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What Causes HVAC Systems to Fail and How to Prevent It

What Causes HVAC Systems to Fail and How to Prevent It
Preventative maintenance goes a long way in keeping HVAC systems operating as they should be, but breakdowns can still occur. These complex systems are made of many components. Without being familiar with how HVAC units and their many parts work, diagnosing issues can be difficult. Especially when you’re managing large multifamily properties, it’s helpful to know about some of the most common causes of HVAC problems, as it can save you, your team, and your residents from a lot of frustration.   Swollen Capacitors  Air conditioners cannot run on their own when their capacitors stop working. The job of a capacitor is to start the motor and to help keep it running. It does this by sending jolts of the energy it stores to the fan. Without the jolts, the fan simply can’t get going. There are a few ways to tell if a capacitor has gone bad. A visual inspection is often the easiest, as a swollen capacitor is a problematic capacitor.   What causes capacitors to swell? Gas is created when the conductive electrolyte within the capacitor decomposes, which happens with time or damage. Capacitors have a lifespan that can vary but is definite. The HVAC systems that house them can outlive them, meaning there naturally comes a time when a capacitor must be replaced. Swelling is a sign that the time has come, as any swollen capacitor has reached its end. You can tell that a capacitor is swollen when its shape has become altered, usually resembling a can of soda ......
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Guest — David Glenn
Donovan -- Great column and you have hit the nail on the head as it relates to some of the more common issues an HVAC tech might f... Read More
Friday, 26 October 2018 23:25
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A Property Manager's Guide to the 4th of July

It's almost time for the. Greatest. Holiday. Of. The. Year. Don't agree? New Year's Eve comes with too much pressure to "have a great night." Valentine's Day is depressing if you're single and expensive if you're in a relationship. For Halloween there's candy, and you have to dress up as your favorite pop-culture icon, but, like, a sexy version. Actually, you're cool, Halloween. My beef's not with you.

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How Real Estate Can Be Socially Responsible


Partners Joe Killinger and George Pino were recently guests of the "Lifetime Cash Flow Through Real Estate Investing with Rod Khleif" podcast. We've broken up the podcast into segments for convenience.

First topic of conversation is how #realestate brokerage can also be socially responsible.

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Understanding Renters Insurance Coverage

Around 95% of all homeowners presently have homeowner’s insurance. But, in 2016, just 41% of renters had renter’s insurance, despite the multiple benefits it brings to policyholders. Unlike the name suggests, renters insurance plans do more than just cover your personal items or protect you from the cost of damaging your apartment. They bring a bundle of benefits that make it well worth the small monthly charge. This article will discuss what renters insurance actually is and isn’t, who and what is covered by the typical renters insurance policy, and how you can calculate the extent of coverage you are likely to need. What Is (and Isn’t) Renters Insurance? Simply put, renters insurance covers you, anyone named on your policy (like your partner and children), your stuff, and additional costs. These could include temporary living expenses or medical and legal fees that might be incurred if you had to vacate your home for a short period or pay for damage caused to someone else or their property. May people think they don’t need renter’s insurance for a number of reasons. The three most common are listed below: Your landlord has insurance. While this may be the case, it will only cover the structure and any items that belong to them – it won’t cover you or your possessions. It costs too much and you don’t have anything worth covering. Renter’s insurance can cost as little as $5 per month. If you think you don’t have anything worth covering, just imagine for a moment what it would cost you to r......
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If Maintenance Can’t Find The Problem, Service isn’t Complete

service calls  “Couldn’t find the problem, everything is ok.” Trust me if maintenance cannot resolve a problem in a residents apartment. Everything is not ok.  The resident is looking for service and we are failing to provide it. The Inconvenience of Service Requests Here’s a life changing truth. Residents do not call the leasing  office to have maintenance come to their apartment home without a reason. This is not PUNK’D. We may not be able to find the problem as described by the resident.  But there definitely is a concern that supported a reason to report a problem.  The resident has straightened up their home in anticipation of maintenance in the apartment. The service request has been called or emailed to the office. After a long day at work the resident returns home to a find the service order documentation, noting, we couldn’t find your problem, everything is okay. Can you feel their frustration growing? Now the problem unresolved, the resident will have to contact the office again.  Attempt to explain the problem and schedule another repair appointment. They will have another day of uncertainty with maintenance entering their home again. Frustration For A Repeat Service Call For the maintenance crew, this is equally frustrating. The time for the first visit appears to be wasted time. Now a second visit is being scheduled, to an apartment where the “whatever it is” works fine. This is a communication disaster. The resident may be giving us specific information for the repair, instead of describing the problem. Our sta......
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Mindy Sharp
I agree, Lori Something I have implemented is to instruct the Service Tech to phone the resident if there are questions, or his so... Read More
Wednesday, 16 May 2018 19:49
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The Downside To Raising Rents

