28
| Date post: | 09-Mar-2016 |
| Category: |
Documents |
| Upload: | nevada-state-apartment-association |
| View: | 227 times |
| Download: | 3 times |
702.737.91003035 Westwood Drive • Las Vegas, NV 89109
www.actiontowing.net
24/7...TOWING,INC.
Ask yourself this question. Is the task of keeping your property clean and free of illegally parked vehicles becoming a problem for you? Then we have your solution.
SERVICES WE PROVIDE COST TO YOU1. Property Monitoring *FREE*2. Warning Signs *FREE*3. Violation Stickers *FREE* Total Cost to You *FREE* Call our office today and ask to speak to Bobby Howell or email him at [email protected] to tackle your problem with our solution.
Family owned and operated. Serving Las Vegas for 22 years.
Attention Apartment Managers
3www.snmaonline.org
MAY JUNE 2009
INSIGHTThis Issue
SNMA 2009 Board of DirectorsPresidentBret Holmes ...................... 702.699.9261Advanced Management Group
President ElectPaula Lane ......................... 702.362.6444Pinnacle American Management
Vice PresidentDebra Peterson ................. 702.255.3700For Rent Media Solutions
DirectorFrancie Stocking ............... 702.368.4217Western Risk Insurance
DirectorDebi O’Keefe .................... 702.436.9293Prime Group
DirectorBrandi Cooley ................... 702.320.8500RW Selby
DirectorRhonda Sikes ..................... 702.438.7678Avion at Sunrise Mtn.
DirectorDana Murrah ..................... 702.395.1523Apartment Management Consultants
DirectorDoug Sartain ..................... 702.873.5995Certified Fire Protection
Bowling CommitteeJohn Sigman, Board Liason 939-1494Las Vegas Apartment Guide [email protected]
SNMA - Apartment Insight (Magazine)John Sigman, Board Liason 939-1494Las Vegas Apartment Guide [email protected] Schreiner, Chair 939-1494Las Vegas Apartment Guide [email protected]
Community Outreach CommitteeRhonda Sikes, Board Liason 438-7678Avion at Sunrise Mountain [email protected] Pendleton, Chair 255-3700For Rent Media Solutions [email protected]
Dinner Meeting CommitteeTeresa Jackson, Board Liason 940-5120Clark County Collection Service [email protected] Hinojos, Chair 939-1494Las Vegas Apartment Guide [email protected]
Education CommitteeDebi O’Keefe, Board Liason 436-9293Prime Group [email protected] Murrah, Board Liason 395-1523AMC, LLC [email protected] Loftus, Chair 917-5746HD Supply [email protected]@snmaonline.com
Golf CommitteeRob Grocutt, Board Liason 895-8887Sherwin Williams [email protected] DeTagle, Chair 939-1494Las Vegas Apartment Guide [email protected]
Legislative CommitteeBarbara Kirk, Board Liason 436-2048Camden Residential Management [email protected] Karsaz, Board Liason 952-9227Karsaz & Associates [email protected]
Maintenance Mania/Membership PicnicPaula Lane, Board Liason 362-6444Pinnacle American Management [email protected] Gill, Chair 310-6500Riverstone Residential [email protected]
Market Trends CommitteePaula Lane, Board Liason 362-6444Pinnacle American Management [email protected] Bauman, Chair 368-4217Western Risk Insurance [email protected]
Membership/IROC CommitteeFrancie Stocking, Board Liason (Vendor) 368-4217Western Risk Insurance [email protected]
NAA Host CommitteeDebra Peterson, Board Liason 255-3700For Rent Media Solutions [email protected] Vail, Chair 604-2351Apartment Finder [email protected]
Poker CommitteeAmanda Hahn, Board Liason 671-6000Signature Management Company [email protected] Buksa, Chair 798-4511Apartment Finder [email protected]
Public Relations CommitteeBrandi Cooley, Board Liason 320-8500RW Selby [email protected]
Website CommitteeDoug Sartain, Board Liason 873-5995Certified Fire Protection [email protected]
Year End Event/AwardsRellie Greensfelder, Board Liason 371-2365Frazee Paint & Wallcovering [email protected]
SNMA 2009 COMMITTEE ROSTER
TreasurerJohn Sigman ..................... 702.939.1494Las Vegas Apartment Guide
SecretaryBarbara Kirk ....................... 702.436.2048Camden Property Trust
Past PresidentAmanda Hahn ................... 702.671.6000Signature Management Company
DirectorTeresa Jackson .................. 702.940.5120Clark County Collection Service
DirectorRob Groucutt .................... 702.895.8887Sherwin Williams
DirectorChris Karsaz ....................... 702.952.9227Karsaz & Associates
DirectorDonna Gill ......................... 702.737.1033Riverstone Residential
DirectorRellie Greensfelder ........... 702.371.2365Frazee Paint & Wallcovering
News & Updates 5 President’s Message
6 Coming Together
10 Train Your Brain!
12 News Flash!
13 Connect with NAA
18 Spotlight on Platinum Sponsor: Western Risk Insurance
Feature Articles 7 Market Update
8 Maximize Occupancy and Rents
16 New Industry-Wide Mentoring Program
20 Enhanced Resident Screening with Rental Payment History
21 Memories from Market Trends 2009
22 Fair Housing Focus: Fair Housing: It’s for the Birds!
4 www.snmaonline.org
MAY JUNE 2009
MOTTOCommitment, Innovation, Integrity
MISSION STATEMENTOur commitment is to provide, with innovation and integrity, legislative
support, education and community outreach to our membership and industry.
SNMA offers a wide variety of education programs for leasing personnel, maintenance, managers, regional directors, owners and vendor members.
Legislative updates & representation
Frequent networking opportunities
Innovative education programs
Business & career referrals
Advertising & sponsorship opportunities
Bimonthly magazine – “Apartment Insight”
Website: www.snmaonline.org
Forms & Landlord/Tenant Law Books
Legal Information & Updates
Support staff with industry experience....
10 Reasons to be a Member
Southern Nevada Multi-Housing Association2775 South Rainbow Boulevard, Suite #101-C, Las Vegas, NV 89146
T: 702-436-7662 • F: 702-446-8445Email: [email protected] • Web Site: snmaonline.org
Executive Director: Michael Fazio, [email protected] Assistant: Aysha Park, [email protected]
Apartment Insight is published by the Southern Nevada Multi-Housing Association.
Apartment Insight is the official trade publication of the Southern Nevada Multi-Housing Association, a professional association of multi-housing professionals and industry partners.
The materials contained in this publication are general in nature; the applicability to one’s particular situation should be reviewed with a professional who has all the facts pertaining to the situa-tion being considered. The publisher disclaims any liability for published articles.
Advertising Policy: Southern Nevada Multi-Housing Association accepts no responsibility for unsolicited materials. Advertisements contained in this magazine do not constitute endorsement. With the exception of those products and services directly under the control and supervision of SNMA, it is the policy of the SNMA, its officers and Board of Directors, not to endorse any products or services.
Magazine Committee:Chris Schreiner
Committee Chair/Editor
Allison WilliamsFront Cover Art
John SigmanBoard Representative
Photos courtesy of Apartment Guideand Doug Sartain
For Advertising Information, Contact:
800.639.0465
Platinum Sponsors:For Rent Media SolutionsCertified Fire ProtectionWestern Risk Insurance
The Bentley Group
Sherwin Williams Paint and FloorcoveringCox Communications
Silver Lands Inc.
SNMA welcomes our newest members!New Vendors:702 West, Blackledger, Diversified Protection Systems Inc, Expedite Towing, Genie Services, Inspire WiFi, ServiceMaster 1 Response, Sky Security Systems, The Sauter Companies, Winston Furniture
New Properties/Mgmt Groups:Colonial Grand at Desert Vista, The Flats at Loft 5, Loreto & Palacio
5www.snmaonline.org
MAY JUNE 2009
A s the multi-housing industry continues to ride
the waves of the current economic challenges, the
Southern Nevada Multi-Housing Association is on-
board to help navigate its members through these
uncharted waters. Serving as a unifying industry resource, the
SNMA is committed to providing the educational, legislative
and motivational tools to ensure success in 2009.
SNMA Executive Director Michael Fazio and his executive as-
sistant Aysha Park continue to enhance the SNMA’s superior
level of organization, and membership communication and
participation. Whether it’s a formal announcement or a quick
industry update, this dynamic duo is committed to keeping
the membership well informed and on track. Look for more
innovative ideas, information and events from them in the
near future.
