managing Landlord Stress
on page 20
2015 Roster of Events (for a full calendar of events, visit our website at www.waalonline.org)
BOARD MEETINGS
Saturday, July 25 ● 10:00 a.m. — 2:00 p.m.
Robbins Restaurant, 1810 Omro Rd (Hwy 21/I41), Oshkosh
Lunch, served at noon, will be Robbins soup, salad, & baked potato bar. Cost is $12 and includes coffee, tea, or milk.
Please RSVP to Kristy at the WAA office no later than Monday, July 20th.
Saturday, September 19 ● 10:00 a.m. — 4:00 p.m.
Ho-Chunk Conference Center & Casino, Baraboo
Lunch (optional) will be at the Stand Rock Buffet. The group will go up at noon. Cost is $12 all inclusive.
Please RSVP to Kristy at the WAA office no later than Monday, Sept. 14th.
July/August 2015 ●
Cut out & Save!
2015 WAA DATE
Saturday, September 19 Board Meeting
Ho-Chunk, Baraboo
Saturday, October 10 2015 Landlord Education Day
& Trade Show Chula Vista Resort, WI Dells
Saturday, November 14 Board Meeting
Ho-Chunk, Baraboo
WIN! WIN! WIN!
A Pizza Party for
YOUR Local Association…
Grow your Membership!
$100 Pizza Party
for the Local with highest percentage growth
over 2014!
$100 Pizza Party
for the Local with the highest number of new members
over 2014!
See page 17 for ideas on how to grow your local membership this year and WIN!
See page 12 for the full schedule & page
13 to complete the registration form.
WAA Directory
President: Dean Ramsden
(C) 715-421-6403
Past President: Dale Hicks
(C) 608-201-3774
Vice President: Sherrie Dorn
(C) 262-497-0516
Secretary: Adele Vogel
(H) 262-781-4044
Treasurer: Chris Mokler
(O) 920-235-6470
Northeastern: Hank Dreschler
(H) 920-766-3104
North Central: Kris Mueller
(H) 715-676-2353
Northwestern: Pamela Strittmater
(C) 608-317-3678
South Central: Matt Ruch
608-361-6896
Southeastern: Gus Orozco
(C) 847-668-7658
WAA Administrative Assistant/
Newsletter Editor/Designer
Kristy Weinke
920-230-WAA1 (9221)
Legislative Liaison (WRHLC)
Gary Goyke
(office) 608-237-8121
WAA/RHR Executive Committee
Regional Directors
WAA/RHR Staff
Beloit Property Mgrs Assoc.
Matt Ruch* (608) 361-6896
Joe Hansen (608) 365-8427
Eau Claire
(Chippewa Valley A.A.)
Diana West** (715) 456-7588
Fond du Lac Area Apt Assoc.
Vicki Garthwaite** (920) 923-4135
Gary Schwefel (920) 924-5746
Mary Ruplinger (920) 921-3791
Green Bay (Apt. Assoc.
of Northeastern WI)
Nancy Behnke** (920) 639-7557
Gary Heilmann (920) 499-5019
Nancy Kuehn (920) 619-8563
Hudson (St. Croix Valley
Apartment Association)
Allan Brown (715) 778-5809
Rob Peifer (651) 470-6679
Janesville Area Rental
Property Association
Dale Hicks** (608) 752-3104
Don Chapin (608) 755-1121
Kenosha Landlord Assoc. Inc.
Brian Hervat* (262) 652-8000
La Crosse (Apartment Assoc.
of the La Crosse Area)
Pamela Strittmater***
(608) 317-3678 [email protected]
Duane Roesler* (608) 792-4111
Marshfield Area Apt. Assoc.
Chuck Virnig (715) 305-1232
Kris Mueller** (715) 676-2353
* WAA Regional Director
** Education Chair ***Both RD & Education
Bold: Forms Representative
Oshkosh (Winnebago
Apartment Association)
Tracy Frost (920) 233-5810
Donn Lord** (920) 420-0662
Racine (S. WI Landlord Assoc.)
Wendy Wade (262) 221-6627
David Pioro (262) 939-9022
Dave Bybee** (262) 681-7233
Waukesha Area Apt. Assoc.
Norm Vogel** (262) 781-4044
Wausau Area Apt. Assoc.
Larry Sommer (715) 581-0160
Tom Holster (715) 432-5733
Wisconsin Rapids Area Rental
Property Owners Association
Sharon Jacoby (715) 510-0000
Harold Streekstra &
Helen Streekstra** (715) 424-2105
We need YOU! Our association is only as strong as our members and member participation is critical for our growth and
success. We have established a number of standing committees (teams) to ensure that our association continues to meet
goals that are set, retains and adds members, and provides education, leadership, and representation to ensure that YOU are
able to operate your rental business successfully, ethically, and responsibly in our state. These members have agreed to
volunteer their opinions, skills, and time to make this association the best it can be. Please consider getting involved as well
and help make a difference in YOUR association, the Wisconsin Apartment Association!
Education Committee – Dale Hicks-Co-Chair (JARPA, Janesville), Matt Ruch-Co-Chair (BPMA-Beloit), Sherrie Dorn
(SWLA, Racine), Julie Fay-Krivitz (Associate), and Pamela Strittmater (AALA, La Crosse)
Legislative Committee – Chris Mokler-Co-Chair (Winnebago, Oshkosh), Dale Hicks-Co-Chair (JARPA, Janesville), and
Jessica Olson (AALA, La Crosse)
Membership Committee – Paul Winans-Chair (AALA, La Crosse), Julie Fay-Krivitz (Associate), Pamela Strittmater
(AALA, La Crosse), Jeff Pralle (AALA, La Crosse), Kris Mueller (MAAA, Marshfield), and Gus Orozco (SWLA, Racine)
Conference Committee - Diane Orozco-Chair (SWLA-Racine), Kathy Haines (Associate), Julie Fay-Krivitz (Associate),
Kelly Jensen (SWLA, Racine), Bill White (Associate), Dawn Powell (KLA, Kenosha), Lori Thurloff (AANW, Green Bay), and
Dale Hicks (JARPA, Janesville)
Website/Newsletter - Pamela Strittmater-Co-Chair (AALA, La Crosse), Diana West-Co--Chair (CVAA-Eau Claire), John Dorn
SWLA, Racine), and Hank Drechsler (Member at Large)
● July/August 2015
President’s Letter
Dear Landlords, For me, and I would
guess for most of you, the middle of
summer is a busy time of the year.