The Los Angeles rents are likely to rise an additional 2.9% in 2018, what this means to you as a landlord is higher rental income of course, but it could also mean additional vacancies or evictions as the rental rates are pushing the renters beyond appropriate rent to income ratios. Many of the renters are choosing to relocate to an area that has better rent for them but that sometimes means driving further which as we all know in L.A. can add a good amount of additional drive time, others may try to scrape the money together every month so they don’t have to move but that’s usually a short term prospect. As a landlord you will want to consider your current residents and face the facts that if they move the cost to replace them can be significant, down time for the unit (lost revenue), the expense to turn the unit and of course advertising and in some cases you will have to pay commissions to a realtor or property management company. It can sometimes behoove a landlord to meet the resident halfway on the increase, maybe setup a plan to gradually increase their rent instead of all at once or maybe consider not doing the full percentage increase but something that is comfortable for you both (keep in mind the higher rent will  exponentially  increase the value of your asset) and will allow them to stay in their unit. If a resident tries to make ends meet but can’t and y......
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Akshat Jiwan Sharma
Great article Joe. For landlords with a single property raising rents can be a really tough decision because a move out by the ten... Read More
Friday, 27 April 2018 11:26
Joe Killinger
Thank you for the comment Akshat!
Friday, 27 April 2018 12:45
Akshat Jiwan Sharma
Thank you for the great article Joe!
Saturday, 28 April 2018 01:05
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Top 6 Tips for Promoting Runner Safety at Apartments

Want to hear my favorite joke?

Question: How do you know if someone ran a marathon?
Answer: Don't worry, they'll tell you.

So anyway, last Saturday, when I was doing a 12-mile training run for my upcoming summer marathon—which will be my third—I found myself on some major roads.

And I almost died.

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4 Ways to Make the Most of the Time After the Holidays

4 Ways to Make the Most of the Time After the Holidays

It's finally the holiday season. Time for parties. Champagne. Seeing friends and family. Cookies. So many cookies.

And that's so festive and fun. What a great time of year. Until January 1st. And then there's nothing. For a while anyway. Sure, Valentine's Day is in February, but that is a long, cold, sad stretch until then. And, really, what do you even have to look forward to with that? Chalky conversation hearts, over-priced prix fixe meals where they will definitely be out of heart-shaped ravioli by the time it's your reservation and drug store boxes of chocolate that are 85 percent cherry cordial for some reason? Bah, humbug!

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Balancing the Needs of Multifamily Owners and Residents

Balancing the Needs of Multifamily Owners and Residents
When you're a third-party manager of an apartment community, you have two groups of customers: the owner of the property and the residents. At first glance, it may seem as though balancing the needs of these two groups would be difficult.  After all, their objectives are quite different: the owner wants to see consistent revenue growth, reduced expenses and year-over-year NOI growth, while the residents want a place that fits their lifestyle needs and truly feels like a home. They couldn't care less about the property’s NOI. On top of that, they're not crazy about rent increases, which owners want to see. But in the end, a third-party manager should see that the interests of these two groups really are aligned. They both want a well-run, customer-service-centric apartment community. Such a property will attract prospects and make current residents happy, compelling them to renew their leases; in turn, that will lead to strong financial performance that delivers rent growth and the returns ownership is seeking. Along the same lines, keeping both ownership and residents happy involves similar tactics. Below are some of those tactics: • Open and frequent communication. This is a big one. Residents need to be kept firmly in the loop about what's going on at their community. For instance, if the water supply to a building is going to be shut off for a period of time, they need to know as far in advance as possible. If work to the front gate is going to impact their dri......
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cujura
love the story !! absolute right
Monday, 04 December 2017 08:14
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What goes into Employee Background Checks: The OFAC Patriot Act Search

Snap66  Following the September 11, 2001 terrorist attacks, Congress passed the lengthily named “Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act,” commonly known as the “Patriot Act.”  This piece of legislation was aimed at arming law enforcement with tools to both detect and prevent acts of terrorism.  While the Patriot act has had both supporters and nay-sayers, it has become of great value to employers.  One of the services included in theRRD’s employment screening packages is the OFAC Patriot Act Search.  This tool screens for individuals and groups associated with terrorism.  By screening your employees with this service, you’re helping to prevent potential terrorists from receiving an income for their terrorist activities.  You’re also helping to ensure the safety of your own employees. History Of OFAC During the administration of President Jimmy Carter in 1977, Congress enacted the International Emergency Economic Powers Act (IEEPA). This law authorizes the president to regulate commerce after declaring a national emergency in response to any unusual or extraordinary threat to the United States from a foreign source. The provisions of IEEPA are administered by the Office of Foreign Assets Control (OFAC) under the Department of the Treasury, which publishes a list of individuals and companies owned or controlled by, or acting for or on behalf of, targeted countries. It also lists individuals, groups, and entities, such as terrorists and narcotics traffickers designated under programs that are not country-specific.  Collectively, such individuals and companies are called Specially Designated Nationals (SDN......
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