In addition to the informative e-blasts and faxes, Michael is
overseeing the re-design of the SNMA website, including a more
atheistically pleasing, contemporary layout with current in-
dustry news, education schedules, and other resources. Future
updates are scheduled to include membership log-in and forum
capabilities. Visit www.snmaonline.org for more details.
SNMA’s legislative committee has been working diligently on a
number of industry related issues. Most recently, the committee
played a key role stalling the proposed AB189 bill, which would
more than double the time of the eviction process. Committee
members also met with Clark County Commissioner Chris
Giunchigliani to address the proposed recycling bill SB137,
and they successfully obtained additional clarifi cation on the
Virginia Graeme Baker Pool and Spa Safety Act. In March,
SNMA Board Liaison for the Legislative Committee Chris
Karsaz, Paula Lane, Michael Fazio and I attended the National
Apartment Association’s Capitol Conference in Washington
DC. The conference offered insight to the most current local
and national legislative issues, and served as a forum for local
apartment associations to meet the state legislators to voice
their concerns. Overall, the NAA Capitol Conference was very
informative and benefi cial.
Education continues to thrive thanks to member support and
the dedicated efforts of the SNMA Education Committee. The
classes have been successful with increased attendance, and
as the SNMA continues to offer a variety of industry specifi c
classes, we look forward to your attendance and feedback. The
education classes are just one of the many tools the SNMA pro-
vides for industry professionals to stay informed and promote
growth within the industry. Watch for more classes coming
your way, and remember to visit the SNMA website for more
detailed class information and schedules.
As the very exciting fi rst-half of 2009 comes to an end, I am
elated with our success thus far, and look forward to a phenom-
enal second-half. As the SNMA continues to grow and thrive
as an organization, we remain focused on providing a variety
of tools and support for industry professionals. Stay tuned,
as the best is yet to come from the SNMA—THE ULTIMATE
INDUSTRY RESOURCE!
SNMA—The Ultimate Industry Resource
By Bret Holmes
President’s Message
6 www.snmaonline.org
MAY JUNE 2009
March 17th MixerSponsored by Frazee Paint
MAY JUNE 2009
M embers were treated for free to an evening of green beer, other drinks and some tasty eats on the night of St. Patrick’s Day at the Tuscany Suites. It gave members an opportunity to mix and mingle with
one another in a different fashion than the usual lunch or dinner events. Attendance was great and it was yet another successful SNMA event.
Be sure to participate in the next SNMA events, the Annual SNMA Golf & Putting Classic and the next dinner event. Keep your eye on the calendar and check the website at www.snmaonline.org for regular updates.
The 50/50 drawing proceeds went to the Susan G. Komen Founda-tion in the amount of $173. The prize was a $100 Nordstrom gift card and was won by Martin Estrada of Fairfi eld Properties. We also raised over $200 for the Teacher’s Supply Fund.
7www.snmaonline.org
MAY JUNE 2009
And in reality, if the local hous-ing market was the only issue impacting Las Vegas, the local economic downturn would,
in all probability, not have been as deep or as long. However, the bust of the lo-cal housing market combined with the national and global economic conditions have created what some are referring to as “the perfect storm.” As companies struggle across the country and people have become unemployed or underemployed, consumer confi dence continues to drop and people are reluctant to spend. This reveals itself as McCarran passenger volume for 2008 over 2007 dropped 7.7% and overall visitor volume for the city dropped 4.4%. Hotel oc-cupancy has dropped to 83% from a norm of 90% and Clark County Taxable Sales are down 11.3% from 2007. The Southern Nevada Index on Leading Economic Indi-
cators was down in January for the third straight month.
Las Vegas saw an overall loss of 20,000 jobs in 2008 resulting in a 9.1% unemployment rate for December. Job losses of 36,000 to 39,000 for 2009 and 25,000 for 2010 are projected. These numbers do not include those who have given up on seeking employ-ment or those who are underemployed.
Home prices have returned to 2003–2004 levels, and January 2009 saw a drop in sales and a steeper slide in prices. The price drop is mostly due to the sale of bank-owned properties, which make up 65% of the sales. There were 20,673 homes listed on the MLS for January, which is down from an aver-age over the past six months of 22,000 to 25,000 listings. 8% or 1653 of the homes listed were rentals and 65% or 13,437 were vacant. Investors make up the majority of
the buyers of the bank-owned sales. An $8,000 tax break for fi rst time homebuyers was just approved by the Senate, but lending is still tight and many buyers are not able to come up with the required 20% down, and/or are unable to secure loans.
Although residential permits pulled have dropped dramatically, there are currently sixteen apartment communities under construction for a total of 5,492 units. Apartment occupancy is the lowest it has been since 2003 with January’s average physical occupancy around 89%. The north half of the metro saw the highest vacancies, with six zip codes in the north/northeast experiencing vacancies over 15%. Class C properties saw the lowest occupancy at 87%, with Class A properties experiencing the highest occupancies at 90%. Economic occupancies were approximately 2% lower across the board. The 4th quarter 2008 av-erage rent was $881, which is down $9 from the 3rd quarter, and overall 2008 rents were down 1% from 2007. The southwest had the highest average rents at $1,029, followed by the southeast at $985, north at $912, west at $882, south at $879, northwest at $877, the central and east at $803, and the northeast with the lowest average rent at $762.
Market Update
By Debra Peterson, General Sales Manager, For Rent Media Solutions
For many years, there was much talk of Las Vegas being recession-proof, but the past year
has shattered this myth. As we are all painfully aware, with every boom there is a bust, and
the Las Vegas Apartment Market is feeling the effects of the recent housing boom/bust cycle.
8 www.snmaonline.org
MAY JUNE 2009
Properties of each class showed simi-lar decline rates in their same-store applicant volume: Class A proper-ties were down 7.2%, Class B were
down 7.9%, and Class C properties declined 8.1%. Yet First Advantage SafeRent’s unique national data and market-leading credit risk analytics reveal that, at the market and portfolio level, resident demographics and operating performance varied widely.
In the year ahead, for many properties in many markets, apartment demand is ex-pected to shrink further. It would not be sur-prising to see same-store demand off 10-15% by the end of 2009 over 2008’s low levels. Negative short-term drivers include:
• An increase in unemployment rates throughout 2009, to levels not seen in the apartment industry in a generation. 25-34 year olds—the demographic group with one of the highest propensities to rent—are expected to have the highest unemployment rate.
• Increasingly affordable home purchase terms, helped by falling home prices, low mortgage interest rates, and a new housing tax credit that reduces home purchase costs.
• A historically large number of single-family homes for rent, still held by motivated owners.
These negatives will be mitigated by two familiar, longer-term apartment demand drivers: continuing immigration growth and the large number of “echo boom” con-sumers coming into their prime renting years. Also, demand for apartments may benefi t from federal stimulus spending and related efforts to strengthen the housing, commercial credit and securities, and com-mercial banking sectors.
In the face of shrinking demand and greater industry attention to property operations, well-run operators and asset-managers are deploying these fi ve industry best practices to maximize portfolio value.
Don’t Guess—Statistically Measure the Risk of Lease DefaultWell-run companies maximize property value and net operating income (NOI) by using rank-ordered risk scores to accept
In a Slow Year, Best Practices for Managing Renter Credit Quality to
MaximizeOccupancyand RentsBy Jay Harris, Vice President, First Advantage SafeRent, Inc.
It is nearly impossible to go a day without being reminded of the economic stress that is
shaking the nation—as job losses increase and apartment living alternatives become
cheaper, the multifamily industry is feeling the pinch. In 2008, apartment applicant traffic
on a national, same-store basis was down 8% against the prior year.
9www.snmaonline.org
MAY JUNE 2009
those applicants that are the best qualifi ed candidates to meet their lease obligations and renewals. Companies using statistical lease modeling benefi t by using a tool that incorporates deeper data and can better predict the unique payment behaviors of renters.
Without a thorough picture of applicant history, operators need-lessly admit those applicants that drive up skips and bad debt. Use of a screening company, such as First Advantage SafeRent, which offers landlord-tenant records and a statistical model that provides a validated risk score, presents a far more complete picture of an applicant’s overall likelihood to fulfi ll their lease obligations than using just credit by itself.
