utah rental housing journal

April 2015 - Vol. 7 Issue 4Rental Housing Journal Utah

WWW.RENTALHOUSINGJOURNAL.COM • PROFESSIONAL PUBLISHING, INC

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

2. Ask The Attorney: The Help LineEnergy Efficiency Upgrades Save Money3. Curb Appeal and Landscape Maintenance4. Keep the FAIR in Fair Housing!

6. Board Chair's Message: The UAA Is All About YOU7. Director's Message: Do Boom Times Now Mean a Crash is Around the Corner?8. Apartment Renters are Renewing Leases at Historically High Levels

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Rentler: Changing the Way the Rental

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Country for Apartment Inventory Growth

Fair Housing… The Ultimate Leasing Tool

UPCOMING EVENTS:General Membership Meetings All meetings 7 pm – for addresses go to www.uaageneralmembershipmeetings.comOgden .............................................................May 7thOrem .............................................................May 22thSalt Lake City ............................................May 29th

EventsGolf Tounament........................................July 15thEconomic Forecast................September 15th

With so many new apart-ments being built across the country, the cities that

have had the most new construction over the past five years show how the next wave of new apartments now under construction might be absorbed. Absorption is a measure of how quickly the new units are rent-ed.

“The bottom line is a very basic story,” says Greg Willett, vice presi-dent of research and analysis for MPF Research, a division of RealPage Inc. “Building a lot of product isn’t a bad thing when there is demand there for all of those additions.”

Relatively strong job growth and pent up demand for apartments has enabled the new units being built to be quickly absorbed in many of the top markets in the country, including Salt Lake City,

By Rick Ellis, CPMELLIS Consulting Group

Looking to rev up your leas-ing efforts? Here is a hot tip: Practice Fair Housing! What?

Practice fair housing? You mean treat everyone the same regardless of Race, Color, Creed, National Ori-gin, Gender, Family Status, or Handi-capped? Isn’t that a given?

We are required by law to adhere to the federal Fair Housing guide-lines. But that is not exactly what I mean.

Of course we will all obey the fed-eral fair housing mandate. We will

never discriminate in housing based on any of the seven protected classes. Nor will we treat people differently based on the many state and local protected classes such as student status, sexual preference, and ac-tive military. Discriminating based on these protected classes would be against the law and get us in BIG le-gal trouble personally, fined six fig-ures, and fired from our job.

Most on-site professionals rigidly and strictly adhere to every aspect of the Fair Housing guidelines. These are not optional “guidelines”. It is the law! With great effort to be in compliance, leasing professionals

say and do all the right things to fol-low the law to the letter. This fulfills their obligation to “the law” but does that detached observance really en-hance the on-site professional’s re-lationship and influence on a rental prospect?

How can fair housing improve your leasing presentation? How can genuine adherence to fair housing energize your ability to lease more apartments? Easy…it is all about SPIRIT. Rather than simply follow-ing the Fair Housing law as we are legally bound, take it to the next step. Practice the SPIRIT of Fair Housing.



2 Rental Housing Journal Utah • April 2015

RENTAL HOUSING JOURNAL UTAH

www.uaahq.org Office: 801-487-5619 Toll Free: 888-244-0401 448 E. Winchester (6400 S.), Suite 460 Salt Lake City, UT 84107

UAA Landlord Guide Provides essential information for understanding basic landlord/tenant law and best practices all in one place. Free with association membership. UPDATED 2015

General Membership Meetings www.uaaGeneralMembershipMeetings.com Topics: Fire Prevention & Utilities Issues

Ogden @ Northern Wasatch Board of Realtors May 26, 7:00 PM Orem @ Century 21/Harmon Building May 27, 7:00 PM Salt Lake City @ UAA Office May 28, 7:00 PM Events Golf Tournament Jul. 15 Economic Forecast Sep. 15

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April 2015

Did you know that as a member of the Utah Apartment Association, you are also a member of the National Apartment Association?

UAAPAC Protect your business and make your voice heard. The UAAPAC is scaling back overzealous regulations, limiting fees and taxes, and protecting your property rights. Be proactive, donate today!!!

