Mike Whaling's Blog

Google is making a big push to reach out to local businesses lately. That includes YOU. (Here's what they're doing here in Ohio. They're hosting events like these all over the country.) Even though they make the vast majority of their money through advertising, Google provides all kinds of tools to help you grow your business -- many are free.

Here are four free tools from Google that should be integral parts of every apartment marketer's online toolkit:

Google Analytics

If you're not tracking traffic on your website, you might as well as be driving blind. Google Analytics is a free service that allows you to track which sources are driving traffic to your site, to see how people are using your site once they get there and to analyze trends to improve your online marketing efforts. We'll go into more details about using Google Analytics to track leads soon, but for now, just make sure it's set up on every page of your website. [Access Google Analytics.]

This recap was originally published at AptChat.org.

When it comes to marketing your business online, you probably already know how important it is that your website and other online assets rank as high as possible on Google and the other major search engines.

However, the search engines don't publicize all the factors they take into account when ranking sites, so optimizing your site for search (often called search engine optimization, or SEO for short) is a science that can be tough to grasp. We're in luck, though, as our industry has some top-notch SEO experts who got together for this week's chat to discuss the best ways to grab the most valuable real estate online. Erica Campbell from ForRent.com is one of those experts, and she joined us as guest moderator for our latest chat.

Everyone seems to be experimenting with social media in some way, shape or form these days (regardless of whether you think it's working or not). But one thing that many people seem to struggle with is how to manage their brand's presence across so many different platforms.

After Jonathan Saar from the Training Factor posted their own case study sharing their successes with social media, we asked him to join us on last week's #AptChat for a discussion on the topic. As it turns out (really no surprise here), you all have great ideas and examples to share. Here are the highlights from the chat:

How do you manage the time commitment? It seems to be HUGE time sucker in our office.

• David Kotowski: If you get into the habit of checking in it becomes routine and doesn't take up much time.
• Jonathan Saar: Time and discipline go hand in hand. There must be a routine or else you are lost.
• Kim Cory: I set time aside each day just like I would reviewing reports, statements, plans, emails, etc. must make effort.
• Mike Whaling: Focus your efforts. You don't need to be on every site.
• David Kotowski: Let's face it. Your employees are ALREADY checking their personal accts and sending texts during the day. Get them involved.
• Mike Whaling: Set routines based on goals. 1 routine for monitoring sites, 1 for creating content, etc.
• Jonathan Saar: Make sure you give yourself an "off" time -- that comes from my wife :)
• Erica Campbell: Use Web analytics 2 determine what sites r converting best 4 u. Look @ referring sources of traffic & inbound links.
• Mike Whaling: Take the time to set up alerts, feeds, etc. It makes the process much easier once you get into it.
• Erica Campbell: Use RSS & automation properly & u can have some big wins w/ time. Also, believe it or not policies & procedures save time.

What social media tools do you find to be the best for managing your presence?

• David Kotowski: Google Alerts is tha jam! Whenever our name is mentioned I find out automatically through an RSS feed to Outlook.
• Sam Gainous: For our company it is Facebook along with a bit of Twitter.
• Mike Whaling: Try HootSuite or Postling. Multiple users can manage multiple sites ... all browser-based, so no downloads.
• Matt Hendrick: Twitterfeed is a good tool to automate RSS content, but use wisely (& sparingly) - & only from blogs whose content u count on.
• Sam Gainous: I use TweetDeck and HootSuite and prfer TweetDeck for monitoring our "brand"
• Ryan VanDenabeele: Our blog and facebook seem to create the best results. By results I mean traffice/leads/questions.
• Erica Campbell: Twitter doesn't even deliver a noteworthy amount of guest cards but FB does so we spend more time there & YouTube.
• David Kotowski: I recently started using @SproutSocial. I can track FB Fan Pages, Yelp reviews, and Foursquare checkins in one place.
• Mike Whaling: Most important tool for managing your presence: A smartphone. Preferably one that allows you to download apps.

What are the "top three" social sites I need to be on for my property? (And why?)

• Mike Whaling: #1 site is always your own.
• Elysa Rice: Sites properties should be on: Facebook & Yelp; should at least be monitoring Twitter & Foursquare.
• Jonathan Saar: 1- Facebook 2- Foursquare 3- Twitter
• Meredith Mobley: I think this answer will vary depending on your audience.
• Kim Cory: I believe it is all about where your audience is hanging out. Know your customers & where they are.
• Gillian Luce: Think Facebook is a safe bet 4 most demographics!
• Mike Whaling: Collect emails. Plug them into a tool like Flowtown. That will give you a good starting point.
• Rosa Green: We use mainly FB, some twitter, just starting Foursquare & Youtube. FB by far the most interaction!
• David Kotowski: Whatever 3 sites are most popular with your residents. Ask them.
• Erica Campbell: FB (clean interface, comes w analytics, no brainer), YouTube (Google Juice & analytics) & have a blog (links, traffic).
• Mike Whaling: Check out other local blogs. Start following them & leaving relevant comments. Get involved.
• Heather Kattelman: From our exp, FB generates the most interaction w/ pros/res - leasing & res retention

How do I create content that doesn't s*ck? A lot of what I see out there is lousy. I want mine to be the best.