Without a statistically validated scoring model, properties are forced to make decisions on applicant risk that are more intuitive. This leaves companies in a position of guessing exactly which elements of their applicant selection criteria to change when the market changes—without having a way to measure the effect of such a change. For instance, in this currently soft market what do you change within your screening criteria to increase occupancy? Do you change the income-to-rent ratio? Or the number of trade lines?
More importantly, besides determining what to modify, you would have to determine how much to modify each element. It is important to understand that the impact of those changes is diffi cult if not impossible to gauge—until it appears as bad debt and delinquency increases in the portfolio’s fi nancial statement.
Accept Only the Credit Risk Needed to Meet Operating GoalsUsing a statistically validated score as a constant measure of ap-plicant risk is essential to managing renter credit quality. When companies have the ability to rank order risk and differentiate among marginal applicants, owners and operators have an operat-ing advantage, especially in a down market.
With a statistical model, you don’t have to change how you evaluate an applicant to react to a declining market. What does change is your ability to proactively increase your risk tolerance. With a statistical model you have the ability to rank order applicants by risk enabling you to move the risk tolerance “bar” just far enough to capture enough “next risk tier” applicants to meet your properties leasing and occupancy goals. Taking the best-qualifi ed applicants from available demand ensures that management has maximized its ability to push rents and minimized its exposure to skips and defaults.
In contrast, modifying individual criteria within a rule of thumb model creates uncertainty about the outcome—will tweaking a few rules lead a property to admit too many defaulting applicants? Will it inadvertently screen out those applicants that would have performed well if their likelihood of lease default had fi rst been statistically verifi ed?
Actively Manage Risk Tolerance Levels and Utilize a Conditional RangeIt is very important to actively manage risk tolerance levels and utilize a conditional acceptance range at every property to maxi-mize occupancy and performance. Maximizing additional risk tolerance strategies (increased deposit requirements, additional co-signer, and shorter lease terms) will help offset any additional
fi nancial risk that the property may incur. Additionally, utilizing the conditional range effectively can allow properties to expand their risk tolerance thresholds further than they normally would while achieving bad debt and occupancy goals. It has been demonstrated that imposing additional conditions on applicants will help improve resident performance.
Conversely, actively managing risk tolerance levels at properties that do not see a decline in demand is also important. If the demand is high relative to supply, properties can begin to tighten levels and focus on fi lling vacant units with the best, most highly qualifi ed available traffi c. Improving renter credit quality by tightening risk tolerance levels will help improve property performance by reducing bad debt and increasing lease fulfi llment. Furthermore, we expect that residents with higher credit quality are more likely to accept increases in rent.
Forecast Demand Against Supply to Develop Marketing, Closing and Retention StrategiesProperty- and portfolio-specifi c trends in renter credit quality, vol-ume, and acceptance criteria are more important to operators than general national trends. In our experience, apartment properties that forecast upcoming expirations against projected demand are the exception, not the rule. Yet this data is readily available.
By applying the following simple calculations from your resident screening history, properties can yield valuable insight and pricing power when handling applicant traffi c in 2009:
a) Track a property’s volume and credit quality of applicant demand against historical levels. Look at the overall number of appli-cants in the same quarter one and two years ago. Anticipate that demand this year may be off 10-15% from last year’s volume, all else equal. Also, adjust for any differences in marketing (e.g., higher/lower budgets, improved online presence, improved prospect targeting) that impacted the numbers in one quarter but not the other.
Keep in mind that in most markets and property classes sea-sonality is a key reality of resident traffi c. Your second quarter sees the greatest number and the best-qualifi ed applicants, while quarters one and four show the least and weakest credit quality traffi c. Thus, don’t expect the next 90 days to match the last 90 days. Instead, match the upcoming quarter against the same quarter a year ago.
b) Forecast your upcoming available unit supply, based on current levels of expirations, renewals, and skips. Well-run properties today are going the extra mile to retain residents in the face of the slow year ahead—even at the cost of offering concessions under certain conditions.
c) Subtracting demand (a) from supply (b). Do you anticipate a surplus of units or applicants in the quarter ahead? A substan-tial shortfall in applicants suggests you can/should take steps now to retain residents. An excess of projected applicants over
■ maximize occupancy and rents — continued on page 11
10 www.snmaonline.org
MAY JUNE 2009
Train Your Brain!
If you are interested in taking any of the courses or being on the Education Committee, please contact [email protected].
Education Platinum Sponsor Opportunity
Available!
Pricing: 3 hour Leasing Classes: $35 members, $70 non-members (Education pass can be used)
Jan/March/April Leasing-Management class: $45 members, $90 non-members (Education pass can be used)
Maintenance classes are free, unless there are actual costs for certification or materials, which will be conveyed prior to the class.
Legal Classes: $35 members, $70 non-members (Education pass can be used)
April is Fair Housing Month and we are going to offer a basic class free to our membership only.
Education Pass: $199 for 8 classes and $249 for 10 classes
You must register for each class at least 48 hours in advance in order to be able to use your Education Pass for the class; this is required to obtain an accurate head count for our educators.
2009 Education CalendarDate Event Time Location Speaker/Host
May 13 LEASING: Closing Techniques 9–12 Angel Park Paula Lane
May 20-21 MAINTENANCE: Certified Pool Operator* 8:30–3:30 HD Warehouse HD Supply
June 16 LUNCH MEETING: Dress for Success 11:30–1 Tuscany Suites TBD
June 19 LEGAL: Lease Agreements and Debt Recovery 9–12 TBD Chris Karsaz
June 25 MAINTENANCE: E.P.A.* 8:30–3:30 HD Warehouse HD Supply
July 15 MANAGEMENT/LEASING: Recession Buster Seminar for the Multi-Family Housing Industry 9–4 Anne Marie Stevenson Heads on Beds Property
Management Solutions
August 21 LEGAL: Advanced Fair Housing 9–12:30 TBD Chris Karsaz
August TBD MANAGEMENT/LEASING: Marketing in Tough Conditions 9–12 Angel Park TBD
September 17 MAINTENANCE: Gas & Electrical 8:30–12:30 HD Warehouse HD Supply
October 14 LEASING: Survival Spanish 9–12 Western Risk Insurance For Rent Magazine
October 23 LEGAL: Employment Practice 9–12 TBD Chris Karsaz
December TBD MANAGEMENT/LEASING: Resident Retention 9–12 Angel Park Debi O’Keefe
*Material and certification costs may apply
11www.snmaonline.org
MAY JUNE 2009
available units should be considered with caution—after all, skips may go higher in 2009 given the anticipated increase in unemployment. But if you expect excess demand even under conservative assumptions, you may have a rare spot of pricing power at that property in the quarter ahead.
d) Run your model to “stress-test” your assumptions with less demand than you originally anticipated. At the extremes, First Advantage SafeRent customers experienced swings in qualifi ed demand of +/- 30-50% in 2008 vs. the same quarter a year before.
Review Marketing and Resident Applicant DemographicsAn ongoing and thorough review of marketing efforts, closing ef-fectiveness and target marketing spend is crucial. Make sure you are reviewing the originating zip codes of your applicants and compare the acceptance percentage and risk scores from each area. You’ll also want to look at acceptance rates by marketing source to make sure the media bringing in the most qualifi ed leases are getting an adequate marketing spend. Cross-reference this information to target the highest yielding zip codes with the most effective market-ing communications to ensure you are driving in the most qualifi ed applicants while practicing effi cient marketing spending.
Also evaluate whether the scores, incomes, and prior rent trends of your applicant base is experiencing signifi cant change. Are your properties attracting the same credit quality of applicants, just fewer of them? Or are scores and incomes of your resident popula-tion falling off compared to prior measures at the same time your applicant volume is on the decline? The latter case may suggest more signifi cant repositioning, target marketing, curb appeal, and site-level management efforts are needed.
ConclusionProperty operators and asset managers can expect extra time in the spotlight in what promises to be a rocky year ahead. To respond, well-run companies are rank-ordering applicant risk, actively managing credit criteria in response to market conditions, and using property-specifi c operating history to inform key operating decisions. Using these simple but powerful best practices, strategic operators can attract the best and largest share of a diminishing pool of qualifi ed applicants, meet operating goals, and position properties to weather the economic uncertainty ahead.
