utah rental hosuing journal - august 2014

Jayme Buhlman, Executive Vice Presi-dent of Corporate Operations at Peak Living, a Utah based property manage-ment company, re-ceived the presti-

gious CAPS (Certified Apartment Portfolio Supervisor) designation. He joined Peak Living after serving as the Senior Vice President, Asset Management, at Peak Capital Part-ners where he oversaw asset perfor-mance and management operations for the firm’s multi-family portfolio.

Jayme has an extensive back-

ground in property management and on-site operations beginning in 2001 in Everett, Wash., as a Leasing Agent for SJ Management. Subse-quently progressing through all on-site administrative positions, Jayme became a Regional Manager in 2008 with Riverstone Residential Group overseeing the company’s assets in Salt Lake City, Utah. As a Regional Manager, Jayme has overseen ex-tensive capital and renovation work while managing properties in Utah, California, and Washington. In his career he has worked with some of the largest and most successful man-agement companies in the country

overseeing a mix of wholly-owned and fee-managed assets, both con-ventional and LIHTC, covering all property types and asset classes.

Jayme has held real estate licenses in Washington and Utah. He earned an associate’s degree from Edmonds Community College in Lynnwood, Washington. Jayme currently serves on the Board of Directors for the Utah Apartment Association. Jayme and his wife Allison are the proud parents of three beautiful daughters; Melinda, Lindsay and Ashley. As a family they love music, playing games and the theater.

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Official PublicatiOn Of the utah aPartment assOciatiOn utah's leading advOcate fOr the rental hOusing industry – 888-244-0401 – www.uaahq.Org

UPCOMING EVENTS:General Membership Meetings All meetings 7 pm – for addresses go to www.uaageneralmembershipmeetings.comOgden- Sept. 23 Oct. 28thOrem- Sept. 24th Oct. 29thSalt Lake - Sept. 25th Oct. 30

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The Future of the Utah Rental Industry

By Taylor Smith, Utah Apartment Association

In every industry there is the temptation to make one of two mistakes: either assume that

things are always going to be the way they are right now, or to focus so much on the work that you have in front of you that you have no time left over to consider what might be coming.

Of course predicting the future is not easy, but landlords should be conscious of what is going on around them and understand how the mar-ket is shifting if they want to adapt and grow their business.

Every six months Equimark Mul-tifamily Investment Services re-leases a report that is “designed to provide insight into current condi-tions in the apartment market. This report also describes historic trends

and the future outlook for the multi-family market.”

According to the most recent re-port from Equimark, “the Greater Salt Lake multifamily market…con-tinued to strengthen. Low unem-ployment, strong population growth,

and impressive job growth have col-lectively made Utah’s economy one of the best in the nation.” This meant that Salt Lake County saw an aver-age 4.9% rent growth in 2013. Over-all, “2013 marks the fourth straight

By Taylor Smith, Utah Apartment Association

Sometimes landlords mistakenly imagine that once they have gotten rid of an old tenant and

successfully put a new tenant into a unit, they don’t have to do anything else except respond to maintenance requests and collect rent. If only it were that easy.

The key to being a successful land-lord is figuring out how to do two things well: asset management and customer service. Asset management involves doing frequent inspections, responding to maintenance needs, and making plans for future upkeep and upgrades to the property. Cus-tomer service, on the other hand is a bit more nebulous, but the corner-stone to good customer service in the Rental industry is good communica-tion.

So, how should you communicate effectively with your tenants? Here are the advantages and disadvantag-es of some of the more common com-munication techniques landlords use to communicate with tenants.

Face to FaceAdvantages: Meeting face to face

with your tenants is the best way to communicate and make sure that both sides are understood, especially since you can pick up on body lan-guage. Many landlords insist on meeting face to face during the appli-cation process and at the lease sing-ing.

Disadvantages: Unfortunately, meeting in person can be difficult

continued on page 4

What is the best way to

communicate with your tenants?

Utah Property Manager Receives CAPS Designation

2. Campus-Style WiFi Systems: The Amenity for Today4. Good Health is Good Business - Smoke-free Rental Housing in Utah6. Director’s Message: Resident Retention one of the Keys to Success7. President’s Message: What it means to be an owner in the UAA

8. Dear Maintenance Men:9. The Coach: Three Important Steps For Building Property Management Compensation Plans10. Utah Products & Services Guide

continued on page 5

2 Rental Housing Journal Utah • August 2014

RENTAL HOUSING JOURNAL UTAH

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August 2014

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Apartment residents have long held in high regard such amenities as a fitness

center, a patio, a washer/dryer and a pool, but now of equal importance as those features is having high-speed community-wide Internet service.

Having high-speed community-wide Internet service is now among the most desired amenities accord-ing to a 2013 survey by the National Multi Housing Council. More than 70 percent of respondents said that it was important or very important.

Easy enough, right? Practically every restaurant and coffee shop you visit has wireless Internet service. Most libraries have it. Many college campuses do too. If the corner Star-bucks (and mid-block Starbucks and other corner Starbucks) can pull this off, surely you can too. Is it as simple as expanding the WiFi you already have running in your business center or around the pool area? It’s not.

As many an apartment manager has discovered, there are a plethora of significant hurdles to setting up a WiFi system that provides consistent, fast and full coverage across a num-ber of buildings and in open spaces.

It would be hard to design some-

thing that would be tougher to bring WiFi to than an apartment commu-nity. Concrete. Stucco and wire fram-ing. Metal duct work. Hot-water heaters and washers and driers. Fire-places. And any number of devices in each unit trying to connect to the Internet. In fact, everything apart-ment communities have in quantity interfere with the microwave level frequencies that WiFi uses.

The vastness of the area to provide coverage is yet another challenge. Most WiFi access points (AP) have

an indoor broadcast range of be-tween 25 to 100 feet, so dozens if not hundreds of AP units are required to create complete coverage. These AP units need to be installed with great care and must operate in coordina-tion so that all areas get coverage but that each signal doesn’t interfere with the other.

In most urban areas, all the other devices operating on the license-free radio frequency cause interference with WiFi systems, which weakens the signal and can cause interrup-

tions. These devices include mobile phones, baby monitors, radios, two-way radios and other WiFi systems. Couple that with the small antenna most consumer devices have and you have connectivity issue.