• Frederic Guitton: The OODA loop (for observe, orient, decide, and act) This is what web analytics, SM and all marketing is all about.
• Jonathan Saar: Start with google alerts folks.
• Sarah Cooley: PRACTICE PRACTICE PRACTICE! you won't know what's good until you get out there, start creating content and see the response.
• Ryan VanDenabeele: We create content that is a value to our residents. Put yourself in their shoes. What do they like. If you don't know. Ask.
• Christian Flickinger: If you talk to me and sound like a salesman, a big douche, or a robot - you've lost my attention.
• Matt Hendrick: Decide if the "contrarian" route is for you - it can sometimes provoke more discussion than simply playing it safe.
• Mike Whaling: Check local trends on Twitter. See what's popular now, then share your own spin on those topics.
• Erica Campbell: Mix it up & get outside writers every once in while like mommy bloggers, consumers, partners etc gives new perspective.
• Resite Online: When it comes to SM content its really trial and error. Keep trying until you find topics that people react to.
• Erica Campbell: Also look in ur analytics 4 top referring keywords for suggestions and ideas.
• Mike Whaling: Comment on other local blogs, share them w/ your audience, then write a post on the topic w/ your own viewpoint.
• Heather Kattelman: We do Weekly FB Plans to help with ensuring creative & interactive content is posted on the pages.
• Rosa Green: We partner with local businesses for giveways/prizes, residents love it and its FREE!
• Ryan VanDenabeele: Humor is good. It shows people that a real person is behind the message.

How can I delegate this effectively? How can I train my staff to do this so I can focus on managing the property?

• Elysa Rice: Use a service like CoTweet or Hootsuite that allows for collaboration of team members.
• Sam Gainous: Assign staff writing assignments, get them to research for new relevant content that can B used on all your SM outlets.
• Kim Cory: Why not get them involved w/u in the 1st place. Give them freedom 2 explore & show interest & encourage them.
• Erica Campbell: Turn to the industry 4 assistance w training. Create modules, checklists & documents that can be used even w/ turnover.
• Eric Brown: Why would we ever think that apt site staff are writers, they could be, but not typical.
• Sondrah Laden: Maintain a policy on communication - avoid FH issues. HUD is watching SM.
• Heather Kattelman: Got 2B careful here - U can only give this 2 some1 that WANTS 2B the Social Voice otherwise it be really bad.
• Jonathan Saar: Make sure SM does not become the marketing teams responsibility ... collaborate.
• Gillian Luce: Gotta have someone u trust 2 speak on behalf of the brand! Someone who can interact w/the audience & is easy 2 relate 2!
• Jonathan Saar: Social media can help connect your depts and make that internal culture grow.
• Mike Whaling: Make sure you measuring the right things. If resident retention is the goal, then don't measure by # of new leases.

Good quotes and tips along the way:

• Jonathan Saar: Social media has been the main direction TTF has been using to connect with its customers and reach out to new ones.
• Matt Hendrick: Don't try to be everything to everyone. Find your audience and target them accordingly.
• Jonathan Saar: Avoid syndicating the same content across your channels (this is not a time saver)
• Mike Whaling: Focus less on the tool. Focus more on doing things that get people talking. The content will follow.

So what did we miss? What would you add? If you're struggling to find success with social media, where are you having the most trouble? If you're finding success, what tips or examples can you share with the rest of us? Thanks again to everyone who joined us for the discussion, especially Jonathan!

If there's one apartment company that's been recognized for its success using social media to reach it residents and prospects in the community, it's Urbane Apartments in Royal Oak, Michigan. The founder of Urbane, Eric Brown, is a regular participant here on the Apartment Chat, but this time, we aimed the spotlight on him to learn more about how they've done it and where they're going next. It was quite a chaotic discussion with a LOT of great questions from the group. Here are some of the highlights (originally posted at the Apartment Chat blog):

Urbane runs a successful, active company blog. What's the secret sauce, and how do you keep it going?