“A Full Service Fire Protection Company”Sales • Service • Recharging
24 HOURSERVICE
Service Work Done on Location
Fire Extinguisher Sales/Service
Fire Extinguisher Cabinets
Fire Alarm Inspection/Repair
Fire Hydrant Inspection/Repair
Fire Sprinkler Installation
Fire Sprinkler Inspection/Repair
Fire Hose/Adapter Sales
DOT Hydrotesting/High Pressure
CO2 Refi lling
Fire Extinguishers
Fire Sprinklers
Fire Hydrants
NEVADA CONTRACTOR
LIC. # 035621
CERTIFIED FIRE PROTECTION
873-59953400 West Desert Inn, Suite 20 • Las Vegas, Nevada 89102 • www.certifi edfi repro.com
FreeEstimates
About the Author:For more than a decade, Jay Harris has advised the country’s leading con-ventional and affordable apartment operators on how to improve property operations. He is Vice President of Business Services for First Advantage SafeRent, Inc. He can be reached at [email protected].
For questions about this article, please contact: First Advantage SafeRent, 888-881-3400, [email protected].
■ maximize occupancy and rents — continued from page 9
12 www.snmaonline.org
MAY JUNE 2009
NewsFlash!
NAIW Region VIIIMember of the Year AwardFrancie Stocking, CIRS, CWIC, CRIS, CPIW, CIC Las Vegas Insurance Professionals, NAIW
Western Risk Insurance is proud to announce Francie Stock-ing, CISR, CWIC, CRIS, CPIW, CIC- Chief Operations Offi cer is
the recipient of the NAIW Region VIII Member of the Year Award for 2009. This award is given each year to recognize one member of the Region VIII, consisting of over 25 chapters in the West-ern Region, for their dedication and outstanding achievement in the Insurance Industry. Francie Stocking was honored by her peers in Salt Lake City, Utah at the Annual Region VIII Conference March 19-22, 2009.
In Francie’s 8-year insurance career, she has jumped in and served every board seat for the Las Vegas Insurance Professionals Chapter of the National Association of Insurance Women. Francie is the Nevada Council Director, NAIW 2008-2009. In addition to the numerous des-ignations she has earned, her dedication and endless hours working on committees is proof of Francie’s love of the Insurance Industry.
Please join us in congratulating Francie Stocking as the 2009 Member of the Year, NAIW Region VIII.
13www.snmaonline.org
MAY JUNE 2009
NAA Launches Blog, “APTly Spoken”NAA is pleased to announce the launch of its blog, “APTly Spoken,” the premier apartment industry blog for information and poignant perspectives on the latest industry news, trends and ideas. Featured bloggers include leaders from all sectors of the apartment industry, from onsite operations to executive management, covering Eco-nomic Issues, Green Issues, Marketing, Operations and more. Visit the blog at www.naahq.org/blog, comment and start a conversation with the bloggers. You can subscribe to the blog via RSS.
Green Conference is Fast ApproachingDid you know the stimulus package recently signed by President Obama contains $20 billion for green renovations in multifamily hous-ing communities? With the 2009 NAA Green Conference & Exposition fast approaching, now is the time to take inventory of the apartment industry’s investment in energy effi ciency and green design.
The conference, April 28-29 at the LEED-certifi ed Phoenix Conven-tion Center, will feature green industry expert speakers addressing how “going green” can save property managers and developers money. For registration, hotel, exhibition and sponsorship informa-tion, visit www.naahq.org/events/green.
Call for Entries for the 2009 PARAGON AwardsThe NAA PARAGON Awards recognize excellence and leadership in the apartment industry. These national awards celebrate the contributions that builders, industry professionals and affi liated apartment associations make to the industry. For the winners, a PARAGON award represents a milestone along the path to personal and professional achievement. For our industry, the winners dem-onstrate characteristics that benchmark success.
The deadline for submission is Friday, May 1. Winners will be rec-ognized during the PARAGON Award Ceremony in Las Vegas on
Saturday, June 27. They will also be featured in the September 2009 issue of units magazine, NAA’s monthly publication that reports on the apartment industry. For information, call 703-518-6141 or visit www.naahq.org/paragons.
NAAEI Names Paz as National TrainerPablo Paz, CAMT, has offi cially begun his work as a National Maintenance and Safety Trainer for the National Apartment As-sociation Education Institute (NAAEI). Paz will teach Certifi ed Apartment Maintenance Technician (CAMT) courses nationwide, and currently has appearances scheduled in California, Ohio and Tennessee. Paz is a bilingual instructor with more than 20 years’ onsite experience and four years of corporate training experience. He holds a bachelor’s degree in Business Management from the University of Phoenix, is a licensed maintenance electrician and air conditioning repair contractor and has three EPA certifi cations. NAAEI will hire one additional national trainer in 2009 to teach the National Apartment Leasing Professional (NALP), Certifi ed Apartment Manager (CAM) and Certifi ed Apartment Property Supervisor (CAPS) courses nationwide. If you are interested in hav-ing Paz teach CAMT in your area, please contact Kim McCrossen at 703-797-0610 or [email protected].
Did You Know? Fast Facts About NAAThere are thousands of local governments in the United States (hundreds in California alone). Every jurisdiction operates dif-ferently and publicizes the actions and decisions of its legislative and administrative bodies in many varied ways, if at all. NAA’s Government Affairs Department monitors these thousands of state and municipal activities in all 50 states—any issue affecting the industry—through a network of electronic legislative and news sources as well as contacts in many of the states.
By Ron Shelton, CAPS, 2009 National Apartment Association Chairman of the Board, Amalgamated Management Corp.
Connect with NAA
16 www.snmaonline.org
MAY JUNE 2009
The Howitz-Dunn Mentoring Pro-gram is designed to meet the needs of multifamily professionals at all organizational levels and degrees
of experience and covers all of the major disciplines of our business, including: leas-ing, marketing, management, operations, service, training, and human resources, from the on-site level through mid-level. The program is based online at www.how-itzdunnmanagement.com.
The program takes the innovative ap-proach of being represented by a fi ctitious property management fi rm: Howitz-Dunn Property Management, staffed by a team of entirely real expert mentors representing a who’s who of the apartment management industry. Amy Kosnkiowski is joined by Toni Blake, Deb Bronson-McGrath, Doug
Chasick, Kate Good, Jamie Gorski, Tracey Hopkins, Cynthiann King, Cathy Macaione, Terri Norvell, Donna Olson, Brian Owen, Jackie Ramstedt, Anne Sadovsky, Valerie Sargent, Tami Siewruk, Lori Snider, Terri Trainer, and many more.
Individuals who wish to be assigned a Mentor apply via the website to be “hired” by Howitz-Dunn, and those lucky persons upon acceptance are assigned a Mentor who will work with them, on a course of development that’s designed by the Mentor. Throughout the course of study, partici-pants will also work with a series of Asso-ciate Mentors from among our industry’s leading vendors and service providers who have volunteered to provide education as well as gifts and services that will enhance each participant’s skill set, knowledge, and
the tools available to them in pursuing their goals. These companies include Grace Hill; POWER Apartment Leasing & Marketing, Inc.; Welcome Home America, MJ Shel-bourn & Company, LLC; e-Training Solu-tions; Reach Local; Discover True North; Hartmarx Consumer Apparel Products; On Sale Promos; LL Printing; Beyond Wine & Cheese; and more.
Also on the Howitz-Dunn “payroll” are a series of fun and engaging, fi ctitious char-acters who will continually serve up tips, trends, and articles based on their own day-to-day “experiences” via Twitter, Facebook, and Howitz-Dunn’s own corporate blog.
The fictitious “Communities” owned by Howitz-Dunn represent a broad spectrum of specialties, including student, senior, luxury highrise, new construction, rehab/renovation, and more. Each Howitz-Dunn community will have its own area of the website which will function as a social networking space where visitors can go to
New Industry-Wide Mentoring ProgramHowitz-Dunn Expected to Revolutionize Professional Development for Multifamily Professionals
Amy Kosnikowski, President of Quintessential Marketing & Training (www.theqstandard.com),
announces her participation in a new industry-wide Mentoring Program.
17www.snmaonline.org
MAY JUNE 2009
share information and ideas relevant to the community type and its unique challenges.
A variety of other personal, community, and corporate improvement opportunities will be incorporated into the program, one of the most exciting of which is a “100K Extreme Corporate Makeover” campaign led by Discover True North, in which the winning company will receive cre-ative, training, consulting and performance improvement services valued at $100,000 from DTN and it’s alliance partners. Details are available at www.100KRefresh.com.
The program was rolled out to potential Mentors via confer-ence call on Tuesday, March 2, 2009 to tremendous excite-ment; and the new Mentors are anxious to connect with their Mentees who will be selected by a literal “who’s who” of our industry on May 29, 2009.