School is out and people are moving
out and moving in. Families are out
enjoying the summer weather and
taking vacations. In fact, I recently
returned from my vacation out West.
Kathy and I relaxed by soaking
in the hot springs and checking
out the local eateries in Idaho,
Wyoming, and Montana. I am
sharing some pictures of our
trip.
Things are busy at the state WAA office as well. The Board of
Directors recently had an email discussion and vote on the
future of WAA. All members received a letter from Chris Mokler
explaining his vision and thoughts on how to grow our
membership, which also gives our association more strength at
the state Capitol. The motion to move forward with his plan
failed, so I am now calling a special meeting to further discuss
his plan and any other options for how to move this association forward. This meeting will be
held Saturday, July 25th at Robbins Restaurant in Oshkosh. We will begin at 10 a.m. sharp
and will end no later than 2 p.m. Please see the details on page 2. I hope to see all 29
Executive Committee members and local representatives at this meeting, as the WAA needs to
make some drastic changes and everyone’s input is important to decide the direction of YOUR
association. If you cannot attend, please encourage someone from your local to attend to
provide your local’s collective thoughts and ideas. Be sure to RSVP to Kristy no later than
Monday, July 20th and register your voting representative for this meeting.
I know that summer is busy for all of us, but I urge you to make time to attend the meeting on
Saturday, July 25th to ensure that the WAA continues to grow and move forward!
Best Regards,
Dean Ramsden
WAA President
July/August 2015 ●
Summer Tips
● July/August 2015
Make Your Rental Property Safe This Summer
From www.alwaysscreening.com on July 25, 2014
As many of our readers report an influx of new tenants moving in this summer, we thought it would be a good idea to post some important safety tips for you to share with your new renters:
1.) Keep your personal items secret
It’s never a good idea to let passersby know what kind of expensive toys are kept inside your home. That’s why you shouldn’t just discard the box that a new TV or laptop came in on the curb where everyone can see it. Cut up your boxes and/or hide them in opaque trash bags.
2.) Don’t advertise when you’re on vacation
If you are traveling this summer, make sure to stop your mail and newspaper deliveries during the time you are away so they don’t pile up. This could alert thieves to the fact that you are away and entice them to break in.
3.) Make sure the outside of your property is well lit
Don’t forget to replace exterior light bulbs in a timely manner, and report street light outages to the city ASAP (include the phone number or website to do so in your area)
4.) Lock up your belongings
The sun doesn’t set until after 8pm for most of the summer, so if you leave valuable items unsecured all around your yard for any length of time, the wrong person just might notice. And they could even help themselves. Make sure bicycles, yard tools, kids toys, and other items of worth are locked up in a shed or garage area.
Handling Neighbor Complaints About
Your Tenants
From www.alwaysscreening.com on July 3, 2013
What if your renters turn out to be a nuisance during the summer holidays? If you have a neighbor complaining about your tenant’s making too much noise or being troublesome in other ways you will have to address it.
First, if you get complaints from neighbors then you should send a letter to the tenants letting them know about it, and what the accusations are. Whether they are true or not, the tenants should know what is being reported to you and if there really is a problem, perhaps this will set them straight.
Secondly, you should encourage the neighbors to contact the local police during any disturbances because you can-not take action against your tenants without documentation of any wrongdoing. Request a copy of any police reports filed so that you have justification for an eviction, if it comes to that. Then, reassure the neighbors that if you receive any information about legal citations or illegal activity on the property you WILL evict per your lease agreement.
Also, don’t forget to conduct your routine property inspections. It is the best way to determine if something is going awry at your rental and if the tenants are not abiding by the terms of the contract.
Encourage Appliance
Use During Off-Peak
Hours
By Tom Binga, www.rentprep.com on
July 3, 2012
Encourage your residents to use heat-generating devices (ovens and dishwashers, primarily) at night, when it’s cooler. Using them during the day causes two problems:
First, they cost more to run during the day.
Second, they generate heat—lots of it. Therefore, it is best to run them at night.
Rental Industry News
July/August 2015 ●
Apartment Occupancy at All-
Time High: Here’s Why
From www.american-apartement-owners-
association.org; Source: CNBC.com—CNBC
producer Stephanie Dhue contributed to this report.
America’s rental apartments are full. Historically full,
in fact. The national occupancy rate hit 95.3 percent
in May, the highest on record, according to
Axiometrics, a real estate analytics firm.
“The May rate historically is the start of each year’s occupancy peak, meaning occupancy should remain at the current level or higher,” said Stephanie McCleskey, Axiometrics’ vice president of research.
With higher occupancy comes higher rents; in May rents grew 5 percent nationally, the fourth straight month at or above that mark. Rent growth was at just 3.6 percent in May 2014, according to Axiometrics.
“Owners and investors are having a profitable start to the year,” McCleskey said. “One interesting point is that rent growth is increasing in previously challenged markets in the East and Midwest, such as Chicago, St. Louis, Philadelphia, Kansas City, Baltimore and even Detroit,” noted McCleskey.
Apartment demand, which some investors thought would abate as the housing market recovered, is doing just the opposite. It is also coming from both ends of the age scale. Millennials, finally finding jobs and moving out of group or family homes, are pushing rental demand; downsizing baby boomers, many of them soured on homeownership by losses from the housing crash, are doing the same.
