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In Dalllas, TX, we are required to have recycling at our properties. Funny enough, we recycled before the mandate. Anyway, we use a 3 or 4 yd container serviced by WM that is clearly marked “recycling” yet tenants continue to throw non-recyclables in the container. We pass thru the charges to...

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Brent Williams

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(Yeah, you know me!)"To the left, to the left. All the LVP in the box to the left. Don't you ever for a second get to thinking you're irreplaceable." Bey(ish)"Get on the floor." J. Lo "Rock it. Don't stop it. Everybody get on the floor." Ciara"Just know you're not alone. We're gonna make this place your home." Phillip Phillips"I get to come home to you." John Michael Montgomery"Honey, I'm home, and I've had a hard day" Shania"Ooooo, in my h ...

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The demand for student housing may be changing, but one thing hasn't: students still need a place to live. Off-campus apartments are more than just a backup plan—they're often the preferred option. The key? Reaching students where they are, speaking their language, and offering them something they actually want.Here are some creative ways to market your student apartments without sounding like everyone else. 1. Show Up Where Students Scroll Gen ...

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Without diving into the politics of it, how do you think the tariffs are going to affect multifamily?

Feel free to expand in the comments. For example, clearly construction and development is going to be much differently impacted than other parts of multifamily.

Guest Insider Tariffs can raise costs in multifamily housing by making construction materials and maintenance supplies more expensive. This can lead to higher rents, delayed projects, and reduced affordability for renters. The actual impact depends on the tariffs and economic conditions.

Guest Insider Real estate, whether it's single OR multi-family, will always be a solid, long term play!

Irregardless of tariffs…

Guest Insider Short term will be slighly painful for most of the divisions but we are playing 4D chess here. The long term will help the US out with a lot of items which would cause a crash 1 to 2 years down the road. 🤞

Guest Insider Importing materials will be more expensive. So, in the long term, it will affect everyone.

Guest Insider We all saw increases in costs for goods during and after Covid and now anticipate more increases with the tariffs being implemented. Affordable housing is going to be more difficult to find.

Guest Insider Tariffs and ICE induced labor shortages (framing, roofing, concrete work) will drive costs upward. However, China’s sell off of US treasuries will drive mortgages higher, thereby forcing more young people into rental units. Demand for existing properties could skyrocket. Prolonged tariffs though could induce a recession or worse, recalibrating the entire economy, and transferring more wealth into the hands of the 1%. This could become worse than 2009 and 2020.

Chelsea Kneeland I'm interested to see what the outcome of the poll looks like from an executive standpoint. I think many are trying a wait and see approach.

Guest Insider Go long Mobile Homes and sheds.

Guest Insider There’s no short term 👍🏻, long term 👎🏻!

Short term, my guess is that people are less apt to move or make drastic financial decisions in the wake of financial uncertainty. This should have short term benefits for multifamily.

Long term, we’re going to see higher prices on new construction and in the abscess of rate cuts, this means less development- not good for multifamily.

Brent Williams Joe Bromen Unfortunately LinkedIn only allows 4 options so I had to make a tough decision. Great point, though!

Guest Insider For Florida the demand will TRUMP (no pun intended) any negatives related to cost or supply.

Guest Insider There are so many ways to look at this! From an investor perspective; The economic shifts are encouraging people to invest more of what they might traditionally place in the stock market, into multifamily. Our fundamentals are stable and strong in the short and long term- provided you invest with the right strategic partner. From an asset management perspective, I have deep consideration for how this impacts renters. They are being squeezed on cost from all fronts and I think will be seeking conservatively priced housing if they must move, and renewing if they don't have to. My investment management strategy is very much focused on reducing operating costs, especially on utilities and services. Capital expenses on stabilized assets are lean, mean, and focused on ROI (think solar, internet, sustainable measures to lower utility costs). On new construction, increased cost on construction will continue to impact underwriting and the success of deals, with the potential to slow supply... Show more