“I donate to UAAPAC because the only way to protect our industry from over reaching govern-ment regulation is to be proactive in building relationships with all levels of government.” Kirk Cullimore Landlord Attorney

“I donate to the PAC because it’s critical we have a strong voice on capitol hill and our PAC helps us build relationships with and help keep in office those supportive of our industry.” Gloria Froerer Century 21 Property Management

Utah Apartment Association Political Action Committee

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2015 Fair Housing Month

By Jay Parsons, Property Management Insider

U.S. apartment renters are in-creasingly choosing to stay put rather than move up

to new apartments, move down to cheaper units or move out to buy homes. Apartment resident retention rates hit a decade-high in February 2015, continuing a five-year upward trend.

Apartment lease renewal conver-sion hit a long-term high of 54.5% in February. Stated another way, only 45.5% of apartment renters with ex-piring leases chose to move out, ac-cording to an MPF Research analysis of actual lease transactions recorded in RealPage Inc.’s industry-leading apartment operations software. The lease renewal conversion data also accounts for early move-outs – meaning that renters who moved out prior to lease expiration are treated as non-renewals.

Renewal conversion rates have been climbing since the apartment market recovery started – surging in early 2010, then continuing to tick up steadily. Year-over-year, renewal conversion jumped 80 bps as of Feb-

ruary 2015. That extended a stretch of 22 straight months without nega-tive year-over-year change.

Low turnover is especially notable given that new apartment supply is plentiful (completions are reaching 25-year highs) and that rents con-tinue to increase substantially (spur-ring some fears that renters are being priced out of their units). Brisk lease-up velocity in new apartments com-bined with low resident turnover at existing properties speaks to the depth of demand for apartments.

RealPage’s apartment lease re-newal conversion metrics are the industry’s first to draw from indi-vidual lease transactions getting tracked daily and covering an expan-sive swath of geographies, property management companies, owners and apartment property types. Pre-viously published renewal conver-sion information has been limited to a handful of individual apartment firms reporting on their own data. Traditional survey methods track only new lease rental rates, as the vast majority of apartment proper-ties do not publicly release renewal pricing. MPF Research will continue to track renewal conversion, as well

as other lease transaction-based met-rics, regularly moving forward.

The analysis focuses on a same-store set of apartments utilizing Re-alPage software products between 2009 and 2015. Apartments in the dataset are professionally managed and tend to be of institutional qual-ity. The West and South regions, where the apartment stocks are more focused on institutional qual-ity product, comprise larger shares of the dataset than the Northeast and Midwest. A separate analysis focus-ing on a smaller set of properties op-erating from 2005 to 2009 shows that apartment resident retention never exceeded 51%. Thus, February 2015’s 54.5% conversion ratio for expiring leases marks the high point recorded over the past decade.

So, what’s the significance of an escalating tendency to renew expir-ing apartment leases? The study sug-gests some interesting conclusions. Among them:

• Investors have been correct in their predictions that retention would increase, both in core ur-ban markets and in the suburbs

and secondary markets.

• Strong rent growth across the country in recent years is not com-pelling large numbers of renters to start looking for cheaper living arrangements – on the whole, at least. Affordability is a hot topic in the industry these days, but the lease renewal data is one indica-tor that most renters haven’t hit a budget ceiling … yet.High retention rates at existing

properties suggest there is limited immediate risk of overbuilding, even with apartment construction nation-ally at a 25-year high. While markets tend to weaken when renters of ex-isting properties flee for heavily dis-counted leases at newly built apart-ments, that hasn’t happened yet in this cycle.

February tends to be the peak month for renewal conversions, per-haps due in part to weather-related influences. In each of the past five calendar years, U.S. apartments saw renewal rates peak in Febru-ary and remain high through April. Conversely, renewal rates typically drop off around mid-year (the peak

Apartment Renters are Renewing Leases at Historically High Levels


3Rental Housing Journal Utah • April 2015


Curb Appeal and Landscape Maintenance

By Taylor Smith

Just like any home, the curb ap-peal of your rental can make a good or bad impression on po-

tential renters. Ways to increase curb appeal can include adding exterior decorations, re-painting, or making improvements to the landscaping. There are a variety of simple, cost-effective improvements to elevate your curb appeal this year.

It may seem simple, but the num-ber one thing you can do to update your curb appeal is to make it spot-less! Ensure all trash, pet waste, weeds, grass clippings, dirt and any-thing else you can think of is cleaned off of your curbs, walkways and green spaces. Placing more effort on something as simple as trash pickup can boost the appeal of your prop-erty.

Adding low-wattage, outdoor lighting to both improve the look of your landscape and increase safety on your property. To save energy and be more eco-friendly, choose com-pact fluorescent bulbs (CFLs), or take advantage of the sun with natural solar powered lights. Well-defined

paths and walkways not only make your property more inviting, it will make your tenants feel safer.

