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Fostering a Self-Starter Culture to Unleash Employee Potential

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By The Editors
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Fostering a self-starter culture can unleash employee potential and is one of the best ways to build collaborative and successful teams. 

Fostering a self-starter culture can unleash employee potential and is one of the best ways to build collaborative and successful teams.

By Kendall Pretzer

Today’s employment landscape requires leaders to remain engaged and nimble. Taking a one-size-fits-all approach to leadership and employee recognition will only result in team members feeling unseen, unheard and quickly uninterested. Companies that opt for this approach will often find their teams doing the bare minimum to stay employed and their top talent exiting for greener pastures and more inspiring organizations.

Recognizing potential self-starters, nurturing their ambitions and mentoring them through the early stages of their careers are the best ways to build collaborative and successful teams. Every person needs something different depending on where they are in their journey, what’s ahead of them, what they are asked to do and what they truly want to do. I learned these important lessons as I moved through my own career.

Finding Empowerment Through Exploration

After I graduated college with a degree in finance, I knew I didn’t want to work for a bank, which was the most common career path at the time for people with finance degrees. My first job was with a commercial real estate company based in Dallas as the regional financial analyst. In addition to being an analyst, my responsibilities included training onsite teams on the new property management system. It was then that I learned that I had a knack for training and technology.

After a few years working as an internal consultant for a bank (yes, I ended up at one anyway) my first boss, now with Trammell Crow Residential, recruited me to become the director of training for their central region multifamily portfolio. There, I led training, marketing and corporate housing for several regions of Trammell Crow Residential up to and including when those divisions became Gables Residential.

Another former boss brought me to Security Capital/Archstone where I ultimately led property operations for a region. I shifted my focus from services to property operations after a vice president at Trammell Crow Residential said to me, “You need to lead revenue in order to truly have a seat at the table.” That move was also an opportunity to determine whether all the training theory I had been talking about for years actually worked. Eventually, I returned to Gables Residential until starting The Strategic Solution, which focused on innovative policy management solutions. Along with my team, I grew that business for 18 years before selling it to Grace Hill in 2018 and became CEO in 2021.

 The Power of Learning and Perspective

Everyone I met, all the people I learned from and every position I’ve held have factored into the success I’ve achieved today. Rather than let ego guide my path, I accepted several lateral positions, continuously seeking new education and skills from each role. Each opportunity was a new experience that expanded the breadth of my learning and helped me hone my passions.

 Too many times I thought I knew everything. Now, I realize I didn’t know as much as I let myself believe. One pivotal moment in my career was when I was chewed out by my boss in a room of 25 people during a presentation. In his opinion, I spent too much time focused on problems and too little on solutions. It was very painful and even more embarrassing, but it has always stuck with me. I learned so much from that experience.

First, I survived the moment. Yes, I was embarrassed, but it gave me the perspective that words didn’t kill me. Second, I understood that my boss’s assessment was accurate. Third, my close colleagues in the group offered support afterward and helped me comprehend that one moment did not define me or my work. I developed thicker skin, an understanding that work isn’t necessarily personal and that if someone says something that hurts me, I can grow from it rather than let it defeat me.

Prioritizing Collaboration

I had several bosses who were successful by being collaborative and who empowered me to use my intelligence to problem-solve. One of them had a highly effective technique of questioning me until I found the right answer myself. On a side note, he also taught me a rule about never leaving a voicemail longer than one minute.

My father is another of my role models for good leadership. When I was growing up, he was the manager of a large department store. I remember walking through the store and listening to his employees speak about how much they liked working for my father. At a young age, I learned the power of good leadership and how it can influence performance and attitude. My father exemplified the importance of using leadership to create a strong team that would work to move the business forward.

Turning Initiative Into Leadership

There is much to be done in today’s work environment. My interest in problem-solving hasn’t subsided, and at Grace Hill, we want to support and develop the skills of up-and-coming leaders. My advice is to show initiative by volunteering to tackle difficult issues. Communicate with your company’s customers and collaborate with others. Never stop seeking ways to be involved, particularly with challenging projects. Embrace the old adage, “Don’t bring me problems, bring me solutions.”

Most leaders welcome help in getting things done, but if those in charge must think of all the solutions, it feels lopsided. Good leaders want everyone rowing. Demonstrate how you can contribute and don’t be silent. If you see something amiss, speak up. Better yet, bring a solution to the table or at least some options to consider. Try to make suggestions using the current resources, as well as a solution if more investment can be spent on the problem. Help the leaders of your company see the completeness of the research and the path to a result. Your ingenuity and creativity will be appreciated.