There are so many ways to look at this! From an investor perspective; The economic shifts are encouraging people to invest more of what they might traditionally place in the stock market, into multifamily. Our fundamentals are stable and strong in the short and long term- provided you invest with the right strategic partner. From an asset management perspective, I have deep consideration for how this impacts renters. They are being squeezed on cost from all fronts and I think will be seeking conservatively priced housing if they must move, and renewing if they don't have to. My investment management strategy is very much focused on reducing operating costs, especially on utilities and services. Capital expenses on stabilized assets are lean, mean, and focused on ROI (think solar, internet, sustainable measures to lower utility costs). On new construction, increased cost on construction will continue to impact underwriting and the success of deals, with the potential to slow supply and (long term) increase rents. These are my thoughts...today! I'm sure as I learn more, they will change :)

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This has been the hardest week for me. I'm at the point where I am considering letting go of my career goals. My passion and dedication aren't enough in this industry. Either I "play the game" or remain a puppet. Not everyone will understand this... but those who do, what do we do?

Guest Insider I felt the same last year. I left the biz after 32 years in October and took my small side hustle and turned it into a full time business.

Guest Insider truly understand, After 35 years in the business-At my last employer I went out to lunch and never returned to the property-I was sick of the charades and back stabbing, the lack of common sense and dedication. I went back to a part-time employer where I worked on and off for. And officially retired early. I sleep better and no longer feel sick to my stomach getting ready to go to work. Best decision I ever made!

Lisa Russell Play the games/be strong...keep your jobs! Economy is going dark fast! This is the one industry that you can survive it. Not for the faint of heart 💔 worth it in the end!

Guest Insider I feel your pain

Cristina Cruz Another company may treat you better. You should start to look around.

Guest Insider so very well stated.

Lisa Anderson Totally understand

Tina Moore Exit right, don’t look back! Your sanity will thank you!

Guest Insider I get it. I have been in the business for 20years. It has shifted dramatically.
I no longer can spend money for what the property needs. I have had a massive pot hole at our entrance for 3 months. I only have 1 approved vendor and they can’t even give me an estimate yet.
It’s all about saving money now and not about keeping the residents happy.

Guest Insider Find a better company and/or property owner. They are out there. Otherwise, change of career path is an option.

Guest Insider this is exactly what I was going to say! I love my job and it’s because of my owners, the company I work for and my staff and amazing community. I’ve been doing this 25 years and can have my burnout days but am so thankful and count my blessings

Julie Mehling I think it is not just this industry but jobs in general. A lot changed in the pandemic and people just don’t care about employees anymore. All the turnover due to the pandemic changed the way employers view their employees. They rely more on technology and a lot less on people, sad and hard

Guest Insider This industry has changed a lot. I have been doing it for 30 years. And now is the first time I have had so many challenges with every part regarding people. Not sure if it is generational or if I’m the one that changed, but people overall are just ick. I have great owners and I love the company I am with now. However, Owners tend to not understand or even know what all we do so that conduit between owners and RPM’s stops the transparency to the staffs. Then Corp tends to forget what all we do and that if we were not doing what we do and well their income would be way less. But both seem to think they can continue to add more and just keep adding more and more tasks to an already overloaded work load. Then now if you are a conventional property changing over to PFC or HFC and to try to get under control plus rehab items done is super overwhelming. Makes it unbelievably difficult to maintain a work life balance. Not to mention since all of the tasks have become more intensive and time... Show more

This industry has changed a lot. I have been doing it for 30 years. And now is the first time I have had so many challenges with every part regarding people. Not sure if it is generational or if I’m the one that changed, but people overall are just ick. I have great owners and I love the company I am with now. However, Owners tend to not understand or even know what all we do so that conduit between owners and RPM’s stops the transparency to the staffs. Then Corp tends to forget what all we do and that if we were not doing what we do and well their income would be way less. But both seem to think they can continue to add more and just keep adding more and more tasks to an already overloaded work load. Then now if you are a conventional property changing over to PFC or HFC and to try to get under control plus rehab items done is super overwhelming. Makes it unbelievably difficult to maintain a work life balance. Not to mention since all of the tasks have become more intensive and time consuming the antiquated 1 person per 100 unit rule that used to work with the work load amount is not going to work any longer. Then staffs are going to burn out fast and at that point the parts you dislike about the industry will surpass the parts you love. Then you have to ask yourself if this is still right for you?
I totally see, hear and feel you and the frustration you are facing.

