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Important Paragraphs to Look For in a Laundry Room Lease

Greetings Gentle Readers!  Important Disclosure: I am not a real estate attorney and I only offer my anecdotal and work experience in the informational blogs I write.  Should any legal question arise from your readings please consult with your in house counsel or locate an attorney for a legal opinion.  I'm happy to give my opinion/response which is business based and not grounded in real estate law.  Here's a quick "laundry list" of lease paragraphs...this is not all inclusive as each lease may be modified and negotiated by both counter parties....but it should suffice to kick start a discussion.... Firstly, Keep in mind that the laundry vendors have written the leases they prefer to use and generally it's written to their benefit but if you read the leases carefully you'll find there are areas that are negotiable and non negotiable.   Not all laundry vendors use the same format, language and clauses so don't assume one lease is like another.   Preamble -  identifies Lessor (property) and Lessee (laundry vendor) - includes date of execution & lessor description and address,     A typical lease will include number of apt. units and identifies number of units with connections (if applicable)  - keep in mind that if you have in-unit connections for washes and dryers you present competition for the laundry room resulting in possibly reduced usage and reduced revenue.  Laundry vendors will want to know how many in unit connections are in play at lease execution.  That is a known risk.   Furthermore there will be......
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Just How Do You Appeal to Gen Z? CampusConnex Session to Tackle this Mythical Student Demo

Just How Do You Appeal to Gen Z? CampusConnex Session to Tackle this Mythical Student Demo
The student-housing industry has been so focused on attracting millennials for so long that it's hard to believe a new generation has arrived at its doorsteps. In fact, members of the first wave of Generation Z already have entered their college years. Yes, you read that correctly. The mythical Gen Zs are now in college.   It’s imperative that the owners and managers of student-housing communities now design and operate their communities in a way that not only appeals to Gen Z'ers but keeps them. We will be tackling this ‘How To’ at next week's NAA CampusConnex 2019 conference at the Omni Resort at ChampionsGate in Orlando.   "Considering Generational Shifts in 2019 and Beyond" will take place on Wednesday, Feb. 13, from 2:45 p.m. to 3:30 p.m. Joining me on the panel will be Jennifer Messina, vice president of marketing at San Miguel Management, and Mark Mitchell, director of commercial and hospitality interior design at BSB Design Inc.   How Gen Z Differs – Are they truly unicorns?   We all know there have been significant shifts in behavior from generation to generation, and we are certainly seeing this with Gen Z as compared to millennials. These shifts will present opportunities for owners and managers to address these shifts and capture loyal residents within this group.   To start with, members of Gen Z are even more digitally connected than millennials. Gen Z'ers belong to the first generation that has had technology at their fingertips since the day they were born.......
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How to Deal with Automatic Renewals in Laundry Leases...

Greetings Gentle Readers,  Disclosure:  I am not an attorney and any advice given here is purely from an anecdotal and  personal experience basis and should not be construed as legal advice.  Before taking any action against a laundry company, including recommendations included herein, please consult with your counsel.    Today's post deals with a recurring problem with which many property managers and owners suffer...the sudden realization that your property has a lease with an "Automatic Renewal" clause that may have been overlooked or forgotten.   If you are in the late hours of a laundry lease and the non renewal notice period has expired there is not much one can do.  However, this suggested practice is, IMHO, good advice for any property manager at any given time...find and review your laundry lease. 1st Step:  Review your lease and focus on finding out if it contains an "automatic renewal" clause - if it does then ensure you understand the "non-renewal" notification requirements.  For example, one lease may stipulate the "non-renewal" notice can only be sent no sooner than 180 days prior to expiration and no later than 90 days prior to expiration...another lease may stipulate that the "non-renewal" notice can only be sent during the first month of the final year (which is not January BTW it's the first month of the anniversary of the expiration...i.e. June 18, 2021 expiration = July 2020 notice requirement). 2nd Step:  Once you determine the "non-renewal" notice send a registered, return receipt letter to the laundry company's......
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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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A Guide to Help you Resolve your Parking Issues

For those of you who have worked in the multifamily industry you understand the challenges of trying to accommodate resident and guest vehicle parking in highly populated areas or developments that have insufficient parking space ratios in relation to the number of units within the community. According to the 2017 NMHC/Kingsley Apartment Renter Preferences Report, parking ranks as one of the community amenities that residents desire most. The question becomes, how do I solve my parking problems? What are the potential solutions available? In this article, I’m going to share different best practices that I’ve seen within the industry and the pros and cons for each solution, with the hopes that you can utilize this knowledge and my experiences at your property.