However, setting up nice curb ap-peal is only half the battle. Now is the time to start focusing on making sure our renters that are responsible for watering and maintaining their yards do it properly. Far to many landlords only take notice that the tenant isn’t watering when the lawn is burnt up and destroyed.

Those of you who use the UAA lease know how to handle this. The exterior maintenance clause specifi-cally covers that the renter is respon-sible to properly maintain lawn and sprinklers. So the answer was to give the tenant a three day notice. The renter claimed the problem was that the sprinkling system was not work-ing. The maintenance guy went over there and discovered all the sprin-kler heads had been turned down all the way down so no water came out. When he asked the renter about it the renter acknowledged he had done that because “it’s me that pays the water”.

In cases like this we need to be diligent and remind renters of their

responsibilities. We also need to hold them accountable. In this case the landlord billed the renter for turning the heads back up. He made it clear that if there were any other problems he would send someone over the fix the issues, deduct from the security deposit and the demand the renter repay that amount within the 5 days specified in the lease. He reminded him that paying for water was part of the responsibility of renting and the city requires landscaping be green.

If we don’t hold renter’s responsi-ble, neighbors will complain to cities

and cities will write up citations and fines. It’s up to us to make sure our properties are nice and inviting, both to ensure that we can attract good tenants when the properties are va-cant, and to keep the neighbors and tenants happy when the tenants are living there.

UTAH



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April is National Fair Hous-ing month. As we dedicate ourselves to maintaining the

regulations and practicing the rules of fair housing, let’s remember the best aspect of this national act: it’s FAIR!

Everyone longs for fairness. From a very young age children sense what is right and wrong and will of-ten shout out, “That’s not fair!” As adults we learn that one of the most important characteristics we bring to our relationships is the capacity and desire to treat others right. In the business world our reputation is based on our ability to treat oth-ers with impartiality and objectivity. Treating others fair is not just a nice idea…it is the basis of successful hu-man interactions in all facets of life.

So let’s keep the FAIR in Fair Housing! Sure, the rules are critical and you have to know how to apply them in every aspect of apartment leasing, maintenance, and manage-ment! If you mess up, it can cost you and your company hundreds of thousands in fines and punitive damages. Remember these basics.

The National Fair Housing Act identifies seven protected classes of people. It is against the law to discriminate based upon the rental prospect’s:

1. Race – Ethnic Background

2. Color – Skin and Hair

3. Religion or Creed – Belief System

4. National Origin – Country they are from

5. Sex or Gender – Male/Female/Other

6. Handicapped – Limitations to do specific life tasks

7. Familial Status – Family make up

“No Discrimination” means we treat all people of these 7 protected classes fair and equal in all leasing, maintenance, renewal, and manage-ment activities. Every person on your property must play by these rules including vendors, apartment locators, owners, and investors!

Don’t FREAK OUT about fair housing! Rather, as you follow all the rules, embrace the spirit of fair housing. It’s FAIR! This national act is one of the most important ad-vantages and tools we have as multi-family management professionals. Everyone wants to be treated fair and properly applying the law will create a leasing an environment that will actually enhance your success in leasing and keeping residents.

Here are just a few of the advantages to being FAIR.

• Makes Sense – The fastest way

to productive leasing and posi-tive resident relations is to treat people fair and equal. Everyone responds positively to fairness!

• Evens the Playing Field – As we all follow the rules and practice the spirit of Fair Housing, we also compete with one another on a uniform and even basis. And our entire industry is seen as one that applies equality and fairness in principle and actions.

• Enhances Leasing and Resident Relations – If you want a better closing ratio and better resident retention, just try being fair. It is no-brainer…fair housing means better treatment or prospects and residents. Check the apartment reviews sites to see what residents say who feel like they are mis-treated. It’s not pretty!

• Takes Away the Guess Work – Knowing and playing by the Fair Housing Act rules means less stress and confusion for the onsite team. Everyone knows what is FAIR and acts equally.

• Fair Housing is FAIR! – Get it? Why see fair housing as some sort of government mandated burden when it simply reflects the right way to treat people.

