Apartment Insight September | October 2010

A Magazine for Nevada’sMulit-Housing Industry

SEPTEMBER - OCTOBER 2010

LEGAL ISSUES What to expect from legislation &

legal battles in 2011

Tips, articles and guides to prepare you for the coming year

rttiiclles and guiiiiidddddes to prepare you2011FORECASTINGFORECASTING

Secondhand smoke seeping into apartments from neighboring units by shared ventilation systems makes playtime, and many other times,

dangerous. But you can change all that. Nearly 80% of Nevada’s adult population is non-smoking, and many landlords and property managers in

Clark County have acknowledged the growing demand for smoke-free living by restricting smoking in apartments and common areas. This

simple act is not only legal, it provides health benefits for employees and tenants and decreases maintenance and turnover costs. Remember,

when one person smokes, everyone around them smokes too.

If you own or manage smoke-free apartment homes and would like to be included in the Smoke-free Apartment House Registry on gethealthyclarkcounty.org, please contact us at (702) 759-1270 or email us at [email protected].

Made possible by funding from the Department of Health and Human Services

3SEPTEMBER | OCTOBER 2010

IN THIS ISSUENews & Updates 4 President’s Message 18 Legal Corner: Legisla ve Update

19 Spotlight on Pla num Sponsors: Sherwin Williams and Quality Towing

23 Benefi ts of Adver sing

23 NSAA Educa on Series Classes 25 2010 NSAA Events Calendar 26 Products and Services Guide

Feature Ar cles 6 Avoiding or Off ering Apartment Concessions the Smart Way

13 The Big Chill has Arrived: EPA’s R-410A Transi on Update

14 Forecas ng 20110 and Beyond

16 Three Steps for Crea ng an Eff ortless Property Management Budget System

20 SNWA Off ers Money-Saving Coupons

21 Deal-Me-In Poker Tournament Recap

22 Reverse Trade Show Recap

NSAA 2010 Board of DirectorsPresidentBret Holmes .......................... 702.699.9261Advanced Management GroupPresident ElectPaula Lane ............................ 702.362.6444Pinnacle AMS WestPast PresidentAmanda Hahn ....................... 702.671.6000Signature ManagementVice PresidentDebra Peterson ..................... 702.255.3700For Rent Media Solu onsTreasurerDoug Sartain ......................... 702.873.5995Cer fi ed Fire Protec onSecretaryBarbara Kirk .......................... 702.436.2048Camden Property TrustDirectorChristopher A. Karsaz, ESQ. .........702.952.9227Karsaz & AssociatesDirectorChristopher Hinojos .............. 702.939.1494Apartment GuideDirectorDana Murrah ........................ 702.395.1523AMCDirectorDeborah O’Keefe .................. 702.436.9293The Prime Group

DirectorDonna Gill ............................. 702.362.6444Pinnacle AMS WestDirectorFrancie Stocking ................... 702.368.4217Western Risk InsuranceDirectorMaria Avellana...................... 702.658.4006AMCDirectorMar n Estrada ...................... 702.336.7877DirectorRhonda Sikes ........................ 702.438.7678Avion at Sunrise MountainDirectorRobert Groucu ................... 702.895.8887Sherwin WilliamsDirectorSteven Olmos ....................... 702.459.3192Silver Lands, Inc.DirectorTeresa Jackson ...................... 702.873.5995Cer fi ed Fire Protec onDirectorLaura Parada ......................... 702.476.8997GreystarVendor AlternateChandra Vail ......................... 702.798.4511Apartment Finder

WHO WE AREThe Nevada State Apartment Associa on (NSAA) is a non-profi t organiza on

that provides the local mul -housing industry with legisla ve support, educa on and community outreach to benefi t our membership and the community.

The NSAA is devoted to suppor ng the diversity, integrity and ever-changing environment of the mul -family industry. We are devoted to you.

WHY WE EXISTThe Nevada State Apartment Associa on exists to support the mul -

housing industry and its professionals with proac ve legisla ve eff orts, by promo ng career development through educa on and by off ering entertaining

social opportuni es. The NSAA also strives to promote the highest level of professionalism with established standards and prac ces throughout every

segment of the mul -family industry, including management, marke ng, maintenance and suppliers.

Bo om line… we exist for you, because of you.

2775 South Rainbow Boulevard, Suite #101-C, Las Vegas, NV 89146T: 702-436-7662 • F: 702-446-8445

Email: [email protected] • Web Site: nvsaa.orgExecu ve Director: Michael Fazio, [email protected]

Execu ve Assistant: Aysha Park, [email protected]

Pla num Sponsors:Cer fi ed Fire Protec onWestern Risk Insurance

Sherwin Williams Paint and Floorcovering

Cox Communica onsSilver Lands, Inc.

NSAA welcomes our newest members!

Quality TowingApartments.com

Fire-N-Ice Hea ng & Air Condi oning

Roadrunner Carpet Care

NEW MEMBERS PROPERTIESNorth Gate Villas

Bobe e Mobile Home Park (IROC)Wood Creek Apartments

Cheyenne WoodsVRS Management Company (IROC)

Vista CreekSpanish Hills

Sedona at Lone MountainApache Pines Apartments

Harmon Pines Senior Apartments

NEW MEMBERS VENDORSServPro of Northern Las VegasLexisNexis Resident Screening

Intermountain Slurry SealWestern Sign and Flag

Wheels In Mo onSNAP Towing

Eagle Restora onMOEN Inc.

Newtex Landscape Inc.Ferguson Enterprise

Nevada West Business InsuranceKRT Concepts

D & K LandscapeAwards West

ABC Locksmith & TowingNVCCU Recycling

Property Alternate Misty Jus ce ....................... 702.269.5411

Fairfi eld Proper es

4 www.nvsaa.org

Apartment Insight is published by the Nevada State Apartment Associa on.

Apartment Insight is the offi cial trade publica on of the Nevada State Apartment Associa on, a professional associa on of mul -housing professionals and industry partners.

The materials contained in this publication are general in nature; the applicability to one’s par cular situa on should be reviewed with a professional who has all the facts pertaining to the situation being considered. The publisher disclaims any liability for published ar cles.

Advertising Policy: Nevada State Apartment Associa on accepts no responsibility for unsolicited materials. Adver sements contained in this magazine do not cons tute endorsement. With the excep on of those products and services directly under the control and supervision of NSAA, it is the policy of the NSAA, its offi cers and Board of Directors, not to endorse any products or services.

Apartment Insight Commi ee:Brandi Cooley

Commi ee Chair

Michael FazioFront Cover Art/Editor

Maria AvellanaBoard Representa ve

Photos courtesy of Doug Sartain (Cer fi ed Fire Protec on)

Cover art courtesy of 702 West

For Advertising Information, Contact:Dani Gorden509.301.4858

[email protected]

By Bret HolmesPRESIDENT’SMESSAGE

A lot of hard work and effort has gone into moving the Southern Nevada Multi-Housing Association to the Nevada State Apartment Association (NSAA). The change is a task of great magnitude and will bring everyone in our industry together to speak with one voice.

Keep an eye on your on your e-mail and mailbox over the next few weeks, as we will be looking for nominations for the 2011 Board of Directors. There are a number of positions opening up and we are allocating positions for the northern Nevada region as well. We will end up with a great mix of directors and are really looking forward to input from the north on how we can help mobilize, educate and support our newest region.

I don’t know about you but I am excited about the upcoming NSAA events. In September, we will have our traditional Bowling Social. This year there are six players to a team, instead of the usual four. This puts our group much closer in proximity to one another and allows for more teamwork. In October Maintenance Mania arrives … and this year we have moved it to a Friday afternoon. We are looking forward to having more competitors, as we try and break our record of 58 maintenance personnel. If you are a maintenance employee, please sign up … this event is truly for you!

Please take a few minutes to tell your owners and regional managers about all the great changes in our association. We would like to continue the trend of property membership growth over the coming months and years. This will allow us to better serve our members with outstanding educational classes, fun networking opportunities and additional legislative support. We need your help to make this happen!

Last but not least please do not forget about our year end event, our 4th Annual Jewel Awards! We are accepting submissions through September for all of the awards and are hoping you join us for the biggest event of the year!

It is with great pleasure to now say, “Welcome to the Nevada State Apartment Association!”

