Jessica Yosten created a new topic '...

Curious if anyone else has noticed this…

I think two things that often limit leasing success are:
1. Not having a show-ready apartment that helps prospects visualize themselves living there.
2. Not getting out into the community and foot marketing consistently.

I share a little more of my perspective in this video, but I’m interested in hearing yours.

What’s one leasing strategy that’s consistently brought in qualified traffic for your community?

Chelsea Kneeland

Guest Insider I always carry property brochures and my business cards in my purse. I've leased apartments in a grocery store checkout and even to the nurse who helped my husband when he was in the ER!

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Every broker I know—including myself—is constantly chasing the next lead source. Whether it's a new CRM, another advertising platform, or the latest AI tool promising to fill our pipeline overnight, we're always looking for the next competitive edge.Meanwhile, the most valuable asset most brokerage owners already have is sitting right in front of them—and many aren't using it.I'm talking about your email list.I speak with brokerage owners a ...

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Mine: screen tenants like your financial future depends on it (it does). I believe it so much that we’ve built an entire company around it lol.

What else would you add?

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Guest Insider Understand then, I am not the owner. It is not my circus

Guest Insider A supervisor told me this early on: we are a business, not a social service agency

Guest Insider Be friendly, not friends.

Guest Insider Buy more early on. Raise rents to push people out faster to make more money and force people into renting forever.
Whoops.... That was never my plan. That's the plan for most large organizations.

Guest Insider Learn financials early, master customer service and understand that you must align the company goals and the needs of your customers together. Your success depends on you, take as many seminars and online classes as possible as your knowledge base and your upward movement depend on each other

Rhonda Bryant When the crazy comes out in people remember...It's not personal.

Alli Harman Dont do it 😅

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This is great. Some coworking places have micro spaces, almost like a phone booth, and at first glance, it seems unbelievably confining. But as I was reading this, I wonder if it would be an incredible way to block out the world, allowing someone t

Chelsea Kneeland

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Jennifer Carter, Kimberly Hurd, Cory Leschel, and Latrice Leake facilitated a fishbowl session at Apartmentalize 2026 called "Walking in Someone Else's Brain," and from where I was sitting, it was one of the more honest conversations I saw all week.The fishbowl format put a small group of speakers at the center of the room, sharing their experiences with neurodivergence while everyone else listened. No panel podium, no PowerPoint, no s ...

Brent Williams

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This is potentially a very big first step for Marrriott into multifamily.

Not only does this open up unique opportunities for an entrance of hospitality into multifamily, but this could also provide a unique case study for the reverse, as well.

Multifamily often takes cues from hospitality, and those connections may suddenly get a lot more tangible.

Marriott to open first branded apartment rental property in Cleveland | Hotel Dive

W Cleveland is slated to offer roughly 200 hotel rooms alongside 227 branded apartment units available for rent, with tenants having access to the hotel’s…

Chelsea Kneeland

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This recent Entrepreneur.com article argues that in times of economic uncertainty, potential customers are not simply searching for the lowest price, they are looking for someone they can trust to deliver meaningful results.

Multifamily owners are facing rising operating costs, increasing...

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Chelsea Kneeland

Guest Insider Focusing entirely on management fees misses the broader reality. Operational Leakage quietly drains far more margin than a fraction of a percentage point. Trust between an owner and a management firm stands or falls on data integrity and the elimination of Reporting Apathy from the field. How are you structuring your operational audits to prove owners that tech systems and on-site execution are actually aligned?

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Quick tip for folks in peak leasing season.

If you're reviewing pay stubs manually, check the net pay amounts.

Real paychecks are almost never round numbers after taxes and deductions. If someone's net comes out to exactly $3,000.00 every single pay period, look closer. It's super easy to spot.

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When HUD issued its recent Fair Housing Enforcement Memorandum regarding animal-related accommodation requests, many in the housing industry interpreted it as a green light to stop accommodating Emotional Support Animals (ESAs).That would be a mistake.The memo undoubtedly represents a significant shift in how HUD intends to enforce complaints involving assistance animals. Going forward, HUD's Office of Fair Housing and Equal Opportunity wil ...

