One of the questons that comes up a lot from members of my audience is, "How do you motivate staff?" And we've all read the survey results that say money doesn't motivate. Well, maybe it doesn't, but lack of money definitely de-motivates people. So, what can you do to keep people excited about their job without spending a lot of money? Here's a few I've experienced over the years and I can guaratee you, they work.

1. Magazine Day: For your overworked, tired and dedicated leasing teams, show up one morning (when it's typically going to be a slow day) with a stack of magazines, and an assortment of nail polishes and 'nail tools'. Declare it "Magazine Day" and give your team two hours to read magazines and do their nails while you take all the phone calls, show all the prospects and work with all the residents. Your team will love it and you'll feel good offering it to them.

2. Long Lunch Friday: Twice a month, let your maintenance team take a longer than average lunch together. My teams used to do this a lot on payday, but figure out what works for them and let them go. They'll really appreciate the extra time, and the extra minutes where they bond as a team over burgers or pizza is definitely time well spent.

3. Muffin Morning: Every month, offer muffins and other baked breakfast goods on the first. You'll be amazed at how many more rent checks you get when there's food available and you'll get even greater satisfaction if you bake the muffins and other goodies yourself. (Yes, I did this and the residents used to actually call to see if it was "Lisa's Morning" to bake - either to avoid my baking or to enjoy it!)

4. Competitor/Sister Property Pool Pass: You know you don't want to hang out at your pool with your residents. Yes, you like them and respect them but you really don't want them to see you  in a bathing suit, do you? Do a "Pool Pass" swap with a sister property or a friendly competitor. You can read, sun and swim in peace and quiet and so can they. Your team will thank you for it, believe m.

5. Junk Food Friday: While I'm all for healthy snacks and water instead of soda, there are days that scream for Twinkies, Ding Dongs and Ho Ho's. And for those days, there's nothing like "Junk Food Friday" where you supply your residents (and your team) with the junkiest junk food you can find. Offer a bottle of Jolt cola or maybe even some Mountain Dew and you've got yourself a real sugar and caffeine fest. I'm not saying you offer it every month, but a couple of times a year is always fun.

I know you've got some great, motivational things you've done for your teams, so please share them here. Love to hear other successful programs that have been used for our super site teams!