Anyone familiar with doing March Madness brackets as a community event?...

Does anyone still paint turns in house on your property

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Kelly Martin In certain States, the Mgt Co needs a contractors license to do that.
It’s not popular to say, but it’s the law.

Lee Hartman I'm in Texas my company wants to start doing in house i don't think i have the manpower to do this with out hiring another person which would defeat the purpose of saving money on a contractor.

Kelly Martin Lee Hartman TX is a free for all. No issues doing it in house there.

Guest Insider Not much of anything except HVAC is done by maintenance anymore…. Lol

Guest Insider Here in Tampa we do if it’s small touch up

Guest Insider I have a two person maintenance team and they paint our apartments during turns, but it’s mostly touch paint on a 1.5 year old asset. The occasional full paint, but still in house unless we absolutely have to contract it out due to workload.

Dave Scruggs Yep, have for the last 24 years. I do everything except carpet / vinyl install and landscape upkeep.

Lee Hartman My dilemma is most of mine are older class b properties around 230 to 260 units with a maintenance supervisor and assistant maintenance and grounds keeper who also takes care of 2 pools i'm trying to figure out how we can fit in painting units especially with all the air conditioning calls about to start rolling in

Guest Insider Lee Hartman switch groundskeeper to tech. Have tech keep up with work orders with maintenance Supervisors help. Have assistant maintenance painting 1 day and turning the next. Basically schedule 2 days. If they are color change you may need to add an additional day. Depending on size and damages. Basically assistant turns to turn tech and keeps them on schedule. The extra time for your tech who does work orders can do the maintenance and t/u for 1 to 2 easy units a week. So if all goes well. You can get 3 to 5 units completed per week and keep up with regular tasks.
Either that or get ready for some heavy OT in the busy season.
You can always point out that painting in house is dropping your turns per week down to 3-4 that way if you have 6-8 move outs in the beginning of the month they understand it might be better in those circumstances to vend the biggest/worst paints out to save on rent loss. The only issue with that argument is if they can actually rent them as fast as you can... Show more

Lee Hartman switch groundskeeper to tech. Have tech keep up with work orders with maintenance Supervisors help. Have assistant maintenance painting 1 day and turning the next. Basically schedule 2 days. If they are color change you may need to add an additional day. Depending on size and damages. Basically assistant turns to turn tech and keeps them on schedule. The extra time for your tech who does work orders can do the maintenance and t/u for 1 to 2 easy units a week. So if all goes well. You can get 3 to 5 units completed per week and keep up with regular tasks.
Either that or get ready for some heavy OT in the busy season.
You can always point out that painting in house is dropping your turns per week down to 3-4 that way if you have 6-8 move outs in the beginning of the month they understand it might be better in those circumstances to vend the biggest/worst paints out to save on rent loss. The only issue with that argument is if they can actually rent them as fast as you can make them ready while utilizing vendor help.
Basically as MS you can run interference for your guys and take care of the pool, and all random BS that pops off so they can get stuff done. Or if you are the strongest turn guy and painter you can have one of them do that for you. Because wrapping up your paint 3 times a day to go field "emergencies" is a waste of time

Guest Insider We do in house paints even though our company budgets to source it.

Kenny Weeks Texas - I have 3 properties 44unit,144 unit & 77 unit. All less then 4 years old. I have a helper that isn’t EPA, CPO certified
I paint and do turns and of course w/o….I make sure the paint gets matched and paint with a Graco cordless sprayer and I love it.

Reba Shahan Most all of your tax credits will.

Fred Montgomery I’ve been places that expected it snd places that didnt.
Seems like anytime companies want to make more money/save more money, it s as l ways falls on the most skilled and overworked people, maintenance .
Never understood why the office doesn’t pitch in. If they gave out handies at 40 bucks a pop and only did 10 a day that’s 12,000 a month…
We could all have really good painters and free up some bandwidth on the company computers since there would be less Temu and Amazon shopping time for them

Cherina Mullins 00 units - yes we still do in house paints. We only contract out on skips / short notice units we can’t squeeze into the schedule.

Guest Insider We just switched to contract on my portfolio, 3 of my assets just hit the 3 yr mark and they really can’t just do a touch up any longer. If we get lucky with minimal areas thou we will just touch up. Not everyone treats their home as if it’s actually theirs.

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Show me you’re welcome home move-in baskets!!!

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Guest Insider I love this one I found a few years weeks ago on Pinterest preparing for a job interview for a new lease up position. Still think it would be cute with some property swag inside. 😊

Guest Insider Oh man, we have tons lol. We try to customize each one based on the move in and what they would like. I’ll share a few😁

Guest Insider Where do you get these baskets? We do the same type of items but your basket is adorable!

Guest Insider We get them from Ross, DD’s and Sam’s Club. We buy each one based on the new move in and the unit they are moving into.

Guest Insider How do you make your cards?