Security is increasingly one of the biggest issues in setting up a WiFi system. Hackers target public WiFi systems that are weakly defended or are poorly designed, snooping about for sensitive information to ex-ploit. With the high-profile security breaches in the past few years, users are more conscience than ever of the need for top-quality security.

Perhaps the greatest hurdle in in-stalling community-wide WiFi in apartment communities has been the cost. The electronic hardware and cost of installing the equipment can easily top $100,000 (not to mention on-going maintenance), too great a price tag for most apartment com-munity owners to justify installing, leaving residents to each get their own Internet service.

But a few wireless internet ser-vice companies have developed new equipment, software and delivery methods that solve the issues that

Campus-Style WiFi Systems: The Amenity for Today

continued on page 5

3Rental Housing Journal Utah • August 2014


LOWER MAINTENANCE COSTS AND LESS TENANT TURNOVER. GO SMOKE-FREE.www.tobaccofreeutah.org/muh-intro.html



Communicate...continued from front page

Good Health is Good Business - Smoke-free Rental Housing in Utah

Vis it us at

www.rentalhousingjournal .com

By Cassandra Fairclough, Utah Department of Health

Smoke-free housing has become the norm across the U.S. and right here in Utah. There is no federal or state law that prohibits an owner from implementing a smoke-free policy for properties. In Utah, the Second Hand Smoke Amend-ments establish secondhand smoke as a nuisance under the law, and give author-ity for apartment rental contracts to in-clude prohibitions on smoking in units, on the premises, or both. The Utah In-door Clean Air Act bans smoking within 25 feet of any entrance way, exit, open window or air intake of buildings where smoking is prohibited. It also establishes the rights of owners, agents and propri-etors to ban smoking anywhere on their premises.

Secondhand smoke is the third-lead-ing cause of preventable death in the U.S. and is responsible for heart disease

and lung cancer, in non-smoking adults, and ear infections, respiratory complica-tions, and risk of sudden infant death syndrome, in children. A resident who smokes in a unit puts future residents at risk. Secondhand smoke can travel through air ducts, cracks in walls and floors, and along plumbing and electrical lines to the unit for years.

The most recent U.S. Surgeon Gener-al’s Report published in 2010 states that, “The debate is over, the science is clear; there is no safe level of exposure to sec-ondhand smoke.” The U.S. Department of Housing and Urban Development (HUD) strongly encourages all HUD-funded and subsidized properties to pass smoke-free policies. HUD made its recommendation because environmen-tal tobacco smoke can migrate between units in multi-family housing, causing respiratory illness, heart disease, cancer and other adverse health effects for those living in neighboring residences. Many

property owners and managers through-out Utah have adopted a non-smoking policy not only to improve the health of their residents, but also their bottom line. “The main reason for the decision to become smoke-free communities is for the health of our tenants,” says Sandy Aldrich, Occupancy Director, Danville Development Corporation.

Advantages of a Smoke-free Policy

Market DemandAs residents understand the health

dangers of secondhand smoke, more are looking for housing that prohibits smok-ing. Currently, 93% of Utah households do not allow smoking in their home. However, individuals have no control over lingering smoke from previous ten-ants. National surveys show that there is support for no-smoking policies, and that even smokers prefer to smoke out-side.

Lower Cleaning CostsProperty owners and managers un-

derstand the high maintenance costs as-sociated with having smoking in their units, including: cigarette burn marks, nicotine- and tar-stained walls, and car-pets that smell of tobacco smoke. On av-erage, it costs two to seven times more to clean a unit that has been smoked in. “We decided to implement a smoke-free policy on our properties to eliminate the health risks of secondhand smoke and also to cut down on smoke dam-age in our apartment units,” says Jenifer Ewoniuk, Cowboy Properties.

Lower Fire RiskSmoke-free policies can increase the

safety of residents and property. Ac-cording to the National Fire Protection Association, smoking materials are the leading cause of home fire deaths in the

to arrange and involves travel by one or both parties. Also, some ten-ants would rather be left alone and feel that frequent requests for face to face meetings are intrusive. Finally, face to face meetings don’t leave a re-cord, so you and the tenant will have

to rely on each other’s memories for what was said.

Phone CallsAdvantages: Talking on the phone

usually means getting an immediate response to questions that you are

asking and enables a discussion.Disadvantages: Many tenants

will screen their calls. Furthermore, playing phone tag is frustrating and time consuming. Also, like in person meetings, there is no automatic re-cord made of the interaction (unless you record your phone calls, some-thing which might be illegal unless you notify the person on the other line.)

Text MessagesAdvantages: Many tenants prefer

communicating via text because it is much less intrusive than a phone call or visit. It is also often easier to communicate because texting allows “asynchronous communication” where you can send messages back and forth when convenient (most people will respond faster to a text than a voice mail). Perhaps most im-portant, texts leave a record that you can use later.

Disadvantages: It can be difficult to get an immediate response from tenants, and conversations can take longer. It is also harder to pick up on nuances, such as sarcasm, in writing. Finally, the size limitations on texts can make it difficult to send long messages.

E-mailsAdvantages: E-mails offer many

of the same advantages as texts,

but they allow you to develop your thoughts more carefully. They also al-low for flexibility in when and where you will respond, and can seem more professional than just sending texts - and they are free to set up and use! Above all, e-mails are the easiest way of recording your communications for future use.

Disadvantages: E-mails can of-ten come across as impersonal, and if they are sent in an argumentative tone they can escalate quickly. You should always be calm while writing an e-mail. Also, sometimes people don’t check their e-mail frequently, so you might want to check with the tenant before communicating with them this way.

ConclusionWhat is the best way to commu-

nicate with your tenants? The best answer is “however they prefer to communicate” but you should also consider the pros and cons of other methods. Being a professional land-lord means being able to communi-cate effectively, and you should be-come comfortable with making visits and phone calls on the one hand and sending text messages and e-mails on the other.

Inspired by article Tom Sylvester’s article in the June 2014 Units Maga-zine

continued on page 8



The Future...continued from front pageWiFi...continued from page 2

year that the apartment market has seen strong positive rent growth. The average rental rate at the end of 2009 was $739 compared to $850 at the end of 2013.”

Jed Milburn, one of the main advi-sors at EquiMark recently said “the trend is definitely shying away from home ownership and toward rental housing.”

However, not everything is smooth sailing. The rapid increase in the vacancy rate during the second half of 2013 is listed by Equimark as giving “some cause for concern” and construction of new apartments “represents more than 6 years’ worth of new supply that could be deliv-ered in the next 24 to 36 months.”