One Industry— One Voice

6 www.nvsaa.org

I wrote an article a while ago that addressed the issues of offering concessions. Actually, it was more of a rant, but you can believe that I meant every single word of it. The truth is that at the time, I was face to face with a tough decision to toss my convictions aside and offer concessions at McNeil House (the first apartment community I built, 193 units in Austin Texas), or continue receiving only three or four new leases per week, while around twenty new apartments per week were completing construction and ready to lease!

Anyone who knows me, including our long-time subscribers, can attest that “concessions” is practically an expletive in my vocabulary. Choosing whether or not to offer them in my very own community was probably the toughest decision I’ve had to make as a developer – well, the second toughest. The toughest was whether or not to build in the fi rst place!

The fact that I had to approach the issue from all angles, or even approach the issue at all instead of dismissing it without a second thought, opened my eyes a quite bit to the many factors involved. Now, don’t

get me wrong – I’m still up on my same old soapbox. Concessions are NOT the answer to your occupancy problems. The whole reason why companies and communities offer concessions or incentives is to gain a competitive advantage, right? So, let me ask you this… if everyone in the market is offering concessions, then where’s the advantage? It only puts us all right back where we started, on a level playing fi eld. We all end up giving away the farm rather than educating our prospects and residents, and playing the never-ending game of one-upsmanship that some of us have been trapped in since time immemorial. Concessions are one of those things that works well in theory, but actually creates a world of, well, concessions (I was going to use a four-letter word there, but the one I used is worse).

Hey, I understand that there’s something to be said for a level playing field, but remember when Mom used to ask, “If all of your friends jumped off of a cliff, would you do it too?” Mom was giving you some amazingly valuable marketing advice there, and you didn’t even know it. My experience with McNeil House has given me a much

clearer understanding of the facts that have to be carefully considered where the concessions issue is concerned. If you fi nd yourself in a similar situation, I hope you’ll take the time to consider these factors with an eye for the “big picture”. I had to think, and rethink the issue before making my fi nal decision, and I’ll let you in on all the factors that I considered and the steps that I took to sensibly approach the issue of offering concessions. Next, we’ll discuss my fi nal decision, and the results we received. We’ll answer the important questions: Would I do it all over again? What would I change? What did Lori (the community manager) have to say?

If your community occupancy falls below a profi table level, or you fi nd yourself with more supply than demand, perhaps this common-sense approach will help you as much as it helped me!

Review The Overall Picture• Meet with the entire staff, and ask for

feedback from everyone on what they feel is happening. (Actually, you should do this regularly anyway, whether you perceive a problem or not. Some of the best and most practical insight comes from your “front line”.)

• Have your entire staff shopped along with your top three competitors. Use a third party independent company so that you’ll be able to compare the whole apartment shopping experience from your prospects’ perspective, and make adjustments if needed.

• Meet with the staff again. Review the shopping reports together, make the necessary adjustments, and arrange for one-on-one training where it’s needed.

• Review each fl oor plan independently, and consider its pricing carefully. Make

Avoiding or Offering Apartment Concessions the Smart WayBy Tami Siewruk

CONCESSIONS | continued on page 8

8 www.nvsaa.org

any necessary adjustments to the rent based upon the fl oor plan’s strengths, weaknesses, and competition within the marketplace (compare your fl oor plans to your competitors’ similar fl oor plans and pricing). In other words you need to do a side-by-side, fl oor plan-by-fl oor plan comparison of your community versus your competitors’ fl oor plans. Jennifer Nevitt Casey of Bravo Strategic Marketing has created a comprehensive and widely used method for doing exactly this. Jennifer shared her system for comparatively rating fl oor plans. Jennifer and I also worked together to create the ultimate evaluation tool! (While I’m on the subject, when you have no availability in your one-bedroom apartments, it’s time to increase the rents. One of the biggest issues I see with apartment communities across the country is that they treat community occupancy as a whole when they should be focused on apartment-type occupancy and availability. Rent on a one-bedroom can be higher than on a two-bedroom! I have achieved this with success!)

• Walk all of your fl oor plans with a critical eye for weaknesses. Create a training list with tips and techniques for overcoming objections and selling the strengths of each fl oor plan as compared to the competition.

• In existing communities, I would also take the “less desirable” locations and fl oor plans and determine if there is anything within budget that we could do to improve the interiors. I’ve used this technique repeatedly with great success.

• Create / evaluate the model. We completely upgraded our model with added crown molding, optional paint color, special plumbing fi xtures, special lighting fi xtures and ceiling fans, closet organizers etc. In other words, we dressed the model up with all of the added options that were available for our residents to choose from. This showed our prospects what they could do with the apartment home if they chose to. We priced each option by adding only a 15% mark-up to our cost. Five percent of the mark-up is given to the leasing professional who sells the upgrade, and the additional 10% is administrative income. We call this our “Custom Home Apartment™. Several companies, including ZOM Residential and Post Properties have used similar custom upgrade programs with success.

• Photograph the entry of your community and your competitors’, and compare them. Make yours more inviting. Look at your advertising. How does it stack up against your competitors? Do you sound different? What do you offer that they don’t? KEY: Are you advertising the fl oor plan with the highest availability? Are you showing both photos of your community, model and lifestyle photos, or are you showing the same thing as the competition?

• Have you tried offering an incentive (i.e. a washer/dryer, ceiling fan, upgraded fi xtures, crown molding and so on). The best incentives are stay with the community long after the resident is gone, and create added value in the long run.

Do You Need To Increase Traffi c?• Pull your last two weeks worth of guest cards, and call each

CONCESSIONS | continued from page 6

• Bulk Discounts

• Co-Operative Marketing Agreements

• Leasing Agent Reward Programs

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702-545-3392



and every one. Tell the prospect that you’re conducting a third-party audit of the apartment shopping experience, and need to ask them three quick questions. Promise that you won’t take more than a couple of minutes of their time. The questions we ask are: 1) Have you made a decision on where you are going to move, and if so, why did you select that community? (If they say that they’ve chosen your community, thank them, set an appointment for the signing of their lease if needed, and move on to the next person.) 2) Did you visit _________ apartments (your primary competitor), and if so what did you think about the community? Is there a specifi c reason why you’ve decided not to lease there?

• Invite local businesses to attend resident functions. This increases your word-of-mouth referral network by leaps and bounds.

• Beef up your resident referral program. If you have a referral program in place, sometimes all it takes is a well-designed fl yer to remind residents of it. If your program has grown stale, give it a fresh twist. If you don’t have a referral program in place, get busy! (If you’re considering offering cash rewards, make sure they’re legal in your area, but please consider that there are plenty of great alternatives to cash or rental rate rewards!)

• Make marketing calls. I highly recommend that you not only call on the Human Resource Departments of local employers, but that you also take time to introduce yourself to the receptionist. She knows everyone in the offi ce and everyone communicates with her on a daily basis. And these are usually the people that everyone turns to for information when they’re new to the company. Establish a long-term program that keeps you in touch with these valuable people. Once a month, deliver donuts, cookies, candy, fl owers or some other small gift to the receptionist that she/he may share with the rest of the employees. Include a friendly note with a few business cards enclosed for them to pass along.

Increase Closing Ra os!Provide continuous motivation for Leasing Professionals to stay

focused on the goal (i.e. charts, graphs and incentives placed where all can see).Extend offi ce hours and raise bonus amounts for leases closed during a specifi c timeframe.

Establish a rotating bonus plan based upon leasing certain apartment types. For example, “All A-1’s leased this week are bonused at $100!” I typically select the apartments that have either been vacant the longest or have the highest availability. Establish team goals with bonus incentives. Any opportunity to foster teamwork is too valuable to pass up!

Bring in your company’s very best leasing professionals to obtain their perspective. Have everyone shopped, and review the shopping reports carefully to apply training where needed.

Provide weekly articles of interest that focus on overcoming concession objections and closing. I faxed our community a new article every Monday morning. Keep the tone encouraging and motivational.

10 www.nvsaa.org

When You’re Out of Pocket, Your Residents Won’t be Out of Service

Now your residents can request service for laundry equipment, right from the laundry room, using their smart phone, PDA or

computer. Our 24-hour mobile site allows instant reporting – with no delays or hassles and no time commitments from you.