• Eric Brown (EB): Participation and support to and at the community at large.
• EB: We use our Digital Reach to promote local businesses, restaurants, bars, and any other places our Residents hang out.
• EB: Think about your Community of Interest, (followers, friends) and its size and correlation to your apartment community.
• EB: SM Marketing is Word of Mouth on steroids, and when it works, your friends rent the apts for you.
• Erica Campbell: So true! "91% say consumer reviews are the #1 aid to buying decisions" (JC Williams Group)
• EB: Provide content that folks want/need, or find interest in.

With the myriad of other duties the property has, how do you prioritize their blog participation?

(Submitted by Jon Harrington)

• EB: I think the time constraints of a Social Media Program is overrated.
• EB: Bottom line, we still need/must rent apartments, but we also carve out the req time for effective SM marketing.
• EB: One thing we cut out were "Tours", We use a Go Solo Program, (lots of folks don't agree with this angle) I love it.
• Mike Brewer: I think the really successful companies will resign themselves to the idea that it requires more than 9 to 5.
• Lisa Trosien: Have seen properties been able to cut their 'out of office' outreach marketing time by investing in SM.
• Gillian Luce: Social Media shouldn't replace but rather act as a complement in your marketing mix.

You talk a lot about the benefits of partnership marketing? Can you explain this & provide an example?

• EB: We just partnered with Coke, and their Vitamin Water brand, Partner with like demographics to your brand.
• EB: The Big Red Machine (Coke) drops off product to use every week for Move In Packages, plus stocks a branded fridge in Urbane.
• EB: We partnered with Chevy on a project, and were included in thousands of targeted tweets and word of mouth chatter.
• Lisa Trosien: It would make sense to me for them to go with a major player, larger bldgs, more residents, etc.
• EB: You would be surprised what Big Brands will do if you just ask.
• EB: Remember, Local Brands can and are very effective to partner with, too.
• Leigh Curry: Eric's ex-employer at Village Green has done a very good job of co branding.

I'm sure you hear that you can do what you do because Urbane is small/niche. How can we scale it? Can it scale?

(Submitted by Doug Chasick)

Location is hot lately. Especially when it comes to location-based social networking sites like Foursquare, Gowalla and Brightkite. (Here's a comparison between two of the more popular services, Foursquare and Gowalla.)

A few #AptChat-ters have started testing marketing ideas using these services, and a number of others had expressed interest in the topic, so we wanted to 'check in' on the category and see what apartment pros are doing. Here's a recap from that discussion (originally posted at the Apartment Chat blog):

What the heck IS Foursquare anyway?

• Resite Online: Social networking site that is location based
• Joe Foster: FourSquare is a way of telling your friends what you're up to.
• Heather Blume: If used properly, can not only up traffic generation but also give you a list of outreach marketing partners. = AWESOMENESS.
• Heather Blume: It's user driven. Your business might already be on there. Have you checked?
• Meredith Mobley: Foursquare also lets people know where you are.
• Eric Brown: Foursquare also increases your Brand Awareness on Twitter.

How do you add your property? What if it's already on there and it's been added wrong?

• David Kotowski: It's really easy to add businesses. More tricky to edit unless you're a Superuser, but they're usually on it.
• Eric Brown: We have entered all of our communities into Foursquare data base for correct addressing and information.
• David Kotowski: While we're talking about adding businesses, you can also claim yours by clicking the "Are you the manager of this business?" link.
• Mike Whaling: Start here if your business isn't yet listed on Foursquare: http://foursquare.com/add_venue.
• David Kotowski: Claiming your business is free. There is a verification process than can sometimes take time. Once done you can add specials.
• Elysa Rice: Once you'be been active enough on 4sq you can edit venues from the website.
• David Kotowski: You can claim apartment communities and add specials. Some can be for the "mayor." Some can be for x # of check-ins.
• Elysa Rice: if you're wanting to claim/add specials/etc save this link: http://foursquare.com/businesses/
• David Kotowski: Technically you can add ANY place in the world. However, I recommend to just add community. Add your amenities as tips.

My property is on there and a resident added a negative tip. What do I do?

• Heather Blume: Respond like you would on any other ratings site. Don't get pissy, don't ask for it to be removed, etc.
• Christian Flickinger: Leave it. the truth is the truth. respond if you can, and fix their issue/THE ISSUE for future residents.
• David Kotowski: One of the cool things about Foursquare is you can "ignore" certain tips. Enough ignores and it gets removed.

Why should I be on Foursquare?

• Heather Blume: Rep monitoring, Gen Y engagement and Outreach marketing partnership generation - also, b/c its fun.
• David Kotowski: LOCATION! LOCATION! LOCATION! You can see where your residents are checking in. Those are great places for marketing.
• Jennifer Kennedy: Because its fun and you get to see tips from other people on local venues to discover what is around.
• Elysa Rice: I disagree that's it's Gen Y only. @Lee_Ellipse, our President is very active on 4sq.
• David Kotowski: Personally, I think you should be on #4sq because it's fun. Professional, it's good to be there b/c your customers are.
• Kim Cory: With students they love photos, but don't have a clue what Foursquare is. No use 4 me.
• Tamela Coval: Take contextual cues from the swarms and check-in actions & know your consumer. Use location-based info for specific target markets.