Fair Housing is not something to despise or fear. It is a mindset that all of us would most likely want to em-brace. It creates the welcoming and friendly atmosphere our customers want and demand. Fair Housing is the law and we must follow it to the letter, but as important, fairness is good business and will reflect in an apartment community’s bottom line. How do you define fair housing in one quick phrase? Try this:

Treat People Right!"Rick Ellis, CAM, CPM, is one of

multi housing's foremost consul-tants and educational speakers. He is founder and president of ELLIS Consulting Group, based in Irving, Texas. His company offers an array of services to the apartment industry including special problem consult-ing, contract leasing, market compa-rable studies, feasibility studies, and his unique "Marketing Observations & Recommendations" reports.

You can contact Rick to learn more about his bottom-line oriented services

by calling (972) 256-7500 or writing ELLIS Consulting Group, 6230 N. Belt-line Road, Suite 318, Irving, TX 75063,

or visit online at www.ellisconsulting.com.

UTAH

Keep the FAIR in Fair Housing!



Fourth in the Country...continued from front page

In Salt Lake City, not only are new units being quickly absorbed, but they aren’ being built fast enough to keep occupancy rates from continu-ing to rise. According to a recent re-port, he five year inventory growth in the Salt Lake City metro area has been 10,553 units, or an increase of 14.1 in supply. Yet over the same five year period the vacancy rate, as re-ported by the EquiMark report, has fallen from 6.2% to 4.9%.

Strong demand absorbed most of the supply of new apartments over the last five years in the metropoli-tan areas where developers built the largest numbers of new apartments, relative to the size of the local mar-ket. In nine out of these 10 metro areas, rent growth remained posi-

tive, though rent increases typically slowed in the peak years as new sup-ply came online, according to MPF.

“The deliveries have leased up at very healthy rates, reflecting that these tend to be spots realizing strong job growth,” says Willett. The apartment markets also benefited as young people finally began forming their own households—and renting their own apartments—after years of living with parents, staying at uni-versity or doubling up with room-mates during the Recession and the long slow recovery.

However, the nine markets with the most new construction can’t ab-sorb so many new apartments for-ever. Rent growth is beginning to slow. “In almost all of these markets,

the 2014 rent growth number would be far below the four-year average,” says Willett. To avoid rising vacan-cies over the next five years, the construction of new apartments will have to fall back to a more normal level. “You can’t expect the market to continue to absorb so much,” says Willett.

Salt Lake City may be different, however, according to Paul Smith, Executive Director of the Utah Apartment Association. “In 2015 job growth alone is expected to create demand for 8,000 rental units. That is in addition to the shift we are seeing in renting vs buying preference and the continuing flight of households that had been doubled up during the great recession to their own homes or

apartments.” Smith points out home-ownership in Utah has fallen from 76% at its high to under 70% now and is projected to get as low as 65% because of shifts in preferences and difficulty of getting mortgage financ-ing. “”There are just over one million housing units in Utah,” he says. “A shift from owning to renting of 1% is 10,000 units that need to be available for rent.”

Salt Lake City has also seen the fourth highest growth rate in rent for class A units, at 5.1% per year. The report noted that while rent growth has been strong in all of these 10 mar-kets that it may begin to slow as more units come online. Salt Lake City broker EquiMark estimates a 2-3% rent growth rate in 2015 in Utah.

Multifamily Gains in MetrosNew-construction apartment rents are growing in major cities.

2010-2014 Completions

5-Year Inventory Growth Under Construction Overall Average Annual Rent Growth

Class A Average annual Rental Growth

Austin 36,046 20.2% 13,443 4.4% 4.3%RaleighDurham 18,479 15.6% 6,333 3.2% 4.8%Charlotte 16,940 14.3% 8,994 3.6% 7.4%Salt Lake City 10,553 14.1% 3,647 2.8% 5.1%San Antonio 19,101 12.6% 9,002 2.7% 3.8%

Nashville 10,228 9.7% 8,558 4.4% 4.4%Seattle 30,313 9.6% 16,352 4.8% 5.2%Dallas 42,943 9.2% 25,672 3.3% 4.6%Washington DC 45,752 9.1% 17,776 2.5% 2.0%Charleston 3,543 9.1% 1,702 3.4% 5.5%Source MFR Reserch. Inc.

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UTAH



The UAA Is All About YOUBoard Chair's Message:

448 E Winchester (6400 S ) #460 Salt Lake City, UT 84107

Ph: (801) 487-5619Fax: (801) 484-8649

www.uaahq.org

Utah apartment association

Cheri Goss,Board Chair, UtahApartment Association

As President of the Apartment Association I have learned that the most important part

of the UAA is you. You the member are the one who makes this organi-zation work. You the member are the catalyst that makes the UAA great.