Fixlaundry.com. Easy for residents, no hassles for on-site managers.

www.weblaundry.com 800-421-6897 ext. 1600

Ask yourself this: If you increased the closing ratio by ___%, how much more traffi c would you need to reach the desired goal? Is this possible? Can you generate that much traffi c? Can you handle that much traffi c? Here’s my “Feasibility” worksheet:

Traffi c Feasibility Worksheet• Is the number of leases needed per month signifi cantly higher than

current performance? • How much more would traffi c have to be increased if closing ra os

remained the same to equal the needed goals?• Needed leases goal. Current closing ra o _______ = _______ new

amount of traffi c needed less current amount of traffi c _______ = _______ amount of extra traffi c needed. Is this possible?

• How much more would closing ra os have to increase if traffi c remained the same to equal the _______ needed leases goal?

• Needed leases goal _______ ÷ current traffi c _______ = new closing ra o needed _______. Is this possible?

• What is the monthly goal per leasing professional? • How does this compare with current performance levels?

Ask Yourself The Big Ques onFinally, when all is said and done, ask yourself whether it’s

really necessary to give away such a valuable commodity as the opportunity to live in your community, not to mention cutting profi t from your bottom line! In light of all of the other things that you can do to increase traffi c, better motivate your staff, and gain a profi table long-term advantage, should you really give in?

My answer was a resounding (brace yourself), “Yes!” As sick as it made me, I made the decision to give concessions. I actually get chills as I sit here and write this. Can you guess what happened next? As a result of my decision to first consider all of the above, and then give in to concessions, leases increased -- by leaps and bounds! The on-site staff is more aware of the competition, more motivated, and more skilled at closing than ever before!

The decision to give away rent took me fi ve to seven months to make. What if I had to do it all over again? I’d follow all the same steps that I took, but I’d do it faster. I should have made the decision to offer concessions about two months earlier than I did, based on my lease-up schedule.

What Else Have I Learned?1. We could never have truly known whether or not we could have

leased-up without concessions if we didn’t try to avoid them in the fi rst place;

2. The staff became a powerhouse of product knowledge! They were more educated than ever before about our product and our competition;

3. Our competitors thought that we were crazy (actually, they thought that I was crazy, and pitied my staff), so we were easily dismissed as viable competition. Now, because we tried it the hard way fi rst, they realize that we’re a force to be reckoned with. They knew that we don’t offer concessions as standard practice, and that when we do, they’d better jump!




Determine If You Have A Leasing Problem Or A Marke ng /Adver sing Problem Don’t let the formulas scare you. Once you’ve fi lled in the blanks, you’ll fi nd the process to be fairly straigh orward:

Objec ve: To reach your leasing objec ves, they must be qualifi ed in terms of numbers, me to lease up, and people. Complete the informa on below to determine your objec ve. Remember to be realis c.

Leasing Objec vesNumber of occupied apartments desired (ex: .97 x NO. Units) Number of apartments currently occupied - ___________________Pre-leased (vacants and on-no ce) - ___________________Subtotal addi onal apartments needed = ___________________Es mate Skips + ___________________Current No ces + ___________________Es mated Canceled pre-leased apartments - ___________________Lease expira ons + ___________________Lease renewals expected (include residents going month to month) - ___________________Subtotal number of new leases needed = ___________________Es mated canceled and rejected leases + ___________________Net Total Number New Leases Needed = ___________________

Traffi c Needed to Reach Objec vesLeases needed ÷ closing ra o = traffi c needed to reach new lease goal.

___________________ ÷ ___________________________ = ___________________________* Average closing ra o including unqualifi ed and cancelsNote: By increasing the closing ra o, you will be able to decrease the amount of traffi c necessary to meet the objec ves. This greatly saves your marke ng / adver sing dollars.

Rentals Per Leasing Professional Number of new leases needed per month ___________________Number of leasing professionals ÷ ___________________Number of new leases needed per month, per leasing professional = ___________________Leases needed per week (4.3) = ___________________

Telephone To Traffi c Ra oTotal appointments kept ÷ total phone calls = Telephone to Traffi c Ra o___________________ ÷ ___________________________ = ___________________________* Goal = more than 60% of all appointments kept* Goal = 25 -50% of closing ra o

Cost Per Traffi c & Cost Per LeaseA. Monthly or weekly cost of a specifi c media or traffi c source ÷ traffi c generated by this source = cost per traffi c

$ ______________ ÷ ___________________________ =$ ______________ Cost Per Traffi c

Monthly or weekly cost of specifi c media or traffi c source ÷ total new leases generated by this source = cost per lease

$ ______________ ÷ ___________________________ =$ _______________ Cost Per Lease

B. TOTAL of all Traffi c Sources expenditures ÷ total traffi c = average cost per traffi c

$ ______________ ÷ ___________________________ =$ _______ Average Cost Per Traffi c

TOTAL Traffi c Sources expenditures ÷ total new leases = average cost per lease

$ ______________ ÷ ___________________________ =$ _______ Average Cost Per Lease

12 www.nvsaa.org

4. If you have to give something away, ask for something in return. Along with the free rent, we asked the resident to sign a paying lease term of either six months or one year. In other words, their free rent period, although covered under the lease, was not included when the lease term was calculated. For example: with one month free rent, the lease term was 13 months. This enabled us to get full years collection of rent without increasing our operating expenses the next year. If you don’t do this, (as you may be aware), your turnover expenses are divided into 11 months instead of 12, so the concession actually costs you more than a months’ rent.

5. Cover your bases. As even further protection, we asked the resident to sign a concession agreement, stating that if their lease is broken for any reason, the entire amount of the concession is due and payable. Where the lease terms and conditions are met, there is no liability.

6. Sometimes it makes sense to spread the concession over the fi rst six months of the lease. We did not use this method, but I have heard of many companies that have used it with success. I think it’s a great idea, where the market is receptive to it. Because we decided to offer concessions in order to be competitive, we had to also consider that part of our competitive edge involved how and when the concession was delivered. In our case, the market was most receptive to a one-time offer; and you’ll fi nd this to be true in many areas where residents view the concession as a

welcome means of offsetting moving expenses – but I think the six month idea is a great one if you can pull it off.

7. You really can increase rents even though you are offering concessions. In fact, it’s probably easier to increase rent in some places, where the market is focused on the short-term benefi t instead of the long-term effect. This rings especially true when you are offering the better product. An apartment community in Dallas leased 100 plus apartments (70%) in two months by giving away 1.5 months’ rent. Unfortunately, they didn’t increase the rents while doing it, not to mention that they weren’t under the gun because they didn’t even have the apartments out of construction yet. Don’t miss the opportunity to raise rents when offering concessions, whenever you can do so sensibly.

8. If you are offering concessions and decreasing your rents at the same time you had better have done all of the above and make absolute certain you are handling each and every unit type and fl oor plan on a unit by unit basis and monitor it with every single new rental.

A er All Was Said And Done…I know your burning questions are (1) how did the community

manager feel about the entire experience, and (2) what kind of concession did we fi nally settle on.

Lori’s last words were “I have learned a lot!” When asked if she would do it all over again, her response was “People can’t believe that we leased all those fi rst apartments without concessions, but I would give the concessions the next time around instead of waiting until we had vacancy loss”.

As for our decision, we fi rst decided to offer the market standard one-month free on a one-year lease, and 2 weeks on a 6-month lease. We quickly adjusted that to $500 on a 6-month lease and $1000.00 on a one-year lease (which is less than a half a months’ rent and a months’ rent, respectively). We only offered concessions only on fl oor plans with the highest availability. In addition, and this is key, we continue to adjust our rents upward as we leased apartments (see #7 above). We actually charge more for a one bedroom fl oor plan then we did for a two bedroom fl oor plan.

If you’re caught in the concession trap, or even considering giving in to it, please take the time to consider the HOW, WHAT, WHEN, and WHY of it all before you follow your competition over the rail of that proverbial bridge! Depending upon your own unique situation, there is either an economically smart way for you to avoid concessions, or to offer them wisely. I found my answer, and so can you!