“The Great Recession lowered the homeownership rate, and it’s just so hard to get a footing from here, so you are sort of starting from a diminished base, particularly for younger people, but for all age groups,” said Laurie Goodman, director of the housing finance policy center at the Urban Institute.
In the vibrant downtown of Bethesda, Maryland, a short bike ride from the D.C. line, developers are readying to cut the ribbon on 162 rental units in what is being called the Flats at Bethesda Avenue. It is part of a new mixed-use development that includes high-end retail, restaurants and multimillion-dollar condominiums, all in the heart of the downtown, which has already undergone a revival in just the past five years.
The lowest price point at the Flats is $2,200 per month for a studio. The most expensive unit is $6,000 a month. The area, which saw little to no apartment construction during the recession, is now booming.
“We’ve had a surge here over the last nine or 10 months, and it’s really taken off. People were concerned about oversupply, but the absorption has been great, and it’s really across the board,” said Douglas Firstenberg, principal of StonebridgeCarras, the real estate development and investment firm behind the project. “There is really a growth in demand in, the term we’re using, ‘rent by choice.’ The older renter who is looking to downsize and doesn’t want to own anymore.”
Firstenberg estimates that more than half of those who have signed leases so far are over the age of 50. They want to be in the middle of an urban area. It is a phenomenon driving development of new urban cores outside major cities as well as new walkable developments in the nation’s downtown areas. Still, it is not happening fast enough.
“There is no question we have a shortage of housing,” added Firstenburg.
The supply issue will vary market to market and price range to price range. Some local municipalities require developers to set aside some units as “affordable,” but the bulk of new renter households will likely be among lower-income families, and those units are not nearly enough.
“The thing to realize about this millennial generation is it’s much more racially, ethnically diverse than the boomer generation, and that means less homeowner-ship. The rate for African-Americans and Hispanics is lower than it is for whites by a considerable amount,” said Goodman.
Rising rents are continuing to put a strain on U.S. households, making up a far larger monthly share of expenses. While multifamily construction last year soared to the highest level since 1989, the timeline for these buildings is longer than for a single-family home, and the rental population is growing ever faster.
Higher rents may drive some to homeownership, but only if renters can save enough for a down payment; that, too, is getting harder.
“Real wages have been absolutely flat for about the last 20 years and actually down for that critical 25-34 age group, student loan debt, particularly for those that don’t finish school is really important, and then finally the question is, has there been a subtle change in attitudes toward homeownership?” asked Goodman.
Ask the Doctor
● July/August 2015
Ask the Doctor Monthly Q&A
By John H. Fischer, aka Dr. Rent
Welcome to the latest edition of Ask the Doctor, in which John provides an answer to a question that he recently or frequently receives. If you have a question you would like covered in a future issue, it can be submitted to John at [email protected].
Question (from a tenant): We have been in our current rental for 6 years. Upon moving in, we signed a one year lease, however we have never signed one again. So, that being said, we have been month to month for the last 5 years. Our landlord had an addendum attached to the original lease which specifically says we need to provide 60-days notice to vacate and “Tenant shall under no circumstances vacate property from November through February."
My question is, since the actual lease has not been signed again, and we are currently month to month, are we still required to give 60 day notice or can we give 30? Secondly, can they actually hold you to not moving between the months of November through February?
Answer: It sounds like there are three separate issues here and I will do my best to explain how each one is treated under Wisconsin’s laws.
LEASE TERM – Short answer: You are a month-to-month holdover. Long answer: Unless there is an automatic renewal clause in the lease AND the landlord provides you proper written notice per WI SS 7014.15 and ATCP 134.09(3), the lease ends. If you continue to reside in the property and pay rent AND the landlord continues to accept that rent, you become a month-to-month holdover per WI SS 704.25(2)(b).
NOTICE REQUIREMENT: Short answer: Your notice requirement is 60 days. Long answer: Month-to-month notices fall under WI SS 704.19. The statuary notice is 28-days. However, under WI SS 704.19(2)(a)1, the parties can agree to different notice provisions as long as there is clear evidence of this agreement. Because the original contract covers a notice requirement of 60 days instead of 28, that should be the evidence needed that the parties agreed to a different notice provision. Courts typically (though not always) enforce these contractual notice provisions.
WINTER MOVE OUT: Short answer: These provisions are technically legal and enforceable, but not always honored by courts. Long answer: Two different statutes are at play here that contradict each other. It could be argued by the landlord that the parties agreed that notice cannot be given for those winter months. However, very often courts use the argument that a month-to-month term renews every month and this clause causes an automatic renewal for those couple of months. Therefore, often courts will treat this as an auto-renew and only enforce them if the landlord gave the 704.15 notice properly (which they almost never do).
So, in my “opinion” (which is in no way legal advice), you have a month-to-month term, you do have to provide 60-days notice, and it is unlikely (though not impossible) for the landlord to enforce the “winter clause.”
Editor’s Note: Answers in this column are specific to Wisconsin, other states may have different landlord-tenant laws. Nothing in this article should be considered legal advice. Dr. Rent, along with the Wisconsin Apartment Association, recommends you contact an attorney familiar with landlord-tenant law if you need legal advice.
Associate Member Directory
CONTRACTING/
DISASTER RECOVERY
ARC Restoration & Contracting
Bryan Hanke
2300 Holly Rd
Neenah, WI 54956
Ph: (877) 272-3200 ext 715
Fax: (877) 272-3200
www.arccontracting.com
CREDIT CHECKS
Landlord Services, LLC
Kathy Haines
1264 Cass St.
Green Bay, WI 54301
Ph: (920) 436-9855
Fax: (920) 436-9856
www.wicreditreports.com
ENVIRONMENTAL/ENERGY
CONSERVATION
Connor
Patrick Connor
1421 Clarkview Rd., Ste 100
Baltimore, MD 21209-2188
Ph: (410) 296-7971
Focus on Energy
Brody Vance
Multifamily Sr. Program Manager
15770 W. Cleveland Avenue
New Berlin, WI 53151
Ph: (866) 486-0832
Fax: (262) 786-1487
www.focusonenergy.com/multifamily
FINANCIAL
Baer Insurance (Formerly Independent
Insurance Services, Inc.)