In the past year we have switched from being a staff driven association

to being a volunteer driven associa-tion. What this means is that volun-teers like you a bigger role than ever. Volunteers like you make decisions on the direction and the mission of the UAA. Volunteers like you are more involved than ever in doing the work of the association.

As Theodore Roosevelt once said “Every man owes a part of his time to the business in which he is engaged. No man has the moral right to with-hold support from an organization that is striving to improve conditions within his sphere.”

I am so proud of the UAA board.

Each member this year has stepped up and become involved in mean-ingful ways. They lead committees. They organize events. They create resources. They teach classes. They market our events. They advocate on our issues.

In 1945 UAA President John H. Henderson said “too many of our members are inclined to let the lim-ited staff fight all of our battles. In a recent legislative matter the ladies committee reported to me that sev-eral members stated ‘why can’t the association do it?’ Who is the associ-ation? Certainly it is not our limited

paid staff. It is you and I and every one of us who owns property…You must help in every way you can to in-crease our membership to make our work more effective. This is your as-sociation and for it to continue its ef-fective work for you- you, too, must make some contribution besides the mere paying of dues.”

If you aren’t yet involved as a vol-unteer, please sign up by emailing [email protected]. The UAA does re-ally need you to be successful.

UTAH

Advertise in Rental Housing Journal UTAH

Circulated to UAA Members, apartment owners, on-site, and maintenance

personnel monthly.

Call 503-221-1260 for more info.

Check us out Onlinewww.rentalhousingjournal.com

leasing season) and then again in December. These seasonal patterns may offer clues for operators to bet-ter price renewal leases – which has historically been a challenge simply because operators have traditionally had zero visibility into competitors’ renewal pricing trends.

Can renewal conversion rates con-tinue to climb? Our best guess is that they’ll soon level off and then gradu-ally slide. Improving economies tend to eventually trigger increased mo-bility – more moving up, more mov-

ing closer to new jobs, more mar-riages, more babies. Any changes in lifestyle or life stage could lead to new housing choices … and thus, in-creased turnover.

But that isn’t necessarily a bad thing. Some landlords are more will-ing to push rents higher on a new lease with a new renter than they are for a renewing lease with an existing renter. In that case, moder-ately lower renewal conversion rates could actually increase rent growth. Conversely, a significant drop-off in

renewal conversions – triggered by decreased demand or by oversup-ply – could force operators to panic and slash new lease rents to backfill vacant units.

Does higher renewal conversion translate to higher rent growth? Not really. Perhaps surprisingly, the cor-relation isn’t strong. Which metro ar-eas tend to notch the highest renewal conversion rates? The leaders tends to be more mature metro areas. But those metros aren’t necessarily the top performers for rent growth. Is re-

newal conversion higher in urban ar-eas relative to suburbs? Convention-al wisdom says yes, but the data says no. In fact, the suburbs renew rent-ers slightly more often. This suggests that investors, who tend to favor urban assets, might be overstating the impact of single-family homes in suburban locations and understat-ing the tendencies of transient urban renters to remain transient.

UTAH

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Renewing Leases at High Levels ...continued from page 2



L. Paul Smith, CAEExecutive Director, UtahApartment Association

Over the last five years the Salt Lake City housing mar-ket has seen the fourth larg-

est growth in new apartment units in the country. Currently there are al-most 5,000 units under construction. That's in addition to the 10,000 units we've had over the past five years. It is certainly been a boom time.

It's natural to worry that this boom will lead to a bust. There are several reasons why this is unlikely to hap-pen any time soon. First, the new construction has mostly been meet-ing pent up demand. Even now after adding 10,000 new units, our market has less than 5% vacancy, which is considered full occupancy. During the great recession which started in 2007, the demand for housing was largely met by people doubling up.

You've probably seen this in your neighborhood. Basement apartments being rented or families moving in with families. At one time during the height of the great recession, there were 100,000 households in Utah doubled up. If thirty percent of those were renters, that's 30,000 house-holds. Building 15,000 units is only half of that pent up demand.

The second reason why we've probably not reached tipping point yet is the economy is doing well in Utah. We've added tens of thousands of jobs over the past few years and we continue to grow. According to the Equimark Report, Employment projections for 2015 show approxi-mately 33,400 jobs will be added to the Utah economy. With the jobs cre-ated in Utah, there are an increasing number of households being estab-lished, and for every three house-holds created, statistically one will rent. Statistically for every 1.4 jobs created there is a new demand for a housing unit, and one out of every three of those is a rental. Using this

formula, these new jobs will create demand for almost 4,200 new hous-ing units, 8,000 of which would be rentals. So, even with 5,000 new units the demand will not be fully met.