Guest Insider Once I’ve designed the front then I make the card in Avery so I can complete the inside and back. Avery is so easy to work with. But you can design in the program of your choice and then finish it in Avery. Let me know if you need help or want the template info😁

Guest Insider

Guest Insider We do cleaning products we want our residents to specify use on our marble and flooring etc. keeps our product looking good And they continue to take care of instead of bad stuff that dulls. Add tp, paper towels, sponges etc! They are fairly high end cleaning products. Super nice branded grocery bags!

Sammy Wayne I’m thinking about adding a plunger to mine welcome basket.

Tracy Jamison We add dog biscuits or a catnip toy mouse if they have a dog or cat. Everything except the dog biscuits, which we have in the office, all bought at the Dollar Tree for less than $8! We also put 2 bottles of water in the fridge with another note.

Guest Insider

Sammy Wayne Ok thank you all. For the tips. Here is mine.

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Good Morning and Happy RPM Week!
I am wondering if there is anyone who is using a ai chat, that will nurture leads, that integrates with Entrata AND works well with podded communities that have 1 central leasing office.
We currently use Resmate and they are amazing with our communities that have 1 property working out of the leasing office, but how we are mainly operate is 2-5 communities that works out of one leasing office. So it creates more... Show more

Guest Insider Entrata has an AI Chatbot, REDD. And centralized leasing is coming in May at Entrata. It’s very nice!

Guest Insider Knock has all of this.

Guest Insider MeetElise - does follow ups. Delinquency reminders. All the things and merges with knock

Guest Insider Conversion Logix has an AI chatbot, lead nurturing and they even have 24/7 live chat.

Guest Insider Funnel, Travtus, or Meet Elise

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The CFPB's January Report highlights the need for more accurate and reliable methodThe Consumer Financial Protection Bureau (CFPB) has stressed the importance of credit reporting agencies fixing mistakes in tenant background checks and sharing credit file data more effectively. This stems from the increasing use of background checks by landlords and employers in making decisions. These reports provide information about an individual's credit hist ...

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How are you all prorating sheet vinyl and vinyl plank for replacement? Is there an average life span for multi family?

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Jose Maciel I base it off of the national-association-of-home-builders-life-expectancies.pdf
www.google.com/url

Guest Insider I always prorated at 5 years. I think lessors are harder on what isn’t theirs. Didn’t read the attached though.

Robin Rickel Agreed. I’m not seeing apartment sheet vinyl lasting 10 years.

David Troup I agree that renters are harder on things that aren’t theirs, but I’d disagree with not holding them accountable for that. If laminate flooring is supposed to have a ten year life, I absolutely think residents should be charged when they destroy things prematurely.

Guest Insider Carpet 5 years. Vinyl 10 years. But we went off the recommendation from the flooring company as different material can have different lifespans. I would go based off your flooring companies recommendation and then keep it consistent, unless you happen to change materials after some time

Guest Insider We prorate carpet at 7 years, other flooring at 10. There’s no hard and fast rule. The thing is to be consistent. Set a life expectancy schedule for items and stick with it.

Guest Insider I think ours is 10 years? We’ve only had to do it a few times in the last 5 years, and it is prorated considering their occupancy.

Brittany Stroud 5 yr carpet and 10 yr vinyl

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Disclaimer... Posted only as a joke. Not mine. Please don't argue, just have a laugh.

Jose Maciel No Bed Bugs were hurt during the making of this post.

Antonio Leon This is hilarious!

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Managing affordable housing properties presents a unique set of challenges. Ensuring compliance with complex regulations like NSPIRE, controlling maintenance costs, and effectively managing a network of suppliers across a portfolio of properties can be a constant struggle.Technology can be a powerful tool for affordable housing organizations, streamlining operations, improving efficiency, and reducing costs. Here's how a comprehensive softw ...

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If this has happened at your parking garage, know you're not alone. Car break-ins are spiking across the country. According to the Council on Criminal Justice, we're experiencing a 30% increase in car thefts and break-ins.As a property manager or landlord, dealing with situations like car break-ins can be challenging. It's essential to communicate effectively with your tenants to provide guidance, support, and reassurance during such incidents. H ...

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Maintenance is your best amenity.

Tracy Cherry Yes! Yes! Yes!

Robyn Cue 👏👏👏👏👏👏

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Take Advantage of A Cash Call!!
A quick thought about Multi-family properties who are making cash calls.
At first blush it looks like the Titanic after it hit the iceberg.
The property is underwater, its losing money every month.

But, the cash call could also represent an opportunity to get into a...

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While walking units today.. came across this letter! 😩🤦🏽‍♂️

Tammy Perry Epic! 😂

Sarah Bernier I'm not mad.

Guest Insider Hey I’m not mad, hell, she should just have the baby at home 🥰

Guest Insider Thoughtful!

Guest Insider Love this!

Mya Estrada How thoughtful!

Staci Merillo So proactive!