And always remember that the bad moments don’t define you. Learn from them. You will survive.

Are you or a colleague making a positive impact in your community? At Grace Hill, we want to build up our colleagues who show passion, leadership and demonstrate effective change for good. Nominate yourself, a colleague or a friend for the 2023 Grace Hill Hero Impact Awards today.

Be a Mentor

Mentors have value in many ways. They help by offering options and suggestions, coaching mentees toward an answer and sharing applicable experiences. Sometimes just having a sounding board — someone willing to listen without judgment — is the most helpful thing.

Companies and leaders today need to embrace the thought processes and decision-making skills of their most ambitious employees. Engage with them and nurture their confidence by awarding them more responsibilities. Encourage people to pursue more.

Grace Hill not only works to mentor and encourage self-starters to discover their full potential, but it is our mission to help other multifamily organizations to do the same. We’ll discuss these important issues and offer insights and advice at the Leadership Languages: Understanding What Motivates Your Team webinar on July 20, 2023. This free and informative session will show you the best ways to motivate your teams and inspire your self-starters. Register today!

Find Passion

As I have grown in my career, I have realized that work is what I do, not who I am. I have several interests, passions and causes that are a valuable part of my life. Work can satisfy some goals and certainly provides a living, but we must give ample attention to the other parts of our lives that define happiness and fulfillment.

Whenever we think we know it all, when we are so busy ringing our own bell or patting ourselves on the back, we forget to learn, listen and ask questions. It is then that we lose the opportunity to grow. We lose ground on our path to success, and we’re probably not too fun to be around. We all can learn something from all the other people and situations we encounter, and we’ll all be better for it in the long run.

 About the Author

Kendall Pretzer brings more than 30 years of experience in property management and supplier solutions to her role as the Chief Executive Officer at Grace Hill. Kendall joined the team in 2018 after Grace Hill purchased her company, The Strategic Solution, bringing together policies and procedures with training. Today, she and Grace Hill champion making a positive impact in our communities in multifamily, as demonstrated in company initiatives like the annual Impact Hero Awards, Breast Cancer Awareness Month and Human Trafficking Awareness Month. In recognition of her dedication to the industry, Kendall was recently named a GlobeSt. Woman of Influence and one of the Top 25 Women Leaders in US PE-Backed Software by Calibre One.

About Grace Hill

Grace Hill provides industry-leading SaaS technology solutions designed to make a positive impact in real estate and improve the lives of people where they work and live. Harnessing years of real estate experience and the understanding that people are better together, Grace Hill helps owners and operators increase property performance, reduce operating risk and grow top talent. More than 500,000 professionals from over 1,700 companies rely on Grace Hill’s talent performance solutions covering policy, training, assessment, survey, and data-driven insights. Visit us at gracehill.com or on LinkedIn.

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HUD Charges Landlord With Discrimination Over Assistance Animal

By
John Triplett
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HUD has charged a landlord with disability discrimination over failing to lease a rental to a woman with a dog as an assistance animal

HUD (The U.S. Department of Housing and Urban Development) has charged a landlord and Realtor with disability discrimination over failing to lease a rental to a woman with a dog as an assistance animal, according to a release.

HUD has charged Serrot Management LLC, the owner of a dwelling in Maplewood, New Jersey, and its realtor with violating the Fair Housing Act by refusing to allow a prospective tenant with a disability to live with her assistance animal. Read the Charge. The rental had a no-pet policy. Assistance animals are not pets.

HUD’s charge alleges that the landlord approved the potential tenant’s application to rent an apartment in Maplewood, New Jersey. However, they imposed discriminatory terms and conditions on the complainant’s tenancy and eventually rescinded their approval after they learned she required an assistance animal.

“Although the complainant (tenant) offered medical support documentation for her assistance animal, the landlord continued to impose onerous conditions, denied her reasonable accommodation request, and ultimately denied her housing. The complainant was forced to find another place to live with her family under a tight time deadline,” the complaint says.

Some of the discriminatory language placed in the lease for the tenant with the assistance animal, a dog, stated that:

“If the landlord has any signs of issues with the dog barking, or making too much noise the rent will increase by $100 w/ a 30-day notice. The landlord has the right to terminate the lease with a 60-day notice if the dog becomes an issue for any reason,” the complaint says.