This trend has continued in 2014. According to KSL, analysts have pre-dicted that Salt Lake County market

for rentals will begin to decline even-tually, since developers have added almost 2,500 over the past year and a half. Milburn’s advice based on that forecast is to “be cautious going forward, make sure [you expect] a little bigger vacancy rate and make sure [you] know where the market is heading,"

How can you best adapt to the changing nature of the Rental Market in Utah? By anticipating the changes before they happen. As an individual landlord these changes can be dra-matic, but they can be hard to mea-sure and predict. Membership in the UAA and access to the bets informa-tion and data will help you achieve your goals and be prepared for what-ever comes our way.

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have long prevented apartment com-munities from installing campus-like WiFi. A growing number of apart-ment communities are installing the service and marketing the much-de-sired amenity.

Residents of the Emparrado Apartments, a 154-unit community in Mesa, have been receiving high-speed Internet service since the spring. In addition to faster speeds, resident are most excited about be-ing able to unbundled service from cable providers, saving money, and in the flexibility of service, said Deb-bie Achs, property manager.

“I live here and I am dumping the Internet portion of my cable service,” she says. Most residents don’t want a land line phone, and a good portion want to drop cable TV service, given the increasing cost.

Having campus-style WiFi has made the property more attractive to potential residents, Achs said. “It's been the one amenity that every single potential resident has asked about,” she said. “It's been a huge in-fluence. It just opens the door to new and better things.”

How have wireless Internet ser-vice companies overcome the diffi-culties in having campus-style WiFi in apartment communities?

First, they’ve taken advantage of the high-speed and high-capacity data packages available directly from data center operators. By eliminating the cable or satellite dish companies from the equation, end users get In-ternet service at a fraction of the pri-or cost and the apartment communi-ty owners can establish a new profit source. Installation costs are typical-ly borne by the Internet service com-panies, who earn a return from the monthly charge to end-users.

“The technical solutions were dif-ficult; we tried many designs that just didn’t perform,” said Rory Conaway, a well-known radio frequency engi-neer and owner of Phoenix-based Triad Wireless, which designed and installed the campus-style Wi-Fi sys-tem that was installed at the Empar-rado Apartments. “But we knew the market demand for campus-style WiFi was strong and worth the engi-neering and technical effort.”

At the behest of Red Hot-Spot Company, a start-up Internet ser-vice provider, Triad Wireless spent more than a year in R&D creating a proprietary Wi-Fi design for apart-ments. Access points are where end users connect to the Internet. Triad’s design uses access points that are a

third the size of the smallest access point previously on the market. The small size and increase in power made it possible to design and build a campus-style WiFi system that overcomes stucco, steel, firewalls and a geographically spread com-munity, Conaway said.

Concurrently, Red Hot-Spot de-veloped a proprietary software system that manages each account separately, blocks external sharing, allows each household to have mul-tiple devices connected at any one time, manages gamers, and manages the revenue and service components.

“It seems like a simple task – hav-ing multiple users and multiple de-vices trying to connect from one apartment unit – but it was quite a challenge to develop the software to allow that to happen without con-nection and security issues,” said Red Hot-Spot President Zach Spain.

Security for end users was also addressed in designing the cam-pus-style WiFi system, Spain said. Rather than users having to rely on the security filter on their home com-puter and devices, which are often outdated or over-matched, users of campus-style WiFi are protected by a commercial security system that filters out threats and dangers before they ever get reach users' computers.

“This is a level of security typical-ly found at Fortune 500 companies,” Spain said. “We knew we had to of-fer that kind of peace of mind on a WiFi system, given that it’s viewed as a shared system and because of the increasing level of threats on the Internet.”

The Phoenix-based company, which is just two years old, has in-stalled campus-style WiFi in a num-ber of communities in Phoenix and Tucson, and expects to start con-struction on dozens of communities throughout the Southwest by fall.

D.J. Burrough is a Scottsdale-based freelance writer. His work has appeared

in Urban Land Institute Magazine, The New York Times, The Dallas

Morning News, The Christian Science Monitor and The Arizona Republic. Red

Hot-Spot is a Phoenix-based wireless Internet service company that creates

campus-style WiFi in commercial and multifamily housing settings. For more

information contact Red Hot-Spot at www.redhotspot.net or call 1-800-468-

6851.

UTAH

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Resident Retention one of the Keys to SuccessDirector’s Message:

By L. Paul Smith, Executive DirectorUtah Apartment Association

There is a universal truth in property manage-ment – turnover creates

cost and work. That’s not to say there aren’t costs and work at other times. But it is true that when renters move out, our efforts and money are concentrated

as we try to restore a revenue stream as soon as possible.

So seasoned landlords learn quickly an important lesson – if you can hang on to your tenants longer, you are likely to have less work and less cost. Some ex-perts say each turnover costs an average of $3,000 in turnover expenses (things like cleaning, carpet replacement, mar-keting, etc) and vacancy cost (the time the place sits unrented times the daily rental amount).

Turnover in Utah is as high as 80% - meaning the average tenant stays about 14 months. Over ten years, that’s 8 turn-overs. Multiplied by $3,000 each that is $24,000 more expense than having one tenant for that time.

So what are the keys to retention? First, understand why tenants move. Only 30% have to, because they buy a home, move out of state or get married. A full 70% of renters that move from your rental will move to another similar rental within 20 miles. Of those who moved to another rental when they really didn’t have to, they say they did so because they weren’t getting what they wanted where the where. The landlord wasn’t A) responsive, B) reliable or C) respectful. So the good news is with better customer service, these renters say you would be able to keep them longer.

Second, implement the following practices to encourage renters to stay longer:

• Sign long term leases, if possible, that only expire in times of year conve-nient for you. There is nothing worse than having a month to month tenant give you notice they are moving in a bad time, like winter.

• Give incentives for renewing a lease and don’t let tenants go month to month. M to M agreements give them too much flexibility unless you are being compensated by a month to month fee. Try to offer improvements

to the property you can tie to renew-al like new windows, a new garage door, or something you should do anyway, if they will stay. Even carpet and paint can be used to lock them into leases (especially if you have to do it anyway if they did move).

• Allow tenants to customize their rental. They will stay longer if you do. Maybe this is letting them have an accent wall the paint color of their choice, their own window coverings, or planting their plants in the yard. If people can customize they will feel more comfortable and stay longer.