Guest Insider At least they’re considerate! 😁

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Influencer marketing can be a tricky concept, and I love how Kate Good, Principal of Multifamily Development and Operations at Hunington Residential, views the opportunity with her properties, as she shared in an interview with Multi-Housing News.We previously heard Katie Trevino at Avenue5 also talk about her experience with Influencer Marketing, so it will be interesting to hear more ...

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Found this post from a resident (not mine). What would you all do in a situation like this?😕

Guest Insider First, I would encourage residents to report all criminal activity or public safety concerns to the police. If your state allows you to non-renew residents without a reason disclosed, I would non-renew the creepy resident. In the meantime, you could send the creepy resident a letter letting them know that their behavior has been reported as concerning from other residents. In the letter, explain that you are not taking sides in these complaints, but you are making them aware of the concerns and at this time you are asking him to refrain from communicating with his neighbors or their guest. Good luck. I’ve been there and it is a very frustrating thing to address.

Guest Insider Oh, I see it that you said it was not your resident! Thank goodness

Dave Scruggs ""He's on his balcony watching you in a public place. YOU are watching him on HIS balcony and in HIS doorway! "" Hmmmm...... Who's the creeper here?

Guest Insider If I was faced with this I would explain if they “see” him fondly himself t hg at they should report it directly to the PD. I’d explain that in most cases people want to live by the pool to “people watch”. We’re sorry if he make you feel uncomfortable but we do not think that the PD will act on that issue alone. Maybe befriend him by always saying hi, etc that way he knows that others are watching his actions- something along that line

Miles Scruggs Ughhh these are frustrating because you can’t create policies against it. The averaged person that doesn’t have trauma in their past knows exactly when it isn’t appropriate. The managements job is to create and foster a mutually respectful environment but has very little tools to enforce it. If you can’t evict without cause you are likely in a rough spot.
We have a guy like that in town here. Licensed therapist and everyone knows him as a creepy pervert. Never done anything overt enough to have it stick legally but every private establishment has banned him because of his vibe.
The tenant advocacy sword swings both ways and when you have good management they are hamstrung by “fair” laws while they sit there and forced to wait until some specific rule is broken or they are forced to make rules that are asinine when applied to rational people.

Guest Insider I would make a general information flyer to post to neighbor doors. Make it general and avoid alarming verbiage.
Make it about pool and summer safety tips and include instructions on proper reporting for harassment. Contact the local police department to see how they would suggest to report something like that. If you do it this way then it is likely that the residents will know what you're talking about if they've experienced it and then you'll have a number of new reports coming forward.
Lastly if you have a good view of his balcony from yours you can try to set up a camera to verify that his timing is in fact only when females are present. Best case scenario you can get a shot with his balcony and the pool in view. This last suggestion of course is extremely hypocritical

Dave Scruggs "Lastly if you have a good view of his balcony from yours you can try to set up a camera to verify that his timing is in fact only when females are present." You do realize you are suggesting a criminal act, right? People at a public pool have no reasonable expectation of privacy. Filming someone in their home do.

Brenda Hammett I agree with the person above. If you are in a state that allows you to non renew without notice do just that. Unless he exposes himself or something along those lines there’s not a lot that can be done sadly.

Guest Insider Had something similar but the guy kept going outside to pee on trees. He would whip his D out regardless of his VERY close neighbors, their kids, etc. PD wouldn't do anything, we posted a notices, which were ignored, then escalated to a notice to vacate (he also had bad housekeeping). So filed eviction when he didn't leave. Judge asked why and I told him about the indecent exposure and he laughed at me and said "that isn't grounds for eviction and you have no proof". As a woman who witnessed this man and his D peeing on a tree, and having women AND CHILDREN complain to me about it, only for the judge to laugh at me, really sucked. I won the case, due to the housekeeping pics.
I'm only sharing this story because it's possible (not saying it wasn't ignored, but that it's possible) no one will let them do anything. Took 6 months to get this guy out of my property and I lost several amazing residents in the process who broke lease JUST to get away from this creep of a man.

Guest Insider They need to call the police when it is occurring or even take pictures.

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I am looking for an AI Leasing solution that has per unit pricing. Know of any?

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Guest Insider Knock!

Guest Insider EliseAI

Ellie Norton We just launched ElsieAI.

Brenda Sherrill We use Zuma.

Guest Insider Travtus

Julie DeBaun Knock

Guest Insider We use Lease Hawk AI voice, chat and text

Anita Alberger Respage has excellent pricing and a bundle if you want that includes CRM

Melissa Brown Elise is based on unit count for my communities I’m at $1.10/ unit but I think this will differ by management company.

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Hi everyone,

I'm looking for some recommendations/best practices on tracking voucher-holding residents on a fairly small scale. Most of the markets in which we operate have passed source of income legislation in the last few years, and we're still struggling to define our practices as we did not...

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Brent Williams and Felicia Norman

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