Current Events

October is officially here! What are you most looking forward to?

• Changing colors of the trees?
• Cooler temperatures?
• Halloween & Candy?

What about Quarterly Maintenance??

October tends to be the month where we “begin” the holiday season as Thanksgiving and Christmas time seem like they are right around the corner! As excitement begins to build, it can be easy to forget about something as important as quarterly maintenance.

So, where do we start? What differentiates an item to be serviced both as needed, and on a recurring schedule? Apartments.com provides a great list below of a just a few examples of items generally included in a quarterly maintenance checklist (Bullock, 2021):

1. Gutter Maintenance – By properly cleaning gutters, you’ll avoid damage to the siding and foundation of your rental from gutter overflow.
2. Check the Dryer – The main culprit of dryer fires is lint buildup! Be sure residents are well-informed of the dangers and educated to prevent unnecessary damage.
3. Service the Septic System – Regular plumbing can help control scum that can clog drains and create many different issues.
4. HVAC Maintenance – Cleaning or changing air filters is vital for ensuring air quality and performance of the entire system.
5. Inspect and Clean the Chimney and Fireplace – Chimney’s should be inspected once per year. Fireplace maintenance is a critical safety, energy, and maintenance issue!

AFI managed-assets follow a “work-order” system to ensure that these critical items do not get missed. Managers and maintenance teams are alerted as to when quarterly maintenance items are coming due and held accountable to mark “Completed” with notes/applicable photos once an item has been addressed.

To learn more about quarterly maintenance, other services provided by AFI, and employment opportunities feel free to contact us directly!

References

Bullock, M. (2021, March 19). Top 5 Preventative Maintenance Tasks for Landlords. In www.apartments.com.

Retrieved from https://www.apartments.com/rental-manager/resources/article/top-5-preventive-maintenance-tasks-for-landlords

AFI’s latest blog post, talked about how moving to and from apartment communities is most common in the summer months. While a lot of factors may play into the decision to find a new place to call home, there are two important aspects of the moving process that are always present:

1. Moving IN to a New Community.
2. Moving OUT of the Current Community.

While fairly obvious, each item is critically important as failure to plan appropriately can result in added stress, or even added expenses! When it comes to moving out of a current residence, the general expectation is that the exiting residents will leave the apartment in similar condition to how it was received. An unwillingness to put in a little elbow grease can result in the withholding or total loss of one’s security deposit, and even added fines in more egregious circumstances.

According to a survey by Rent.com, more than 25 percent of renters have lost part or all their security deposit at some point (Lassman, 2019). Again, seems obvious, but if it is so simple, then why are one of every four people being penalized?! Thankfully, many online resources such as Apartments.com provide renters with resources/checklists to help plan appropriately for the move-out process  (Pirulis, 2020):

1. Give Proper Notice – Many complexes have policies regarding when notice must be provided to be eligible for receiving the security deposit back. Failure to do so on-time could result in a total loss regardless of how sparkling clean the apartment is left in!
2. Consider a Cleaning Service – Residents should assume that Managers/Landlords have seen a TON of “clean” apartments. While the term is somewhat subjective, a local cleaning service may be able to help if the task is too much to handle oneself.
3. Take Pictures – A reference point following move-out will be very beneficial should any concerns arise regarding condition of the unit.
4. Schedule the Walkthrough – Consider walking through the apartment with the Manager/Landlord. This activity provides an atmosphere for open communication about any issues and associated costs prior to receiving the bill. 

AFI Property Managers are trained to begin renewal communications 120 days in advance of lease expiration. With each renewal communication, Residents are given the Move-Out Cleaning Guidelines Checklist that states minimum cleanliness expectations for every room, floor, countertop, appliance, etc. in the apartment. Receiving an apartment back in rent-ready (or close to) condition not only saves time and money for the Manager, but will help ensure that Residents receive their security deposits back!

References:

Lassman, C. G. (2019, November 19). The One Thing People Forget to Clean When Moving. In ApartmentTherapy.com. Retrieved from https://www.apartmenttherapy.com/move-out-cleaning-mistake-262210

Pirulis, A. (2020, April 30). The Essential To-Do List Before Moving Out of an Apartment. In Apartments.com. Retrieved from https://www.apartments.com/blog/the-essential-to-do-list-before-moving-out-of-an-apartment

Many Property Owners and Managers alike will find that the transition to warmer weather can mean added challenges in terms of general occupancy. With summer just around the corner and more renters searching for a new place to call home, this is the prime time to not only recover occupancy, but pre-lease for months to come (Bennett, 2018). Owners, Operators, and Onsite Teams can all use these following tips help to increase an assets performance, occupancy; and ultimately, top line income. The most critical time to do this is approaching – start planning now!

1. Full pipeline, full property.

First, the property must have adequate leasing traffic. Online advertisements should provide a unique selling proposition to attract consumers in the target audience. The listing should match the market, without blending into the market. Examples of online advertising sources include Apartments.com, Facebook, Google, etc. It is important to continually track which application sources yield the highest quality leads.