Kathy Porter I came to the vendor side almost 20 yrs ago and never looked back. Yes, it can be challenging sometimes, but never as bad as being on-site.

Guest Insider Whether the storms. A lot of times we’re so in our heads trying to figure out the best way to keep it all going. We wear so many hats and you can’t please everyone however we try. Many times the conflict is jealousy, or someone doing something they shouldn’t and looking for a scapegoat. If you’re following all the laws and policies and being fare and just, then you need to stay the coarse. Not everyone can do what we do! It takes a special personality. If you’re good at what you do, stay. People need you! If it’s just gotten too bad and you can’t see happiness well then walk away. Only you know. Life gives us lessons and if you’ve suffered similar issues then do the opposite of what you did before and see what happens. This too shall pass.

Guest Insider I left the industry, and working towards a whole new career. I couldn’t see myself doing this anymore.

Gabe Barrera Sounds like your company treats you like a number. Good luck I suggest finding another job before you quit this one ma'am.🐸☕

Guest Insider I feel you. There have been so many times I have felt undervalued, underpaid, under appreciated but I finally found the right balance after changing companies, but in the same career, and the first commenter is right. You can take small action steps now toward looking for the right company or learning about other career options that may be less stressful or a better fit. When the timing is right, then you have to take the leap and don’t be afraid to do it scared. There is never a perfect time for growth. It just has to happen.
Yoga is also helping me to take time for myself to breathe and be literally work on my flexibility. A lot of times, I will choose to help others before I help myself and that is not healthy. Don’t bottle up the toxic cortisol. Even just taking a walk is very helpful when you feel it build up. Also, try not to gravitate toward the easy foods to make you feel better (for me caffeine and sugar). Try to plan ahead a little. This is very hard for me to do and it... Show more

I feel you. There have been so many times I have felt undervalued, underpaid, under appreciated but I finally found the right balance after changing companies, but in the same career, and the first commenter is right. You can take small action steps now toward looking for the right company or learning about other career options that may be less stressful or a better fit. When the timing is right, then you have to take the leap and don’t be afraid to do it scared. There is never a perfect time for growth. It just has to happen.
Yoga is also helping me to take time for myself to breathe and be literally work on my flexibility. A lot of times, I will choose to help others before I help myself and that is not healthy. Don’t bottle up the toxic cortisol. Even just taking a walk is very helpful when you feel it build up. Also, try not to gravitate toward the easy foods to make you feel better (for me caffeine and sugar). Try to plan ahead a little. This is very hard for me to do and it helps when you are in a bad moment to have something healthy like grapes.
Small actionable steps are what you need to take down the beast.
You got this!

Guest Insider It doesn’t have to be that way. There are excellent companies out there with great leaders who truly appreciate their teams. I stayed years where I should have just moved on and am soooo much more happier now. Move to where you are appreciated. You will not regret it.

Tamara Sanchez I was never a puppet and it was the hardest. I lost my job, lost my mind, I could barely take time off to be with my dad before he passed. It was because I wasn’t their puppet and they wanted me out of the office. When I tried reporting them (financials, unfair treatment surveiling of residents) was hard to believe me and then because I lived at the property (applied way before employment) they failed to process my application for subsidy (prop is federal) oh I really lost it. It’s been 2.5 years and I’ve been facing this eviction.
The damage it caused me changed me. Thankfully for the best as I got my mental health in order and support from my family. I’m working 4 different jobs at my own pace because I’m not ready and don’t know if I want to. Up until last year I was vomiting. I had been chronically doing so for the last five years and lost a ton of weight. Like it’s never worth it. Please look for a different job before it messes with your health like it did to me.

Guest Insider I've been doing it for 30 years, it is not the same as when I started and the residents behavior is getting worse. The problem for me is that it pays sooo good. I'm less than 3 years to retirement. I personally am going to ride it out and pray I don't go to jail for slapping someone. Head down, don't make eye contact.
If you are young, try another company. But ask a ton of questions at the interview and "interview" employees at other properties.

