Guest (Nadeen Green)
Ms. Lujan, your rule to not allow skateboarding, roller skating and loitering for everyone is OK. Y...
Guest (Yolanda Lujan)
I am a little confused, we have community policies stating that children should be supervised at all...

Training Trivia

In Property Management, the only true "Close" is asking for the deposit.

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Posted by on in Apartment Marketing
Enhance your AdWords campaign by adding Google’s new callout ad extension. You can now add more information about your business by including additional callout text in your search ads with Google’s release of the callout ad extension. Better advertise your current promotions and apartment community features and amenities to help encourage more interest from your potential leads. Callouts can be added when you create your campaign and help to summarize special offerings from your apartment community. Instead of creating new text ads, adding callouts help decrease your work time and can also be customized for mobile devices. When you are adding callouts for your apartment’s AdWords campaign, you can create a minimum of two and a maximum of four for each account or ad group. Be sure to keep them short and specific, and you can start testing their performance for your campaigns. Start enhancing your AdWords campaign by adding more details and amenities of your apartment property with new callout extensions!...

Posted by on in Apartment Leasing
Did you know that classifying an individual’s personality into one of four categories can help you lease more effectively? If you can identify a person’s personality type, you can tailor your message to the needs of your prospects and residents. This technique, designed by Charles J. Clarke, III, is called the BOLT System. Each letter stands for a different animal personality that a person can dominantly possess: bull, owl, lamb, or tiger.   Bull Straightforward Seeks control of the situation Owl Detail-oriented and analytical Asks a lot of questions Lamb People pleaser and caregiver Avoids conflict Tiger Positive and fun Expressive and energetic   People’s differences are vast, but learning to identify these animal personalities in individuals can help you customize your leasing message. In this post, owls will be the primary focus, but you can learn all about the bull, lamb, and tiger in additional articles.   Owls are methodical, detailed, non-risk takers, and perfectionists. They are sharp and reliable and appreciate stability and routine. They’re the engineers and accountants of the world. An owl hates making mistakes, so they analyze everything and ask a lot of questions. Thus, they take a long time to make a decision.   So how do you lease to a person with an owl personality? Here are several tips to help!   Don’t rush. Take your time, and don’t get frustrated if conversations and property tours take longer with these individuals. Because they’re very detailed and study most everything, an owl’s pace is slow. They’re also generally introverted and serious...

Posted by on in Apartment Leasing
The resident lease is arguably among the most complex paper-based processes in the apartment leasing office. There are addenda and attachments, copies signed in duplicate, documents stapled or clipped into folders. Many will posit that it’s also one of the most valuable processes. A new lease is a successfully converted lead, and brings with it an impact to key areas by which a property's success is measured, like occupancy and revenue. A signed renewal represents yet another happy tenant. There have been many stories of success within the industry where leasing offices have revived their in-office workflows with new online leasing options, freeing up their staff to focus their time on marketing and customer service instead of being wrapped up in piles of paperwork. It’s because of the complexity and importance of the leasing process that the idea of adapting it for use online can seem difficult and overwhelming, but it doesn't have to be. Here are the main reasons why a big change in your leasing paperwork before going paperless can actually be a good thing. Reading is Fundamental Preparing your lease documents for online conversion is an opportune time to review the lease documents in depth. If it’s been some time since the terms were last revised, read it carefully. Try to look at the documents from the viewpoint of a potential resident reviewing the documents online. Is the language understandable? Are the policies spelled out plainly? You may find that there are errors or omissions in the current lease...

Posted by on in Apartment Leasing
b2ap3_thumbnail_Fotolia_63986478_XS.jpgTraditional thinking says that applicants with lower credit scores should be required to pay additional cash security deposits to compensate for their presumed payment risk. However for one-in-four Americans, paying extra money at move-in can all but assure they’ll come up short on rent soon into their lease.  That means that paying an additional security deposit of even $200 to $500 can drain frail savings and force otherwise employed and responsible residents into a financial jam. A recent report by the Federal Research Board illustrates that financial security is illusive for many Americans who have little or no savings and dread an emergency that would tap any available access to borrowing they may have And while finding a new place to live isn’t typically an emergency, for most it’s a major priority that taps into the same limited savings that would be used to cover an unexpected expense. That’s a problem worth fixing when it comes to security deposits and rent.  Forward looking assessment says that the lease offer calculus should include how an applicant agrees to fulfill their lease obligations, particularly if they agree in advance of lease signing to essentially remove themselves from management of the portion of payroll that should be applied toward rent.  Rent from payroll allows them to do just that while providing participating communities with the assurance that funds for rent will be segregated into a rent account before residents have a chance to use them on other life essentials. Stated differently that means that...

Posted by on in Property Management
I have been asked on several occasions recently for advice on hiring a property manager. Hiring practices should be personalized to your company, to the needs of the property, and finding the best person for the job, regardless of age, education or gender. I have never understood, one, why HR departments decide on some arbitrary list of “duties and responsibilities” rather than a list of true, hardcore personality and leadership traits when hiring their teams. Obviously, a Property Manager is going to collect rent, take care of evictions, hire and train leasing staff, set market rents, create a marketing plan, and ensure the property is highly occupied and financially stable and maintained. But what else is needed? The most important aspect in choosing a Property Manager is to decide what the needs of the Property are. Is the property stable? Are there certain risk factors involved with the property, such as a sale in the future? Are there certain challenges the property is facing such as a declining neighborhood, community’s sliding economy (or rising one), diminishing resident profile, or impending new construction and new competition? Or, has the property suffered physical structural issues recently from deferred maintenance, for example, fire or even major weather-related damages that now need immediate attention? Or, is it simply that the current Property Manager is leaving, being terminated or being promoted, or the property is a new acquisition for your portfolio? Once the company decides why it is looking for someone to fill this important...

