rental housing journal utah june 2016

Advertise in Rental Housing Journal Utah

Circulated to over 6,000 apartment owners, on-site and maintenance personnel monthly.

Call 503-221-1260 for more information

2. President’s Message – The Befits of the NAA

3. Director’s Message – Supporting Those Who Support You

Official 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

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EVENTSGood Landlord ClassSalt Lake .................................... July 8th 8:30am

Ogden .............................................. July 19th 6pm

www.GoodLandlordingTraining.com

UPCOMING EVENTSGeneral Membership MeetingsOgden .................................... July 26th 7pm

Logan .................................... July 27th 7pm

Salt Lake .............................. July 28th 7pm

www.uaaGeneralMembershipMeetings.com

continued on page 4

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5. Ask the Attorney – Property Liens

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Introducing the Industry Insights Report

UAA Meets With Governor’s Staff About Meth Issue

Utah Landlords Have Unique Opportunity

To Help The Utah Apartment Asso-ciation is proud to present our Industry Insight’s Re-

port. This report is a unique benefit to our members and contains de-tailed, aggregated analysis for the entire state, major counties, and most significant submarkets along the Wasatch Front.

By using information provided by members, industry partners and other databases we are able to present you with timely infor-mation about the neighborhoods where your properties are located, including average rent by type and by square foot.

Representatives from the Utah Apartment Asso-ciation and Realtor’s Association met in June with Justin Harding, Governor Herbert’s Chief

of staff about state rules regulating meth contamina-tion and cleanup.

Attending the meeting from the State as well were Dr. Joe Miner and Dr. Rolfs, the two top appointed officials in the State Department of Health, the state agency that has jurisdiction over public health issues such as meth contamination. At issue was Utah’s only in the nation policy of allowing a kind of testing for meth contamination that is panned by all major sci-

entific and policy organizations and not allowed, ac-cording to officials at the state health department, by any of the other State Health Departments.

The proper way to test for meth contamination is to use a method called discrete sampling, where in-dividual samples are tested individually for contami-nation. However, meth testers and the Salt Lake Val-ley Health Department prefer a method of sampling called compiled composite sampling, which takes all the samples and mixes them together, and then tests

Local RefugeesJenny Gnagey, Catholic Community Services of Utah

Refugees come to Utah hav-ing fled persecution and conflict in their home coun-

tries. Upon arrival, they begin the process of making Utah their new home. The first step in this process is having an apartment to go home to. Because of this, Utah landlords have a unique opportunity to help local refugees.

In recent years, approximately 1,200 refugees are resettled in Utah each year. Resettlement in Utah is operated by two official resettle-ment agencies, Catholic Commu-nity Services and the International Rescue Committee. These agen-cies provide two years of compre-hensive case management for all arriving families. They also help coordinate services such as hous-

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2 Rental Housing Journal Utah · June 2016

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

Peter Harradine, AIT, CAM Board Chair Utah Apartment Association

The Befits of the NAA

in helping to direct the course on a national level and promote our shared interests from the local lev-el. Many of our board members have had the opportunity to serve on NAA committees and on the NAA board.

I currently serve on two na-tional committees with NAA and have had a valuable experience networking with other industry professional, discussing import-ant topics, and bringing back ideas that may help our local association and its membership. In addition

I, along with over 9,000 oth-er industry professionals, re-cently returned from the 2016

National Apartment Association Conference in San Francisco. I was reminded once again how lucky our industry is to have associations that support and protect us.

As an affiliate of the National Apartment Association, the Utah Apartment Association and its membership have a strong advo-cate in National Apartment As-sociation. The UAA has a seat at the table and is a welcomed voice

to attending committee and board meetings, this year’s conference of-fered over 50 education sessions. I was able to take away a lot of good information from the ones that I attended. There were many great presenters like Jonathan Perelman, who is the head of digital initia-tives at ICM Partners and former executive at BuzzFeed and Goo-gle. He coined the phrase “content is king but distribution is queen” - and “she wears the pants.” He talked about ways to improve your presence online by keeping things simple, adding an element of sur-prise, and being specific.

I’m proud Utah had such great representation there – we had over 70 conferences attendees and doz-ens more exhibitors from great Utah companies like Aldous and Associates, Entrata (formerly Prop-erty Solutions, Fire Avert, Rent Dynamics, Renters Legal Liability, Western Reporting, and WSI. In all it was another great conference and I come back rejuvenated and encourage with where our industry is going and the possibilities and opportunities that await us.