Tami Siewruk, Chief Imagina on Offi cer of Mul familypro and President of Siewruk Development Corpora on, is one of the apartment industry’s foremost authori es on all aspects of property management. She writes not only from more than 30 years of experience, but also as the owner and developer of award winning proper es in three states. Produc on of Mul familypro’s acclaimed Annual Mul family Housing Brainstorming Sessions™, one of the industry’s largest na onal events, keeps Tami uniquely and con nually connected to the challenges faced by tens of thousands of Mul family Professionals from coast to coast. To connect with Tami online and fi nd out more about Mul familypro products and events, including Tami’s annual na onal seminar tour, Brainstorming, Social Media Op miza on Summits, and more, visit www.Mul familypro.com!



MAINTENANCE CORNER

There’s no argument that maintenance technicians are important players in the game of apar tment communit y management. And when vital regulations are handed down from federal agencies, it is often the staff in the maintenance shop who are the most affected.

As many in our industry are aware, from the onsite personnel to the executive level, the U.S. Environmental Protection Agency (EPA) w i l l be inst itut ing a transition for maintaining and repairing air conditioning equipment that contains Hydrochlorof luorocarbons, or HCFCs. Specifi c to our industry, is an HCFC called R-22. Maintenance technicians nationwide needed to comply beginning January 1, 2010 the phase-out of HCFC refrigerants.

The following information will help technicians better understand their responsibilities under EPA regulations,

adapt to industry practices and perform equipment maintenance and repairs properly.

1. A i r c o n d i t i o n i n g e q u i p m e n t manufactured containing HCFC-22 (R-22) ceased on December 31, 2009, and beginning on January 1, 2010, all air conditioning equipment manufactured and imported will need to contain the new refrigerant HFC-410A, or R-410A as is commonly known to continue with the phase-out of refrigerants that are depleting the ozone layer like R-22.

2. Existing air conditioning equipment manufactured before January 1, 2010 containing R-22 will still be available for purchase until supplies run out. The prices for equipment containing R-22 will increase as the supplies decrease.

3. EPA is not requir ing for exist ing equipment containing R-22 to be replace with equipment containing the new

R-410A, since refrigerant R-22 and parts to repair equipment containing R-22 will be available for repairs and service until January 1, 2020. The continued use of existing air conditioning equipment containing HCFC’s (R-22) is not banned, nor is there an EPA mandate for the conversion of existing R-22 equipment.

4. As of January 1, 2010 EPA will ban the production of R-22 for new equipment and companies producing R-22 will be allowed to only produce refrigerant R-22 for servicing and repairing equipment manufactured before January 1, 2010. Lowering the production of R-22 will increase the price of R-22 in the future.

5. As of January 1, 2020 EPA will ban the production and importation of R-22 completely, and the only R-22 available will be from recovered, recycle, or reclaimed sources.

6. EPA does not require any additional certifi cation at this time to work on air conditioning equipment containing R-410A. EPA Section 608 Certifi cation type II or Universal required to work on R-22 systems is the same certifi cation required to work on R410A systems. Howe ver, some a i r c ond it ion i ng manufacturers require certifi cation when handling their R410A equipment to avoid injury or accidental damage. Service technicians are advised to receive proper training to handle R-410A safely and become certifi ed even if is not required by EPA at this time.

7. The pressures of R-410A are much higher than R-22 (50% to 70% higher) and equipment containing R410A requires special manifold gauges, vacuum pumps, and recovery equipment to be handled properly.

8. Air conditioning systems containing R-22 cannot be charge with the new R410-A refrigerant due to higher pressures, different lubricants and metering devices.

Written by Pablo Paz, CAMT. Pablo is the National Maintenance & Safety Instructor for the NAA Educa on Ins tute (NAAEI). Pablo teaches Cer fi ed Apartment Maintenance Technician courses na onwide on behalf of NAAEI. Paz is a bilingual instructor with more than 20 years of onsite experience and four years of corporate training experience. Paz is also a licensed maintenance electrician and air condi oning repair contractor, and he holds three EPA cer fi ca ons, including one cer fi ca on in 410a refrigerants.

The Big Chill has Arrived: EPA’s R-410A Transition Updateby Pablo Paz, NAAEI, CAMT

14 www.nvsaa.org

In today’s unpredictable multi-family markets everyone wants to know what the future holds. Some of the most common questions are:

• When is the multi-family sector going to see more solid profi ts?• When will be a good time to be buyers of apartments again?• Have we seen the bottom in multi-housing?• When is the madness going to stop?

We wish we had all the answers for you, we don’t … what we can tell you is by doing our own due diligence we found some hot spots and some “caution” fl ags.

What Is Hot in Mul -Family Moving AheadSenior Housing

Through 2011, the seniors housing and care market will continue to be fl ooded with properties that suffer from low occupancy, poor management, deferred maintenance, little to no cash fl ow and, often times, all of the above. Add to this the tight lending market that makes it tough to close deals. Yet, savvy investors will continue to buy and to fi nance distressed seniors housing properties. Seniors continue to increase by the numbers and need better

housing. This is the multi-family “golden ticket” of the future.

INVESTOR WATCH: Carson City, Nevada … REALLY???

Named one of the “top 10 housing markets of the future”, Carson City, Nevada may be a place to watch for ultra savvy apartment investors. Ranked 5th in the Bloomberg Businessweek, Carson City may be one of the ONLY markets in Nevada which may be a great place to invest. A housing market rebound seems tenuous after the expiration of the homebuyer tax credit, and consumer confidence remains weak due to lackluster employment, but David Stiff, chief economist at Fiserv, says the bottom is near. Home prices in the U.S. have declined 29.5% over the past four years, according to the Fiserv Case-Shiller Indexes. Stiff says prices should form a trough early next year, when median prices will be down an estimated 32.9% from the 2006 peak. By early 2014, they will have climbed about 7.2% from 2010 levels, according to the indexes. Fiserv and Moody’s Economy.com base the housing forecast on factors that include income growth, demographic trends, unemployment rates, foreclosure rates and construction costs. Of 384 places surveyed, the Bremerton-Silverdale area in Washington state had the highest four-year growth forecast, with prices expected to increase 44.7% from 2010 to 2014. Other leading growth markets: Bend, Oregon, where prices are expected to jump 33.6% by 2014, and Detroit, with a 33.1% forecast. Markets with the weakest projections: Miami and Naples, Florida, and Atlantic City, New Jersey, where prices are expected to continue to fall over the next four years.

Carson City Statistics from Bloomberg:Forecast 4-year price increase: 31.6%Current median price: $141,524Prices to reach trough in: 2011 Q2Median family income: $63,100Population: 55,180

By the second quarter of 2011, prices in the Carson City area are expected to have fallen 34.4% from peak levels,

FORECASTING 2011 AND BEYONDWHAT DOES THE FUTURE HOLD?


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according to Fiserv and Moody’s Economy.com. Recovery will depend on job creation, as the unemployment rate was 13.4% in June, according to the BLS. While expectations for near-term economic growth have diminished recently and competition for jobs is extremely high, opportunities exist, even in a declining labor market, according to Nevada’s Employment, Training and Rehabilitation Department.

Cau on FlagsBorrowers Will Continue To Walk

Although the commercial real estate market is still on the LONG road to recovery, Freddie Mac’s multi-family division has been successful at staving off the level of collapses seen in other commercial real estate sectors. For the most part, Freddie Mac was successful at navigating 2009 well, keeping its delinquency rate at the low end of the spectrum while increasing new business.

Mike May, senior vice president of Freddie Mac’s multi-family division, shared his predictions on what the multi-family sector can expect in the future.

As rents continue to fall and vacancies continue to rise, May expects multi-family delinquency rates to continue climb in 2010 and potentially into 2011. “I guess the biggest risk to business as usual is how bad do defaults get, and when defaults become your sole focus, it’s like a tidal wave. It overtakes lenders, and it overtakes portfolios, where you focus all your attention on minimizing defaults as opposed to growing the business,” May said.

Subsequently, May sees more borrowers walking away from loans as they reach their tipping point. “I think you’re going to be seeing increased defaults; these numbers that crank up every quarter are going to continue to rise. More and more of the industry’s time and attention is going to be focused on trying to work out these problem assets,” he said.

According to May, there are indications that property values are starting to inch back up. With a drop in cap rates over the last couple of months, May noted that there are a number of people interested in buying quality properties. “There will be buyers that come back into the market, and the difference between buyers and sellers will begin to collapse, so there will be more transactions. And once transactions occur, people will have more confi dence in value and that will start a positive trend,” May said. “It’s going to be a tough year though.”