Whatever you do, recognize having one tenant, even a mediocre one, for a long time, could be much less work and ultimately make you more money in the long run, than having a new tenant every year. Work hard to keep them happy and use leases and incentives to lock them in to new long term leases. If you do you will be more successful.

Paul Smith is one of only 6 Certified As-sociation Executives in Utah and only 4,000 in the world. He has served as Director since

2002 and is an expert in both Association Management and rental property issues lo-

cally and nationally.

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By Steve Randall, President Utah Apartment Association

One of the UAA Staff Members recently had a telemarketer call and

ask to speak with the owner. He re-sponded “we have 3,500 owners, which one would you like to speak to?” The flustered call-center em-ployee didn’t know what to make of that, so they said thank you and hung up.

As a member, the Utah Apartment Association is your Association. The

board of directors represents the membership and makes decisions on behalf of the Association, but you as a member are the reason that the pro-grams and services offered by the as-sociation exist. I think that we should take a great deal of pride in what we have all accomplished together to further the cause of the Rental Hous-ing Industry here in our state – from the big apartment communities to the property management compa-nies and the landlords with just one or two units, all of us have a stake in protecting our businesses and work-

ing together.But, however great the Associa-

tion is, we are only as strong as our members are involved. So I would encourage you to become more in-volved in the Association. We have many opportunities to help out, ranging from volunteering to help out for an upcoming event, to donat-ing to the political action committee.

One of the biggest things that we can do is reach out to other poten-tial members and tell them about the value of being a member of the Utah Apartment Association. Most of us know at least one other landlord or

vendor who provides a service to landlords who probably doesn’t even know that the Association exists! So it is time for us all to take ownership of our Association and help it grow; to invite people to our monthly Gen-eral Membership Meeting, share a copy of this newsletter or ask a sup-plier if they are a member.

Working together we can continue to improve our industry and grow our association.

UTAH

What it means to be an owner in the Utah Apartment Association

President’s Message:

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Smoke-free...continued from page 4

United States. In 2010, U.S. fire depart-ments responded to an estimated 90,800 smoking material fires. These fires caused 610 civilian deaths, 1,570 civilian injuries, and $663 million in direct prop-erty damage. Just this past June in Og-den, two fires at the same complex were blamed on cigarettes. According to the Salt Lake Tribune, the Ogden City Fire Marshal determined that discarded ciga-rettes sparked the two separate fires, one of which killed a dog. The city estimated the damage from both fires at $250,000.

The Utah Department of Health has developed a new toolkit titled “Good Health Is Good Business: A landlord’s guide to increasing revenue by adopting smoke-free polices.” The guide encour-ages smoke-free policies in apartments and condominiums. It has everything you need to ask questions of your ten-ants, write an addition to your lease that covers a smoke-free policy, and know how to let your residents know about the policy. Once you have decided to go smoke-free, the toolkit can help you es-tablish a time frame and put the policy into action. The toolkit is available on-line, as well as in hardcopy.

The Utah Smoke-free Housing State-wide Directory, an online resource, lists rental properties that have adopted a

non-smoking policy. The directory pro-vides a free service to property manag-ers and owners who wish to list their properties. Numerous affordable hous-ing units throughout Utah have adopted policies. Although these units may not be listed in the directory, the communi-ties are tracked in a database. The Utah Department of Health keeps a database of all rentals that have adopted a policy. As of June 2014, the database has near-ly 400 communities, which comprise of 2,000 buildings and 24,194 units. If your unit is smoke-free, and you want to be listed in the directory, contact the Utah Department of Health at the number be-low.

To access the toolkit and learn more about smoke free policies, visit

http://www.tobaccofreeutah.org/pdfs/utah_landlord_guide.pdf.

A video highlighting smoke-free policies in Utah is available for viewing on

YouTube. Please check out the Department’s online resources, or contact Cassandra

Fairclough at 801-573-6754 for more information on adopting a smoke-free policy

in your community.

UTAH

Dear

Maintenance Men:Can graffiti scratched windows

be repaired? I have a number of win-dows that have been scratched or etched by graffiti vandals. Replac-ing the window is very expensive. Do you have any recommendations?

Jessie

Dear Jessie:Yes, graffiti damaged windows

can be repaired. It is often a two step process involving removing the scratches or etching with a buffing compound and using anti-graffiti film over the glass. Cerium Oxide rubbing compound is typically used with an electric buffing wheel for getting the scratches or etching out of the glass. Cerium Oxide can be found on the internet, glass & stone shops or good hardware stores. 3-M makes a very good anti-graffiti film that can be used as preventive protection or as a sacrificial layer. If you decide to do the work yourself, be careful with the electric buffing wheel. Keep the buffing wheel moving over the scratches and never concentrate on one spot for long as it will burn the glass. Removing scratches from glass

is a bit of an art and we recommend contacting a repair firm specializing in glass graffiti removal.

Dear Maintenance Men:While getting a unit ready for rent,

I painted the concrete patio with flat concrete paint. The patio looks much better; however I am worried the sur-face may be slick when wet. Should I be concerned and what can I do about it now?

Kristina

Dear Kristina:Concrete patios can be slick when

wet and more so after they have been painted. A simple solution is to use grit mixed in with the paint to give the concrete surface a bit of grip when walked on. Look for a clear non-slip polymer grip additive. The additive is mixed in with the paint or sealer and applied to the concrete with a roller. The polymer grit can be found at any hardware store in either the concrete or paint departments. Polymer grit infused paint can also be purchased if you do not want to mix in the grit. Avoid using silica sand or aluminum oxide; they both work, however they may change the appearance of the surface. Our

recommendation for peace of mind would be to repaint the patio floors using the above information as a guide.

Dear Maintenance Men: I have a number of patio decks

covered in artificial turf. Because of the sun and use, the “turf” is look-ing worn and tattered. What can I do to make it look better? Do I need to remove the old turf before putting down new artificial turf or can I glue down over the old? How do I remove the old turf and is it difficult? If I want to go back to a natural surface, how do I remove the adhesive?