48-HOUR NOTICE OF ENTRYTENANT(S): ____________________________________________________ DATE:________ADDRESS: ____________________________________________________ UNIT: _________CITY: _________________________________________ STATE: __________ ZIP: _________48-HOUR NOTICE OF ENTRYPursuant 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: Post and Mail: ** 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.

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 Stove/Racks WindowsBlinds/Drapes Refrigerator Blinds/DrapesRods Ice Trays RodsFloor Shelves/Drawer FloorCarpet/Vinyl/Wood Disposal Light FixturesLight Fixtures Dishwasher Doors/WoodworkDoors/Woodwork Counter Tops LocksLocks Cabinets CeilingsCeilings Sink Electric OutletsElectrical Outlets FloorGarbage Cans WindowsTV Antenna/Cable Blinds/Drapes BATH ROOMFireplace

Towel BarsCleanlinessSink & 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

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: ______________



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

nogerO 42-GTR-RO

©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 (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

KITCHENBEDROOM 3

WallsWalls

WallsWindowsStove/Racks

WindowsBlinds/Drapes

RefrigeratorBlinds/Drapes

RodsIce Trays

RodsFloorShelves/Drawer

FloorCarpet/Vinyl/WoodDisposal

Light FixturesLight Fixtures

DishwasherDoors/Woodwork

Doors/WoodworkCounter Tops

LocksLocksCabinets

CeilingsCeilings

SinkElectric Outlets

Electrical OutletsFloor

Smoke DetectorsGarbage Cans

WindowsTV Antenna/CableBlinds/Drapes

BATH ROOMFireplace

Towel BarsCleanliness

Sink & Vanity

ToiletBEDROOM 1BEDROOM 2

Tub/ShowerWalls

WallsWindows

WA-RTG-20 Washington

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[email protected] 7346-339-305 3Rental Housing Journal Utah · June 2016

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 DirectorUtah Apartment Association

Supporting Those Who Support You

One of the advantages of associations is that they create a network of people

who can help each other. As part of the UAA, we have a category of member that are suppliers and service providers who work for landlords and property managers. We encourage you to support these companies because they contribute hundreds of thousands of dollars to the association so we can sup-port and protect you.

In the next month or so you will be receiving the 2016 mem-bership directory with informa-tion on these companies. When you are looking for a supplier or service provider we urge you to look here first.

If you are doing business now with someone who is not yet a member of UAA I want to tell you three things:

yFirst, they should be a member and support your support system. I encourage you to ask them to support your association. Or give us a call and ask us to contact them. We have a great membership committee and staff who can help them join. ySecond, when they join you will be their hero because they can leverage their membership to grow their business, get more clients and make more money. For about $300 a year they will receive promotion to our 3,500 members plus thousands of other decision makers. There are many additional opportunities to teach classes, write articles or sponsor events to get them an even higher profile.

Lastly, when you refer a new member, you receive benefits - a $25 credit you can use on any UAA service or class and an entry in our drawing to win $1,000. So far there are about 100 entries this year so you have great odds. Also, everyone who refers a member gets invited to UAA movie night in the fall when we rent out a theatre just for you!

So support those who support you and encourage those you sup-port to participate and benefit from the UAA.

Text REALESTATE-ROI to 44222to receive a digital copy of this year'sReal Estate Opportunities in Investing (ROI)Finding Investing Succes in Today's Housing Market

4

Rental Housing Journal Utah

Rental Housing Journal Utah · June 2016

Industry Insights Report ...continued from page 1

This report is designed to help you understand the market, spot trends and evaluate the position of yourself and your investments. As time goes by more information will be made available in newer editions of the report, including information on amenities and new developments. So check back fre-quently to see what is new!

Deciding how much to charge for rent is one of the most difficult tasks for a landlord or property manager. Get it wrong and you can lose lots of money – either from vacancy and turnover rates on the one hand or lost opportunities on the other.

This Industry Insights Report for the first time draws together market data from across the state into a comprehensive listing of information in 25 regions. More than 34,000 apartment listings from 2015 were used to create this report.

Regional InformationEach of the 25 regions used in

this report was created based off of the combination of zip codes. The beginning of each area section lists

the zip codes included and displays a basic map of the area. Every effort has been made to ensure that the regions are roughly equal in pop-ulation and are of areas that more or less have similar rental markets. Demographic information is sum-marized at the beginning of each area. Since the regions are made of zip codes rather than city or coun-ty boundaries, sometimes a prop-erty might be in a region that you wouldn’t at first think to look. For more information check the zip code index at the back of the book.