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LoopNet released its 2026 list of the top U.S. cities for multifamily and office investment, with each ranked based on different criteria. For multifamily, the rankings focus on cap rates, property tax rates, inventory depth, and lifestyle factors. For office, they look at income-to-price ratios, inventory, job trends, and building quality. A few cities land in the top 10 of both rankings, which points to broad-based local demand. Others rank hig ...

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3x the monthly rent is the standard rule of thumb, but I've seen PMs use everything from 2x to 4x depending on the market and the property.

Curious what you're using, and how you're verifying that income independently (if at all)

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Guest Insider I’m with With a Greystar community and we only require 1X the rent

Rich McDaniel II Interesting. What is the thought behind that?

Guest Insider Rich McDaniel II how many individuals do you know that can afford 3x the rent anymore? Including employees that can’t afford to live at the communities they work at without an employee discount? I think in today’s economy 1x the rent is reasonable with good credit and rental history. 🤷‍♀️

Megan Goodmundson What is your default percentage? A lot of filings for nonpayment?

Guest Insider I’ve been at two different communities stabilized at 96% no issues with Payment history it’s just the requirement …..

Liz Clement 2.5x the rent and then guarantors have to make 5x the rent

tammy johnson 2.5x

Guest Insider 2x the rent because it’s the law in Colorado.

Guest Insider 3x at Tribridge Residential

Guest Insider We do 3x for Market Rent and then I also have WDU (Work Force Dwelling Housing) which are 2.5x

Guest Insider 0.01

Guest Insider 2.5

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How would you respond to this tenant?

Mind you the only issues this tenant has had is noise complaints…. All work orders have been handled since I have been at the property.

Brent Williams and Chelsea Kneeland

Guest Insider It’s time for a change for them non renewal or release them. At the end of the day they are not going to be happy no matter what concession you give them. And they will always expect something in return. That’s their sign to either rent a home or buy one. You live in an apartment not a home. Unless you have higher floors and they are willing to to go higher. But for me that’s it’s your time to go.

Guest Insider Yes they are on my list for a non renewal but their lease doesn’t end until November. Is it too early to send a non lease renewal? Based on GA

Guest Insider Anonymous member I believe if you send in time it gives them more than enough time to look so 60 or 90 days sometimes isn’t enough. Also when you have the conversation it can be said that they are not happy and your goal is for them to be happy. And unfortunately you can only control certain things. It might actually be a blessing in disguise or they may change there attitude and suck it up 😅

Guest Insider 😅 the least states that we must provide them with a 60 day notice of non-renewal but I will go ahead and send one to them next month in August and give them a 90 day. Trust me it will be a blessing for them to be gone.
I was going to include in my response that I do want them to be happy however if we cannot meet their “standards” they can terminate their lease with termination fees applied along with a six day notice as stated on their lease or transfer to an upstair apartment with no transfer fee.

Guest Insider I would say you hear their concerns and understand their frustration. Honestly I would explain that money off rent isn’t solving the problem as the money would not improve their experience and what they have described is extreme. I would offer them a transfer to another unit and waive the transfer fee or let them know they can break their lease and lay out the terms. Explain that you do truely want them to be happy and comfortable in their home but decreasing their rent wouldn’t solve the problem. Or depending on your policies you could let them out of their lease without penalty.
If it’s truely that terrible then they should jump at the chance to move. If they don’t want to move and want the decrease in rent I would communicate that doesn’t solve the problem and it sounds like this unit isn’t meeting their needs so let us know how you would like to move forward.
That way you are stressing the seriousness of the situation but also they can decide the solution that makes sense.
From... Show more

I would say you hear their concerns and understand their frustration. Honestly I would explain that money off rent isn’t solving the problem as the money would not improve their experience and what they have described is extreme. I would offer them a transfer to another unit and waive the transfer fee or let them know they can break their lease and lay out the terms. Explain that you do truely want them to be happy and comfortable in their home but decreasing their rent wouldn’t solve the problem. Or depending on your policies you could let them out of their lease without penalty.
If it’s truely that terrible then they should jump at the chance to move. If they don’t want to move and want the decrease in rent I would communicate that doesn’t solve the problem and it sounds like this unit isn’t meeting their needs so let us know how you would like to move forward.
That way you are stressing the seriousness of the situation but also they can decide the solution that makes sense.
From my experience they will stay and renew for years….. LOL