The third reason there's unlikely to be a bust soon is the changing choices of Utah households. At the height of the homeownership craze, 76% of Utahans owned a home. That's down already to less than 70%. Many experts suggest that because of the psychological damage inflict-ed upon society from the housing cri-sis, many people have changed their attitudes towards housing. Many young people want the flexibility of renting without the risk of owning. People who saw friends or family upside down or lose houses don't want that to happen to them so they choose to rent. It's projected that the homeownership rate will go down as low as 65% in Utah. With one million households, every one percent shift in homeownership to renting creates a demand for 10,000 rental housing units. This is another reason why a

crash is not likely right around the corner

So not only is it a good time right now to be a landlord in Utah, but it's likely to be a good time for years to come. This is largely due to another reason a crash is unlikely anytime soon – Demographics. We have reached the millennial generation, which is the largest generation in American history, and they are cur-rently in the target age for renting. So for the next 10 to 15 years renting is likely to become more popular than ever.

UTAH

Do Boom Times Now Mean a Crash is Around The Corner?

Director's Message:

Utah apartment association448 E Winchester (6400 S ) #460 Salt Lake City, UT 84107Ph: (801) 487-5619Fax: (801) 484-8649www.uaahq.org

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ListingIn 2011 KSL partnered with Rent-

ler to create the largest database in Utah for finding a place to rent. The KSL Homes section is powered by Rentler, so whether you choose to list through KSL or Rentler.com, it gets seen by the same 172,000 unique lo-cal users.

“Renting a home used to be so dif-ficult,” said Eric Bright, Vice Presi-dent of Marketplace Ecommerce at Deseret Digital Media. “You had to list the property, dig through appli-cations, interview prospective ten-ants, run background checks, and chase down rent payments — KSL Classifieds partnered with Rentler to make it possible to do all of this in one place. We’ve increased the value to the top classifieds site in Utah by adding features for landlords to sim-ply manage their property through Rentler.”

Additionally, Rentler offers pack-ages designed to get you more calls and messages by auto-refreshing your listings and providing analytics so you can see how much traffic you are receiving.

"The Gold Package offered by KSL/Rentler is the most effective advertising we pay for and I would recommend this to every property management company,” said Daniel Robertson, from FRE Real Estate and Property Management. “The addi-tional exposure from the automatic

refresh has significantly increased the number of leads we receive each month and helps us fill our vacancies faster."

ScreeningOnce the calls and messages start

rolling in, finding the right person to rent your property is the next chal-lenge...and choosing wrong can cost you.

When he became a landlord in 2006, Bangerter rented one of his in-vestment properties to people who seemed like the perfect tenants.

“I looked them in the whites of their eyes and asked them, ‘You’re not going to screw me are you?’” said Bangerter. “The young couple said, ‘Of course not!’ It was great, they seemed like a perfect fit.”

Bangerter printed out an old con-tract he found online and the couple moved in. Nine months later he dis-

covered they had recently filed for bankruptcy, had stopped paying rent, and the contract they had signed was pretty much useless. It ended up costing him $35,000 in lost rent and legal fees to get them evicted.

To make sure that doesn't happen to anyone else trying to rent out their property, Rentler has created a Rent-ability Report that screens tenants using both a credit and background check. It allows you to get the full picture and pick the best tenant.

Owning and renting a property shouldn’t be as complicated as it is. There’s always going to be a risk in-volved, but Rentler is here to give you the most powerful tools for get-ting the job done. For more informa-tion, call 888-222-1009 or visit www.rentler.com.

UTAH

Ask The Attorney: The Help Line

Dear Attorney,

My tenant is in a wheelchair and sent

me a doctor’s note stating that she needs

a wheelchair ramp close to her front

door for easier access. What does the fair

housing act require me to do?

The fair housing act may require you to make reasonable modifica-tions in order to allow equal access to a disabled tenant. However, such a modification isn’t always auto-matic. If installing the ramp were to cause significant problems (i.e. re-quiring sprinklers and water lines to be moved), it may not be reasonable to install the ramp. If an acceptable wooden ramp can be constructed, work with the tenant to make it hap-pen. However, perhaps it would be better to offer another unit to the tenant that provides the access they need without having to construct a ramp? Whenever such a request is made, it’s best to consider all options and discuss them with the tenant to

find a solution that both sides are happy with.