As for Freddie Mac, May says it will pretty much be “business as usual.” That said, there are “actual multi-family-specifi c goals that will be established (that) will affect our business in terms of pursuing product that we currently don’t,” he said. Next year, May said that the agency plans to continue with the execution and expansion of its Capital Markets Execution program, which will most likely include the addition of the manufactured housing parks segment.

16 www.nvsaa.org

In addition, this budgeting system provides an accurate method of measure revenue and expenses for the coming year, and it’s a great tool to be used on daily basis. Ready?

Establishing Budget GoalsAs a property management executive,

begin each new budgeting year by outlining for your management team a clear set of expectations, goals, and priorities. This outline should consider economic trends, the age of your portfolio, occupancy trends, your pricing strategies, property expense

percentages, and a forecast for anticipated revenue. By establishing the budget goals, up-front, you will benefi t from greater accuracy. In addition, the detailed information you receive when your budgets are completed will be worth the pre-planning efforts. Plus, your pre-planning step will send a clear message to your management team that you are very focused on the vision you have for your property management company.

Tip from the Coach: The best property management budgets are developed by companies who start early enough in the

year to give themselves time to think about their business for the upcoming year and future years. By starting the budget process early, you will also have the time to review the budget steps from the previous year and make any necessary improvements for the next year. To streamline communications, build a detailed timeline outlining the exact dated when each part of the budget is due.

Building Expense/Revenue PlansBegin the expense/revenue part of the

budget process by making certain that the people on your team “closest” to an expenditure are involved in the process. Then, have them review the expenses/revenue from the previous year looking for any trends, new expenses, or surprises so these items can be included in the new budget. Next, property management budgets should be “zero-based,” meaning each expense item is built from the ground up and the expense/revenue item is carefully justifi ed. Specially, the amount of an item in this year’s budget is not based on last year’s budgeted or expended amount for that item. Lastly, compare the new budget to last year’s budget, looking for major variances from the previous year. And by starting the budget process early, you will have the ability to request multiple bids for any major expenditure, based on your anticipated annual volume.

Tip from the Coach: It is important to have your team carefully detail and document any financial assumptions, calculations or formulas used during the budget process. This information will allow you to really “dig” behind the budgeted dollars, which is critical when justifying the expenses / revenue for the upcoming year. Plus, if budget revisions are required, it is much easier to reduce a few specifi c items rather than requesting a fl at percentage of reduction, covering all categories. As an added benefi t to requiring this type of detail form your team, your budgets will be much easier to manage over the next twelve months because the budget notes will provide a clear outline of the exact expenses / revenue month-by-month.

Having the Right ToolsFirst , prov ide for your proper t y

management team the fi nancial reports from the previous 12 months including the general

Three Steps for Creating an Effortless Property

Management Budget SystemBy Ernest F. Oriente, The Coach

This me of year is when leading property management

companies begin their budget process. Having a detailed and

well-planned budge ng system is cri cal to the success of

your company, and this ar cle will outline the key steps for

crea ng a powerful and eff ec ve budget.


ledgers. Second, have the best hardware and user-friendly software to accomplish this important task, as technology will minimize the time spent inputting the date and proofi ng it. Third, provide your team with a detailed list of any major contracts, leases, or anticipated major expenditures. Last, provide your team with a summary of personnel including salaries, benefi ts, and tax information, which should be linked by computer formula directly to the main budget. Remember, by giving your team these tools, they can spend more time analyzing the budget, not hunting for the numbers to build it.

Tip from the Coach: At the start of the budget process, give each person who will be building a budget a three-ring binder with a tab for each expense / revenue item. Behind each tab, include any historical information related to that particular expense / revenue so it’s readily available throughout the budget process, and include quarterly / year-to-date revenue / expenses averages. When the budget is complete and has received your approval, provide for each person on your property management team a clean printed budget sheet to insert behind each tab. This will give them a “working” budget and a powerful tool touse throughout the year.

Ernest F. Oriente, The Coach, is the founder of PowerHour® a professional business coaching / recrui ng service and the author of SmartMatch Alliances™. He has spent 18,660 hours [since 1988] delivering customized training, by telephone, in leadership, tradition / Internet marketing and sales for property management companies, apartment locator / corporate housing services and mul -housing sales / service companies worldwide.

18 www.nvsaa.org

LEGAL CORNER

The Nevada State Apartment Association is gearing up to oppose continued statewide efforts to extend the eviction process and to cap late fees. Only narrowly defeated in the prior legislative session, the NSAA expects tenants’ associations to pursue these measures with even more vigor in the upcoming session.

The eviction proposal is likely to seek extension of the notice to pay or quit from 5 to 10 days, doubling the time required to complete the process. In addition, the NSAA expects that the proposal will seek an extension of the lockout timetable from 24 hours to 2 days.

Likewise, the NSAA anticipates that the legislature will consider another effort to cap late fees. If the anticipated measure is similar to its predecessor (AB 313), it will seek to cap late fees at 2 percent if payment is received within 5 to 9 days after the due date; and the fees cannot exceed 3 percent if payment is 10 or more days late.

At the local level, the NSAA is monitoring several recycling

Legislative Updateproposals which may affect the multi-housing industry. The NSAA continues to work diligently on such measures to ensure our industry benefi ts from such proposals.

As the legislative session gears up, we will be providing you with more detailed information on specifi c legislative proposals and bills. Such legislation will likely have a direct effect on you and your business. If you would like additional information on how you can become involved with NSAA legislative efforts having a direct affect on your business, please visit our website or email us: [email protected].

If you would like to contribute to the NSAA PAC Fund directly, please contact Michael Fazio at 702.436.7662. Every little bit counts toward protecting the viability of our industry.

The NSAA would like to thank Karsaz & Associates for contribu ng to the Legal Corner.

For more informa on on Karsaz & Associates call 702.952.9321.

CoreLogic SafeRentComprehensive multifamily risk management

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Learn what the next generation of risk management

means for you, contact Tre Sedminik at 702.839.1736

or [email protected].

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Spotlight on Platinum Sponsors...

Sherwin WilliamsSince its founding by Henry Sherwin

and Edward Wil l iams in 1866, The Sher w in-Wil l iams Company has not only grown to be the largest producer of paints and coatings in the United States, but is among the largest producers in the world. For more than 135 years, we have been determined to lead our industry, to manufacture and market innovative products of superior quality, to operate a safe, clean and friendly workplace,

to observe the highest ethical standards in business conduct and to reward our investors. The pursuit of excellence is a commitment, not an achievement. This commitment is a vital part of the Sherwin-Williams culture. It is a pledge that joins every Sherwin-Williams employee together in service to our customers and shareholders. The Center of Excellence, which opened in the spring 2004, is a living archive in support of excellence—paying tribute to our past, showcasing the present and providing inspiration for the future.

For additional information on paint please call Rob Groucutt at 702.325.8795 or e-mail [email protected].

For additional information on fl oorcovering please call Jennifer Pendleton at 702.338.3708 or e-mail [email protected].

Quality TowingQuality Towing is proud

to serve Las Vegas, Nevada, one of the greatest cities in North America. This fantastic growth brings heavy traffic from suppliers and tourists

alike. We too have grown with several new locations around the southern Nevada region. Whether you are a tourist in your family car or a trucking company delivering material to help build this city, we are prepared to serve you with the latest technology, best equipment and foremost personnel available. Our trucks feature GPS locators for the fastest response time. If it can be moved, we have the equipment to handle it.

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For additional information on Quality Towing please call Bobby Segura at 702.335.2717 or e-mail [email protected].

The NSAA decided to try something new and very different this year. In doing so we introduced our fi rst annual Reverse Trade Show to rave reviews from everyone who participated. The idea of the Reverse Trade Show was to allow our Vendor members, as well as top property management industry leaders, to share their best products and services, right in time for budget season. Our vendors had the perfect setting to connect with some of the most sought after Property Management Companies in Las Vegas. The day was fi lled with lunch, prizes and continued networking opportunities. With such a great turnout and amazing feedback we are excited to say … look forward to our 2011 Reverse Trade Show. This one will be ever bigger and better. See you next year. Please see event photos page 22.

20 www.nvsaa.org

The Southern Nevada Water Authority (SNWA) offers a variety of money-saving coupons and rebates to help you save money and water. These include coupons to help defer the cost of pool covers, smart irrigation controllers, and water-smart carwashes. All are available at snwa.com.