Who is using Foursquare, and what results have you seen?

(Submitted by Eric Brown)

I'm not a Fair Housing expert by any means, but this article from the New York Post really struck me earlier this week. It's all about the more than 200 words that Corcoran has banned from their advertisements and the new software that they're rolling out to keep their brokers compliant with the new restrictions.

Some of the terms are obviously discriminatory and shouldn't be used, but other terms don't seem to make much sense (the one that really puzzles me is "quiet"). Here's a quote from one employee:

By saying 'walking distance,' I would be discriminating against those who are unable to walk," Christine Toes, a Corcoran vice president, wrote on the blog urbandigs.com. "Hopefully, I can still use 'close proximity to public transportation.'

Yet, in a note from the CTO of the makers of WalkScore, he says the exact opposite:

If you're like a lot of us, you're working hard to extend your company's web presence beyond your website. You're probably using blogs, social networking sites, and more.

By the time you're done (if that's even possible), you might have dozens of websites that house content and/or spark conversations about your company – Twitter, Facebook, YouTube, Yelp, etc.

This is a good thing. Casting a wider net gives you more opportunities to get/stay in front of current and prospective customers, and content from peers is always more powerful than romance copy from marketers.

A huge thank you to Doug Miller and Jen Piccotti from SatisFacts, who led a great conversation about resident retention on last Friday's Apartment Chat. They provided lots of hard-hitting stats about the true costs of resident turnover.

Here are the questions that were discussed:

• Why does controlling resident turnover matter?
• What matters most to residents when considering renewal?
• How does technology impact resident retention?
• When does the resident renewal decision begin?

Check out these interesting stats provided by SatisFacts during the discussion:

• Average cost of turnover = $4500 per move-out (Includes avg. rent, vacancy loss, wages, ads, promo, concessions, repair/replace, etc.)
• The average resident turnover for 2008 at properties nationwide was 59% (According to the NAA).
• If a 5,000-unit portfolio can reduce turnover by 9.5%, that portfolio's NOI can increase over $2 million.
• The same 9.5% improvement in the same 5,000-unit portfolio can increase asset value over $26 million.
• 60+% of turnover is controllable, primarily by improving office staff performance and responsiveness.
• Communication from staff and work order resolution are generally more important to residents than apartment appearance and condition.
• 60% of residents want to communicate via email. That has DOUBLED in the last two years! Yet, on average, property managers only have about 15% of their residents' email addresses.

You can calculate the NOI impact of reducing turnover with the SatisFacts turnover calculator.

Here's the link to the full transcript. (Over 600 tweets!)

What are you doing to improve resident retention at your property and throughout your portfolio? Leave your ideas and share your experiences in the comments.

For those of you not familiar with Zappos, it is an online retailer of shoes, clothing, handbags, and accessories. Zappos also is well known for its company culture of providing extreme customer service. Here's just one example of the Zappos company culture in action, as told by someone who has never even purchased anything from the site.

Zappos is led by CEO Tony Hsieh (you can find him on Twitter at @Zappos). As part of the NAA Education Conference this week, Tony is participating on what should be an outstanding panel to discuss the latest trends in social media. (The panel was organized and will be moderated by a good friend, Eric Wu from RentWiki.) I'm excited to see Tony (and Eric) in action during Saturday’s panel, and I would encourage anyone who is attending the conference to sit in on this discussion.

I'm also excited to pass along that Zappos will be offering a tour of their headquarters to anyone who's interested before the conference kicks off. We'll be touring the Zappos facilities on Wednesday, June 24th at 10am local time in Vegas. Shuttle service will be provided, and  the tour should take just over an hour. If you’re interested in joining us, email me at mike[at]30lines.com, send a tweet to @30lines or call 386.795.8000. I'd love for you to join us to see firsthand how Zappos wows its customers with service.

“It doesn’t matter if it’s a company or a campaign, you build around commonality. If it’s real people and real communities, then it’s valuable. Otherwise it’s just playing around online.”

~ Chris Hughes, Co-founder, Facebook.com and New Media Director, BarackObama.com

In the multifamily industry, we’re in the business of creating and cultivating real communities. Our customers are people who may choose to do very different things and lead very different lives, but they have all chosen to share a commonality - their neighborhood.

That in itself puts you a step ahead. Why? You don’t need to be an expert at building an online community ... you’re already part of one, a real community with real people.