“This is a once-in-a-lifetime opportunity to tap into the vast ex-pertise and experience of the best minds in the business. It will
be incredible to have so many cutting-edge resources and supplies available to industry professionals to build and expand their current knowledge base,” said Amy Kosnikowski. “Fast-track your career NOW. Discover Howitz-Dunn!”
“This is one of our favorite brainstorms so far, and we’ve had huge fun imagining Howitz-Dunn into life,” said Tami Siewruk. “We can hardly wait to see it in action and watch it change the working lives of apartment professionals throughout this industry. When everyone sees the Mentors they have the possibility of working with, they are going to want to move heaven and earth to be a part of this program! Every Apartment Professional I know—myself included—wishes there had been something like this available to them earlier in their career!”
Amy Kosnikowski is a proven leader in sales, leasing, management and marketing of real estate assets bringing over 18 years of passion and experi-ence. As a nationally recognized expert for her talents and achievements in the industry, Amy has served at the executive level with national REIT’s in addition to privately held real estate investment companies.
Based out of Charlotte, North Carolina, Amy serves as the principal of Quintessential. Amy shares her extensive experience with companies, asso-ciations and organizations across the country as a national speaker, industry educator, marketing strategist and sales coach. Amy is a proud and active member of the National Apartment Association as well as on the Board of the National Multifamily Speakers Alliance.
For more information:
On Howitz-Dunn Management: www.howitzdunnmanagement.com
On Becoming a Mentor or Associate Mentor: contact Tami L. Siewruk, 727-784-9469, [email protected].
“It will be
incredible to have
so many cutting-
edge resources and
supplies available
to industry
professionals to
build and expand
their current
knowledge base.”
18 www.snmaonline.org
MAY JUNE 2009
W estern Risk Insurance is a Proud Platinum Sponsor and Founding Member of the Southern Nevada Multi-housing Association. In addition to spon-soring the association, Western Risk Insurance
has devoted numerous hours to supporting the multi-housing industry by volunteering on the Board of Directors and various committees over the past 18 years.
Our dedication to providing quality services and products to our clients has enabled us to earn business from apartment com-munity owners and management fi rms. Our priority is to make insurance a “non-issue” for our clients. Western Risk Insurance is a Full-Service Independent Insurance Agency and Brokerage. We work for our clients to advise them of the best alternatives
in protecting their assets. Having over a dozen carriers enables us to deliver the best product and price to our client. Not only do we have “Same-Day” quotes available, we have an in-house claims department, loss control services, workers’ compensation and health plans for the multi-housing industry.
We are much appreciative to all the SNMA Members who have made Western Risk Insurance the Largest Multi-housing Insur-ance Provider in Nevada. As we celebrate 25 Years of Service, we thank you!
For more information or to obtain insurance services, call Fran-cie Stocking, National Association of Insurance Women’s 2009 Region VII Member of the Year, at (702) 284-7907 or email us at [email protected].
When You ThinkCommercial Property,
Think...
Apartment • Condo-Conversions • Builders Risk • Workers Compensation • Fidelity • Local Claim Service
COMPETITIVE PRICING AND SAME-DAY QUOTES AVAILABLETo review your current policy coverage call us today 866-604-3800
or email: [email protected]
Now Serving the Southwest: Nevada • Arizona • California • Utah
3140 S. Rainbow Blvd., Suite 400 • Las Vegas, NV 89146(702) 368-4217 • (702) 368-4129 fax • www.westernrisk.com
20 www.snmaonline.org
MAY JUNE 2009
The best resident screening solutions should continually evolve and incor-porate the latest and best applicant data to improve the screening process.
In today’s market you need the right tools to help you accept the best applicants, avoid-ing skips and evictions. One of the most powerful pieces of applicant information is past rental payment history, but histori-cally the multifamily industry has not had a coordinated and consistent database for consolidating rental payment informa-tion—until now. We are excited to announce a new partnership between RentGrow and RentBureau, which allows us to offer rental payment history records through our To-talScreen product. The result: our customers can make even better rental decisions!
What is RentBureau Rental Payment History Data?RentBureau is the nation’s fi rst and only consumer reporting agency designed specifi -cally for the multifamily industry. They have created the National Rental Data Exchange (NRDE), the nation’s only secure, up-to-date database of rental payment history. RentBu-reau collects rental payment history directly from participating property management companies who volunteer to furnish their data (at no charge). The information is up-dated every 24 hours, directly from property
management software, such as Yardi, AMSI, OneSite, and MRI, without disruption to I.T. or property operations. Although fairly new to the marketplace, RentBureau’s database already contains detailed rental payment history records on millions of individuals. The database is rapidly growing and becom-ing a great tool for evaluating past rental payment performance.
How Does RentBureau Data Fit Into the Resident Screening Process?RentBureau rental payment history comple-ments the traditional sources of applicant background information such as credit reports, criminal records, and landlord and tenant civil records. “The greatest predic-tor of a resident’s likelihood to pay rent is their rental payment history. But surpris-ingly, rental payments have never been a part of a traditional credit score,” said Eric Hartz, RentBureau’s President and CEO. “RentBureau is changing that. We are proud to now be incorporated into RentGrow’s TotalScreen product to make it easier for RentGrow clients to monitor, confi rm and predict a resident’s rent payments.”
RentBureau records are available instantly online within RentGrow’s TotalScreen product, and display clear month-by-month rental payment history and timely collec-tions activity. This reliable, instantly avail-
able data can augment or take the place of landlord phone references.
How Rental Payment Data Can Benefit Your Resident Screening:
Increases knowledge. Renters’ pay-ment history is an ideal way to predict the probability of rental payment behavior.
Lays out the facts. If an applicant writes a bad check, defaults on a lease, or even damages property, you have a fact finder that provides straight forward, accurate, updated, unbiased information, keeping you in the know. Most importantly it eliminates human subjectivity on how “good” a renter has been and only delivers the facts.
Saves time. The industry is moving away from phone references and fax verifi cations on applicants. Rental pay-ment history offers a more objective and a timely way to verify residence history, and in many instances can take the place of a landlord phone reference.
Updated daily. The collection and rental payment information in the da-tabase is updated daily, so it can pick up collection or payment issues that do not appear on an applicant’s credit report.
Expands credit threshold. For ap-plicants with little or no credit, rental history gives you an avenue to evaluate credit history; it’s an accurate way to determine if the applicant is a qualifi ed renter. What’s more, rental history offers a sound solution for screening applicants with thin credit, while creating oppor-tunity for higher occupancy rates and increased revenue.
Prevents skips. Management com-panies that opt to furnish their data to RentBureau will have an automatic system that tracks and prevents serial skippers from popping up at more than one of their properties.
Having a reliable source to track rental pay-ments is a major advantage for the Multifam-ily industry. When this data is integrated into your resident screening solution, it delivers a seamless and easy to use solution for excep-tional intelligence, visibility and decision-making for property managers.
Mike Lapsley is president and CEO of RentGrow, Inc., the resident screening experts (www.rentgrow.com). He can be reached at [email protected]. RentGrow and RentBureau re-cently partnered to integrated RentBureau rental payment history data through our TotalScreen screening solution.
EnhancedResident
Screeningwith Rental
Payment History
By Mike Lapsley,President and CEO of RentGrow, Inc.
21www.snmaonline.org
MAY JUNE 2009
22 www.snmaonline.org
MAY JUNE 2009
FAIR HOUSING FOCUS
Fair Housing:It’s for the Birds!(With much thanks and appreciation to
the Wikipedia Foundation)By Nadeen Green, Senior Counsel with For Rent Media Solutions™
H iding from the realities of fair housing, or pretending the law doesn’t really matter or apply to you, is not smart. As it hides its
head, an ostrich almost always has its rear end in the air… makes a good target doesn’t it? And you could make a good target for a fair housing complaint or lawsuit if you, or those whom you supervise, engage in prac-
tices that violate the Fair Housing Act. Keep in mind that “anyone and everyone” who participates in an act of unlawful housing discrimination, or who allows it to happen on their watch, is potentially liable. And this liability does not depend on your know-ing the situation was wrong, since even unintended discrimination is actionable. The costs related to fair housing violations
can be in the hundreds, thousands, tens of thousands, or millions of dollars. So get your head out of the sand!