The Fair Housing Act (“Act”) prohibits discrimination based on disability. Such discrimination includes refusing to rent based on a person’s disability, failing to grant reasonable accommodations, or subjecting tenants to discriminatory terms and conditions.

“Persons with disabilities must not be subjected to burdensome constraints while trying to secure housing. The rights of persons with disabilities have been protected under the Fair Housing Act for more than 30 years, yet they continue to face discrimination,” Demetria L. McCain, HUD Principal Assistant Deputy Secretary for Fair Housing and Equal Opportunity, said in the release. “HUD is committed to vigorously enforcing the Act to protect the rights of individuals with disabilities.”

“The Fair Housing Act requires housing providers to make reasonable accommodations that are necessary for an individual with disabilities to have equal enjoyment of housing,” HUD’s General Counsel, Damon Smith, said in the release, “In some cases, that means a housing provider must permit the use of an assistance animal without imposing onerous conditions.”

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Fair Housing And Phone Calls – Ensuring Compliance

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By The Editors
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Property management professionals must remain vigilant about the potential fair housing implications associated with phone calls and testing

Property management professionals must remain vigilant about the potential fair housing implications associated with phone calls as fair housing testing primarily takes place over the phone.

By The Fair Housing Institute

In today’s rapidly-evolving digital landscape, it’s easy to overlook the significance of traditional forms of communication, such as phone calls, in the day-to-day operations of leasing offices.

While email and messaging services have become prevalent, phone calls remain an indispensable aspect of effective leasing-office management.

However, property management professionals must remain vigilant about the potential fair housing implications associated with phone calls and the importance of handling them meticulously to prevent any violations.

Busy Leasing Office vs. Fair Housing Testers

Leasing offices often experience a whirlwind of activity, with multiple individuals vying for attention simultaneously. Amidst this flurry of tasks and interactions, it is all too easy to make inadvertent mistakes that can potentially lead to fair housing violations, and fair housing testers are banking on this.

Fair housing testing, which seeks to uncover discriminatory practices, predominantly takes place over the phone due to its cost-effectiveness and ability to reach a wide range of properties. Consequently, every phone call becomes an opportunity to showcase compliance with fair housing guidelines and avoid inadvertently engaging in discriminatory behaviors.

Let’s consider a few common scenarios that leasing agents are presented with on a daily basis that, if not handled properly, could lead to a fair housing claim.

Who Should You Help First

As referenced above, we all know how incredibly busy a leasing office can be. So what should you do if you are on a call with a prospect who is inquiring about availability when another person walks in and is staring right at you? It might be tempting to ask the person on the phone if you can call them back, but this can lead to potential problems.

What if the person on the phone falls under a protected category while the person in front of you does not? What if the person that just walked in is also interested in availability? Either case could appear discriminatory if not handled correctly.  A best practice would be to place your caller on a brief hold so you can explain to the in-person prospect that you will be right with them and assist them according to the order that you made initial contact.

Unseen Discrimination

A question we often get is: How can someone claim discrimination if I can’t even see them?

It is essential to recognize that fair housing violations and discrimination claims can emerge from phone calls, even when the caller remains unseen. Subtle cues, such as foreign-sounding last names or accents, can be utilized by fair housing testers in an attempt to provoke or fabricate a basis for racial discrimination claims.

Similarly, individuals can assert fair housing violation claims based on disabilities through phone calls without any face-to-face interaction. For example, a person may have a speech impediment or use a relay service to communicate. Both of which indicate that you are speaking with a potentially disabled individual. It is crucial to approach these calls with sensitivity, ensuring that the caller’s unique needs are fully understood and effectively addressed.

Discussing Policies – Consistency Is Key

Another common phone call that we handle in our leasing offices is inquiries into the property’s policies.

When individuals inquire about property management policies over the phone, effective and consistent communication is of utmost importance. Ensuring that every staff member responding to inquiries has easy access to the office’s policy is a best practice. In cases where uncertainties arise, seeking guidance from a supervisor is highly recommended. Consistency in conveying information not only demonstrates professionalism but also minimizes the risk of potential fair housing pitfalls.

In conclusion, ensuring that property management professionals are well-versed in handling phone calls appropriately and adept at addressing a diverse range of inquiries is paramount.