Guest Insider Step Away for a short period.
1. Career change altogether:
Sometimes walking away is the boldest, healthiest move. If your values and the industry’s structure are fundamentally clashing, you don’t owe it your spirit. You’ve already proven your work ethic and leadership—those traits translate into so many other roles, even in adjacent fields like non-profits, education, coaching, or even small business ownership.
2. Industry trainer/association work:
This could be a perfect fit. You’d be mentoring and lifting up the next wave, helping them learn how to succeed without losing themselves. You’d get to speak truth into the system while having a buffer from its day-to-day BS. That kind of influence? That’s legacy work.
3. Vendor side:
It’s still connected, but different rules. You might get more autonomy, better work-life balance, and ironically, more respect. And because you get the pain points of property managers, you’d bring real value to that role—and likely crush it.
I know you’re at... Show more

Step Away for a short period.
1. Career change altogether:
Sometimes walking away is the boldest, healthiest move. If your values and the industry’s structure are fundamentally clashing, you don’t owe it your spirit. You’ve already proven your work ethic and leadership—those traits translate into so many other roles, even in adjacent fields like non-profits, education, coaching, or even small business ownership.
2. Industry trainer/association work:
This could be a perfect fit. You’d be mentoring and lifting up the next wave, helping them learn how to succeed without losing themselves. You’d get to speak truth into the system while having a buffer from its day-to-day BS. That kind of influence? That’s legacy work.
3. Vendor side:
It’s still connected, but different rules. You might get more autonomy, better work-life balance, and ironically, more respect. And because you get the pain points of property managers, you’d bring real value to that role—and likely crush it.
I know you’re at a crossroads right now, and it probably feels like you’re mourning something. That’s real. But you’re not stuck—you’re evolving. You’re not giving up—you’re choosing better. And whatever you choose, if it stays true to who you are, it’s going to lead somewhere meaningful.

Guest Insider Get out of the business! Your joy will return, I promise you! Your skills you have learned throughout your years in the business, opens you up to unlimited opportunities! It’s not just the companies, although meeting goals, is just part of your responsibilities, you can never make enough for them! Residents are certified crazies, and staffs turn like a merry go round! Taking work home to just keep up! Losing what’s most important in life; your relationship with God, family and helping others.
Good luck Kelly and everyone else, take a chance on YOU! I started my own business and I’ve never been so happy in my life. Working my butt off, but is all for me! We’ve all made millions for owners, and are so dispensable on a whim or 1 weeks numbers! This is not the way to treat people. They don’t care what happens to you or your family after your fired or layed off! This is not a “salty” post, just an honest post from another “lifer” in the business 38 years! Again, good luck and take your... Show more

Get out of the business! Your joy will return, I promise you! Your skills you have learned throughout your years in the business, opens you up to unlimited opportunities! It’s not just the companies, although meeting goals, is just part of your responsibilities, you can never make enough for them! Residents are certified crazies, and staffs turn like a merry go round! Taking work home to just keep up! Losing what’s most important in life; your relationship with God, family and helping others.
Good luck Kelly and everyone else, take a chance on YOU! I started my own business and I’ve never been so happy in my life. Working my butt off, but is all for me! We’ve all made millions for owners, and are so dispensable on a whim or 1 weeks numbers! This is not the way to treat people. They don’t care what happens to you or your family after your fired or layed off! This is not a “salty” post, just an honest post from another “lifer” in the business 38 years! Again, good luck and take your life back! 😘

Guest Insider I think industry wide this is felt right now. It seems like everything is hitting so hard.

Guest Insider So true and well said!!

Guest Insider I have been there. And it's so sad. It's a cut throat business know. Not many good companies out there any more.

Guest Insider It has been the hardest everything in the last 6 months. We feel it, owners feeling it, companies feeling it. I feel defeated sometimes. I have been doing this since 92 - how things change. Keep your chin up 🙏

Guest Insider I was in the industry for 15 years and it took a serious toll on me. I’m a therapist now so that should tell you something lol it was fun for a while until everything became so political, it sucked the fun out of it.