9701 Brader Way
Madison, WI 53562
Ph: (608) 830-5815
Toll-Free: (888) 729-2237
Fax: (608) 830-5877
WaterStone Bank
Julie Fay-Krivitz
21505 E Moreland Blvd
Waukesha, WI 53186
Ph: (414) 459-4568
Fax: (414) 918-0933
www.wsbonline.com
FORMS
Wisconsin Legal Blank Printing & Forms
Rick Russell
749 N 37th St
Milwaukee, WI 53208
Ph: (414) 344-5155
Fax: (414) 344-0577
INSURANCE
Baer Insurance (Formerly Independent
Insurance Services, Inc.)
9701 Brader Way
Madison, WI 53562
Ph: (608) 830-5815
Toll-Free: (888) 729-2237
Fax: (608) 830-5877
www.baerinsurance.com
Bader Company
Dan Rego
Account Executive
9777N. College Avenue
Indianapolis, IN 46280
Ph: (888) 223-3725 ext 6092
Direct: (317) 706-6092
www.baderco.com
LAUNDRY EQUIPMENT
Coin Appliances, Inc
Bob Day
6580 N 40th St
Milwaukee, WI 53209
Ph: (800) 242-5453
Ph: (608) 271-3880
Fax: (414) 353-2214
www.coinappliances.com
Great Lakes Commercial Sales, Inc.
Jason Dable
12705 Robin Lane
Brookfield, WI 53005
Ph: (262) 790-5885
Ph: (800) 236-5599
Fax: (262) 790-5886
www.greatlakeslaundry.com
Wash Multifamily Laundry Systems
Bill White, District Sales Manager
WASH Multifamily Laundry Systems,
LLC Milwaukee Office
N30 W22383 Green Rd., Unit G,
Waukesha, WI 53186
Ph: (800) 421-6897 ext. 5340
July/August 2015 ●
Associate Member Directory
NON-PROFIT
Clear Gains: WI’s Smoke Free
Housing Initiative
Deborah Grayson
13100 W Lisbon, Ste 700
Brookfield, WI 53005
Ph: (262) 703-4834
Fax: (262) 781-5180
www.wismokefreehousing.com
PAINTING
Diamond Vogel
Appleton & Green Bay
- Mark Severson (920) 470-0052
Sheboygan & Milwaukee-Butler
- Gary Paul (920) 207-5271
Madison - Paul Schneider
(608) 219-0453
Milwaukee, Oak Creek, Racine,
Kenosha - Frederic Ryan
(414) 550-3241
Minnesota - www.diamonvogel.com
/Minnesota.html
Hallman Lindsay Paints
Mike Granitz
1717 N Bristol St
Sun Prairie, WI 53590
Ph: (608) 834-8844
Fax: (608) 837-1064
www.hallmanlindsay.com
SUBMETERING SERVICE
NWP Services Corporation
Annette VanDuren
Ph: (949) 529-8324
eFax: (630) 282-4771
www.nwpsc.com
PROFESSIONAL SERVICES
Buyer’s Access
Joe Graziano
1777 S Harrison St, Ste 300
Denver, CO 80210
Ph: (303) 991-5580
Fax: (303) 991-5588
www.buyersaccess.com
Newmark Grubb Pfefferle
Tom Scheuerman
200 E Washington St, Suite 2A
Appleton, WI 54911
Ph: (920) 540-5068
Fax: (920) 968-4300
TENANT ASSISTANCE/MIGRANT
UMOS Corporate Headquarters
Robert Forster - Administrator/
Management Analyst
300 S. Koeller St. Ste E
Oshkosh, WI 54902-5590
Ph: (920) 232-9611
Cell: (414) 791-0301
Fax: (920) 232-8129
www.umos.org
SOFTWARE
Connor
Patrick Connor
1421 Clarkview Rd., Ste 100
Baltimore, MD 21209-2188
Ph: (410) 296-7971
● July/August 2015
Pest Control Tip
July/August 2015 ●
How To: Get Rid of Flies
in the House
By Jennifer Noonan , www.bobvila.com
As warm weather sweeps in, so does an annual nuisance—houseflies. The small, black, buzzy critters that land on your food, pester the dog, and create incessant irritation may seem
harmless, but they’re capable of carrying pathogens and disease. You certainly want to avoid an infestation! While there is no one way to get rid of flies in the house, a multipronged approach can keep them at bay. Prevent a few lingering pests from growing into a bigger problem by following these five strategies.
1. Seal the Entrance It may seem obvious, but if you don’t want flies in the house, don’t let them in. With a busy house-hold of visitors, kids, and pets coming and going, that’s sometimes more easily said than done. But do what you can: Make sure you have screens on your windows and doors, and repair any mesh that has been damaged enough to make a fly-sized entrance. It doesn’t take much!
2. Remove the Bait If you want to get rid of flies indoors, as with all other pests, you should do your best to remove or minimize the stuff that attracts them. Food is at the top of that list. Don’t leave any out, especially if it’s uncovered. More than that, remember to keep countertops clean of crumbs, wash dishes soon after meals rather than leaving them in the sink, and keep the door to the dish-washer closed when it’s waiting to be run.
Beyond your food, however, you’ll also want to be mindful of compost, garbage, and pet food. These are also attractive to flies and can quickly become breeding grounds. To prevent a few flies from turning into a colony, take any compost materials outside immediately. Keep the garbage covered, and carry it out regularly. Finally, cover or clean Fluffy’s bowls completely between meals—particularly if you stock up on wet food varieties.
3. Lure Them Out If you’re suffering a large swarm of flies in the house, save yourself the cardio of whipping your flyswatter about and first see if you can get the majority of them to leave willingly. Insects are attracted to light, so start by darkening the room they’re in. Shut the blinds and drapes, and leave a small opening at the door. A number of your pesky houseguests will probably buzz toward the light and find their way out, leaving you with a smaller crowd.