Apartment Communities Vs. Non-Apartment Rentals

Each area report has two parts. The first part has two tables, one dedicated to rentals in apartment communities which lists the num-ber of apartments advertised in that region by the number of bed-rooms and bathrooms, and gives the average square footage, rent and rent-per-square-foot for each type of floorplan. The second table is labeled “Non-Apartment Rent-als” and tracks for what econo-mists sometimes call the “shadow market” – rentals in Single Fam-

ily homes, Multi-Family Homes (aka duplexes, fourplexes, etc.) and Condominiums or Townho-mes. Like the apartments it lists the number of each type for each type of floor plan and the average square footage, rent and rent-per-square-foot.

The second page of each area re-port has three graphs. The first is called the “Unit Mix” and breaks down the percentage of rentals in the area into three different types of apartments (1 bedroom, 2 bed-room and 3+ bedroom), as well as multi-family homes, single family homes and townhomes/condos.

The next two graphs show the average rent that different types of apartments and rentals command on average in the area. The apart-ments are broken down by studio, 1 bedroom, 2 bedroom, 3 bedroom and 4+ bedrooms. The one, two and three bedroom apartments are also subdivided to show the differ-ence in rent between 1 and 2 bath-room units.

The non-apartment rentals are shown in a similar manner, except instead of studio apartments the 5 bedroom rentals are shown.

Bedrooms, Bathrooms And Average Rent Per Square Foot

It is important to compare your apartment to a similar floorplan. Each table in this report has a list-ing by bedrooms and bathrooms (BR and BA respectively). The larg-er the number of units reported in your region with a similar floor-plan, the more reliable the infor-mation will be. Perhaps the most useful measurement is the Average Rent per Square Foot which will allow you to adjust your calcula-tions specifically to your unit. You also must keep in mind the quali-ty of your rental – if your place is nicer than average, then you can charger higher than average rent. Conversely, if your apartment is dated or functionally obsolescent, you may be charging less than the average.

More InformationAt the end of this report is a Zip

Code Index which will give you a better idea of more specific infor-mation for the zip code where your property is located. You can find

continued on page 7

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The statements and representations made in advertising and news articles contained in this publication are those of the advertiser and authors and as such do not necessarily reflect the views or opinions of Professional Publishing, Inc. The inclusion of advertising in this publications does not, in any way, comport an endorsement of or support for the products or services offered. To request a reprint or reprint rights contact Professional Publishing Inc. PO Box 6244 Beaverton, OR 97007. (503) 221-1260 - (800) 398-6751 © 2015 All rights reserved.

5



Ask the Attorney

By Jeremy ShortsUtah Eviction Law

Property Liens

Q: My tenant has threatened to record a lien against my property if I evict him. Should I be worried?

A: It depends on whether or not the tenant has a valid basis for the lien. Anyone can record a lien, just like anyone can file a lawsuit. It doesn’t necessarily mean that they have a valid basis for their claim. If a tenant records a lien on your property without a justifiable legal basis, they can be liable for $10,000 or more in damages. If they are do-

ing it to intentionally interfere with the sale of the property, they could be liable for triple the amount of damages incurred as a result of the loss of the sale. So, while it can cre-ate some headaches upfront, there are ways you can ensure you get the lien removed and some com-pensation for it. As soon as you see that there is a lien on the property, it would be a good idea to contact an attorney to discuss your options which may quickly include filing a motion with the court to have the lien removed. That being said, there is almost always some benefit of trying to resolve the issue with-out the court and find a solution both parties can agree to.

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UAA Meets With Governor’s Staff ...continued from page 1

the whole batch. The argument for this method is to reduce cost for the person ordering the test (usu-ally renters or buyers).

“There are two ways you can do a composite sample – one fair and one abusive,” says Taylor Smith, Education Director at the UAA. “Averaging is the method suggest-ed by reputable scientists and says if you took four samples and mixed them, you average the result. Com-piled sampling is when you take the result of all four samples but you test it as if it was one sample – that’s abusive because it effective-ly reduces the standard by a factor of 4. So properties can be deemed “contaminated” by this abusive method of testing, even though each area if tested individually would have passed.”

“Do you mean to tell me,” said Curt Webb, State Representative from Logan during a recent legis-lative hearing on the issue, “that the health department allows a method of testing that is cumu-lative, meaning you can just keep adding samples until the property fails the test?”

“That’s exactly what they do,” says Taylor. “Meth testers, who are also the “remediators” and benefit financially from failing properties because the average cost of cleanup

is $5,000 to $10,000 and goes into their pockets, prefer this type of test because it leads to more work and money for them. The sad thing is the health department enables them to abuse property owners by not outlawing this type of testing.”