Guest Insider That’s pretty much exactly what I was planning on doing plus the upstair Neighbor is a single female with one cat that works a regular 9 to 5 Monday through Friday Job. I truly doubt that the noise they hear is unbearable. I just don’t feel that I should allow them to get out of their lease without a penalty just because of this. I feel if I were to do this for them, it is going to teach the rest of the residents that are “friends”with them that they just need to complain enough and they’ll be released without any accountability for the lease they signed

Guest Insider Anonymous member oh for sureeee. At the end of the day it also depends on what’s worth your time to fight on. I’d lean into the fact that you feel bad this is their experience and their dogs shouldn’t have to experience that and this unit doesn’t sound like it’s the right fit for them and tell them the transfer fee or the fees to break their lease and use the “we understand you have to make the best decision for yourself” and put it back on them. I personally have moved twice because of loud neighbors. If it’s THAT bad then they should move. If their lease is up soon you can also let them know they are welcome to give notice and find another community that better fits their needs. But I’d also explain a concession doesn’t solve the problem and you are ready to help how you can I if moving is what is needed. They won’t move though haha

Guest Insider Ask for video proof of noise. If they're not able to capture it on their phone, it's normal everyday living noises, not something that's excessive noise or violation-worthy.

Kathy Porter Tell them they can move to the top floor with no fees. Only option. You live in an apartment. It’s normal. Sadly, most apartments are not built for noise control.

Dee Merida My recommendation would be to acknowledge the resident’s frustration while keeping the investigation objective. It’s important not to assume the upstairs resident is creating excessive noise simply because a complaint was made.
I would start by scheduling a visit to both apartments with another office team member present. Have one person remain in the downstairs apartment while the other goes upstairs. Test how sound travels by walking normally throughout the apartment, then intentionally walking heavier, moving a chair, dropping a small object, and even jogging or jumping briefly. This gives you a baseline for how much sound naturally transfers between the homes and whether the building itself may be contributing to the complaint.
If the testing reveals that normal movement creates significant noise, that may simply be the reality of the building’s construction rather than a lease violation. If the noise during testing is minimal, then the burden shifts to the resident to help...My recommendation would be to acknowledge the resident’s frustration while keeping the investigation objective. It’s important not to assume the upstairs resident is creating excessive noise simply because a complaint was made.
I would start by scheduling a visit to both apartments with another office team member present. Have one person remain in the downstairs apartment while the other goes upstairs. Test how sound travels by walking normally throughout the apartment, then intentionally walking heavier, moving a chair, dropping a small object, and even jogging or jumping briefly. This gives you a baseline for how much sound naturally transfers between the homes and whether the building itself may be contributing to the complaint.
If the testing reveals that normal movement creates significant noise, that may simply be the reality of the building’s construction rather than a lease violation. If the noise during testing is minimal, then the burden shifts to the resident to help document what they are experiencing.
Ask the resident to maintain a detailed noise log including dates, times, duration, and the specific type of noise they are hearing. Encourage them to submit videos or audio recordings whenever possible. While recordings do not always capture the full intensity of noise, they can help establish patterns, frequency, and timing.
If your property has courtesy patrol or after hours staff, instruct them to respond whenever the resident reports an active disturbance. They should document exactly what they observe upon arrival, including whether the noise is audible from outside the apartment, in the hallway, or inside the complaining resident’s home. Their report should include the time they arrived, what type of noise they heard, how long it lasted, and whether they made contact with the upstairs resident.
Without objective documentation, I would not issue lease violations or fines. Normal apartment living includes walking, closing cabinets, occasional dropped items, children playing appropriately inside the home, and other everyday household activity. Those are not lease violations. What can typically be addressed are excessive disturbances such as repeated running or jumping, furniture dragging at inappropriate hours, yelling, loud music, parties, or other unreasonable noise that violates the lease or quiet enjoyment provisions.
Many times, once residents understand that management requires documentation and will investigate each complaint objectively, one of two things happens. Either they begin providing sufficient documentation that supports lease enforcement, or the complaints naturally decrease. In either case, you’ve created a fair, consistent process that protects both households and supports any action you ultimately take.
At the end of the day, our role isn’t to decide who is right or wrong. Our responsibility is to investigate objectively, document what can be verified, and enforce the lease based on evidence rather than assumptions.
An example of an email I’ve sent in the past:
Hello,
Thank you for reaching out and sharing your concerns with us. We understand that ongoing noise can be frustrating, and we appreciate you bringing this matter to our attention.
We would like to investigate your concerns thoroughly and objectively. As part of that process, we will be scheduling a time to visit your apartment with another office team member. We will also conduct a sound transmission test from the apartment above to better understand how noise is traveling between the homes and whether what is being experienced may be related to the building’s construction or another issue.
In the meantime, we ask that you begin documenting any disturbances you experience. Please include the date, approximate time, duration, and a description of the noise. If possible, videos or audio recordings are also helpful, even if they do not fully capture the intensity of what you are hearing. This documentation helps us establish patterns and determine whether the activity exceeds what is considered normal apartment living.
If the disturbances are occurring after office hours we ask you reach our courtesy patrol. We encourage you to contact them while the noise is actively occurring. This allows them to respond in real time and document what they are able to observe.
Please understand that management can only take lease enforcement action when there is sufficient evidence that a lease violation has occurred. While we understand that apartment living comes with some level of everyday household noise, excessive disturbances may be addressed when they can be verified through documentation or direct observation.
We appreciate your patience as we work through this process. Our goal is to conduct a fair investigation for everyone involved and determine whether additional action is warranted.
Please let us know if you have any questions or if there are particular times when the disturbances are most common so we can better coordinate our investigation.
Kind regards, Show more