What color is a Blue Jay? You might say blue! But you would be wrong. The feathers of a blue jay are designed to refract light and appear blue. (This is called struc-tural coloration.) Color in this instance is not only not skin deep, it isn’t even real. Color and race are just as superfi cial for humans, but that hasn’t stopped us from making issues out of them. In fact, color and race were two of the original four fair housing protected classes (national origin and religion being the others). In 1968, the assassination of Dr. King and the resultant chaos in many of our cities led Congress to enact the Fair Housing Act. This was the fi rst time on a national basis that discrimi-nation in housing had been addressed.
Fill in the blank: “ ” as a Dodo. You probably came up with “dumb,” and yes, the traditional image of the Dodo is of a fat, clumsy bird. But this view has been chal-lenged because the old drawings showed perhaps overfed captive specimens. The Dodo probably fattened itself on ripe fruits at the end of the wet season to live through the dry season when food was scarce. When these docile birds were taken into captivity, they would become overfed very easily. So, what on earth does this have to do with fair housing? The point is simple. Watch out and don’t stereotype the folks who want to live at your community or who already do so.
There has been much interest lately in the ap-parent rediscovey of the endangered Ivory-Billed Woodpecker. Many countries have laws offering special protection to endan-gered species, and many of these laws are controversial. When our industry chooses not to rent to certain groups of people (such as students; the gay and lesbian community; those on Section 8), their housing opportuni-ties become endangered. Then there likely will be laws offering special protection to these people, and many of these laws are controversial. So keep in mind, that when our industry turns away people for reasons that are arbitrary (i.e. that have nothing to do with the ability to pay rent or be good resi-dents, complying with all the lease terms), we will likely someday have expanded fair housing legislation with which to deal.
Whether you have had a long career in the multi-family industry, or if you are a newcomer,
you would be well advised not to be an Ostrich.
23www.snmaonline.org
MAY JUNE 2009
The dates and events are subject to change without notice. Please call the SNMA office at (702) 436-7662 with questions.
May13 Education: Closing Techniques15 Annual Golf & Putting Tournament—Angel Park20/21 HD Supply Education: Pool
June16 Networking Luncheon—Dress for Success19 Education: Lease Agreements and Debt Recovery23–27 NAA Education Conference
July15 Education: Recession Buster Seminar for the Multi-Family Housing Industry23 Education: Marketing in Tough ConditionsTBD Bowling Tournament
August18 SNMA Networking Dinner Event21 Education: Advanced Fair HousingTBD Maintenance Mania and Membership Picnic
September17 HD Supply Education
October9 Texas Hold ‘Em Poker Tournament14 Education: Survival Spanish20 SNMA Networking Dinner Event23 Education: Employment Practice
November7 Year End Dinner and Awards Ceremony
December10 Education: Features & Benefits Leasing or Resident Retention
• Subject to change•
SNMA 2009 Calendar of Events
Do be a Penguin. In this industry you have to adapt, just as pen-guins, who once fl ew, now use their wings as fl ippers to swim. Years ago, people in the industry said “they’ll never make us have to take children,” and we were unresponsive to the increasing inability of people with children to fi nd apartment homes. So in 1988 the Fair Housing Act was amended to include people with children (familial status). All of those “swinging single” apartment communities were forced to adapt and include children. It is important to remember that with a few exceptions (rules related to swimming pools, fi tness centers, and specialty equipment such as hot tubs, saunas, and tan-ning beds) the community rules and regulations at your community should apply to everyone, and not just to children.
Two Turtle Doves. They get to share a bedroom, whoever they are. Whether they are adults or children, or both; whether they are male or female or both. Your occupancy standards should be at least 2 people per bedroom, and it is just that…2 people, no matter whom. Their sleeping arrangements are none of your business.
Woodstock. For all of Woodstock’s mental acumen, Snoopy’s little friend is physically challenged. He is a very poor fl yer and he fl it-ters around in erratic fashion, often upside down, and frequently crashes into things. He usually manages to get where he wants to go, though, as long as he doesn’t have to fl y too high. He is prone to beak-bleeds if he goes over ten feet in the air. So for all practical pur-poses, we can identify Woodstock as having disabilities. And those disabilities must be reasonably accommodated. In Woodstock’s case, the accommodation, since he cannot fl y too high, is that his nest is serviced by an invisible, but audible, elevator (although Woodstock fl utters his wings as he rises and descends). Now there is no requirement for a landlord to install an elevator, but other reasonable accomodations are required. Two issues which arise repeatedly are the right of those with disabilties to have service animals, even at pet-restricted/pet-free communities, and the right to have specifi c parking assigned if needed to better manage at the community. Please consult with your attorney anytime a prospect or resident with a disability brings up an issue regarding the policies or procedures at your community.
A nest is a place of refuge. Much like an apartment. Common nest types include ground nests, platform nests, cavity nests, and cupped nests. There is as much variety in nests as there is in apartment communities and fl oorplans. But no matter the variety, the nest must work for the bird, and the apartment must work for the resident… including the resident with physical disabilities. Communities with fi rst occupancy before March 13, 1991 must al-low residents to make reasonable modifi cations to the premises… inside the unit and out, at the resident’s cost. Communities fi rst occupied after that date are subject to construction design guide-lines for common areas and all fi rst-fl oor and elevator accessible apartments. The failure of our industry to construct according to the guidelines has resulted in a number of extremely costly fair housing cases. Please consult with your attorney anytime a prospect or resident with a disability brings up an issue regarding the physical characteristics of your community.
Consider the Swan, graceful and lovely. But how does this relate to fair housing? Swans are revered in many religions and cultures,
for the birds — continued on page 24
especially Hinduism. Saraswati, the fi rst goddess worshipped in the Hindu religion (and who is the Goddess of Education), is very often depicted with a swan. Now this may seem strange to you, but the point is that there are many religions, creeds, and beliefs, and housing cannot be denied just because someone has views that differ, even signifi cantly, from yours. Keep in mind that while you cannot base your decision to rent to someone because of their religious convictions, that accommodation of religion is not required under the FHA.
24 www.snmaonline.org
MAY JUNE 2009
This Fair Housing Focus article was written by Nadeen Green, Senior Counsel with For Rent Media Solutions™. The information contained in this article is not to be considered legal advice, and the author and FRMS strongly recommend that you consult with your own counsel as to any fair housing questions or problems you may have.
“Hail to thee, blithe Spirit!/Bird thou never wert.” From whence comes this quote? It is from “To a Skylark,” by Percy Bysse Shelley. The skylark is known for its birdsong which is not to be confused with bird calls. “Bird Song” is essentially territorial and communicates the identity and whereabouts of an individual to other birds and also signals sexual intentions. “Bird calls” are used for alarms and contact, and are especially important in birds that feed or migrate in fl ocks. And this brings us to language. Just what accommodation must be made for those who do not speak English? As of this writing, if you are involved in any program tied to govern-ment monies in the operation of your community, there are Limited English Profi ciency guidelines with which you should be familiar (see the Hud.gov website). For those of you at other communities, there are no guidelines, but good business practices might suggest that you take steps to be able to communicate to your customer base, even if that customer base speaks a language (or languages) other than English.
James Bond. Now how did 007 get into this article? Because James Bond, who lived from 1900-1989 was a leading American ornithologist whose name was appropriated by writer Ian Fleming for his fi ctional spy. The real Bond was expert about Caribbean
birds and wrote the defi nitive book on the subject: Birds of the West Indies. Ian Fleming, who was himself a keen bird watcher living in Jamaica, was familiar with Bond’s book, and chose the name of its author for the hero of Casino Royale in 1953. Fleming wrote to the real Bond’s wife, “It struck me that this brief, unromantic, Anglo-Saxon and yet very masculine name was just what I needed, and so a second James Bond was born.” In Die Another Day, Pierce Brosnan, playing the fi ctional spy, can be seen examining Birds of the West Indies. Now, another word for ornithologist is “birder” and birders are those who observe and identify birds. Birds are identi-fi ed by how they look and by how they sound. And that brings us to linguistic profi ling and the fair housing issues. You speak with people every day, even without seeing them. You will draw conclu-sions about them from their voices, and that is fi ne as long as those conclusions do impact their fair housing rights. Consider a policy by which you return all calls in a reasonable period of time; invite everyone who calls you to visit, even if you believe what you have may not be what they want (“Nonetheless, if you are still interested in our community, we welcome your visit…”); and self-test to ensure that those return calls and invites are in fact happening.