During testimony in front of the legislature this Spring, the State Health Department presented a slide acknowledging that compiled composite testing did have the po-tential to make landlords do costly cleanup that would not be required if the more thorough discrete sam-pling or averaged compiled sam-ples were conducted. The UAA estimates that hundreds of thou-sands of dollars are inappropriate-ly transferred from property own-ers to meth remediators each year through this method. Members of the legislative committee oversee-ing State rules asked the health de-partment to revise the rule to stop this abuse and they agreed to start the process. The meeting with the Governor’s staff was a follow up to discuss and continue the process.

Dr. Miner, who was been Di-rector of the State Department of Health for less than a year said that the State regulations are cur-rently silent on whether compiled composite sampling is allowed or not but that they are in process

of rewriting their regulations in a process that will involve all stake-holders, including the real estate industry. “We probably need to clarify that a property is not con-sidered contaminated under com-piled composite sampling – that there needs to be an averaged com-posite test or a discrete sampling test confirming contamination be-fore it can be deemed contaminat-ed,” he said.

Harding said that it was import-ant for the State to find a balance in protecting public health while recognizing Utah’s commitment to be business friendly and property rights oriented and expressed faith the health department and the real estate industry can find common ground during the process of re-vising the regulations.

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To Help Local Refugees ...continued from page 1 Industry Insights Report ...continued from page 4

ing, English instruction, job de-velopment, school enrollment, and health care.

Refugee resettlement in Utah dates back to 1975, but up to the present time, the resettlement program has operated exclusively in the Salk Lake Valley. Howev-er, starting this summer, Catholic Community Services plans to ex-pand its resettlement efforts to the Ogden area. The cooperation of landlords in Ogden will be crucial to the success of this new resettle-ment initiative.

There are many reasons to con-sider renting to refugees. Finan-cially, funding from the U.S. State Department and the Office of Refugee Resettlement can cover families’ basic needs for the first six months. This includes funds for paying rent as well as start-up costs such as a security deposit in addition to comprehensive job training, job development, inten-sive language training, and cultur-al orientation to help newcomers adjust to their new life in the U.S. As a result, most refugee families are able to support themselves af-ter the first six months and usual-ly do not need to take advantage of other safety net funds or pro-grams. Refugees are survivors and strivers and are highly motivated

to establish themselves in their new country.

Renting to refugees also makes a meaningful difference in the life of a family, and it constitutes a con-crete step toward alleviating the current global refugee crisis. This year a broad range of religious and political leaders, both global and local, have raised calls to action for individuals to do their part to ad-dress the refugee crisis. Landlords are uniquely situated to heed these calls by providing valuable hous-ing services to refugee families and assisting in that first step of pro-viding stability and hope.

If you are interested in renting to a refugee family in the Ogden area, please contact Jenny Gnagey either by email, [email protected], or by phone, 801-428-1310. For those with properties in the Salt Lake City area, please contact Jeanette Hock at [email protected] or by phone at 801-428-1298.

a specific average rent for that zip code as well as an average square footage, number of bedrooms and bathrooms, and rent per square foot. If you are unsure which re-gion your property is located in, this index will tell you which page to turn to for more information.

Naturally there are limitations to any generalized report like this. If you have any questions, would like a full copy of the report, or if you would like a personalized report of comparable units listed in your area from our database, please con-tact [email protected] for more in-formation. Likewise, if you would like to help us with suggestions or data for the compilation of the next edition of this report please feel free to contact the UAA staff.

Areas Covered In The Report

Salt Lake County Downtown Salt Lake City The Avenues & UniversitySouth Salt Lake & Sugarhouse Murray & Holliday Draper & East Sandy South Jordan, Herriman & Oquirrh Mountain Cottonwood Heights Midvale & Historic SandyTaylorsville & West JordanWest Valley, Kearns & Magna

Utah CountyLehi & Pleasant Grove Orem Provo Eagle Mountain & Saratoga SpringsSpanish Fork

Davis County Bountiful & Centerville Kaysville, Layton & Clearfield

Weber CountyOgden, South Ogden & RoyNorth Ogden & North Weber County

Logan & Cache CountySt George & Washington CountyCedar City & Iron CountyPark City & Eastern UtahTooele & Western UtahCentral & South-Eastern Utah

LOWER MAINTENANCE COSTS AND LESS TENANT TURNOVER. GO SMOKE-FREE.

www.tobaccofreeutah.org/muh-intro.html

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rental housing journal utah june 2016

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