My recommendation would be to acknowledge the resident’s frustration while keeping the investigation objective. It’s important not to assume the upstairs resident is creating excessive noise simply because a complaint was made.
I would start by scheduling a visit to both apartments with another office team member present. Have one person remain in the downstairs apartment while the other goes upstairs. Test how sound travels by walking normally throughout the apartment, then intentionally walking heavier, moving a chair, dropping a small object, and even jogging or jumping briefly. This gives you a baseline for how much sound naturally transfers between the homes and whether the building itself may be contributing to the complaint.
If the testing reveals that normal movement creates significant noise, that may simply be the reality of the building’s construction rather than a lease violation. If the noise during testing is minimal, then the burden shifts to the resident to help document what they are experiencing.
Ask the resident to maintain a detailed noise log including dates, times, duration, and the specific type of noise they are hearing. Encourage them to submit videos or audio recordings whenever possible. While recordings do not always capture the full intensity of noise, they can help establish patterns, frequency, and timing.
If your property has courtesy patrol or after hours staff, instruct them to respond whenever the resident reports an active disturbance. They should document exactly what they observe upon arrival, including whether the noise is audible from outside the apartment, in the hallway, or inside the complaining resident’s home. Their report should include the time they arrived, what type of noise they heard, how long it lasted, and whether they made contact with the upstairs resident.
Without objective documentation, I would not issue lease violations or fines. Normal apartment living includes walking, closing cabinets, occasional dropped items, children playing appropriately inside the home, and other everyday household activity. Those are not lease violations. What can typically be addressed are excessive disturbances such as repeated running or jumping, furniture dragging at inappropriate hours, yelling, loud music, parties, or other unreasonable noise that violates the lease or quiet enjoyment provisions.
Many times, once residents understand that management requires documentation and will investigate each complaint objectively, one of two things happens. Either they begin providing sufficient documentation that supports lease enforcement, or the complaints naturally decrease. In either case, you’ve created a fair, consistent process that protects both households and supports any action you ultimately take.
At the end of the day, our role isn’t to decide who is right or wrong. Our responsibility is to investigate objectively, document what can be verified, and enforce the lease based on evidence rather than assumptions.
An example of an email I’ve sent in the past:
Hello,
Thank you for reaching out and sharing your concerns with us. We understand that ongoing noise can be frustrating, and we appreciate you bringing this matter to our attention.
We would like to investigate your concerns thoroughly and objectively. As part of that process, we will be scheduling a time to visit your apartment with another office team member. We will also conduct a sound transmission test from the apartment above to better understand how noise is traveling between the homes and whether what is being experienced may be related to the building’s construction or another issue.
In the meantime, we ask that you begin documenting any disturbances you experience. Please include the date, approximate time, duration, and a description of the noise. If possible, videos or audio recordings are also helpful, even if they do not fully capture the intensity of what you are hearing. This documentation helps us establish patterns and determine whether the activity exceeds what is considered normal apartment living.
If the disturbances are occurring after office hours we ask you reach our courtesy patrol. We encourage you to contact them while the noise is actively occurring. This allows them to respond in real time and document what they are able to observe.
Please understand that management can only take lease enforcement action when there is sufficient evidence that a lease violation has occurred. While we understand that apartment living comes with some level of everyday household noise, excessive disturbances may be addressed when they can be verified through documentation or direct observation.
We appreciate your patience as we work through this process. Our goal is to conduct a fair investigation for everyone involved and determine whether additional action is warranted.
Please let us know if you have any questions or if there are particular times when the disturbances are most common so we can better coordinate our investigation.
Kind regards,