4. Call In the Swat Team Once you’ve worked through your prevention tactics, take down the flies that remain with the usual suspects: a good old-fashioned flyswatter or a rolled-up newspaper. Because a fly has almost 360-degree vision, it’s best to approach from behind and hover just above before making a final decisive and deadly flick. Pink flyswatters are certainly pretty for hanging up when the job’s done, but neutral colors are less obvious and better for stealth. To aid your efforts, you can hang flypaper—store-bought or homemade— to trap flies, and then discard and replace it when full. If you’re lucky, the bug might land on it while trying to escape your swipes.
If you have good eyesight and reflexes, you can vacuum them right out of the air mid-flight, but it’s easier to hover a few inches in front of them for 10 to 20 seconds (just as you would with a swatter) and then swoop in to nab them. Attempt this method only if your vacuum has a bag, and dispose of it immediately so they don’t find their way back out and into your home.
5. Prevent Return Visits Flies don’t care for smoke, so burning a few citronella candles while you’re outdoors can discourage them. Indoors, use plants and essentials oils with odors that repel. Mint, lavender, and basil are all worthy houseplants to place in your windowsill. And a few drops of lavender or eucalyptus oil in a spray bottle full of water can be a first defense if sprayed around the frames of doors and windows, though you’ll need to reapply often.
● July/August 2015
Technology Tip
Best Apps to Keep Real Estate
Pros Safe on the Job
From www.american-apartment-owners-association.org
The murders of Iowa agent Ashley Okland in 2011 and Arkansas agent Beverly Carter last September thrust the issue of safety in the real estate industry into the national spotlight. While installing an app is hardly a foolproof solution for managing risk on the job, it’s important to know about technology advances that can help you stay safer.
Here’s a sampling of mobile apps that real estate trainers have been touting.
Real Alert This app can give you instant access to emergen-cy services. Double tap to call 911 or tap the “alarm” button to sound a high-pitched alert to ward off potential attackers. The “alert a friend” button allows you to speed-dial an emergency contact. You can also use the app to collect “creep data”—details about a person who assaulted or threatened you—and to take photos or record audio. $1.99.
SafeTREC Tap the app’s “panic” button to alert your designated “safety network” of friends and family when you need help. They’ll receive an e-mail or text message that includes your GPS location. The app’s paid version will also send the message to a 24/7 SafeTREC Response Call Center, which will notify emergency responders, and includes “threat alerts” that let you know when you enter a higher-risk neighborhood based on reported crime levels. Free limited plan, $9.95 a month for premium plan.
EmergenSee Originally seen on ABC’s “Shark Tank,” this app allows you to tap once to stream live video, audio, and GPS information to your emergency contacts. In “stealth mode,” your smartphone’s screen will go black so no one around you will know you’re streaming video. A paid version of the app also streams video and GPS tracking information to a 24/7 professional monitoring team, which can dispatch help for you. Free limited plan, paid plans starting at $8.99 a month.
Agents Armor Quickly check in at properties and capture information on new prospects. Press the app’s “showing” button and leave a voice note with the address of your showing, which is stored in the Agents Armor database and can be sent to your designated safety contacts. When a prospect arrives at the showing, you can use the “voice notes” function to provide a description of his or her vehicle. Ask for a photo ID before entering the property and use the “image capture” feature to store a copy of the prospect’s driver’s license. Thirty minutes later, the app automatically checks in to make sure you’re safe. Starting at $5.95 a month, brokerage plans also available.
MyForce When you press the “alert” button, the company’s monitors will be able to listen to audio from your mobile device. You can use a safe word, which you provide at the time of registration, to confirm that you’re in distress and need help. Free trial, $14.99 a month afterward.
SOS (StaySafe) You don’t even have to tap a button or dial a phone number to send alerts with this app. Simply shake your phone or click the power button three consecutive times, and the app will send a text message or e-mail to your preselected emergency contacts to notify them that you’re in trouble. They’ll also see the time of your alert, the amount of battery life left on your phone, and your GPS coordinates. The phone will vibrate to confirm the alert was sent. Messages to your contacts will then be continuously sent to update them with your GPS location. You can also include a one-minute voice message to your contacts detailing the situation. Available only on Android devices. Free.
RescueMEAlert This app has three life-saving buttons: M, E, and A. “M” stands for “medical”; use that button to send messages about your allergies or medical conditions, or call for help in a medical emergen-cy. The “E” button stands for “emergency,” a way to instantly send a preset message to your contacts when you are in an unsafe situation. “A” stands for “arrival” and can be clicked to let your preselected contacts know when you arrive safely at a location. $2.99.
July/August 2015 ●
2015 Landlord Education Day Schedule
● July/August 2015
2015 Landlord Education Day Registration
Local Affiliate Updates
APARTMENT ASSOCIATION OF NORTHEAST WISCONSIN
(AANW), GREEN BAY
Info submitted by Kathy Haines
We do not meet the month of July. In August, we enjoy a picnic with all of our members. Meat is provided by AANW and members are asked to bring their own drinks and a dish to pass. It’s a great way to spend a summer evening with our fellow landlords and vendors!
Meetings are held the 2nd Wednesday of each month at the Hilton Garden Inn, 1015 Lombardi Ave., Green Bay
Networking at 6:00 p.m. & meeting at 6:30 p.m.
APARTMENT ASSOCIATION OF THE LA CROSSE AREA (AALA)
Info submitted by President Pamela Strittmater
As of May 15, 2015, the Wisconsin Appellate Court has accepted our case and are in the process of their procedure to determine a decision. We are awaiting the written decision. The link to our appellate case is http://wscca.wicourts.gov/caseDetails.do;jsessionid=DA5E5215A209C7E93FED35260D6694DD?caseNo=2015AP000127&cacheId=BB7EBA1074F0453FDEC60A7DD5878349&recordCount=9&offset=1&linkOnlyToForm=false. Funds are still needed, so if you would like to contribute, please contact Pamela Strittmater at 608-317-3678 or [email protected]. Thank you so much to all for your support!!