KC

Dear KC:Sounds like you have your work

cut out for you! In order to get the new turf/carpet to look good on the deck, the old must be removed. The new turf/carpet will not stick to the old carpet and the old glue will need to be removed as well. If you have a small area of glued down turf/carpet to remove, use a hand scraper to pry the carpet off the surface. If you have a large area; use a roofing scrapper to quickly remove the carpet. The old glue can be removed using a scraper

and applying an adhesive removal solvent or a heat gun. Never com-bine the heat gun and the solvent as the solvent is flammable. The solvent can be found at any hardware store and should be used in a well venti-lated room. If you don’t want to use a solvent; use a heat gun to soften the glue and use the scraper to remove the glue. Both methods are messy and labor intensive; however the heat gun is the less toxic of the two. If you are not replacing the carpet and want to return to a natural surface; power sanding or media blasting may be needed to remove any trace of the glue. The surface will need to be sealed to complete the job.

Please call: Buffalo Maintenance, Inc for maintenance work or consulta-

tion. JLE Property Management, Inc for management service or consultation Frankie Alvarez at 714 956-8371 Jerry L’Ecuyer at 714 778-0480 CA contrac-

tor lic: #797645, EPA Real Estate lic. #: 01460075 Certified Renovation Compa-ny Websites: www.BuffaloMaintenance.

com & www.ContactJLE.com www.Facebook.com/BuffaloMaintenance

UTAH

By Jerry L'Ecuyer & Frank AlvarezDear Maintenance Men:

Vis it us atwww.rentalhousingjournal .com

$1700STARTING AT

Apartment Signs

[email protected]

18” x 24” signs in your choice of designs at affordable prices

by RENTAL HOUSING JOURNAL

2014 PROFESSIONAL PUBLISHING, INCsigns.indd 1 5/30/14 3:59 PM



During the course of your pro-fessional career as a prop-erty management executive,

building new compensation plans will be one of the most important projects you ever undertake. In fact, this project has the potential to be an explosive issue for your team of SuperStars and must be designed with great care. The information in this article will outline three im-portant steps for building powerful compensation plans and will share many secrets for your success. When a compensation plan is built right, your team will love you and your company success will soar!

Gathering information and setting objectives: Start by evaluating your current compensation plans to see how closely it aligns with the criti-cal success factors for your property management company and your his-torical financial performance. Next, review what percentage of each per-son’s compensation is salary versus commission/bonus and compare this to competitive positions within the geographical locations you man-age. Lastly, develop specific com-pensation objectives, such as: perfor-mance to budget or goals, occupancy for each apartment community, fiscal performance of this quarter com-pared to the same quarter last year, resident retention and/or resident satisfaction surveys.

Tip From The Coach: Remem-ber, each person on your property management team must see a direct connection between their efforts and their compensation plan. In addi-tion, how you define the objectives for your compensation plans will be a direct reflection of the exact indi-vidual or team performance you will receive.

Developing performance mea-surements and plan options: Once you have defined your compensation objectives, the next step is to deter-mine how you will measure perfor-mance. For instance, will your new compensation plan reward individ-ual performance, team performance or a blend of both? In addition, your compensation plans should also con-sider how often commissions/bo-nuses will be paid and what will be the impact if an individual or your team does not meet or exceed their compensation objectives. Next, de-sign several compensation models on a spreadsheet so you can see how an-nual compensation will vary as you change or modify the performance/pay variables. In addition, calculate the range of income your SuperStars will be able to earn over the next 12 to 60 months. Lastly, test and run your historical results through your new compensation plans to verify performance levels and income ex-pectations.

Tip From The Coach: Some of our property management clients like to confidentially share preliminary compensation models with just a few SuperStars in their company to gather some additional insight be-fore finalizing their new compensa-tion plans. In addition, some of our clients will grandfather the compen-sation for their current team but all newly hired team members will be paid based on the new compensa-tion plan. Remember, there is no such thing as a perfect compensa-tion plan, but there is a compensa-tion plan that is well-suited for your property management company. Lastly, just because a compensation plan has worked in the past, does not mean it will work in the future as the property management profession is changing and evolving rapidly.

Selecting and evaluating your options: Once you have tested your compensation plans for accuracy and performance expectations, select the plan that most closely aligns with your company objectives. Sometimes it can be helpful at this point to have another set of eyes, outside of your property management company, re-view your new compensation plan to ensure it’s clear and reasonable. Next, consult with your internal resources to be certain they can de-sign and produce the information required by your new compensa-tion plan. In addition, your team will need a written description of their new compensation plans and a fi-nancial spreadsheet detailing exactly how this compensation will impact them over the next 12 and 24 months.

Tip From The Coach: Once you have presented your new compensa-tion plan to your property manage-ment team schedule a monthly ap-pointment over the next six months to vigorously review and evaluate the results. In addition, ask for feedback on your new compensation plan and swiftly address any problems you or your teams discover.

Want to hear more about this im-portant topic or ask some additional questions about how to build pow-erful compensation plans? Send an E-mail to [email protected] and The Coach will E-mail you a free PowerHour invitation.

Ernest F. Oriente, a business coach/trainer since 1995 [31,500 hours],

serving property management industry professional since 1988--the author of SmartMatch Alliances™, the founder

of PowerHour® [ www.powerhour.com ], the founder of PowerHour SEO

[ www.powerhourseo.com ], the live weekly PowerHour Leadership Academy

[ www.powerhourleadershipacademy.com/pm ] and Power Insurance & Risk Management Group [ www.pirmg.com ], has a passion for coaching his clients

on executive leadership, hiring and motivating property management Su-

perStars, traditional and Internet SEO/SEM marketing, competitive sales strat-

egies, and high leverage alliances for property management teams and their leaders. He provides private and group

coaching for property management companies around North America, ex-

ecutive recruiting, investment banking, national utility bill auditing, national

real estate and apartment building insurance, SEO/SEM web strategies,

national WiFi solutions [ www.power-hour.com/propertymanagement/nation-

alwifi.html ], powerful tools for hiring property management SuperStars and

building dynamic teams, employee policy manuals [ www.powerhour.com/

propertymanagement/employeepolicy-manuals.html ] and social media strate-gic solutions [ http://www.powerhour.

com/propertymanagement/socialme-dialeadership.html ]. Ernest worked for

Motorola, Primedia and is certified in

the Xerox sales methodologies. Recent interviews and articles have appeared

more than 8000+ times in business and trade publications and in a wide variety

of leading magazines and newspapers, including Smart Money, Inc., Business

2.0, The New York Times, Fast Com-pany, The LA Times, Fortune, Business Week, Self Employed America and The