Guest Insider Dee Merida that would just start a new pile of problems with them keeping track of the upstairs every little noise. They just need ear plugs or move to a house. I doubt their animals are that freaked out by the noise

Dee Merida Most people won’t do this because there is nothing wrong. The burden is on them to prove their case. Anyone can shoot off an email.

Guest Insider I was thinking of saying something along the lines of this and also offering them transfer to an upstairs unit and if declined then I was going to say they can terminate their lease. I had a similar situation with another tenant but the other tenant was complaining about their neighbor smoking and I had her document everything… eventually she stopped wanting to do “my job”. During the times of her complaints we did an inspection of every apartment and there was no smoke smell from the unit she was reporting. Thank you for your help!

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Years ago, during a leadership meeting, I made a statement that caused a few heads to turn and more than a few eyebrows to rise."Leasing management is a function, not a role."At first, it sounded contradictory. Many organizations have Leasing Managers and entire departments dedicated to driving occupancy and revenue.But the longer I worked in multifamily, the more convinced I became that leasing management exists whether there is a Leasing Manage ...

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For multifamily owners and operators, retention is often influenced by the everyday experience residents have inside the property.

When residents use the amenities, connect with neighbors, work comfortably outside their units, and feel proud of where they live, the property gains a stronger...

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Tom Guyton That 67% doesn’t surprise me, but it’s still striking to see it that clearly against amenities and design. The tricky part operationally is that “connection” is the one lever on this list you can’t just build once and maintain — amenities and design are fixed investments, but resident connection has to be actively facilitated every week. Curious how teams here are actually driving that day to day, beyond move-in events and the occasional mixer.

Katie Decker-Erickson Tom Guyton - This is a beautifully made point. We find that we set a great "stage" from a fixed asset and design perspective, it is easier to roll out events and connection. The properties we see using these spaces to their greatest potential are those that truly and deeply understand their residents. I bet that Katie Rigsby would have some great insight on this.

Guest Insider Katie, I think the answer is often a combination of the factors in your poll, with affordability tying everything together. Residents who feel connected to their community and have more financial breathing room are more likely to renew. That's the opportunity we see with RentGain.AI, helping residents earn toward their rent while property operators earn bonuses, strengthening NOI.

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Properties can be leasing apartments every day and still struggle to improve performance.

That’s because occupancy is rarely a leasing-only equation. Especially for stabilized communities.

In multifamily, we often talk about leasing as the primary revenue driver…and it is.

For lease-ups and...

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Guest Insider Asset preservation. It is so important to make the commitment to keep an asset in its best shape so that it increases in value. That overarching theme leads to all the great details (good marketing, creative sales, quality resident service, dedication to the ressident experience, treating the team well...). You get my drift!

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Marriott to open first branded apartment rental property in Cleveland | Hotel Dive

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