Achieving this proficiency requires comprehensive fair housing training programs and engaging in practical role-playing exercises. By prioritizing fair housing compliance and fostering a culture of sensitivity and inclusivity, leasing offices can minimize the risk of fair housing violations and provide equal opportunities to all prospective tenants.

About the author:

In 2005, The Fair Housing Institute was founded as a company with one goal: to provide educational and entertaining fair-housing compliance training at an affordable price at the click of a button.

Fair Housing and Hoarding – What You Need To Know

Mid-Year Report: Multifamily Faces Challenges but Demand Remains Steady

By
John Triplett
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Multifamily rent growth is positive, but slowing, Yardi Matrix says in the Multifamily Mid-year report and outlook but challenges lie ahead.

Multifamily rent growth is positive, but slowing, Yardi Matrix says in the Multifamily Mid-year Outlook report. However, challenges do lie ahead.

While rent growth is positive, “the market faces challenges related to the potential economic downturn and rising interest rates that have eroded property values and is likely to lead to an increase in distress,” the report says.

What Lies Ahead for Rents?

Multifamily rents continued to increase through the first half of 2023, despite challenges that included slowing demand, growing issues with affordability, slower population growth and competition from a large amount of new supply.

“We anticipate that rents will continue to increase modestly over the course of the year as demand has firmed, albeit at a more moderate rate in line with historical growth levels,” the report says.

Multifamily demand also is boosted by the sharp drop in home sales, which keeps renters in apartments. Low in-place mortgage rates are discouraging homeowners from selling homes, keeping inventory low and single-family prices high.

Rents also will continue to be constrained by affordability, as a growing number of households are paying more than 30 percent of their income on rent.

This can be addressed with more supply, but at the same time states and municipalities are debating rent-control and limits to development that will backfire if allowed to be implemented.

Multifamily rent growth is positive, but slowing, Yardi Matrix says in the Multifamily Mid-year report but challenges do lie ahead.
Multifamily rent growth is positive, but slowing, Yardi Matrix says in the Multifamily Mid-year Outlook but challenges do lie ahead.

New Apartment Supply

Matrix expects 430,000 multifamily units to be delivered in the United States in 2023, an increase of 2.8 percent of stock, according to the multifamily mid-year report.

This new product represents a 15 percent increase over the 366,000 units (2.4 percent of stock) that came online in 2022. The increase in supply will put pressure on operators, but the impact will not be spread evenly across markets.

Deliveries will be focused in 10 to 15 of the fastest-growing markets.

Markets expected to deliver the highest numbers of new apartments in 2023 include Austin (22,310 units), Dallas (21,769), Miami (18,571), Atlanta (15,611), New York City (15,510) and Phoenix (13,592).

Capital Markets an Achilles Heel?

Property fundamentals are strong, but the increase in capital costs has injected pricing uncertainty into the market and made it difficult to complete a transaction of any kind, the report says.

Property sales and mortgage-origination volume are both down sharply and distress is on the rise.

The biggest hindrance to deal flow is the rapid and steep decline in property values stemming from the increase in interest rates and slowing rent growth.

Multifamily rent growth is positive, but slowing, Yardi Matrix says in the Multifamily Mid-year Outlook but challenges do lie ahead.

“While there will be some rough patches ahead, and operators must cope with rising costs such as labor, taxes and insurance, multifamily has strong long-term fundamental demand drivers and solid liquidity from investors and lenders.

“Those attributes should enable it to withstand market conditions better than other commercial property types,” Yardi Matrix writes in the report.

Read the full report here.

Multifamily rent growth is positive, but slowing, Yardi Matrix says in the Multifamily Mid-year reportok but challenges do lie ahead.

About Yardi Matrix

Yardi Matrix researches and reports on multifamily, office and self-storage properties across the United States, serving the needs of a variety of industry professionals. Yardi Matrix Multifamily provides accurate data on 18+ million units, covering more than 90 percent of the U.S. population. Contact the company at (480) 663-1149.

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Entrata Acquisition Can Help Property Managers And Build Tenant Credit

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By The Editors
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Entrata has acquired Rent Dynamics to benefit property managers and residents alike, enabling a more powerful and robust operating system

Entrata has acquired Rent Dynamics to benefit property managers and residents alike, enabling an even more powerful and robust operating system to support resident-focused owners and operators, according to a release.

Entrata says the acquisition can transform how multifamily residents build credit and improve financial health.

Entrata has acquired 100 percent of the equity in Rent Dynamics and will be able to provide residents with increased access to financial tools designed to positively impact their financial future, according to the release.