The next question would be – Who must pay the costs for such a modi-fication? Generally, if the tenant is making the request to modify the physical facilities to accommodate their disability, the tenant is respon-sible for the costs associated with the modification. These are great ques-tions that are becoming more and more common. I’ll address this in more detail during next month’s fea-tured article.

Dear Attorney,I received an eviction order and my

tenants are out, but I don’t have a judg-ment. What can I do?

Typically, priority number one

with an eviction case is to get the tenant out of the property. In many cases, the court deals with this issue first and leaves the issues of a judg-ment for a later time. If you have re-ceived an eviction order without a judgment and your tenant is now out of the property, you should compile a record of any documents supporting the amounts that they owe you (i.e.

invoices, receipts, estimates). Once that has been compiled, we can file a Motion for Summary Judgment with the court. This motion will ask the court to enter a judgment amount against your prior tenants. If you do this correctly and the court agrees with you, you will obtain a judg-ment in the amount that is owed to you and you will then be allowed to enforce that judgment through wage garnishments, bank garnishments, tax garnishments, etc.

Attorney David Todd

Dear Attorney,My tenant is completely ignoring our

lease, damaging my property and refus-ing to pay rent. Can I turn off utilities?

How can I get them out? It can be very frustrating to deal

with a tenant that is ignoring your lease. Utah law allows only two ways to get a problem tenant out of your property. They must either (1) vol-untarily vacate the property or (2) if they don’t voluntarily leave state law requires you to file an eviction with the court (See Utah Code Ann. §78B-6-814). Whether they leave voluntari-

ly or you have to file an eviction, it is best to first serve an eviction notice outlining the reasons for the eviction. An eviction notice is required before you file an eviction, but it also gives the tenants an opportunity to leave voluntarily. If they don’t voluntarily comply with the eviction notice, you have done what is required in order to file an eviction. You should NOT turn off utilities, remove doors or windows, or similar actions to evict a tenant. Doing so can give your ten-ants an argument that you are im-properly evicting them instead of using the proper court procedures. If they do not leave voluntarily, you must file an eviction.

The Law offices of Jeremy M. Shorts,

LLCwww.utahevictionlaw.com

801-610-9879

UTAH

Advertise in Rental Housing Journal UTAH

Circulated to UAA Members, apartment owners, on-site, and maintenance

personnel monthly.Call 503-221-1260 for more info.



By Jason Boone, Elite Energy Systems

Over the past several years many landlords have taken advantage of rebates offered

by Questar and Rocky Mountain Power to have additional insulation installed in their rental buildings for low or no cost. Since tenants pay most utilities, some people wonder why go to the trouble. Below are sev-eral reasons:

1. Competitive advantage. Many modern renters are green friendly and telling them you have extra insulation and lower utility bills can be a big competitive advan-tage

2. Longevity of appliances. If your appliances like your furnace and water heater don’t have to work as hard, they will last longer and require less costly maintenance.

3. Sales value. When you sell build-ing with higher ratings for insu-lation you may get more out of them.

4. Ease of process. Usually this pro-cess is very simple. The contractor you choose will perform all of the

work with ZERO out of pocket expense to the HOA, apartment complex, or the homeowners. Their representative will fill out and submit all of the necessary pa-perwork to receive the rebates and ensure that they are processed in a timely manner.

The UAA recommends you take advantage of these programs by con-tacting one of the UAA contractors who performs these services. With the increasing insulation prices and the decreasing rebate amounts, this no cost program will probably not last much longer.

Elite Energy Solutions is an autho-rized insulation contractor offering the Questar Gas “Thermwise”, and Rocky Mountain Power “Wattsmart” rebate programs. Elite Energy Solu-tions has improved the energy ef-ficiency of thousands of homes in HOA’s, apartments, and single-fam-ily communities, by improving the insulation levels in attics and sealing ductwork in attics and crawlspaces. Elite Energy Solutions is a trusted contractor in the retrofit industry and fully guarantees it’s work as well as the rebates promised. We would love to help you improve the energy

efficiency of your properties. Please feel free to call with any questions and we will take care of the rest. Call 801-699-5004 or go to www.eliteener-gysolutions.com

UTAH

Energy Efficiency Upgrades Save Money



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 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-263-1122FJ & Associates, PLLC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-927-1337Froerer, 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

DECKSDuradek of Utah . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-390-9600

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

FLOORINGIVC US . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 253-906-4182

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

LANDSCAPE MAINTENANCEAce Property Maintenance L.L.C. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-446-4333Aeroscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-569-2383

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.

