My friends company just asked her team to take over another property (44...

Multifamily real estate is more competitive than ever.In 2024, the industry stabilized as elevated resident experiences, a focus on community, and eco-friendly practices shaped the multifamily landscape. In the new year, property operators will need to continue leveraging innovations in technology and sustainability, and incorporate premium amenities into the living experience in order to stay ahead. Here's what trends we're expecting to see more ...

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For those of you that lease coworking space in your luxury buildings, what is your fee structure? Do you have a written agreement or written guidelines?

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Apparently, based on my resume of 20 years in property management, this is a job match. 😂

Guest Insider I’ve always said it was a transition that a PM could make!

Kathy Vance Learned more from this career than some learn in earning their degree! 😂

Gerry Hunt Perfect!! When we survive 20 years or more in our industry, we are VERY skilled Mental Heath Therapists!! 😅🤗

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My friends company just asked her team to take over another property (44 units, not a good area, problematic community). It is a 25 minute drive from their current property that they would manage out of. Her current property is only 4 years old and well established. What would be a good hourly raise to ask for if she takes this on? She is PM

Guest Insider It depends on how many doors she currently manages. Does this increase her volume by 50%? 20%? 10%? How many people are on her team?

Anonymous member Currently managing 208. This would add 44 units. Her (PM), assistant PM, and 2 maintenance. So 2 office and 2 maintenance. They offered all 4 of them the same $2 raise on top of their current hourly rate

Guest Insider Anonymous member i think that is a pretty low offer to increase responsibility by 20% and the added inconvenience of 2 sites not close to one another. I would say 10% raise at the very least.

Antonio Diaz Anonymous member maybe take what they make now/ #of units and ask for that in addition to their current salary.
Alternatively look for going rates for the number of units they will now
Be at. A struggling property is a beast to deal with but it’s also a pretty small property and they probably don’t have a large budget.

Brooke Nuber-Soldate If it's in rough shape with occupancy, the $2/hr plus maybe some extra comission might be nice. Helps to incentivize the clean up

Guest Insider I've had a couple of my managers acquire additional properties. I got them promoted to higher PM positions with an average raise of $3-4 per hour.

Josh McKibben 7%

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Managing security deposits is a critical part of running a multifamily housing operation. But what happens when tenants move out and forget to claim their security deposit refund? Whether due to an outdated address, lost paperwork, or general oversight, unclaimed security deposit refunds can pile up fast. These unclaimed funds don't just disappear—they come with legal and financial risks that can haunt property management companies for years.Let' ...

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Every apartment community should have a brand identity. And we'd include affordable housing in that statement. However, making branding affordable for lower-income housing is more of a challenge. But: even with limited resources, branding can make an impact for affordable housing. Affordable housing communities have different marketing needs and budgets compared to their conventional housing counterparts. But even affordable housing communities s ...

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McKenzie Towns is friends with J Retinger

Texas properties under TAA contract, I have a question.
A resident decides to rent a “rentable item” such as garage or carport mid term.
1. Do you add it to their lease?
2. If so, what is your process with adding it to the contract ? Addendum only or do you Revise 1st page of lease? If you do...

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Guest Insider Hi there in yardi on the resident profile, there is add a rentable item. So we do that, and then that charge will hit their ledger that day. then if it is not part of your lease package, there is a minute lease amendment that you could find in Blue Moon. You can send it digital for them to sign, and then you can execute it Or you can have them sign a paper copy and upload it. And then what I like to do is make a memo in their account with the date of when they added the rentable item. And when their renewal comes up, then you could add it to the lease

Guest Insider The 8 page lease and the rentable item addendum. Adding a rentable item changes the rent in most of the softwares so you’ll need to correct the lease to reflect the added rentable item in the rent amount. We rent items mid month and charge a prorate. We also offer to allow the resident to wait until the first of the month if they would like. Saves them on cost but we can go ahead and get the paperwork out of the way.

Guest Insider I've seen this done a few ways. One being ...mid term packet and resign lease, all addendums and rentable item is locked in thru end of lease term. Two being ...rentable item addendum and may or may not allow MTM options. Garages and carports get really popular this time of year!

Christi Anderson it's adds to the rent and updates the lease automatically. the dates are same as lease dates of apt on contract.

Guest Insider Just the addendum

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Does your property have any security cameras? I’m talking about maybe the entrance gates, popular common area, fitness center, etc.
Our community does not per the ownership due to liability I’d guess but we have some recent high profile incidents where cameras would have captured crimes taking...

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Patty Peterson I’m in upstate NY and we have them near the maintenance shop where our maintenance trucks, golf carts, and snow removal equipment are kept. No other cameras around the rest of the property.

Cyndi Bedwell I have cameras inside and out. Shop, gates, parking lots and hallways

Guest Insider We only have them in the clubhouse area. Nowhere else to liability issues.