Meetings are held the 3rd Thursday of each month at the Moose Lodge
July/August 2015 ●
CHIPPEWA VALLEY APARTMENT ASSOCIATION (CVAA),
EAU CLAIRE
Info submitted by President Diana West
Check out our new website at www.cv-aa.org!
Meetings are held the 2nd Monday of each month at 7:00 p.m. at the Elks Lodge, 3411 Stein Blvd, Eau Claire
JANESVILLE AREA RENTAL PROPERTY ASSOCIATION (JARPA)
Info submitted by Dale Hicks
July - JARPA Picnic
Meetings are held the 3rd Thursday of each month at 7:00 p.m. at Commercial Bank, 1400 Blackbridge Rd., Janesville
● July/August 2015
Local Affiliate Updates
MARSHFIELD AREA APARTMENT ASSOCIATION
Info submitted by President Kris Mueller
Educational seminars are on the 3rd Wednesday of each month at Belvedere Supper Club, Marshfield
Networking & dinner (at your own expense) at 6:00 p.m. & seminar at 7:00 p.m.
Board meetings are held on the 1st Thursday of every month at the Sunrise Restaurant. Everyone is welcome!
WAUKESHA AREA APARTMENT ASSOCIATION
Info submitted by President Adele Vogel
No meetings in July or August.
September 16th we will be having our annual TACO NIGHT for our members and Associates. It’s our
‘Give Back Taco Picnic’ for our members.
Meetings are held the 3rd Wednesday of each month at the Waukesha Eagles Club, Grandview Ave, Waukesha
Networking/dinner at 6:30 p.m. & speaker begins at 7:00 p.m.; Business discussion to follow.
KENOSHA LANDLORD ASSOCIATION (KLA)
Info submitted by Secretary Jeanette Marchetti-Hamm
Meetings are held the 3rd Wednesday of each month at the Fireside Restaurant, 2801 30th Ave., Kenosha
Networking with refreshments at 6:30 p.m. & meeting at 7:00 p.m.
SOUTHERN WISCONSIN LANDLORD ASSOCIATION
(SWLA), RACINE
Info submitted by President Jon Frickensmith
Visit our website at www.racineswla.org!
Meetings are held the 3rd Monday of each month at Harbor Lite Yacht Club, 559 State St, Racine
Networking & food at 6:00 p.m. & meeting at 6:30 p.m.
July/August 2015 ●
Local Affiliate Updates
WISCONSIN RAPIDS AREA RENTAL PROPERTY OWNERS
Info submitted by Helen Streekstra
Our meetings always are the 2nd Monday quarterly at the Hotel Mead beginning at 5:00 with a social time including a pizza buffet with the meeting starting at 6:00.
Meetings are held 4 times per year: Next meeting is Monday, September 14th at the Hotel Mead
Social/dinner at 5:00 p.m. & meeting at 6:00 p.m.
WINNEBAGO APARTMENT ASSOCIATION, OSHKOSH
Info submitted by President Donn Lord
Meetings are held the 2nd Monday of each month at Benvenuto’s Grill, 300 S. Koeller St., Oshkosh
Board meeting at 5:30 p.m., social (in the bar) at 6:30 p.m., & business meeting at 7:00 p.m. in the back room.
We’re waiting to hear
from you . . . Beloit Property Managers
Association
and
Fond du Lac Area Apartment
Association.
WAUSAU AREA APARTMENT ASSOCIATION
Info submitted by Larry Sommer
Serving Marathon, Lincoln, Portage and Wood Counties. The Wausau Area Apartment Association currently has 72 members that manages approximately 7,000 properties.
Meetings are held the 3rd Tuesday of each month at Sam's Pizza, 5811 Bus. HWY 51 South, Schofield
Networking at 6:30 p.m. & meeting at 7:00 p.m.
Membership Tip
● July/August 2015
7 Proven Ways to Grow Your
Membership
By Tony Rossell, Associations Now, July 2010
Intelligence, from www.asaecenter.org
"Why isn't our membership growing?"
When your board asks this crucial question, what will your answer be? Yes, the economy has perhaps made growth more challenging in recent years. But that answer will only do for so long.
The real reason may be that one or more of the foundations that support a growing membership marketing program has gone missing at your association.
Here are seven sometimes overlooked strategies that have a big impact on whether your membership is growing or not.
1. Make recruiting new members a priority. You cannot retain your way to growth. No matter how effective your retention program is, members will still leave your association, so building a thriving membership acquisition program is fundamental. Survey results in the 2010 Membership Marketing Benchmarking Report indicate that associations that put a higher priority on acquisition than retention are more likely to be growing their membership numbers.
2. Do not reinvent the membership marketing wheel. Every organization has unique challenges, but that does not mean that time-tested membership marketing strategies and tactics do not apply. Take time to understand and use the best practices that have grown membership for hundreds of associations over the years.
3. Give membership marketing adequate funding. A member generates a predictable dues income stream over time for an association: For example, an association that charges $200 a year in dues and maintains an 85 percent renewal rate will hold onto a member for an average of 6.66 years and receive $1,332 in lifetime dues revenue alone. How much would you spend to receive a $1,332 income stream? Fund your membership marketing with a view toward the lifetime value of a member.
4. Build your awareness of prospects by obtaining opt-ins. Some associations have adopted a concept that I call "trading content for contact," offering a free article download or e-newsletter subscription in exchange for granting permission for further communications. These opt-ins are prime prospects for membership and can provide a high-response complement to outside list rentals.