Pool Cover Instant Rebate CouponA pool cover can help save from 10,000 to 15,000 gallons of

water each year by reducing evaporation. Pool covers also limit windblown debris, which can drive up the cost of maintaining a pool, and conserve energy.

The pool cover coupon value is $50 or 50 percent off the purchase price of a pool cover, whichever is less, or $200 or 50 percent off the purchase of a permanent, mechanical pool cover. Pool cover coupons are available once every 36 months. Redeem the coupon at a participating retailer.

Smart Irriga on Controller Rebate CouponSmart controllers are irrigation clocks that automatically adjust

irrigation run times in response to environmental changes. Smart controllers use sensors and weather information to manage watering times and frequency. As environmental conditions vary, the controller increases or decreases irrigation. Smart controllers have the ability to turn off your sprinklers automatically during rain, high wind or low temperatures. Smart controllers reduce outdoor water use by an average of 15 to 30 percent. Receive $200 or 50 percent off the purchase price of a qualifying clock, whichever is less.

Since proper installation and set-up requires in-depth knowledge of soil, plants and other various factors, the SNWA recommends you work with a licensed landscape professional that is experienced with these irrigation clocks.

Water Smart Car Wash CouponsTake your dirty car and a Water Smart Car Wash coupon to

a participating Water Smart Carwash and get your car cleaned while conserving water at the same time. Water Smart Car Washes recycle water on-site or send it to a water treatment facility, where it is cleaned and returned to the water cycle, thus helping to conserve water.

Washing your car at home can use two to three times more water than a commercial car wash, and the water that fl ows into the street can’t be recovered and reused. Visit our Water Smart Car Wash Web page to get coupons and fi nd a car wash near you.

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The NSAA held its Annual Poker Tournament in July 2010. Titled “Deal Me In”, the tournament was held at The Sahara Hotel & Casino and had a great turnout once again with over 80 players participating. Along with the excitement of playing poker there was great food, awards for the top ten players and raffl e drawings for great prizes such as an Apple iPad and Apple iPod. We look forward to the NSAA 2011 Poker Tournament … stay tuned for you don’t want to miss it.

Congratula ons To Our 2010 Poker Tournament Top PlayersWinner Christopher Hinojos (Apartment Guide)2nd Place Steve Rill (Destinations at Winterhaven)3rd Place Lizza Castro (The Prime Group)4th Place Tommy Giambattista (TGJ Painting Services)5th Place Robert Watson (Pinnacle AMS West)6th Place Robert Pressgrove (Cox Communications)7th Place Kris Bloom (The Prime Group)

Photos Sponsored by: CERTIFIED FIRE PROTECTION, INC.

Sponsored by

don t want to miss it.

21

22 www.nvsaa.org

Photos Sponsored by: CERTIFIED FIRE PROTECTION, INC.Photos Sponsored by: CERTIFIED FIRE PROTECTION, INC.

22


“Shortchange your educa on nowand you may be short of change the

rest of your life.”

CLASS PRICINGIndividual Class Cost$35 members / $70 non-members

Note: Any NSAA Apprecia on Series or FREE classes off ered would be FREE for members and $25 for non-members.

* CLASSES SUBJECT TO CHANGEFOR CLASS TIMES AND LOCATIONS VISIT

WWW.NVSAA.ORG

September 29, 2010 FREE CLASSNSAA Apprecia on Series: Paint Basics - Ge ng the Best ValueSpeaker and Sponsor: Dunn Edwards

October 15, 2010N S A A L e g a l S e r i e s : Tr u l y U n d e r s t a n d i n g E v i c t i o n sSpeaker: Christopher A. Karsaz of Karsaz & Associates

November 10, 2010 FREE CLASSNSAA Apprecia on Series: Understanding Bio-HazardsSpeaker and Sponsor: Ian Simon; Odor Masters

Advertising in your association’s trade journal is a solid approach to business development. In fact, a recent survey done via the PPA called The Essential Medium, found B2B publications - such as The Apartment Insight, to be the number one information source within any given industry when compared to other media.

In the survey, respondents were asked whether they agreed or disagreed with a series of attitude statements and the PPA compiled the data, resulting in the percentages. Verbatim responses were collected by the survey , which are added to exemplify the points. Here are a few excerpts:

• Business publications are rated the fi rst choice for staying in touch with what’s going on in their sector by 61% percent of decision makers.

• “If I didn’t read them I wouldn’t know what’s going on.”• 71% of decision makers believe that B2B magazines are essential reading.• “I would be lost without my business publications.”• 83% of managers would recommend to people starting a career in their sector

to read the business publications• “With the information we gather from the publications, we can determine if we

are on the right track or if we need to change direction.”• Essential? Apparently!

BENEFITS OF ADVERTISING

n fact, a recentent Insight, toa.

ttitudewere

NSAA Educa onSeries Classes*

24 www.nvsaa.org

Apartment Insight Commi eeMaria Avellana (Board Liaison) 702.658.4006AMC [email protected] Cooley (Commi ee Chair) 702.278.8905702 West [email protected]

Bowling Commi eeSteven Olmos (Board Liaison) 702.459.3192Silver Lands, Inc. [email protected]

Community Outreach Commi eeRhonda Sikes (Board Liaison) 702.438.7678 Avion at Sunrise Mountain [email protected] Pendleton (Commi ee Chair) 702.895.8887Sherwin Williams [email protected]

Dinner Mee ng Commi eeChristopher Hinojos (Board Liaison) 702.939.1494Apartment Guide [email protected] Sartain (Commi ee Chair) 702.873.5995Cer fi ed Fire Protec on fi [email protected]

Educa on Commi eeDana Murrah (Board Liaison) 702.395.1523AMC, LLC [email protected]

Golf Commi eeRobert Groucu (Board Liaison) 702.895.8887Sherwin Williams [email protected] DeTagle (Commi ee Chair) 702.939.1494Apartment Guide [email protected]

Jewel Awards Commi eeTeresa Jackson (Board Liaison) 702.873.5995Cer fi ed Fire Protec on [email protected] Jus ce (Commi ee Chair)Fairfi eld Proper es 702.269.5411

Legisla ve Commi eeBarbara Kirk (Board Liaison) 702.435.9800Camden Property Trust [email protected] A. Karsaz, ESQ. (Commi ee Chair) 702.952.9227Karsaz & Associates [email protected]

Maintenance Mania Commi eeDonna Gill (Board Liaison) 702.362.6444Pinnacle AMS West [email protected] Hjerpe (Commi ee Chair) 702.362.6444 Pinnacle AMS West [email protected]

Membership (IROC) Commi eeFrancie Stocking (Board Liaison) 702.368.4217Western Risk Insurance [email protected]

Public Rela ons Commi eeDeborah O’Keefe (Board Liaison) 702. 436.9293The Prime Group [email protected]

Poker Commi eeAmanda Hahn (Board Liaison) 702.671.6000Signature Management [email protected] Gardens 702.376.1646Susan Buksa [email protected]

Reverse Trade Show Commi eeMar n Estrada (Board Liaison) 702.336.7877

For informa on regarding the NSAA website, ar cles which appear on the website and adver sing on the website please contact Michael Fazio at 702.436.7662.

NSAA 2010 COMMITTEE ROSTER

Member par cipa on is vital to the growth of our industry. NSAA commi ees are the perfect venue to meet with your colleagues and exchange ideas. You can help contribute to our associa on’s objec ves by volunteering to serve on a commi ee. To sign up for one or more of the following commi ees, call the NSAA at 702.446.8445. Or you can e-mail the Board Liaison or Commi ee Chair listed with your contact informa on and which commi ee or commi ees you would like to join.


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* Visit the NSAA at www.nvsaa.org For additional information on any event

* CALENDAR SUBJECT TO CHANGE e-mail [email protected] OR call

the NSAA at 702.436.7662.