Josh McKibben I’m in the Dallas, Tx area and yes, we have them at some of our properties. We’d have them at all, but we have 26 buildings and that’s a lot of upfront cost. I’m slowly adding to it year after year.

Karen Kossow We have them in multiple places at many communities. They aren't monitored (meaning nobody is sitting there watching them which is typically when the liability piece comes in) but are often helpful in catching things happening and being able to identify who did them.

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Does anyone have any SOLUTIONS to package room nightmares? Ours is a secured room system with shelves (no lockers). It's a great system, but delivery drivers continue to not assign packages properly and also continue to just dump. I'm looking for solutions, please (aside from me sending my time in there to organize). Thanks!

Guest Insider We called carriers to get the code to the drivers and if they don’t use it properly, We started reporting all the drivers 🤷🏻‍♀️ we hung up signs but nobody paid attention so that was the best way we’ve found. Don’t get me wrong, we still have ppl that just dump packages outside but it has decreased the issues

Nicholas Clayton Thank you! What email address are you using to report drivers ?

Guest Insider I call the customer number typically. By providing a tracking number, they can find out who delivered. We h

Melissa Brown Depending where you are located Fetch could be a good option for you

Jessica Romero Luxer has a concierge-ish service that could help

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I am a new member to this forum and relatively new to the multifamily properties. I visited the maintenance shop at one of our properties and it was a mess. Parts and equipments were lying around and finding any part seemed difficult, not to mention the $ and time wasted. Does anyone in this forum have suggestions or recommendations for organizing and maintaining maintenance shops? How do you organize, manage, and track your maintenance parts and... Show more

Brent Williams

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What is the most important thing to you when choosing an Emergency Telephone provider for your pool or elevator phones?

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Brent Williams

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Managers (at all levels) - what skills do you believe would be most helpful in your role? Please add additional thoughts in the comments.

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When was the last time you called all of your team together, just to say thank you and to say something that you are grateful for about each one of them individually?

Guest Insider Friday, but not individually. Was a text to the team. I am so grateful for them.

Gerry Hunt AWESOME ~ next time try doing it in person. It makes a positive difference!

Guest Insider Gerry Hunt great idea. I really want to do something nice for them. They have been awesome.

Kelly Noble We started doing a monthly drawing for prizes or cash and instead of just tickets tickets out for “good behavior” we give everyone a ticket and they have to to give to someone else and say why they are choosing that person and then we draw for the prize.

Gerry Hunt Kelly this is great! Have you gotten everyone together & personally thanked EACH one & given them a reason why you are grateful to have them on your team?

Kelly Noble Gerry not yet 😉

Leah Love I may not feel like I get a lot right in this world but I feel like I did this regularly and loved/appreciated my staff(s) so much. 20+ years ago I started in multifamily and I still talk to my first employees.

Gerry Hunt Leah this is just one of the reasons that I love you. You live in your heart!

Tracy Jamison Every staff meeting!

Mike Powers Every week informally. Every two weeks as part of bi weekly business operations reviews.
If any manager can't find a positive acknowledgement for something well done by each team member either manager is ungrateful or employee is beyond help.

Gerry Hunt Mike YAY!! If a manager can't find something positive, perhaps she/he has only been trained to see the negative.

Mike Powers Gerry Hunt tragically, the vintage style was management by exception. The negatives received attention. It took 20-30 years to move to focus and recognize success positives as the priority.

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Tips and tricks on lease ups in the dead of the winter?? Traffic has been slow with the cooler seasons. I have brand new townhomes that have been sitting for a month now and no interest. (Not to mention I’m receiving more brand new buildings soon!) We ran a one month free special on them for the...

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Guest Insider Have you heard of “plant your garden”? Of course it’s not a real garden but it’s teaching your leading people to “soft kill” the comps. As a for instance on one of our communities they had the nice large garden tubs- but so did our closes competitor. BUT the competitors tubs had the high powered jets! So I taught all the leasing agents to make a big a huge thing about the size of our tubs BUT to add “and since we don’t have jets you don’t have to worry about the last residents dead skin ending up in yur bath water”! Trust me when I say we had so many people return to say they really liked the property next door but didn’t want to deal with the dead skin issue! 🤩

Guest Insider people don't tend to move during the holidays. run a "new home for the new year" campaign

Guest Insider Lowering the price is not necessarily the best option… ever hear of Mercedes Benz discounting prices ? If you have a great product sell it as a great product. Build value by letting the customer know your property is worth more because of the service, location, floor plan etc…
No amenities is tough but people live in their home not the clubhouse…. Point out quality of construction etc

David Snyder We did two months free and offered waived application fee and half-priced administrative fee. We averaged 12 apps a month from Dec-March.

Gerry Hunt I used social media & marketplace for my clients with great success at a recent lease-up!

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