5. Engage new members by encouraging a second interaction. Survey data indicates that the more personal your follow-up interactions are with a new member, the more likely that member is to renew. Another key is to encourage additional interactions between the new member and your organization. For example, one organization's data showed that members who placed a product order in the past year were 28 percent more likely to renew than those who had not made a purchase. Eliciting almost any interaction from a new member, from having them complete a survey to simple phone contact, increases the likelihood of renewal.
6. Deploy multiple channels and higher frequency of contacts to renew members. The days when three renewal notices got the job done are over. A renewal system today should include mail, email, and phone, with a total of 10 or more renewal contacts to achieve optimum returns.
7. Track and measure every membership marketing activity. All the right membership marketing in the world will not make a difference without tracking. Even with well-run programs, the variance in results between the best and the worst marketing effort can be 1,000 percent or more, depending on timing, copy, lists, offers, and marketing channels. Carefully measuring results allows the proper allocation of marketing funds and best return for each dollar spent.
Rental Tip
July/August 2015 ●
How to Stick with Honesty
and Still Increase and
Maintain Occupancy
By Chiccorra Connor, www.multifamilyinsiders.com on April 17, 2015
Some of the most in-demand and fast-selling products and services have big weaknesses, but those weaknesses aren’t getting in the way of making a sale. It’s not that the disadvantage isn’t serious enough to stop buyers, but that the person selling knows how to sell it, even while remaining completely honest.
Some apartments have major downfalls, especially when the maintenance budget is low, or when the old owners simply weren’t doing their jobs. Even with the greatest properties the prospect could have some objections that appear impossible to overcome, such as location issues, lease terms that they find unattractive and more.
In any event, providing people with an apartment is a service. That means you’re actually in the business of customer service.
A business that is keen in providing great customer service is a profitable one, but morality and ethics are the foundations of great service. Doesn’t that mean you’re better off clinging tightly to honesty than leasing on lies?
1. Learn to Love Objections You should come to love objections because they are doorways through which you can be persuasive and build a relationship with your potential residents. If you learn to perceive objections as opportunities instead of obstacles, then it’ll be all the easier for you to overcome them.
2. Learn to Listen to Your Prospects When communicating with a prospect in the hopes of getting them to sign, some people just can’t stop talking. They seem to think that the more and the faster they talk the more likely they’ll get the unit leased, so they chatter on, saying anything they think the prospect wants to hear, whether it’s the truth or a lie. They’ll even lie about things the prospect hasn’t even asked about. Real listening takes courage, and both listening and courage are essential to honesty.
3. Focus on the Positives There are upsides to just about anything. If you work on highlighting the features that the prospect considers beneficial you can help them weigh out the pros and cons favorably and convince them to move in. This approach almost demands you be upfront about anything the prospect might view as a disadvantage, but it’s also a highly effective way to sell. And, if there’s a way you can bring even more benefits to the prospect, such as agreeing to make a few small repairs or changes, then do it.
Great salesmanship and customer service skills are powerful in enabling you to be honest without losing a lease. Honesty saves you money and helps you make more by building and maintaining higher occupancy rates while lowering turnover.
Honestly….Just be honest!
President and Founder, Chiccorra Connor, established Occupancy Heroes Incorporated in 2003. She took her passion for the industry and developed the single source of services to increase and maintain high occupancy rates. Her
services and methods are now being utilized at various property types nationwide.
Maintenance Tip
● July/August 2015
What to Do if Your Tenant Destroys Your Property
From www.alwaysscreening.com on March 31, 2015
When you realize a tenant has destroyed your property it can be devastating. Instead of letting the stress get to you, think about how you can get back on track quickly and efficiently. Learn how to deal with past and potential damage with these tips, including apartment background checks.
First, make sure you document everything and document it properly. Take pictures and video of the damage and make sure there’s a time and date stamp on them, as they could be very valuable to you in a potential court case down the line.
Next, contact professionals and get cost estimates as soon as possible.
Keep copies of the estimates, invoices, and receipts to use as evidence in your favor. Try to proceed with the repairs and get the property back in its original condition as quickly as possi-ble so it’s ready to lease to new tenants and you help minimize your financial loss.
Finally, research state laws about refunding a tenant’s security deposit. The cost of repairs will most likely exceed the amount of the security deposit, but you’re still required to send them a list illustrating the cost of all the repairs deducted from their security deposit and the impending balance within a specific number of days. Refunding laws may specify that if the cost of repairs exceeds the security deposit, you should notify the tenant that you will start legal proceedings to recover the remainder as soon as possible.
It’s terrible when a tenant destroys your property, but you can take preventative measures such as tenant screening and apartment background checks.
Landlord Tip
July/August 2015 ●
By Jennifer Maughan, www.rentprep.com on June 22, 2015
It’s no surprise that landlords and property managers have full schedules and endless things to do. With lots of tasks to juggle and plenty of jobs every day and every week, it’s easy for landlords to get burned out from the business.
Smart business owners and entrepreneurs know the value of working smarter, not harder. Never taking time out to refresh yourself can also take its toll on your productivity. The bad news is, the harder you work without seeing any real results, the more stressed you will feel. Don’t wait until you are close to a breakdown to make some real changes in how you manage your landlord stress.
In the long run, you will accomplish more in an efficient way by using these 5 stress-busting tips:
1. Keep a Current To-do List There are so many details involved in managing properties that even the most experienced landlord is bound to forget something. With a current to-do list you can instantly prioritize what needs to be done and cross off tasks as you finish them. With a current list of things to do, you’ll be more efficient and get rid of that frantic feeling of deciding what to do next and the worry that you’ve left something undone. Whether you use an electronic list or a good, old-fashioned notepad or planner, that list will keep you on track and under less stress.
2. Balance Tech Tools For many small business owners, including landlords and property managers, technology makes all kinds of tasks much easier. The bad news is, having that technology constantly at your fingertips can be counterproductive. How? When you check your mobile devices too often, like email or social media, it can cause you to lose your focus on the task you are currently working on.