OCTOBER NOVEMBER DECEMBER

JULY AUGUST SEPTEMBER

2010 NSAA Events Calendar

9.15 EDUCATION APPRECIATION SERIES sponsored by Certified Fire Protection

9.17 NSAA Bowling Social

9.29 EDUCATION APPRECIATION SERIES sponsored by Dunn Edwards

10.08 Maintenance Mania

10.14 EDUCATION SERIES - Truly Understanding Evictions

10.21 NSAA Educational Dinner

11.10 EDUCATION APPRECIATION SERIES sponsored by Odor Masters

12.04 4th Annual Jewel Awards "Holiday Heroes" Celebration

GREEN NSAA Social Event

RED NSAA Education Event

BLUE NSAA Educational Dinner Event

26 www.nvsaa.org

PRODUCTS & SERVICES GUIDEADVERTISINGApartment Finder 6330 McLeod Dr. Ste. 5 Las Vegas, NV 89120cvail@apartmen inder.comP: (702) 604-2351 F: (702) 798-8311Apartments.com175 W. Jackson Blvd., 8th fl oorChicago, IL 60604l [email protected]: (312) 601-5391 F: (312) 601-6256For Rent Media Solu ons 5740 S. Arville St., Ste 209Las Vegas, NV [email protected]: (702) 255-3700 F: (702) 255-4901Move.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/REPAIRFerguson Enterprise501 Parkson RoadHenderson, NV [email protected]: (702) 564-2660 F: (702) 564-1329MOEN, Inc.9109 Hilverson AvenueLas Vegas, NV 89148eca [email protected]: (702) 523-7286 F: (702) 614-0957Pinnacle Appliance Distributors5585 South Valley View Boulevard, Suite #4Las Vegas, NV [email protected]: (702) 567-1688 F: (702) 565-1680Universal Service & Supply3605 W. TwainLas Vegas, NV [email protected] P: (702) 876-0333 F: (702) 876-5994 ASPHALT PAVING/REPAIRLamb Asphalt Maintenance, Inc.3280 Coleman St.N. Las Vegas, NV 89032 [email protected]: (702) 647-1600 F: (702) 647-5969 Sunland AsphaltP.O. Box 50409Henderson, NV [email protected]

P: (702) 563-6872 F: (702) 563-6875ATTORNEYS/LEGAL SERVICESKarsaz & Associates375 Warm Springs Ave., Ste 104Las Vegas, NV [email protected]: (702) 952-9321 F: (702) 933-5077AWARDS/TROPHIESAwards West1957 North Decatur BoulevardLas Vegas, NV [email protected]: (702) 648-1661 F: (702) 648-1602BALCONY REPAIRNevada Gypsum Floors3588 South Valley View BoulevardLas Vegas, NV [email protected]: (702)871.3330 F: (702) 871-7597

BLINDS/WINDOWS/DOORS/GLASSCherokee Blind & Door 4350 S Arville, C-21 Las Vegas, NV 89103P: (702) 432-3244 F: (702) 432-3341 BROCHURES AND FLYERS702 West2470 Denholme St.Henderson, NV [email protected]: (702) 278-8905 F: (702) 202-4513 CABINET INSTALLATIONComplete Solu ons dba Roto Rooter639 East Brooks AveNorth Las Vegas, NV [email protected]: (702) 646-5273 F: (702) 646-0132

CARPET CLEANING/RESTORATION/DYEINGRoadrunner Carpet Care8985 South Eastern Avenue #325Las Vegas, NV [email protected]: (702) 262-6061 F: (702) 507-0094

Solar Contract Carpet of Las Vegas, Inc. 4280 Wagon Trail Ave. #CLas Vegas, NV 89118P: (702) 798-7100 F: (702) 798-1982 Ul mate Choice Carpet Cleaning4320 West Reno Avenue, Suite ILas Vegas, NV 89118suhailyr@ul matechoicerestora on.comP: (702) 515-1485 F: (702) 515-1486Universal Carpet Care, Inc. 3111 S. Valley View, Ste. N-102 Las Vegas, NV [email protected] P: (702) 220-9003 F: (702) 220-4818

Diversifi ed Protec on 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 Mohawk Industries2514 East Turney AvenuePhoenix, AZ [email protected]: (480) 650-9315 F: (602) 926-2453

Sherwin Williams Paint & Floor Covering7470 S. Dean Mar n Drive. #105Las Vegas, NV 89139 [email protected] P: (702) 895-8887 F: (702) 895-8892 FURNITURE RENTAL/SALESCORT Furniture Rental 6625 Arroyo Springs St. Ste. 130Las Vegas, NV [email protected] P: (702) 822-7368 F: (702) 822-7324KRT Concepts6170 W. Lake Mead Blvd., #168Las Vegas, NV [email protected]: (702) 490-3558 F: (702) 924-2562Winston Contract603 SE Fort King StreetOcala, FL 34471jrega@brownjordaninterna onal.comP: (800) 327-1541 F: (352) 368-2471GOLF CART MOBILE SERVICE, REPAIRS & PARTSWheels In Mo on6185 Harrison Drive, #12Las Vegas, NV 89120wheelsinmo [email protected]: (702) 798-1991 F: (702) 837-6187HANDYMANGenie Services4300 N. Pecos Rd. #22Las Vegas, NV 89115njeancheff @genieservices.comP: (702) 452-1111 F: (702) 452-1179HOUSE KEEPINGRoadrunner Carpet Care8985 South Eastern Ave #325Las Vegas, NV [email protected]: (702) 262-6061 F: (702) 507-0094

HVACFire-N-Ice Hea ng & Air Condi oning2912 S. Highland Dr., Ste ELas Vegas, NV 89109fi [email protected]: (702) 395-0071 F: (702) 395-0253

INSURANCEKaercher & Associates Insurance Brokerage 2500 N. Buff alo Dr., Ste. 230Las Vegas, NV 89128 P: (702) 384-2813 F: (702) 304-7860Nevada West Business Insurance4175 S. Riley St., Ste 200Las Vegas, NV 89147jeff m@nvwes nsurance.comP: (702) 597-5998 F: (702) 990-0500

Renters Legal Liability LLC 466 South 400 East #103 Salt Lake City, UT [email protected]: (801) 994-0237 F: (801) 521-4452

CLEANING SERVICESGenie Services4300 N. Pecos Rd. #22Las Vegas, NV 89115njeancheff @genieservices.comP: (702) 452-1111 F: (702) 452-1179CLEANING SERVICES MOLD/DISASTERGenie Services4300 N. Pecos Rd. #22Las Vegas, NV 89115njeancheff @genieservices.comP: (702) 452-1111 F: (702) 452-1179Odor Masters 4616 W. Sahara Avenue #178Las Vegas, NV [email protected]: (702) 253-5030 F: (702) 242-9238ServiceMaster 1st Response 451 Mirror Court, Suite #105Henderson, NV [email protected]: (702) 896-4197 F: (702) 896-3559CONCRETE REPAIR & RESURFACINGPrecision Concrete Cu ng3191 North Canyon RoadProvo, UT 84604ma @safesidewalks.comP: (801) 830-4060 F: (801) 224-0062

COUNTY/CITY OFFICESConstable’s Offi ce 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 CONTRACTORSBasch Construc on Company6226 Sandhill RoadLas Vegas, NV [email protected]: (702) 314-4545 F: (702) 314-4547Kalb Industries of Nevada Ltd.5670 Wynn Rd.Las Vegas, NV [email protected]: (702) 365-5252 F: (702) 365-5257Western Pride Construc on LLC3924 Silvestri LaneLas Vegas, NV [email protected]: (702) 362-2800 F: (702) 362-1376DRYWALL CONTRACTORSGenie Services4300 N. Pecos Rd. #22Las Vegas, NV 89115njeancheff @genieservices.comP: (702) 452-1111 F: (702) 452-1179

ENVIRONMENTAL CONSULTANTSDominion Environmental Consultants, Inc12073 Cardinal Climber CourtLas Vegas, NV [email protected]: (702) 368-2700

EXERCISE EQUIPMENTEquip Fitness4760 South Pecos Road, Suite #103Las Vegas, NV [email protected]: (702) 309-4198 F: (702) 974-0893FINANCINGR & D Commercial Consul ng 1800 North Green Valley Parkway #111 Henderson, NV 89074 lynn@rdconsul ng.net P: (702) 994-4644 F: (949) 429-0398FIRE AND SAFETYCer fi ed Fire Protec on3400 W Desert Inn, Ste 20 Las Vegas, NV 89102-8354 fi [email protected]: (702) 873-5995 F: (702) 251-1972


Sterling Grant & Associates, LLC2200 East Camelback Road, Suite #222Phoenix, AZ [email protected]: (602) 954-7200 F: (602) 954-9624