Energize your leasing presentation by remembering the problem that fair housing is supposed to solve; DISCRIMINATION and unfair treat-ment.

Consider the term “fair hous-ing”. In our industry we see and think housing. After all, we are in the multi-housing business. Instead of housing, focus on the meat of this concept: FAIR! Sure, we must always follow every detail of the law and protect ourselves and our owners from the possibility of a costly dis-crimination lawsuit. Do fully com-ply…but take it up a notch or more!

Let’s fully express and embrace the SPIRIT of fair housing. Let’s be FAIR. I mean really buy in to doing whatever it takes to make every resi-dent and future resident feel we will do whatever is in their best interest. Always. Period. Make Fair Housing a part of your FAIR leasing presenta-tion.

What does FAIR leasing look like? How does a rental prospect or resident know they are being treated FAIR? Here are some simple steps that come right out of your leasing manual!

• GREETING – As a prospect en-ters the office, follow the “Five Ss ”. Stop what you are doing and give the visitor your full attention. Stand, Smile, and Shake this per-son’s hand with a cheerful Saluta-tion In the first 10 seconds, make this prospect feel like they are the

most important person you have seen all day.

• QUALIFY – Seat the prospect in the office and use a Guest Card to get the complete information on their rental needs and wants. The Guest Card will insure you ask the same questions and get the comprehensive qualifying in-formation on every person. Your FEP (Friendly, Enthusiastic, and Professional) approach will make every prospect feel as though they have been treated fairly.

• DEMONSTRATE – Provide the complete tour to every rental pros-pect. Be excited and animated as you show each prospect your beautiful community, breathtak-ing model, and perfectly prepared apartment home. You are show-ing from a HOT SHEET ensuring that all prospects that day get to have the same fair opportunity to lease the current ready apartment homes.

• CLOSE – All rental prospects get the very same fervent and pas-sionate invitation to complete an application and lease the apart-ment home RIGHT NOW! There will be no question that you un-equivocally want and expect your prospect to leave their money…now. Does this Fair Housing article

suddenly sound like tips for effec-tive leasing? Exactly! And the point

is that to really practice the SPIRIT of Fair Housing in your leasing presen-tation you simply practice a relation-ship-oriented style of leasing. That is the very slant to leasing our industry has promoted for many years. With a basic understanding of the protected classes in your market, this positive approach to leasing will be fair, unbi-ased, and very welcomed by renters everywhere!

Best of all, it will also result in a much more productive leasing effort. Fair Housing; it is first and foremost FAIR. And that approach to leas-ing works! Fair Housing might be the best thing that ever happened to leasing apartments.

"Rick Ellis, CAM, CPM, is one of

multi housing's foremost consul-tants and educational speakers. He is founder and president of ELLIS Consulting Group, based in Irving, Texas. His company offers an array of services to the apartment industry including special problem consult-ing, contract leasing, market compa-rable studies, feasibility studies, and his unique "Marketing Observations & Recommendations" reports.

You can contact Rick to learn more about his bottom-line oriented services by calling (972) 256-7500 or writing ELLIS

Consulting Group, 6230 N. Beltline Road, Suite 318, Irving, TX 75063, or visit us

online at www.ellisconsulting.com.

UTAH

Fair Housing...continued from front page

View past editions at rentalhousingjournal.com

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Affordable 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 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-999-4347Loveland Landscape & Gardens, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-294-4300

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 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-747-1027Empire Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-680-4495Executive Coatings & Contracting, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303-300-6786Five Star Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-386-0000

Unforgettable 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 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 800-626-1156Truly Nolen Pest Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-566-1503

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 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 602-474-3572Alliance Property Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-391-3913Bristlecone Management Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-349-2585Century 21Gage Froerer & Associates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-621-0521

Century 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 Ogden . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-731-8300ServPro of Utah County . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-785-5228ServPro of West Jordan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 801-282-6366Utah 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

The statements and representations made in advertising and news articles con-tained 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. Metro Apart-ment Manager is produced monthly and is published by Professional Publish-ing Inc. PO Box 6244 Beaverton, OR 97007. (503) 221-1260 - (800) 398-6751 © 2015 All rights reserved.

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com

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