Checking your tech too often can even divert you completely from a task as you may abandon it and start something new. Check your tech just once per hour, or less if you can, and consolidate tech tasks as much as possible. Your stress will definitely drop when you don’t feel like you are forever bound to your devices.
3. Stay Educated Landlord stress can arise when you don’t know what to do in a particular situation or you haven’t learned how to deal with a problem before it happens. While everyone must learn valuable things as they go along in a job or business, there are plenty of resources for landlords to educate themselves on saving time, money, energy and more.
When you are too busy, you tend to ignore your business education. This mistake can make you even more busy, so always take some time each week to work smarter. Start with Landlord University podcasts, and look around online for valuable tips and tricks to make managing property as stress-free as possible.
4. Outsource Jobs Everyone has jobs and tasks that they simply hate doing or are not very good at. If there is some aspect of being a landlord or a property manager that you simply cannot abide or that is causing your stress levels to go through the roof, consider outsourcing it. Of course, the big and important tasks of managing property should remain with you, but there are dozens of tasks, large and small, that you could delegate or outsource.
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Landlord Tip (cont’d)/WRHLC Events
● July/August 2015
(cont’d from page 20)
For example, if you manage a multi-unit property and the task you can’t stand is spring cleaning, check out lawn service rates, or make a deal with a reliable tenant on rent for services. When you know that a distasteful or complex task is being properly taken care of by someone who is not you, you’ll be amazed at how your landlord stress melts away.
5. Specify the End of the Day/Week Working for yourself is wonderful in that you can do it anytime of the day or week. Working for yourself is also awful because you can do it anytime of the day or week. In other words, put a limit on your work day and work week, so you have a clear ending time to designate between being the landlord and being yourself. Of course, there will always be those emergency issues, but setting a strict end time every day and end time at the end of each week will make sure your personal life and your property investment life don’t overlap too much.
Keeping your stress levels manageable as a landlord or property manager is tricky, but with these 5 tips to minimizing the workload and being more efficient, you can come out on top every time. Staying happy and healthy is the key to a successful business and a fulfilling life, so start taking control of your business today.
About Jennifer Maughan: Jennifer is the Content Director for RentPrep, as well as a former property manager
WRHLC Upcoming Events
By Gary Goyke, WAA Legislative Liaison
On the schedule docket….3 telephone conference calls for any WAA member in good standing and a second Legislative Day in late October.
Three Free Conference Calls These calls will focus on pending Legislation.
1. Call one. I will prepare an agenda on the first 75 Bills of the Legislative Session. I will have a list and offer comments and take questions.
2. Call two. I will prepare an agenda on the second 75 bills of the legislative Session. I will again prepare a list and offer comments and take questions. These first 150 bills will get us up to speed.
3. The third call will be with Sen. Frank Lasee and will occur after the State Budget is completed. We will be open to take questions. I will serve as the moderator of that with comments by the WAA officers as well.
Second Legislative Day 2015 The months of September, October, and November will become very busy months for WAA-WRHLC. Tons of proposals will be coming forward. Those coming months will need our special attention.
I am proposing a second 2015 Legislative Day at the State Capitol for Wednesday, October 28th. We will put together a great agenda and work hard visiting offices, as well as hearing from many presenters on a variety of landlord-rental property topics. A $25 registration fee will include the luncheon and all materials.
Right now legislative things are in a big mess…and getting worse by the day. Things are most uncertain and unpredictable. We have been successful in not moving Assessor offices around and not witnessing the destruction of WHEDA without a proper vetting.
Keep checking emails, newsletters, and the WAA website for dates and details for these events!
WAA Contact Information
July/August 2015 ●
*Information in these articles should be used as a guide only and should not be relied upon as the sole source of information relating to its content. Additional sources of information may be
listed herein. No warranty, either expressed or implied, is made with respect to the information contained herein. Neither WAA nor RHR is responsible for any loss, inconvenience, damage
(whether special or consequential) or claims arising out of the use of the information contained. You should always seek advice from your attorney regarding any legal matters.
● July/August 2015
Book Review/Quick Landlord Tips
The Reluctant Landlord's Guide to Profitable Real
Estate Property: Financial and Management
Foundations for Making Lucrative Real Estate
Investments
By Robert Pritchard, Wendy K. Walters (Editor)
Overview Is investing in real estate right for you? Are you cut out to be a landlord and manage tenants? How can you tell if property is profitable?
Learn how to evaluate the numbers, make informed decisions, and set yourself up to have terrific tenants. Robert Pritchard offers you The Reluctant Landlord's Guide to Profitable Real Estate Property. He shares his experience in easy-to-understand language and helps you successfully navigate the maze of decisions so you too can make lucrative real estate investments.
Repair Request Checklist
From www.american-apartement-owners-association.org
Repair requests cause all sorts of problems for landlords. Tenants who are dissatisfied with the landlord’s responsiveness move away. When needed repairs are delayed, they eventually cost even more to fix. And if the landlord ends up deducting expenses from a security deposit or files an eviction, a tenant may raise the repair request as a defense.
Stay organized and protect yourself by implementing a record-keeping system that includes a written or online repair request form– something that can be filed away and retrieved if need be.
Don’t have a form? It’s easy to make one using this checklist: 1. Specify if the repair is an emergency or non-emergency. Include your phone number with a statement to call immediately if it’s an emergency. 2. The date. 3. Tenant’s name – as it appears on the lease. 4. Unit number. 5. Tenant’s preferred contact number. 6. Describe the problem. 7. Specify whether the tenant wants to provide access for repairs or if they want the landlord to handle it. Either way, tenant signs showing permission for repair person/s to enter. 8. A blank for the date that the repair is completed. Have tenant initial. 9. Space for notes.
Stick the original repair request form in the tenant’s file, along with copies of any receipts. Keep a copy of all maintenance requests in a building maintenance file.
If the repair request comes in over the phone, fill out the form and have the tenant sign later.
PO Box 2922
Oshkosh, WI 54903
(920) 230-9221
www.waaonline.org