Western Risk Insurance3140 S. Rainbow Blvd., Suite 400 Las Vegas, NV [email protected] P: (702) 368-4217 F: (702) 368-4219 INTERNET SERVICES/ACCESSClear7455 Arroyo Crossing Parkway, Suite #100Las Vegas, NV [email protected]: (702) 479-4100 F: (702) 270-2710

KEY CONTROL/ACCESS MANAGEMENTAble Lock & Key1913 East Charleston RoadLas Vegas, NV [email protected]: (702) 382-2822HandyTrac, Inc.510 Staghorn Ct. Alphare a, GA [email protected]: (678) 990-2305 F: (678) 990-2311LANDSCAPING & MAINTENANCED & K Landscape3068 S. Highland Dr.Las Vegas, NV 89109mfi ne @dklandscape.comP: (702) 361-5855 F: (702) 361-5866Integrated Landscape Management4555 Dean Mar n DriveLas Vegas, NV [email protected]: (702) 283-9904 F: (702) 537-2294Newtex Landscape, Inc.271 Sunpac AvenueHenderson, NV [email protected]: (702) 795-0300 F: (702) 795-0192Silver Lands Inc.2901 S. Highland Drive, Suite 15-ALas Vegas, NV [email protected]: (702) 459-3192 F: (702) 459-4372Worldscape8410 Eldora, Suite #1003Las Vegas, NV [email protected]: (702) 871-7027 F: (702) 731-1611LAUNDRY EQUIPMENTCoinmach Laundry Service501 North 37th Dr., Suite 102Phoenix, AZ [email protected]: (602) 722-6959 F: (602) 340-8907

LOCKSMITHABC Locksmith & Towing3981 E. Sunset Rd., # ELas Vegas, NV [email protected]: (702) 598-1630 F: (702) 454-7978 MAINTENANCE SUPPLIESHD Supply320 Lava Beds WayLas Vegas , NV 89031Max.G.Chris [email protected], [email protected] P: (702) 917-5746 F: (702) 622-7222Wilmar4119 Bola DriveNorth Las Vegas, NV 89032bcroff [email protected] P: (702) 296-0664 F: (702) 643-5948

MAKE READYGenie Services4300 N. Pecos Rd. #22Las Vegas, NV 89115njeancheff @genieservices.comP: (702) 452-1111 F: (702) 452-1179MOLD REMEDIATION & TESTINGEagle Restora on6225 Harrison Dr., # 1Las Vegas, NV [email protected]: (702) 895-9991 F: (702) 895-9992ServPro of Northern Las Vegas2828 Synergy StreetNorth Las Vegas, NV [email protected]: (702) 656-0203 F: (702) 656-6246NON PROFIT ORGANIZATIONAmerican Red Cross1771 East Flamingo Road #206-BLas Vegas, NV [email protected]: (702) 791-3311 F: (702) 791-3372OFFICE SUPPLIESAdvance Offi ce & Janitorial Supplies3261 S Highland, Ste. 603Las Vegas, NV 89109lisaburchard@advanceoffi ce.comP: (702) 735-0213 F: (702) 735-0147OUTDOOR FURNITURERenu Casual Furniture975 American Pacifi c Drive, Suite #105Henderson, NV [email protected]: (702) 568-9004 F: (702) 568-9007Total Pa o Accesories4760 South Pecos Road, Suite #103Las Vegas, NV [email protected]: (702) 309-4198 F: (702) 974-0893PAINT SALES/SERVICEDunn-Edwards Paints4300 E. Tropicana Ave Las Vegas, NV 89121 [email protected]: (702) 845-7539 F: (702) 243-8131EA Beltz Corp. Paint & Drywall 3370 Pinks Place #FLV, NV Las Vegas, NV 89102 [email protected] P: (702) 233-3583 F: (702) 871-0595Empire Community Pain ng 2756 N. Green Valley Pkwy., Ste. 149dwhitaker@empirepain ng.com P: (888) 278-8200 F: (702) 939-9940

Genie Services4300 N. Pecos Rd. #22Las Vegas, NV 89115njeancheff @genieservices.comP: (702) 452-1111 F: (702) 452-1179Sherwin Williams Paint & Floor Covering7470 S. Dean Mar n Drive. #105Las Vegas, NV 89139 [email protected] P: (702) 895-8887 F: (702) 895-8892 PEST CONTROLTerminix Commercial3147 West Post RoadLas Vegas, NV [email protected]: (702) 837-6520 F: (702) 837-5980

POOL FURNITURETotal Pa o Accessories3275 S. Jones Blvd., Ste 106 Las Vegas, NV [email protected] P: (702) 309-4198 F: (702) 974-0893PRINTING & GRAPHICSA & B Prin ng and Mailing2900 South Highland Drive #18-BLas Vegas, NV [email protected]: (702) 731-5888 F: (702) 731-2272PROPERTY MANAGEMENT SOFTWARERealPage Inc.4000 Interna onal PkwyCarrollton, TX [email protected]: (972) 820-3015 F: (972) 820-3383RentPayment505 Sansome, 8th FloorSan Francisco, CA [email protected]: (866) 289-5977 F: (866) 786-4775RECYCLINGNVCCU Recycling2745 N. Nellis Blvd.Las Vegas, NV [email protected]: 9702) 644-8484 F: (702) 644-7970REWARDS PROGRAMSBlackledger12 West 100 North, Suite #100American Fork, UT [email protected]: (801) 763-9064 F: (801) 437-3686ROOFING SERVICESMonier Life le430 EastgateHenderson, NV 89011streland@monierlife le.comP: (702) 417-3304 F: (702) 629-5183SEAL COATING STRIPING & REPAIRSIntermountain Slurry SealP.O Box 1841Sparks, NV [email protected]: (720) 320-1665 F: (720) 320-1668

SECURITY DEPOSIT ALTERNATIVESSure Deposit293 Eisenhower Pkwy., Ste 320Livingston, NJ 07039-1783 [email protected] P: (973) 992-8440 F: (973) 992-8770

SIGNAGEFusion Sign & Design3443 Niki WayRiverside, CA [email protected]: (702) 949-0760Na onal Signs, LLC3830 Rockbo om StreetNorth Las Vegas, NV 89030rick@na onalsignslv.comP: (702) 645-6444 F: (702) 645-1178Western Sign & Flag4181 W. OquendoLas Vegas, NV 89118bobglennon@westernsignandfl ag.comP: (702) 798-6030 F: (702) 798-8314

TELECOMMUNICATIONSCentury Link330 South Valley View BoulevardLas Vegas, NV [email protected]: (702) 244-1220 F: (702) 244-7385Cox Communica ons121 S. Mar n Luther King Blvd.Las Vegas, NV [email protected]: (702) 384-8084 F: (702) 545-2375 TENANT SCREENINGCoreLogic SafeRent7500 W. Lake Mead Blvd., #9-542 Las Vegas, NV 89128 [email protected]: (702) 839-1736 F: (702) 839-1738 Contemporary Informa on Corp.42913 Capital Drive #101Lancaster, CA [email protected]: (800) 288-4757 F: (800) 677-8494LexisNexis Resident Screening818 SW 3rd Ave., Ste 1128Portland, OR [email protected]: (323) 828-7467 F: (866) 653-4264

TOWINGAA Ac on Towing3035 Westwood Dr.Las Vegas, NV 89109bobbyhowell@ac ontowing.netP: (702) 737-9100 F: (702) 737-8567North Star Towing2201 N. CommerceNorth Las Vegas, NV [email protected]: (702) 473-1111 F: (702) 399-3632

Quality Towing4100 E. Cheyenne Ave.Las Vegas, NV [email protected]: (702) 649-5711 F: (702) 633-4447SNAP Towing250 W. Warm Springs Rd.Henderson, NV [email protected]: (702) 564-1180 F: (702) 565-3956

The Parking Team Specialists (PTS)3433 Losee Road Suite #2North Las Vegas, NV [email protected]: (702) 375-9807 F: (702) 543-6876WASTE COLLECTIONRepublic Services770 East Sahara AvenueLas Vegas, NV [email protected]: (702) 280-0051 F: (702) 599-5585

2775 South Rainbow Boulevard, Suite #101-CLas Vegas, NV 89139

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Apartment Insight September | October 2010

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