Posted by on in Property Management
Whether managing a property for themselves, or having a property management company manage it for them, property owners often decide to employ a resident manager (also called on-site managers) to handle the errands of running an apartment complex, such as dealing with repairs, showing and renting vacant units, and collecting rent.  In either case, it is important that whomever is hiring the on-site manager actually complies with state and federal labor laws.  In some cases, it is actually required by law to have a resident manager.  Depending on your state, there is a maximum amount of units a development is allowed to have without hiring an on-site manager.  For example, in New York City it is required to have an on-site manager for any property with nine units or more while the state of California requires an on-site manager for  16 units or more.   More information on restrictions and regulations on California commercial properties can be found in the California Code of Regulations. Establishing the correct title of your on-site manager is the first step to paying your on-site manager correctly.  Knowing the type of employee you have is very crucial when it comes to taxes, the wrong handling could result in a lawsuit from the on-site manager or liability on the landlord for unpaid taxes due to governmental agencies.  The on-site manager could be considered an independent contractor or an employee.  Choosing which one is decided on a case by case basis.  The main delegating factor between the two is...

Posted by on in Apartment Marketing
John Mueller of Google Webmaster Tools recently released a statement through his Google+ of Google’s removal of authorship in search results. After three years and much testing, updating and tweaking, Mueller shared that “we’ve made the difficult decision to stop showing authorship in search results.” It was found that including authorship was neither helpful or harmful for search results. As always, the change is made based on the goal of always improving the users’ experience. It has been found that so far the removal of authorship has shown little to no negativity in terms of traffic to sites or clicks on ads. Search results will still include Google+ posts from friends and pages when relevant, so these changes will not impact the social aspect of G+, according to Mueller. Mueller also shared that while Google Authorship has been dropped, they will continue their efforts in “support of structured markup (such as schema.org). This markup helps all search engines better understand the content and context of pages on the web…As always, we’ll keep expanding and improving the set of free tools we provide to make it easier for you to optimize your sites.”...

Posted by on in Apartment Marketing
“Every photo, backed up and made awesome.” Google+ has rolled out another update, created with you and your photos in mind. The new auto features are designed to help improve your experience, helping you backup and enhance every photo you upload or your apartment community events or features to your multifamily's Google+ account. Download the app to get started right away with these new features: Auto Backup will safely and, more importantly, privately backup your photos, making them available from any device, including your laptop or tablet, in a private album. Auto Enhance lets you improve any photo, giving you the faux-professional edge you want with every photo you upload. Any changes you make are easy to undo if you decide you prefer your original work as well! Auto Awesome allows your Google+ to recreate any similar set of photos you upload to your library through animation, panoramas, photobooth styles and more. After uploading your photos, your G+ can handle the awesome effects you want. Auto Highlight helps you keep your photos better organized. This feature allows you to sort through your expansive library and find your favorite photos. ...

Posted by on in Resident Retention
Autumn brings crunchy leaves, cooler temperatures and…football season! Thinking about hosting a football watching party at your apartment community this fall? It's a great way for your residents to meet their neighbors while cheering on their favorite college or professional team. Be sure to incorporate these four must-have elements for a successful event. 1. A TVYou can’t watch the game without a TV. The larger the screen, the better! Don't have a big screen TV on site? You can usually rent one.  2. Food and DrinksFood and football go together like peanut butter and jelly. So be sure to provide enough food to go around. On a tight budget? Have a potluck and encourage your residents to bring a snack, side or dessert to supplement the food you plan to provide. Add a competitive element by holding a chili cook-off, where residents bring their favorite chili recipes and other residents vote for the best. 3. SeatingAsk guests to RSVP in advance so you know how many chairs to set up. Keep in mind that some folks will prefer to stand. And of course, make sure everyone has a visible view of the TV! 4. Team SpiritEncourage some friendly competition among your residents by asking them to wear their favorite team’s colors. Up the competition even more by setting up games at your party, such as bags (also known as cornhole in some parts of the country), for your residents to play during half-time.  What other must-haves would you add to this list?...

Posted by on in Apartment Leasing
According to NMHC, 24% of rental households include children. What can you do make your community stand out to these families? Read on for some tips.  Highlight Your Family-Friendly FeaturesWhat schools are close by? Does your community have a playground? Is your community close to parks, libraries, museums or other family-friendly attractions and resources? Be sure to highlight your family-friendly features on your website and in your ILS ads, and mention these features during in-person tours. Also, while safety is important to everyone, it’s especially important to families with young children. What are you doing to keep your community safe for little ones? Be sure to share that information with prospective renters, too! Hold Kid-Centric EventsHappy hours are fun, but they likely won’t appeal to families with young children. Organize kid-friendly events in your community to allow the families in your community to socialize with other families. Looking for ideas for a family-friendly resident event? Here are a few to get the creative juices flowing: Fall carnival: Set up stations with traditional carnival activities like face painting, balloon animals, ring toss…the possibilities are endless! Pumpkin decorating contest: Provide pumpkins and supplies like markers, glitter and paint and invite the kids in your community to decorate a pumpkin. Consider giving out awards at the end of the event, such as most creative and spookiest. Outdoor movie night: Rent an outdoor movie screen and play a family-friendly movie. Show a classic like The Wizard of Oz, or opt for a more modern pick, like Frozen. Ice cream social: Host a different kind of...