Birds, birds, birds. We’ve talked about birders, and that they observe and identify birds by how they sound. Birds are also iden-tifi ed by how they look. And birds come in many colors, not only white. Just like people. Yet for some reason our apartment industry, either through oversight or reluctance, often fails to show persons of color in advertising. If human models are used in an advertis-ing campaign, they must reasonably represent the majority and minority groups in your metropolitan area (not neighborhood or area of town). Show these people in equal social settings and size, and don’t forget the children (or the EHO logo either!). White-only advertising cases have judgments and jury verdicts as high as two million dollars!
Fenton Crackshell. This duck, who works for Scrooge McDuck, just might have a counterpart in your organization. Although he is not stupid, Fenton’s ambitious ideas and hasty decision-making create serious problems. Then, determined to make amends by any means necessary, he creates even more complications. Please consider all of your decisions and plans and procedures carefully, and take the time to evaluate them (perhaps with your attorney) in light of fair housing ramifi cations.
Don’t let your actions become a fair housing albatross around your neck (an expression familiar to not just the readers of Coleridge’s “Rime of the Ancient Mariner”), because a fair housing case can be “murder” (a group of crows). And don’t let your actions be defi ned through “unkindness” (a group of ravens). Rather, strive to be wise as an owl (and learn about and abide by fair housing law), so that you can know how to do it right and be proud… as a peacock.
■ for the birds — continued from page 23
25www.snmaonline.org
MAY JUNE 2009
PRODUCTS &SERVICES GUIDE
ADVERTISING702 West2470 Denholme St.Henderson, NV [email protected]: (702) 278-8905 F: (702) 202-4513
Apartment Finder 6330 McLeod Dr. Ste. 5 Las Vegas, NV [email protected]: (702) 604-2351 F: (702) 798-8311
Apartment Guide, The 8298 Arville Street Las Vegas, NV [email protected] P: (702) 939-1494 F: (702) 939-1551
Apartments.com175 W. Jackson Blvd., 8th floorChicago, IL [email protected]: (312) 601-5391 F: (312) 601-6256
For Rent Media Solutions 5740 S. Arville St., Ste 209Las Vegas, NV [email protected]: (702) 255-3700 F: (702) 255-4901
Masters Media Group, The10624 S. Eastern Avenue #A446Henderson, NV 89052 [email protected]: (702) 269-9290 F: (702) 269-9205
Move.com30700 Russell Ranch Rd., Westlake Village, CA 91362P: (805) 557-2300 F: (480) 556-4623
Rent Grow Inc. (Internet)307 Waverley Oaks Rd. Ste. 301Waltham, MA [email protected]: (800) 736-8476 F: (800) 819-5182
APPLIANCES (SALES/RENTAL/PARTS/REPAIR)Coinmach Laundry Service 501 North 37th Dr., Suite 102Phoenix, AZ [email protected]: (602) 722-6959 F: (602) 340-8907
Excalibur Laundries Inc. 201 E. Sandpointe, Suite 200South Coast Metro, NY [email protected]: (714) 437-9000 F: (714) 210-3777
Universal Service & Supply3605 W. TwainLas Vegas, NV [email protected] P: (702) 876-0333 F: (702) 876-5994
Web Service Company, Inc. 333 W. St. Louis AvenueLas Vegas, NV [email protected] P: (702) 384-4855 F: (702) 384-6054
ASPHALT (PAVING/REPAIR)Lamb Asphalt Maintenance, Inc.3280 Coleman St.N. Las Vegas, NV 89032 [email protected]: (702) 647-1600 F: (702) 647-5969
Stripe-A-Lot 5128 Longridge AvenueLas Vegas, NV 89146 [email protected] P: (702) 870-3585 F: (702) 870-8784
Sunland AsphaltP.O. Box 50409Henderson, NV [email protected]: (702) 563-6872 F: (702) 563-6875
ATTORNEYS/LEGAL SERVICESKarsaz & Associates375 Warm Springs Ave., Ste 104Las Vegas, NV [email protected]: (702) 952-9227 F: (702) 933-5077
Law Office of Garry L. Hayes199 N. Arroyo Grande Blvd, #200 Henderson, NV 89074 [email protected] P: (702) 434-3444 F: (702) 434-3739
AWARDS/TROPHIESBoulevard Trophy & Engraving, Inc. 5007 S. Tamarus St.Las Vegas, NV [email protected] P: (702) 736-3130 F: (702) 736-3526
BANKING/MORTGAGE LENDING/FINANCIALArbor Commercial Mortgage2802 Flintrock Trace, Suite 225Austin, TX [email protected]: (512) 371-4171 F: (512) 371-4172
Community Association Banc4950 W. Flamingo Rd. Las Vegas, NV [email protected] P: (702) 889-4656 F: (702) 889-2834
Southwest USA Bank4043 S. Eastern Ave.Las Vegas, NV [email protected]: (702) 853-4700 F: (702) 853-5799
BLINDS/WINDOWS/DOORS/GLASSCherokee Blind & Door 4350 S Arville, C-21 Las Vegas, NV 89103P: (702) 432-3244 F: (702) 432-3341
Quinn Development & Construction Co.4310 S. Cameron St. Ste. 11Las Vegas, NV [email protected]: (702) 656-2889 F: (702) 656-3885
Western Pride Construction LLC3924 Silvestri LaneLas Vegas, NV [email protected]: (702) 362-2800 F: (702) 362-1376
ENERGY EFFICIENCYEnergySeal Inc.10040 W. Cheyenne #170-41 Las Vegas, NV 89129energysealinc.yahoo.comP: (586) 615-1552 F: (707) 864-3132
EXERCISE EQUIPMENTAdvanced Exercise Equipment861 South Park Dr. #200Littleton, CO [email protected]: (702) 540-2215 F: (303) 996-0063
FIRE AND SAFETYCertified Fire Protection3400 W Desert Inn, Ste 20 Las Vegas, NV 89102-8354 [email protected]: (702) 873-5995 F: (702) 251-1972
Diversified Protection Systems Inc.4435 Wagon Trail Ave.Las Vegas, NV [email protected]: (702) 307-3473 F: (702) 307-3472
FLOORING - COVERING/CARPETCriterion Brock, Inc. 1660 Helm Dr. Ste 1000Las Vegas, NV [email protected] P: (702) 458-6550 F: (702) 458-6584
Sherwin Williams Paint & Floor Covering7470 S. Dean Martin Drive. #105Las Vegas, NV 89139 [email protected] P: (702) 895-8887 F: (702) 895-8892
FURNITURE (RENTAL/SALES)CORT Furniture Rental 6625 Arroyo Springs St. Ste. 130Las Vegas, NV [email protected] P: (702) 822-7368 F: (702) 822-7324
Custom Furniture Rental 273 Martin Luther King Blvd.Las Vegas, NV 89106-4310 [email protected] P: (702) 384-6996 F: (702) 384-8904
Sundrella Casual Furniture2740 W. Deer Valley Rd.Phoenix, AZ [email protected]: (702) 369-0878
Winston Contract603 SE Fort King StreetOcala, FL [email protected]: (800) 327-1541 F: (352) 368-2471
HVACFire-N-Ice Heating & Air Conditioning2912 S. Highland Dr., Ste ELas Vegas, NV [email protected]: (702) 395-0071 F: (702) 395-0253
BROKERS (REAL ESTATE)Marcus & Millichap3993 Howard Hughes Pkwy, Ste 300 Las Vegas, NV [email protected] P: (702) 215-7100 F: (702) 215-7110
NAI Alliance6995 Sierra Center Pkwy., Ste 100Reno, NV [email protected]: (775) 336-4646
The Bentley Group Real Estate Advisors11920 Southern Highlands Pkwy., #100Las Vegas, NV [email protected] P: (702) 855-0440 F: (702) 855-0660
The Sauter Companies10161 Park Run Dr., Ste. 140Las Vegas, NV [email protected]: (702)383-3383 F: (702)252-0139