“Since Entrata’s founding, we have made tremendous strides in streamlining property operations by creating tools that improve both the operator and resident experience. Today, our vision for how we can drive the industry forward has greatly expanded,” Adam Edmunds, Chief Executive Officer of Entrata, said in a release.

“The combination of Entrata and Rent Dynamics will deliver a huge advance in providing much-needed tools to address a gap that has prevented millions of residents from building credit and long-term financial health. We believe this acquisition will give property owners and operators what they need to drive loyalty, financial well-being, and, ultimately, the very best resident experience,” Edmunds said.

Together, Rent Dynamics and Entrata will transform the way property managers can help residents create and grow their financial identity. The addition of Rent Dynamics’ RentPlus products to Entrata’s suite of resident services will further cultivate a powerful and robust operating system to support resident-focused owners and operators.

Rent Dynamics functionality will be partnered with Entrata’s existing features, enabling property owners and operators to provide their residents the capability to streamline utilities, obtain renters insurance, and build credit by making on-time payments, all through Entrata’s single-sign-on platform.

“We’re proud to have helped hundreds of thousands of residents to date, and are excited to be able to accelerate that effort by pairing with Entrata’s extensive suite of services,” Quincy Rich, Chief Executive Officer of Rent Dynamics, said in the release.

“Together, Rent Dynamics and Entrata will continue to build the most comprehensive, all-in-one operating system to create a better experience for every resident. We couldn’t be more excited to join a leader like Entrata to help residents take ownership of their financial situation to provide more rent payment options and get credit for paying rent on time – all through one application workflow,” he said.

The resident amenities are a true differentiator for property management companies—which may themselves benefit through a greater resident retention rate, minimized delinquent rent payments and additional revenue options. Rent Dynamics’ program to help residents build credit has been amplified by its participation in Fannie Mae’s new positive rent payment reporting program, which aims to improve equitable access to credit for residents by incentivizing owners and operators to support resident participation in reporting rent payments to credit bureaus.

“We look forward to Rent Dynamics complementing our product portfolio for years to come,” said Catherine Wong, Chief Operating Officer and Chief Product Officer of Entrata. “The interoperability of both platforms will drive increasing benefits for our customers and their millions of residents around the world, furthering our commitment to elevating the resident experience.”

Financial terms of the transaction were not disclosed. The Rent Dynamics team will assume new roles within Entrata to continue innovation and development across the platform.

This nine-figure, all-cash deal is a game-changer for the rental industry as it will allow more than three million residents to gain financial freedom through access to financial tools that can positively impact their future — with a much broader potential impact for the approximately 43.9 million multifamily residences in the U.S. , according to the release.

For more information about Entrata and its continually expanding platform, please visit www.entrata.com.

About Entrata

Entrata is a leading operating system for multifamily communities worldwide. Setting the bar for innovation in property management software since 2003, Entrata offers solutions for every step of the leasing lifecycle and empowers owners, property managers, and renters to create stronger communities. Entrata currently serves over three million residents across more than 26 thousand multifamily communities around the globe. Learn more at www.entrata.com.

 

About Rent Dynamics

Rent Dynamics provides value throughout the resident journey through technology providing solutions for the Multifamily Industry. Our RentPlus product provides rent reporting and financial resources designed to promote economic inclusion and financial health for renters.

 

HUD Makes $30 Million Available For Fair Housing Enforcement

By
John Triplett
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HUD is making $30 million in funding available for fair housing enforcement to local and state partners to support and promote fair housing

HUD (U.S. Department of Housing and Urban Development)  is making $30 million in funding available for fair housing enforcement to local and state partners through the Fair Housing Assistance Program (FHAP) to support and promote fair housing nationwide, according to a release.

“The money goes to the partnership between the federal government and state and local agencies to provide protection to the public against discrimination in housing. The funding to State and local enforcement agencies supports fair housing complaint investigations and education and outreach activities to inform the public, housing providers, and local governments about their rights and responsibilities under both the Fair Housing Act and state and local fair housing laws,” HUD said in the release.

“This funding notice is crucial as it supports local organizations in the fight to root out housing discrimination in their communities,” said HUD Secretary Marcia L. Fudge. “It is HUD’s mission to combat unlawful housing discrimination, and programs like the Fair Housing Assistance Program give communities the resources necessary to protect them from all acts of housing discrimination.”