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Gerry Hunt is friends with Sarah Lukemire

When recession fears rise, budget cuts often follow—and education directors are being asked to make hard choices. Training programs frequently top the list of cuts, especially those perceived as non-essential or deferrable. At first glance, trimming fair housing training may seem like a logical decision. But beneath the surface, that cut often becomes a costly shift—moving risk and liability into a company's blind spot.Fair housing training isn't ...

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Does anyone use a decibel meter for noise complaints in apartments? If so, do which one do you use, and what do you consider an acceptable level?

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Guest Insider I’ve had people send in recordings of the “noise” so faint we had to go sit in our car with the volume all the way up to even “hear” what was supposedly there.
Noise complaints are the bane of our industry.
And I want to know why ppl are so afraid to just go politely knock and advise their neighbor they’re being loud; In the moment, not next day through a disinterested 3rd party which quickly become adversarial and he-said;she-said. That said. I’ve used decibel meters for an event space attached to apartments. The decibels didn’t matter so much as the bass. Which a car driving by or the subway matched regularly (without complaints)

Guest Insider You can download one from your Play store right on your phone works well

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I get that most PET owners think of their four-legged furries as part of the family. But this is entirely different from an assistive animal, support animal, service animal. Groups like this one are harming the industry and ultimately the renters that they proclaim to be helping skirt the system.

Kelly Martin No…nickle and diming your residents and not paying vendors in a timely manner, is much worse.

Guest Insider I might be alone in this, but this is a result of the greed of property owners and management companies. I have been in property management for 25 years and have seen far worse damage from children, and even grown adults.
We don’t charge kid rent. We shouldn’t charge pet rent. Period.

Guest Insider I agree that kids do more damage. I don't currently charge pet rent. I think a small monthly pet rent up to $25 for dogs is appropriate to cover the cost of cleaning up feces that owners do not pick up, provide doggy stations, and the cost to reseed the dead patches of grass from dog urine. I don't think pet rent should be more than that. Cats should not have pet rent.

Kathy Chaney I used to have a no dog policy on my property and then the ESA rule happened. The number of daily complaints I receive about poop everywhere is working on my last nerve. I don't have a full time porter to pick up the poop. Monthly letters, threats of fines. Nothing works. It's a nightmare. I wouldn't mind the dogs, but the bad residents who don't care, about ANYTHING!!! ARGH!!!! They pay on time, yes, but as i say on a daily basis, paying on time does not make you a good resident!

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The Strategic Integration of Brand Identity and Interior Design in Multifamily PropertiesIn today's competitive multifamily housing market, the integration of branding and interior design has become essential for property success. This strategic alignment creates immersive living experiences that not only attract ideal residents but also increase retention rates and property value. In collaboration with MaxRent Designs, we explore how this powerf ...

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Hi, I have a resident that wants to change the flooring in her apartment from carpet to LVP. I could use some advice on how to handle this please.

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Guest Insider I have done this on a ADA request. They have to pay for it to be put back to standards it was upon move out.

Guest Insider The requirement to restore under the Fair Housing Act has a “reasonable” component. Not all FHA (not ADA which does not apply here) accommodations can be required to be restored by a resident with a disability.

Guest Insider Why? And at whose cost?

Anonymous member She offered to pay for it.

Andrea Bloom Only the 1st floor

Guest Insider It it’s on the second floor, make sure your vendor uses double layer cork or rubber underlay beneath the lvp. Since that is more expensive maybe a small rent increase.
While you want to keep your resident happy, you also wanna keep the resident below happy as well. Not to mention if you do this over time, you can use it as a selling point, “Minimal noise”.
I can’t tell you how embarrassing it is to be on a first floor tour after an lvp upgrade went in on the second floor and the prospect looks at you like “hell no, I’m not living hear and listening to that.”
Make sure your owners understand this helps you lease and helps them long term. Sometimes owners will be cheap and no amount of sales charm is gonna get you leases when the reviews are consistently noise complaints. (Also reduces your team having to issue noise violations).

Candy Nawroth If they are not a first floor, you will regret it. The neighbors down below will complain. And others will request it.