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The Positive and Negatives of Owning A Rental Property

art.pngInvesting in property is no small affair; investing in property and deciding to rent is even scarier. However, knowing exactly what you’re getting yourself into in advance can help save a lot of headaches. So, before making your final decision, take a look at what the potential benefits and downfalls of renting a property. The Pros When weighing out the pros and cons of renting your property, the advantages seem to be slightly outnumbered by the disadvantages. However, the pros are more powerful, and if you put in enough time and energy into research before investing, it can pay off. Property is always in high demand and often much more predictable than other markets. It makes it a long-term investment that you can benefit from for years to come. Perhaps the most motivating factor is a monthly rent. Such a stable income is hard to argue with, as occupied property means monthly rent checks that go straight into your account. Monthly rent can also help settle your monthly expenses if you’ve purchased a property with the help of a bank loan. Another big plus is property value growth over time. Your property value increases, and you can bring in so much more income over the years without you investing more. However, this is where proper research is vital. If you invest in an upcoming area, your property can experience a significant rise in price. There are also many tax benefits you can claim and take advantage of to deduct your costs annually when owni......
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Are You Aware Of the 7 Year Rule In Background Checks

I have found that many are not aware of the 7 year rule when running a background check so I wanted to be sure you are all fully informed. The 7-year rule states that all civil suits/ judgments, non-conviction arrest records, and paid tax liens can’t be reported in a background investigation after 7 years. This rule applies to every state in the U.S., some instances, states chose to take it even further with their regulations, such as in California, New York, and Kentucky, where non-convictions can’t be reported at all, except for pending charges. Most criminal convictions are not governed by the 7-year rule. (see this chart for some of the exceptions) Since the 7-year rule is a federal guideline it applies to all states for non-criminal convictions and to many states for criminal convictions, you may find that your background check provider will only provide information according to those parameters. People earning over $75,000 annually may see arrest information longer than seven years in the past included on their background reports due to a Salary Exception, but this also depends on the state. Before requesting the report from the agencies, employers are required to provide the applicant with a clear disclaimer of disclosure and obtain the applicant’s written consent of the query. The employer is also required to inform the applicant about the types of information that will be requested in the report. If the employer decides to take adverse action as a result of the report, they are requi......
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Managing Racial Allegations in Online Reviews

The discourse about racism has penetrated almost every industry, and the apartment industry is no exception. Starbucks, H&M, and Roseanne Barr are among the more visible brands/personalities embroiled in these controversies in recent months. You don’t want your company or property to face the same challenges and their consequences. Today, residents will vent their concerns online, accusing the onsite staff or management company of engaging in discriminatory behavior. A typical complaint may include feeling belittled or demeaned by a team member because of race.Following are the common racial allegations and how to deal with them. Racial profiling Residents criticize one or more staff members of racially profiling them. Often a resident of color shares feeling marginalized due to the tone, attitude, and/or body language of a staff member. There may be a more explicit charge of name calling or using racial slurs. Sometimes, residents express delays in service requests as a factor of their race. Discriminatory enforcement of community policy Residents of color, sometimes, allege that onsite staff arbitrarily enforce community policies based on race. They express that staff imposes restrictions on them and not on “white” residents. For example, smoking on premises is disregarded for certain residents while residents of color receive a violation letter. In reviews, residents have accused a manager of simply showing more courtesy and friendliness to certain people and not others – who happen to be people of color. Neighbors are racist Another type of racist allegation is when residents accuse their fellow neighbors of being ra......
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Don't Let the Sign Police Outsmart You- Know Your Sign Code!

We all know that sign code enforcers love to catch us trying to advertise our properties! When I leased for CLASS in the late 90's, most of our clients were under the belief that they really couldn't do much advertising with temporary signage and balloons. It was our job to educate the client and ourselves on the code and rethink how we work around what is permitted/not permitted.  Over the years sign code has closed some of the loopholes we found, but there are still some there if you are savvy enough to find them. We recommend becoming familiar with your sign code and keeping a copy saved to your desktop. Code enforcers take advantage of the fact that most properties are unaware of what their sign code says. Back in the day, we used to put a banner on our rental car and tie balloons to the antenna to attract drive by traffic. We've used bubble machines in Orlando, FL (strictest sign code EVER), purchased the largest American flags allowed by code (they could be seen from the interstate!), and lined the wrought iron fence with red, white, and blue buntings. There is a way around pretty much any code, if you just look hard enough. I challenge each of you to peruse your local sign code and come up with a few ways to advertise your community using temporary signage, balloons, sign spinners, etc. It is as easy as 1-2-3! 1. To find your code, visit Municode.com and click on the red library tab at......
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The Value of Setting Standards on Products, Services and GL Coding

The Value of Setting Standards on Products, Services and GL Coding
  Setting standards on products, services, approval processes, and GL codes not only makes your process more efficient, but also saves you money and makes costs (and budgets) more predictable.  When paired with software to elevate visibility and enforce controls, your organization can more easily get the right things done, and eliminate time spent wondering what to do and/or what happened.   Product and service standards, approvals and GL coding all have common attributes.  They are necessary in order to operate profitably and to provide your residents with high quality service, and yet there are too many choices.   What are Product and Service Standards? Defining what products and services to use for a given class of property or region is what I mean by product and service standards.  For example, there may be a certain carpet spec and color used in your class A properties, and specific appliances used in your class B properties.  You may have regional differences in what you decide to specify, for example you may want to use an eggshell paint in more humid areas, and flat paint in temperate areas.   Some of the categories in which companies often enforce standards include:   Floor Covering Carpet Cleaning Appliances HVAC Water Heaters Paint Paint Services Landscape Services Plumbing Fixtures Lighting Fixtures Fire and Security Equipment Window Coverings   If you don’t provide guidance on standards, your staff may have too many choices of what to buy, who to buy from, and what to pay.  As you c......
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