Related Story: Are You Prepared for Fair Housing Testing?

Fiscal year 2023’s funding supports the efforts of 77 State, county, and city agencies that administer fair housing laws that provide rights, remedies, and procedures that are substantially equivalent to those provided by the federal Fair Housing Act.

“Our FHAP agencies play a pivotal role in our enforcement efforts to address discrimination and inequality in today’s housing market,” said Demetria L. McCain, HUD’s Principal Deputy Assistant Secretary for Fair Housing and Equal Opportunity. “Discriminatory actions in an attempt to prevent fair and equal housing based on race, color, national origin, religion, sex (including sexual orientation and gender identity), disability, and familial status should not be tolerated in our society, and these agencies are essential partners in fighting against discrimination at the state and local levels.”

Through this funding cycle, HUD is providing an approximate 6.5% increase in both Case Processing Fund reimbursement rates and Administrative Cost Funds temporarily introduced last year, which are the two main sources of FHAP funding provided annually to the Department’s agency partners.

Fair Housing and Hoarding – What You Need To Know

Quartz Countertops: The 2cm Revolution

By
By The Editors
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It’s becoming common knowledge that in the rental housing market, Quartz countertops are more and more the gold standard.

Quartz countertops are the miracle material that is more and more becoming the gold standard in the rental housing industry

By Precision Countertops

It’s becoming common knowledge that in the rental housing market, Quartz countertops are more and more the gold standard.

Other surfaces just can’t match the longevity, beauty, and affordability of this miracle material, and discerning renters ask for it by name. But there’s more to it than what a countertop is made of.

Here, we’ll explore the advantages of the sleeker 2cm (or ¾”) thick Quartz material vs the 3cm (1 ¼”).

New Market, New Look

On the forefront of modernity, a thinner, sleeker material is almost invariably being selected when it comes to countertop design, and a 3cm front edge is widely regarded as too bulky to fit in with the sharp lines that cutting-edge kitchens and bathrooms gravitate toward.

Practicality is key these days, and a 2cm backsplash makes for less crowded surfaces, giving tenants more space. Additionally, 2cm quartz, though thinner, is still quite durable and more than capable of handling the rigors that renters subject their countertops to.

Less Material, More Value

Quartz in general delivers massive return for an affordable investment, so it’s not hard to understand why thinner quartz could provide even more value. A thinner material equals a reduction in cost, and the prudent property owner can spend a significant amount less on remodels or new construction simply by choosing to design with 2cm material!

And because quartz countertops can drive higher rents in properties regardless of the thickness, this is a surefire strategy for larger margins.

What’s the Takeaway?

In summary, increasingly consistent selection of 2cm over 3cm thick material for countertops in rental properties nationwide represents one of the most drastic shifts in countertop design seen in recent years. It’s easy to see why this thinner, versatile and affordable surface option is taking the countertop world by storm and quickly becoming the undisputed way to go.

About the Author:

Precision Countertops is the leader in rental housing countertop replacement. With a track record of over 10,000 successful apartment countertop upgrades in the Portland metro area, Precision Countertops specializes in transforming apartments with durable and visually appealing quartz countertop.

Quartz: The Future of Countertops in Rental Housing

Tenants Moved Into Non-Smoking Rental With Belongings Smelling Of Smoking

By
By The Editors
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What can you do if tenants move into your non-smoking rental with furniture and items that smell of smoking
Indoor shot of apartment with lots cardboard boxes, gray sofa full of carton parcels with personal belongings, flower pot with flower on floor, relocating, moving in a new flat.

What can you do if tenants move into your non-smoking rental with furniture and items that smell of smoking is the question this week for Ask Landlord Hank. Remember Hank is not an attorney and is not offering legal advice. If you have a question for him please fill out his form below.

Dear Landlord Hank:

A tenant and his family moved into our non-smoking rental home (the lease states no smoking on the property whatsoever). They are not yet living there. They moved their belonging in a week ago.

We received permission to enter the property to have electrical work done by a technician. An unexpected failure of the garage door occurred. It was bad timing, but it was fixed the day after the issue arose.

The electrician and later the realtor and I noticed the strong smell of cigarette smell from the furniture and bags and boxes the tenant moved into our non-smoking house. When the realtor screened them, she told them it was a non-smoking property, and this is stated in the lease.