Mark Tanguay Candy, that is not my experience. LVP reflects noise back into the apartment it's installed in. Carpet keeps it quiet in the apartment making the noise, but transfers the impact into the apartment below. I have 60 units across three floors. The only ones that I get noise complaints (stomping, kids/pets running, jumping) are the ones with carpet.

Guest Insider Mark Tanguay Totally disagree worked at a 481 unit bldg went through Reno added LVP to all turnovers , 100% increase in neighbor “stomping, doing laundry, kids and pets jumping”

Mark Tanguay It just hit me. Are you installing it floating with the attached padding on the back, or are you gluing it down? Ours are all floating.

Candy Nawroth And lord forbid if a working tenant didn’t take their shoes off if they had heels. Upon move- in, we do a friendly reminder.

Guest Insider If they’ve been a resident for a long time with no issues I’d go ahead and do it as an incentive.
If not, they’ll either pay or get reasonable accommodation form from the doc if it’s medical.

Mark Tanguay They pay for materials, you pay for labor.

Guest Insider They can pay for what you would use and sign a release that it stays when they move out.

Guest Insider Typically my company requires a reasonable accommodation unless the current flooring is already very worn or a trip hazard.

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Recently found out that no screening provider pulls from a federal level, only national level for criminal background. Federal is an option, however the credentials only searching by the name don’t give the best results so they choose not to do it. What does your policies look like when knowing you’ve had a conversation with someone that has a criminal past not show up on the national level but a quick google search will provide an article?

Stacie Tennyson BetterNOI is your best option. Look at using them.

Angel Rogers If you deep dive and Google on one you will need to do that for every applicant.

Jordan Else If people have served their time, they deserve a second chance. In our city it’s not legal to discriminate based on past crimes. As someone who works with justice impacted folks, I’m glad to see more cities and states passing these types of laws.

Miles Scruggs Jordan Else the basic core of our job is risk mitigation. Having a criminal background significantly increases the risk of future criminal activity compared with those with no criminal background. That is just the raw facts. While it is always easiest to be generous with someone else’s money and use other people’s assets to give higher risk individuals a second chance that isn’t always acting in the best interests of those who’s properties you are managing.

Jordan Else Miles, the basic core of our job is providing housing. Humans should be first. One of the biggest things we can do to protect our communities, reduce crime, and to prevent recidivism is to provide stable housing. When we know the criminal justice system is racist and skewed, these policies provide us “legal” means for discrimination. As housing providers it’s our duty to say that is wrong.

Miles Scruggs Federal level and national “level” are the same thing both imply the full country.
Yes there is a federal and national database which are different than “level” and it is nearly useless to pull from the federal database. What are you going to do with 5000 hits on John Smith or Jose Garcia??
A policy where a verbal disclosure can prompt further review is perfectly acceptable.

Guest Insider Understand and if they bring it up do deeper dive but how far are we supposed to go…will your corp office pay extra on software to go deeper? Prob not. Case by case and red flags mean a lot. Usually someting else will get them denied. Final needs to be manager approval weighing all things.

Chris Finetto There’s some confusion out here, or terminology. The “federal” database is a repository or federal court’s data. National database is a repository of many county and or state criminal database, courts.
The better providers will use the national data base(s) and backfill gaps with state and local data. Not every county reports to their respective state. This varies state by state.
You need to really get into the weeds on this. There’s no perfect solution. Keep property location in mind. If you’re in an area where a county(s) does not report to the state, you’ll want a provider that supplements the data.

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I’ve been preaching this to my clients lately — now more than ever, property owners need solid maintenance protocols in place.
With some policies reducing the prompt payment clause to just 180 days, it’s critical to act fast after a storm. If your property has taken any damage, don’t wait — get it inspected.
That’s why we now offer pre-loss inspections and a full assessment of what your policy requires before you ever need to file a claim.
✅ Be... Show more

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In today's rental housing landscape, high-vacancy markets can feel like quicksand for property managers and owners. Just when you think you've gained solid footing with your marketing strategy, the ground shifts beneath you as new developments open their doors or economic factors change the game.Recent industry data shows occupancy benchmarks dropping in many markets, with some regions seeing vacancy rates climb past 15%. This isn't just a statis ...

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