Financial Times. Since 1995, Ernest has written 225+ articles for the property

management industry and created 400+ property management forms, business and marketing checklists, sales letters

and presentation tools. To subscribe to his free property management newslet-

ter go to: www.powerhour.com. Pow-erHour® is based in Olympic-town…Park City, Utah, at 435-615-8486, by

E-mail [email protected] or visit their website: www.powerhour.com

UTAH

By Ernest F. Oriente, The Coach {Article #221…since 1995}

Three Important Steps For Building Property Management Compensation Plans©

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1031 EXCHANGEZions Bank/Exchange Services LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-1031

24 HRS/AFTER HOURS EMERGENCY SVCServiceMaster by Restoration Xperts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-310-8565

ACCOUNTINGAccounting and Tax Services, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8018930333Bouwhuis, Myron . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-1357J & K Accounting & Financial Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-755-6027JM Accounting and Tax Services, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-893-0333

ADVANCE LOANSCheck City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-858-0331

ADVERTISINGApartments.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .888-658-RENTApartment Guide of Greater Salt Lake . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-8858Apartments For Rent Magazine . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-352-4957Apartment Radar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-901-0237Call Source . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-500-4433Media One of Utah, A Newspaper Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-204-6274Move.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-688-4542Rent.Com, an Ebay Company . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 310-586-9521U of U Off Campus Housing Svc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 434-817-0721WebListers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-784-2155

AFTER HOURS EMERGENCYAlpine Cleaning & Restoration Specialists, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-563-3707

ALL NATURAL FERTILIZEROasis Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-231-4997

APARTMENT RENTAL GUIDESSimply Apartments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-201-9004

APPLIANCE/ELECTRONICSRC Willey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-622-7400

APPLIANCESAppliance Parts Company . . . . . . . . . . . . . . . . . . . . . . .480-755-0007 EXT 241Appliance Warehouse of America, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-388-4004Precision Appliances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-7033Reliable Parts . . . . . . . . . . . . . . . . . . . . . . . . 801-486-2357 x 2108

ASPHALT MAINTENANCEPrecision Asphalt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-991-0158

ASPHALT SERVICESBig Red Asphalt Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-785-2051Kilgore Paving And Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-382-6575Preferred Paving . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-908-6622T & N Asphalt Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-266-1626

ATTORNEYArnold & Wadsworth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-475-0123Breglio Law Office . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-560-2180David W Steffensen . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-263-1122Froerer, Hunter & Ahlstrom, PPLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-389-1533Jeffs & Jeffs PC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-373-8848Jeremy M Shorts Esq . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-610-9879Law Offices of Kirk A Cullimore . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-571-6611LeBaron & Jensen, P.C. /Fast-Track Evicti . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-773-9488Merrill, Walter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-682-8037Rinehart Fetzer Simonsen & Booth, PC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-328-0266Richards, Kimble, & Winn, PC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-274-6800Scalley & Reading . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-7870Smith Knowles, P.C., Kenyon D. Dove . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-476-0303Utah Eviction Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-6600

AUTOMATED GATESCommunity Controls . . . . . . . . . . . . . . . . . . . . . . . . . . . . 972-4331 x2010

BANK SERVICESKey Bank Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-297-5825Washington Federal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-366-2265

BANKINGWells Fargo Bank . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-246-1237

BACKGROUND CHECKSCoreLogic SafeRent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 702-839-1736LexisNexis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 678-694-2798On-Site.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 619-540-7828PeopleTrail, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-307-4100RentGrow . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-736-8476Renting Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 888-674-9181Right Renter LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-754-9900Utah Apartment Association . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-5619Victig Background Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 866-886-5644Western Reporting, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-308-0005

BATHROOM RENOVATIONBath Fitter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-748-4200

BATHTUB & TILE REFINISHINGMiracle Method . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-295-1101

Surface Tech . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-676-5275

BLINDSDun-Rite Blinds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-265-2536

CABLE TELEVISIONOrbit Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-466-9040

CARPET AND FLOORINGFibers, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-2300Flooring Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-604-6123Griffith Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-395-0887Popp Enterprises . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-747-0077Redi-Carpet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-7922Shaw Industries Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-667-2504Sherwin Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-949-9981Southwest Flooring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-438-4889TB&J Warehouse, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-208-1913

CARPET CLEANINGCliffs Personal Touch . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-673-1777Dirt Away . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-726-0308Double Take Carpet Cleaning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-377-1107Venturi Clean . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-255-8100

CLEANING COMPANYAll Green Cleaning Company . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-949-4846

COLLECTION SERVICESLink Debt Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-312-0990National Credit Systems, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-515-6858NCS, Plus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-598-1466North American Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-741-8982Outsource Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-355-4766Wakefield & Associates, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-537-2900

COLLECTIONSRent Recovery Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-335-0119

COMMUNICATIONSA 3 Broadband . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-699-4199Qwest Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-575-1098

CONCRETEAdvanced Concrete Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-725-7783

CONSTABLESWasatch Constables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-392-9400

CONSTRUCTION Capital Improvement Management Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-223-6100

DEBT RECOVERYLink Debt Recovery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-312-0990

DEFAULT INSURANCELeaseterm Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 378-206-2910

DRAIN CLEANINGPrecision Concrete Cutting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-0025Professional Drain Service LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-963-0910

ELECTRICALAll Pro Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-874-7098Charger Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-280-2420Gipco Electric . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-231-3320

ENERGY CONSERVATION/SAVINGSQuestar ThermWise . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-719-0753Rocky Mountain Power Cool Keeper . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-298-2459

FENCINGSimTek Fence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 866-648-9336

FINANCIAL ADVISORMarcus & Millichap . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-736-2600Utah Community Reinvestment Corp (UCRC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-833-0011The Madison Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-785-8350

FIRE EXTINGUISHERSure Fire Suppression . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-252-6188

FIRE PROTECTIONSimplex Grinnell . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-9406Statefire DC Specialties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-288-2100

FITNESS EQUIPTMENTAdvanced Exercise Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-510-4419Fitco, Fitness Center Outfitters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-933-4826FitLogistix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-347-7727

FLAGS, POLES, & BANNERSColonial Flag . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-562-0123Designs In Motion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-280-2281

FOUNDATION REPAIRDavenport Foundation Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2302Interwest Foundation Repair & Lifting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-492-3503

FURNITURE RENTAL & SALESCORT Furniture Rental . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-984-2678