When confronted, they simply stated that they didn’t smoke in the house or on the property. They do admit they moved their items from a house where smoking occurs. When I told them it was damaging my property, they got defensive and now want to move out. I also want them to move. I told them I would not have rented to them had I known they were smokers.

We recently painted every level of this 3-story home and installed all new carpeting in areas without hardwood flooring.

We are willing to let them out of the lease. I want to get a quote and retain the portion of the security deposit for the expense it will take to remove the smoke odors. It smells just like they smoked on the property.

What do you think about this situation? Thanks.

-Victoria

Hi Landlady Victoria,

I would definitely let these tenants break the lease and leave your place.

The old fashioned way to get rid of smoke was to wash walls with vinegar, etc. but now you can buy or rent an Ozone generator. This is a miracle. You put this in your house with the HVAC system running and then leave and let it clean the property.

It could take three days at your place but the smell will be gone.

Now, is it worth it to possibly go to court over this and perhaps lose?

The tenants’ furniture smelled of smoke but they didn’t smoke in the house, so a judge may say that reasonably the tenants didn’t smoke in your property so technically they complied with the lease.

I’d let them leave and use the deposit if there was any other damage beside the smoke odor.

Sincerely,

Hank Rossi

www.rentsrq.com

Each week I answer questions from landlords and property managers across the country in my “Dear Landlord Hank” blog in the digital magazine Rental Housing Journal.    https://rentalhousingjournal.com/asklandlordhank

What can you do if tenants move into your non-smoking rental with furniture and items that smell of smoking
Landlord Hank says about the non-smoking rental, “I would definitely let these tenants break the lease and leave your place.”

Ask Landlord Hank Your Question

Ask veteran landlord and property manager Hank Rossi your questions from tenant screening to leases to pets and more! He provides answers each week to landlords.

Can I Monitor Tenant Smoking In My No-Smoking Rental?

Can I Limit the Number of People in My Rental?

Do I Have to Paint and Replace Flooring for a Long-Term Tenant?

A Tenant Poured Grease Down Drain Who Is Responsible?

 

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Portland Metro Rental Housing Journal July 2023

By
By The Editors
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Touch or click here to see the July print edition of Portland Metro Rental Housing Journal for July 2023 featuring rental prices

Touch or click here to see the print edition of Portland Metro Rental Housing Journal for July 2023.

This is helpful, useful information for rental property owners, property managers, landlords and maintenance personnel.

This month’s edition discusses rental prices holding steady in Portland.

Also it features the story on the new rent control bill, SB611,  signed by Governor Tina Kotek in early July setting new caps on what rental property owners can charge for rent in Oregon.

See the latest from Multifamily Northwest as well as great ideas for countertops in rental properties.

See the Portland Metro Rental Housing Journal Issue Here.

“While the notion of rent-control policies may appear as an appealing solution to housing affordability, it is critical to acknowledge their potentially counterproductive and damaging consequences. Rent control has been proven to negatively impact renters, housing providers and even entire communities.

“This research shows that rent control policies can inadvertently lead to reduced housing supply, lower property values and decreased quality of available properties. Additionally, rent control disincentives new construction, which could exacerbate the housing affordability crisis,” the NAA research said.

Portland Update: Changes to FAIR Ordinance Bring (Some) Necessary Changes

Dealing with Habitability issues and Substitute Housing

 

Attracting Residents Who Pay and Stay with Incentive Optimization

By
By The Editors
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Attracting residents with cash back rewards can be more effective than traditional rental concessions, such as a free month of rent or gift card, and incentive optimization platforms can help.

Attracting residents with cash back rewards can be more effective than traditional rental concessions, such as a free month of rent or gift card, and incentive optimization platforms can help.

By Andrew Ruhland

 Apartment operators everywhere are trying to maintain steady cash flow and, if plausible, increase revenue in today’s economic uncertainty.

Resident retention is key, and the best way to maintain ideal occupancy rates begins with meeting renters where they are and responding to them with immediacy. Operators are turning to incentive optimization tools that can not only enhance the lives of residents, but also help operators boost renewal rates and lower their operating costs.

Forward-thinking operators are tapping into technology-powered incentive optimization, such as cash back for renters who pay their rent on time. These tools garner higher resident engagement while empowering them to establish financial security. This is a significant resource for renters, especially with ongoing inflation, rising mortgage costs, skyrocketing rent and a looming recession.