CARPET CLEANING/RESTORATION/DYEINGSolar Contract Carpet of Las Vegas, Inc. 4280 Wagon Trail Ave. #CLas Vegas, NV 89118P: (702) 798-7100 F: (702) 798-1982
Universal Carpet Care, Inc. 3111 S. Valley View, Ste. N-102 Las Vegas, NV [email protected] P: (702) 220-9003 F: (702) 220-4818
CLEANING SERVICES (MOLD/DISASTER)Odor Masters 4616 W. Sahara Avenue #178Las Vegas, NV [email protected]: (702) 253-5030 F: (702) 242-9238
COLLECTIONSClark County Collection Service 8860 W. Sunset RoadLas Vegas, NV [email protected]: (702) 940-5120 F: (702) 365-7927
Sentry Recovery & Collections Inc.3080 S. Durango Ste. 203Las Vegas, NV 89117P: (702) 944-4111 F: (702) 933-4048
COUNTY/CITY OFFICESConstable’s Office Las Vegas Township309 S. Third Street, P.O. Box 552110 Las Vegas, NV 89155 [email protected] P: (702) 455-4099 F: (702) 385-2436
DEVELOPERS (REAL ESTATE)& GENERAL CONTRACTORSKalb Industries of Nevada Ltd.5670 Wynn Rd.Las Vegas, NV [email protected]: (702) 365-5252 F: (702) 365-5257
C-NIC Development, LLC675 E. Azure AvenueN. Las Vegas, NV [email protected]: (702) 425-4101 F (702) 926-2332
KDG, LLC The Kelly Design Group6285 McLeod Drive No. 2 Las Vegas, NV 89120 P: (702) 597-1166 F: (702) 597-1133
26 www.snmaonline.org
MAY JUNE 2009
INSURANCECIBA Insurance Services655 N. Central Ave., Ste. 2100 Glendale, CA [email protected]: (818) 638-8525 F: (818) 638-8551
Kaercher & Associates Insurance Brokerage 2500 N. Buffalo Dr., Ste. 230Las Vegas, NV 89128 P: (702) 384-2813 F: (702) 304-7860
Renters Legal Liability LLC 466 South 400 East #103 Salt Lake City, UT [email protected]: (801) 994-0237 F: (801) 521-4452
Western Risk Insurance3140 S. Rainbow Blvd., Suite 400 Las Vegas, NV [email protected] P: (702) 368-4217 F: (702) 368-4219
INTERNET SERVICES/ACCESSInspire WiFi1550 NE Miami Gardens Drive #507Miami, FL [email protected]: (407) 620-6478
KEY CONTROL/ACCESS MANAGEMENTHandyTrac, Inc.510 Staghorn Ct. Alpharetta, GA [email protected]: (678) 990-2305 F: (678) 990-2311
LANDSCAPINGGothic Grounds Management2923 W. Charleston Blvd.Las Vegas, NV [email protected]: (702) 676-1185 F: (702) 678-6968
Silver Lands Inc.2901 S. Highland Drive, Suite 15-ALas Vegas, NV [email protected]: (702) 459-3192 F: (702) 459-4372
Superior Arbor Solutions4330 W. Desert Inn Rd., Ste. OLas Vegas, NV [email protected]: (702) 544-6474 F: (702) 876-1807
MAINTENANCE SUPPLIESHD Supply320 Lava Beds WayLas Vegas , NV [email protected], [email protected] P: (702) 917-5746 F: (702) 622-7222
Johnstone Supply2319 S. Western Ave. Las Vegas , NV 89102P: (702) 387-6940 F: (702) 387-7866
Wilmar4119 Bola DriveNorth Las Vegas, NV [email protected] P: (702) 296-0664 F: (702) 643-5948
MAKE-READYGenie Services4300 N. Pecos Rd. #22Las Vegas, NV [email protected]: (702) 452-1111 F: (702) 452-1179
MEDIALas Vegas Review-Journal1111 W. Bonanza Rd. Las Vegas, NV [email protected]: (702) 383-0346 F: (702) 383-0246
OFFICE SUPPLIESAdvance Office & Janitorial Supplies 3261 S Highland, Ste. 603 Las Vegas, NV 89109 [email protected] P: (702) 735-0213 F: (702) 735-0147
PAINT (SALES/SERVICE)Dunn-Edwards Paints4300 E. Tropicana Ave Las Vegas, NV 89121 [email protected]: (702) 845-7539 F: (702) 243-8131
Empire Community Painting 2756 N. Green Valley Pkwy., Ste. [email protected] P: (888) 278-8200 F: (702) 939-9940
F & A Painting, Inc.4335 W. Post Rd.Las Vegas, NV [email protected]: (702) 914-2676 F: (702) 914-5713
Frazee Paints 5280 S Valley View Blvd.Las Vegas, NV [email protected] P: (702) 371-2365 F: (702) 597-5200
Liberty West Painting 2550 E. Desert Inn, Box 496 Las Vegas, NV [email protected]: (702) 366-0509 F: (702) 949-1936
PPG Pittsburg Paints 5475 S Valley View Las Vegas, NV [email protected] P: (702) 736-2929 F: (702) 736-3151
Sherwin Williams Paint & Floor Covering7470 S. Dean Martin Drive. #105Las Vegas, NV 89139 [email protected] P: (702) 895-8887 F: (702) 895-8892
PLUMBING (SUPPLY & SERVICE)Roto Rooter Services Co. Inc 3441 Precision Drive Las Vegas, NV 89032 [email protected] P: (702) 646-5273 F: (702) 646-8053
POOL FURNITURETotal Patio Accessories3275 S. Jones Blvd., Ste 106 Las Vegas, NV [email protected] P: (702) 309-4198 F: (702) 974-0893
REWARDS PROGRAMSBlackledger12 West 100 North Ste. 100American Fork, UT [email protected]: (801) 763-9064 F: (801) 437-3686
ROOFINGPRS-Professional Roofing Services4180 W. Patrick Lane Las Vegas, NV [email protected]: (702) 796-7663 F: (702) 765-7663
SECURITY DEPOSIT ALTERNATIVESSure Deposit293 Eisenhower Pkwy., Ste 320Livingston, NJ 07039-1783 [email protected] P: (973) 992-8440 F: (973) 992-8770
SECURITY SERVICESSky Security Services2400 S. Cimarron Rd. Ste. 140Las Vegas, NV [email protected]: (702) 304-2185 F: (702) 304-2184
SIGNAGERight-Way Signs6291 Dean Martin Dr.Las Vegas, NV [email protected]: (702) 260-0374 F: (702) 260-1223
TELECOMMUNICATIONSCox Communications121 S. Martin Luther King Blvd.Las Vegas, NV [email protected]: (702) 384-8084 F: (702) 545-2375
TENANT SCREENINGFirst Advantage SafeRent, Inc.7500 W. Lake Mead Blvd., #9-542 Las Vegas, NV 89128 [email protected]: (702) 839-1736 F: (702) 839-1738
TOWINGAA Action Towing3035 Westwood Dr.Las Vegas, NV [email protected]: (702) 737-9100 F: (702) 737-8567
Expedite Towing228 W. Owens Ave.N. Las Vegas, NV [email protected]: (702) 633-8850 F: (702) 633-8892
Quality Towing4100 E. Cheyenne Ave.Las Vegas, NV [email protected]: (702) 649-5711 F: (702) 633-4447
Southern NV Multi-Housing Association - Forms & Publications
ITEM PKG. OF MBR PRICE NON-MBR
5-Day Pay or Quit***5-Day Notice Breach of Contract***5-Day Unlawful Detainer***3-Day Nuisance***30-Day No Cause Termination***30-Day Notice to Change Terms***Abandonment***Security Deposit DispositionCommunity Inspection***Notice to Vacate***Roommate Relinquishment***Application to RentLease*** (Members Only)Lease Renewal***(Members Only)Move-In Inventory & Condition***2007 Salary SurveyLandlord/Tenant Law Handbook (Members Only)Affidavit of ComplaintInstructions to the ConstableOrder of Summary Eviction
25252525252525253025255012252511
10.5010.5010.5010.5010.5010.50DownloadDownload10.5010.25Download14.7519.9510.2514.7549.95129.00DownloadDownloadDownload
15.5015.5015.5015.5015.5015.5015.5015.5015.5015.5015.50NO SALENO SALE15.5019.7599.95NO SALEAvailable at CourthouseAvailable at CourthouseAvailable at Courthouse
DELIVERY CHARGE - $10.00 per delivery or $20.00 for COD orders.*** 3 part carbonless paperPRICES ARE SUBJECT TO CHANGE WITHOUT NOTICE.
27www.snmaonline.org
MAY JUNE 2009
2775 South Rainbow Boulevard, Suite #101-CLas Vegas, NV 89139
PRSRT STDU.S. POSTAGE
PAIDSALT LAKE CITY, UTPERMIT NO. 6699
THIS MAGAZINE IS DESIGNED AND PUBLISHED BY NEWSLETTERS INK CORP. 1.800.639.0465