GAS SERVICESQuestar Gas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-324-5159

GENERAL CONSTRUCTIONDavenport Foundation Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2302IPS, LLC 'Your Handyman' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-302-2555

GOLF CARSIntermountain Golf Cars . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-255-8828

GRAFFITI PROTECTIONSuperior Coatings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-652-4378

HANDYMANCasal's Handyman Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-707-6847

HEATING & AIRAir Cold Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-956-3580Air Design Heating & Air . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-264-8292Alta Air Conditioning & Heating . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-397-2583Johnstone Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-486-4401Precision Heating & Cooling Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-8150SwampTech, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . `801-747-1150

HVAC SERVICESHumphrey Heating & Air . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-294-2757RPM Home Energy Savings Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 503-248-4636

HVAC SUPPLIESContractors HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-8565

INSPECTIONSAlbion Services, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-548-6347Rental Property Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 541-868-7747

INSULATIONPeachTree Insulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-0873

INSURANCEAmerican Family Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-966-4571Anderson-Lym Insurance Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-1551Craig Thomas Insurance Agency, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-576-1188Day Clark Insurance Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-8704Kandace Meyer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-966-4571Poulton Insurance, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-4477Wells Fargo Insurance Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-246-4416

INTERNETMSD Datastream . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-5796Pingplot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-712-5094Sky Satellite . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-978-0022Windstream Communications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-993-5512

INTERNET MARKEINGPingplot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-712-5094

INVESTMENTSSalt Lake Real Estate Investors Assoc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-645-6405

IRRIGATIONMountainland Supply Company . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-6050

UTAH PRODUCTS & SERVICES GUIDEThe following companies support the rental housing industry by funding education, government affairs and supporting activities.

We encourage you to give them an opportunity to earn your business first. Listing in this guide does not constitute endorsement by the UAA. You are encouraged to check references and get bids in writing.

Evictions in Weeks,

Not Months!

• Call for a FREE Landlord Consultation• Visit our website for FREE Notices & Forms

UAA Members!We will pay your $75 court filing fee

Use This Code: UAA-1010

Phone: 801-610-9879 Fax: 801-494-2058 [email protected] www.utahevictionlaw.com

: 801-610-9879: 801-494-2058: [email protected]: www.utahevictionlaw.com

Jeremy M ShortsAttorney at Law

P.O. Box 971233Orem, Utah 84097










Law Offices of Jeremy M Shorts LLC

Shorts Law UAA Ad-gray.indd 1 12/4/13 10:34 AM



Chris Christiansen – 801.440.8789 Central Salt Lake City Account Manager

Chris Larsen – 801.745.5302 SW Salt Lake County Account Manager

Aaron Leonard – 801.608.6873 South Salt Lake County, West Jordan

Local Retail Store – 801.685.2105

> We offer speeds up to 40 Mbps (where available)

> Ask us about our referral program, Internet Basics, and CenturyLink Authorized Reseller program

> Low rates, special discounts and money for referrals

> We can also help you with your Small Business Needs

Your Local CenturyLink Team is here to help you and your tenants!We can help you help your residents with Voice, High-Speed Internet and TV.

Toll Free: (800) 526-0955www.hainsworth.biz

HAINSWORTHLAUNDRY COMPANY

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LANDSCAPE MAINTENANCEAce Property Maintenance L.L.C. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-4333Aeroscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2383Affordable Care and Landscape, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-637-1557Bee Green Fertilizing Co. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-5796Cascade Landscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-228-0647Kimball Property Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-571-3351Landscape Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-261-1733Lawn Butler . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-916-1214Pro-Turf Landscape Services LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-692-3186Suncrest Commercial Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-633-2727Total Landscape Management LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-512-1663ValleyCrest Landscape Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-561-7541

LANDSCAPING SERVICESAffordable Lawn Care & Landscape, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-999-4347

LAUNDRY EQUIPMENTAppliance Warehouse of America, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-388-4004Azuma Leasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-707-1188Evans, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-6580Hainsworth Laundry Co. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-636-1622Mac Gray . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-9176Mendenhall Equipment . . . . . . . . . . . . . . . . . . . . . . . . 801-298-1133 xt 111

LEAD BASED PAINT REMEDIATIONSalt Lake County Lead Safe Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-468-2077

MAINTENANCE SUPPLIESFerguson Enterprises . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-956-3500HD Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-824-2941

MANAGEMENT COMPANYHorizon Property Management, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-939-6033

MARKETINGScentair . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 760-443-9705

MOVE IN GIFTSChelsies Move In Gifts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-835-3274

ODOR REMOVALBioSweep of Utah . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-550-9764Fresh Aire Air Fresheners . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-877-5888ScentAir . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-897-5931

PAINTKwal Paint, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-259-3074PPG Paint . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-633-8465Sherwin Williams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-809-2569

PAINTINGAlpine Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-721-5007CertaPro Painters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-747-1027

Empire Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-680-4495Executive Coatings & Contracting, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-300-6786Five Star Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-386-0000Unforgettable Coatings of Utah, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-753-8737

PARKINGParking Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-671-1803

PARKING ENFORCEMENTDowntown Parking Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-473-8848

PEST CONTROLAdvanced Pest Control Services Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-292-1950Eradicare Pest Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-393-7378JS Property Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-652-0171Preventive Pest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-5590Terminix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-973-9511Thorn Pest Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-626-1156

PLAYGROUNDSBig T Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-572-0782

PLUMBINGBudget Plumbing & Rooter, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-763-5775Moen Faucet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 720-346-5138Mountainland Supply Company . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-224-6050Plumbing Experts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-831-0045Rescue Rooter, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-973-2097Robert W Speirs Plumbing, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-0522Roto-Rooter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-330-5278Rush Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-233-8342

POOL & SPA EQUIPMENT & SERVICEAquatech . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-0120Precision Pools & Spas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-685-2212Swim Clean . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-265-1707

PRINTINGDelta Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-541-5535Nine Lives Media . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-487-9999

PROPERTY MAINTENANCEBee Green Fertilizing, Co. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-5796Mountain West Property Solution Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-968-4489NeighborWorks Provo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-375-5820Peak Property Solutions Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-775-7325The Handy Handy Man . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-427-6924Z3Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-860-4400

PROPERTY MANAGEMENTAction Property Management & Sales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-763-1801Advanced Solutions Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-725-8226Allison-Shelton Real Estate Services, AMO . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 602-474-3572