Incentive optimization platforms notably work in the operator’s favor by promoting positive renter behaviors, such as paying rent on time, and adds another layer of financial security to communities. This multifaceted approach is a bonafide win-win for renters and operators. By maximizing renewals, reducing concession costs and mitigating delinquencies, incentive optimization is quickly becoming the industry’s next powerful resident engagement strategy.

Rethinking concession strategies

Traditionally, operators offer concessions as a means to attract as many residents as possible and boost occupancy rates.

The problem is, many of the typical concessions, like heavily discounted rent or one month free and gift cards, do not equate to increased revenue, nor higher renewals. They aren’t long-term solutions, and they’ll never yield long-term results.

“We frequently struggled with whether concessions, particularly at lease up communities, were the best value for ourselves and for our customers,” said Paul Seifert, Executive Vice President of Operations at Continental Properties Company. “Up front concessions come with enhanced delinquency risk for the owner while creating uneven cash flow for the resident.  We desired an approach that upended that structure and provided more value to each stakeholder.  Stake, a financial technology company had a mission that aligned with our goals and we decided to roll out Stake’s incentive optimization platform across much of our portfolio, substituting cash back rewards for our residents instead of concessions.”

The next generation of renters values financial stability and resilience, especially during economic volatility. By offering incentives that align between renters, operators and investors, incentive optimization platforms allow everyone to benefit long term. It also gives operators a more tactical approach to reducing concession costs.

Stake, which currently operates in more than 50,000 apartment homes across the U.S., has allowed its clients to significantly reduce spend on concessions by replacing traditional concessions with cash back on rent. Based on internal data, Stake clients in Class A communities reduced spend year-to-date by 21.3 percent while Class B and C communities reduced spend by 15 percent and 24.9 percent respectively.

“We’ve seen a lot of value from incentive optimization, and not just savings on concession expenses,” Seifert said. “We’ve also been able to tackle other challenges, like attracting more qualified residents and mitigating delinquency rates. Delinquencies are an industry-wide challenge, and a resource like cash back on rent is a really holistic approach. It really incentivizes residents to pay on time, in full, and allows them to benefit from making that largest monthly payment. In turn, it serves as a proactive delinquency mitigation tool because you’re encouraging those positive actions and rewarding residents for it. It creates a much better cycle that establishes a better community cycle and overall financial ecosystem for both residents and operators.”

Attracting residents who pay and stay

With economic uncertainty and income volatility, many renters struggle to make their largest monthly payment and simultaneously build financial stability.

Providing cash back on rent empowers renters to better manage their finances and accumulate wealth; it’s a life-enhancing amenity. Return on rent through cash back is a long-term benefit that operators can extend to renters, and a sustainable tactic that addresses many of the key challenges both renters and operators face.

Stake’s data also shows positive delinquency trends for operators who offer cash back to renters. Stake clients experienced a significant year-to-date reduction in delinquencies across Class A (44.6 percent), B (35.3 percent) and C (37.9 percent) communities.

Once a resident moves in, it’s only the beginning of a longer game. Incentives need to align with the long game, and operators are shifting their focus to creating an environment that enhances renters’ quality of life and one they want to stay in – they may not get the same experience elsewhere.

After Stake was implemented as an incentive at renewal time, clients’ year-to-date renewal conversions increased across all asset types: Class A (14.5 percent), B (22 percent) and C (19.3 percent).

“Typical concessions may get residents in the door, but beyond that, they don’t really serve the resident, nor the operator,” said Rowland Hobbs, CEO and co-founder of Stake. “There has been a massive shift within the industry to focus more on Environmental, Social, Governance factors and sustainability initiatives, but the social aspect of ESG can be really challenging for operators. Incentive optimization, at its core, is that social aspect; the S is essential to creating long-term revenue streams. Something like cash back on rent allows operators to effectively implement and track the social component and make a substantial financial impact within apartment communities and society as whole.”

Incentive optimization has quickly become a viable substitute for traditional concessions. By empowering residents to build financial health, rewarding them for on-time, in-full rent payments, building trust and soliciting feedback, operators are mitigating financial risks and tackling some of the industry’s biggest challenges.

While incentive optimization platforms create clear advantages for renters, they’re also helping operators increase their revenue streams, maximize rent collection, proactively reduce delinquencies and increase renewals.

This is the formula for more financially stable and resilient communities – even during tough economic times.

About the author:

Andrew Ruhland is an account executive and content writer for LinnellTaylor Marketing, which focuses exclusively on the rental housing industry, its trends and technology innovations.

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