Alliance Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-391-3913Bristlecone Management Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-349-2585Century 21Gage Froerer & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-621-0521Century 21 McAffee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-943-9386Coalition Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-649-4994Colemere Realty Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-272-8192DBA Re/Max West Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-787-1111Desert Sage Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-272-0949Fortress Property Management, LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-788-7691Guardian Property Management LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-968-6878JEM Property Management & Sales LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-586-4415Jensen Property Management & Leasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-628-1678Ledingham Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-293-1830Lone Peak Realty & Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-268-1087Manor Service Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-322-3373Miller & Company Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-7922Professional Realty Services , L.L.C. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-450-8432Real Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-546-4200Real Property Management - West LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-281-5508Rentler . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-860-4661Safeguard Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-9339The Handy Handy Man . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 503-248-4636Tier One Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-898-6909Utah Investors Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-266-0220Utah's Prime Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-627-1132Vision Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-375-3875Western National Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 949-862-6292Welch Randall Realty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-399-5883

PROPERTY MANAGEMENT SOFTWAREAppFolio . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 866-648-1536Inspeckd.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-833-5551Property Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-826-9700RealPage, Inc . . . . . . . . . . . . . . . . . . . . . . . . 972-820-3000 x3015Smart Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 888-723-8645Tenant Technologies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 503-860-6475

REAL ESTATE SERVICESApartment Realty Advisors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-531-1221Coldwell Banker Gold Key Realty Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-753-8824Equity Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-608-8610Home Basic Real Estate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-830-1500ManageCo . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-294-0800WJ Bradley Mortgage Capital Corp . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-613-3761

RENT PAYMENTSSteadyPay Payment Solutions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 270-706-6222

RENTAL LISTINGSDogfriendlyrental.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .801- 230-4724

RENTAL WEBSITEPropertypond.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-676-5400Rentler . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-508-4661

RENTERS INSURANCEAssurant Specialty Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 770-763-1000ePremium Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-319-1390Evolutions Insurance Brokers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 877-585-2853Renters Legal Liability LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-994-0237

RESIDENT SUPPORTFamily Support Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-955-9110

RESTORATION COMPANIESBelfor Property Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-936-1212Servpro of Utah . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-785-5228Utah Disaster Kleenup . . . . . . . . . . . . . . . . . . . . . . . . 888-utah-udk ext 363

RETAILShop 24 Global . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 316-755-5880

ROOFINGAmerican Roofing Company . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-269-1276Kimball Roofing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 435-657-9991Olympus Roofing Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-975-7663Whitaker Roofing Services, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-576-1681

SECURITYAddtech Controls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-414-9342Kane Consulting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-678-9384Northern Utah Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-985-9462Pacific National Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-596-1272Securitas Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-5678

SECURITY DEPOSIT ALTERNATIVESureDeposit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-531-7873

SHOPPING SERVICEShop24 Global LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 480-284-3693

SIGNSHightech Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-972-6464Sign-a-rama . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-5576

SMOKE FREE MULTI-UNIT HOUSINGSalt Lake Valley Health Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 385-468-3835Utah Department Of Health . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-538-6754

SNOW REMOVAL Streamline Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-1197

SOFTWAREReal Page, Inc. . . . . . . . . . . . . . . . . . . . . . . . . 972-820-3000 x3015

SALTThe Salt Depot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-282-1250

SCREENINGThe Screening Pros, LLC. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8184445252

SIGNSSign-A-Rama . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-484-5576

SUB-METERINGNWP Services Corporation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 402-421-1668

TELEVISIONComcast . . . . . . . . . . . . . . . . . . . . . . . . 801-485-0500 x2658Direct TV . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 818-449-4475

TRASH VALET & RECYCLINGConcierge Waste Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-971-0719WSI Of Utah LLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-713-1306

TREE SERVICEDiamond Tree Experts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-1749

Reliable Tree Care . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-262-7996

WASTE REMOVALValetWaste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 813-248-1327

WASTE MANAGEMENTAce Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801.363.9995Allied Waste/ BFI . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-330-6032Tiger Sanitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-978-2287Valet Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 813-248-1327Wasatch Trash Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-207-8292Waste Away Consulting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-987-0750

WASTE SERVICESBin There Dump That . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-888-4676

WATER SYSTEMS Water Evolution Technologies, Inc . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-623-3127

WEBSITE DESIGNB5 Marketing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-794-0020

WHOLESALE SUPPLIERSWilmar Industries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 856-533-3150

WINDOWSAdvanced Window Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-866-8000

WINDOWS & DOORSPeachtree Windows & Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-1255Simonton Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-903-5739



JOB NUMBER: 10241307 Version: D

Colors: Cyan, Magenta, Yellow, Black

Fonts: Helvetica Neue (47 Light Condensed; Type 1), Gotham (Book, Bold; OpenType)

Images: 10241307ct01_r5_ProPainter.tif (348 ppi; CMYK), 10241307ct02_r0_Pro_Buckets.psd (975 ppi; CMYK), ValsparPro_TM_white.eps, Lowes_AvailAt_V_wht_logo.eps

Date: 8-15-2014 1:31 PM

File Name: 10241307vD_ValsparPro_R1.indd

Media: Print

Bleed: 63p0 x 96p0

Trim: 60p0 x 93p0

Safety: 55p6 x 88p6

Gutter: None

Folds: None

None

Scale: 1=1

Output%: None

Color Sp: 4/c

Notes: Bill to: 10241307

TM: Madeline Schnur

PA: Steve Hutchings

Ret: Karyn Bieneman

QC: Justin O’Brien

PR: Pat Owens

PP: Jill Howard

Brand: Production

AD: Tracy Wertheimer

CW: Faye Ibars

GCD: None

AE: Erin Landy/Jamie Barrar

AB: Nikki Van Koevering

Vend: None

Client: Valspar Corporation

*Restrictions apply. See valsparpaint.com/lowespro for offi cial rules. ©Valspar. Lowe’s and the Gable design are trademarks of LF, LLC. All are used with permission.

Valspar paint o� ers top quality professional paint with outstanding hide and coverage. Learn more and register for your free trial at valsparpaint.com/lowespro or stop into a Lowe’s store near you and visit the ProServices Desk.

GET SERIOUS QUALITY

THAT GETS IT DONE.

Try Valspar® on your next job for FREE.*

S:9.25”

S:1

4.7

5”

T:10”

T:1

5.5

”

B:10.5”

B:1

6”

utah rental hosuing journal - august 2014

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