One of the biggest factors of driving quality leads to the apartment complex is the online reputation of the property. According to LinkedIn, the consensus is the sweet spot for online rating average is generally between 4.2 and 4.7 (Callaghan, 2017).

2. Consistent, personal communication.

It is not only vital to call every lead immediately, but to also follow up with every received guest card. Guest cards are typically completed in advance of a prospect visiting the property and indicate that individual is already interested in the community! AFI expects Onsite Teams to respond to new guest cards within seven minutes of receipt and contact each individual three times daily (at minimum) by phone, text, and email. Some helpful items we can learn from guest cards include various aspects of what renters may be looking for in an apartment:

• Working from home? The free Wi-Fi will be perfect!
• Looking for family friendly activities? Tell them about the community pool and park down the street!
• Safety concerns? Feel at peace with ample exterior lighting and security doors!

3. How does the property look to someone passing by?

Curb appeal is the first impression the community makes to a visitor and is an opportunity to invoke a “wow” factor right from the start. Planting rows of flowers, touching up paint, professional landscaping, and keeping the parking lots clean not only attract people to visit the property, but also invokes a sense of pride and may encourage some renewals!

While this is not an exhaustive list of leasing techniques, should all these items be working together simultaneously, great results are much more likely! Make sure not to fall behind this summer. Start making plans now to be 100% occupied through the Summer, and in to Fall!

References:

Bennet, S. (2020, July 30). How does seasonality impact rent prices? Retrieved April 08, 2021, from https://www.apartmentlist.com/research/best-time-of-year-to-rent

Callahan, S. (2017, August 27). The power of online reviews to boost sales. Retrieved April 08, 2021, from https://business.linkedin.com/marketing-solutions/blog/b2b-beat/2017/the-power-of-online-reviews-to-boost-sales

As of March 20^th, 2021, the Spring Season is officially upon is! Are you ready for the necessary landscaping changes/improvements that comes with warmer weather?

Whether one is living in a residential home, or managing a multi-unit apartment building, the following items should always be addressed as we start to see that Winter snow melting away (Render, 2021):

1. Gutter Cleanup and ridding downspouts of accumulated debris.
2. Be Cool and check on your A/C system!
3. Seal It Up! Have your windows and screens taken any damage from the changing temperatures?
4. Prep Your Lawn/Garden. Tree trimming, pruning shrubs, or simply adding fertilizer are all examples of simple ways to care for your lawn even before the start of the new season.

Through years of Multifamily Apartment Management experience, AFI has developed a robust understanding of which seasonal landscaping items are most important to tend to right away. However, for new homeowners or overwhelmed operators, appropriately prioritizing a multitude of tasks can be a challenging endeavor.

The team at Landscape Management provides some helpful tips for getting started with Spring Landscaping this season (Herrick, 2021):

• Step One – Cleanup: Before looking to “beautify” or improve on a specific area, one must first clear out any existing debris or loose foliage that may have scattered from the Winter.
• Step Two – Keep Equipment Ready: Anyone that has lived in Missouri knows that the seasons can change in an instant. Keep cleanup equipment ready to go for prompt remediation following any one-off winter events that may occur later than expected.
• Step Three – Prioritize Edging: Properly edging a freshly cleaned planter bed is a great way to immediately improve the curb appeal and give the property a nice, clean appearance.
• Step Four – Keep Plants Growing: Pruning allows for existing plants to sprout new leaves that can provide fresh foliage all year long. Do not forget or be afraid to trim away!

Any of the items above can be completed through the utilization of an experienced landscaping company, or individually with the right equipment. Finding the right solution for your property can make this Spring the most beautiful yet!

References:

Herrick, Christina. “Spring into action: How to start the season strong.” www.landscapemanagement.net, Landscape Management, 19 Feb. 2021, www.landscapemanagement.net/spring-into-action-how-to-start-the-season-strong/2/.

Render, Jessica. “7 tips to get your home ready for spring.” www.consumeraffairs.com, Consumer Affairs, 5 Mar. 2021, www.consumeraffairs.com/news/7-tips-to-get-your-home-ready-for-spring-030521.html.

Warm fires, cozy sweaters, fast-approaching holidays, and delicious baked treats may all be things that come to mind when you think of the Winter season! However, for apartment complex Managers and Property Owners alike, the change to chillier weather can also bring about some seasonal issues that can prove catastrophic if not adequately prepared for. While heavy snowfall and severe Winter storms may top the list, items such as slip and fall hazards and frozen pipes need to be taken just as seriously.

According to the Centers for Disease Control and Prevention, the average hospital cost of a slip and fall accident is more than $30,000. (Kutner, 2016). The Snow and Ice Management Association goes on to state that snow-related slip and fall accidents can cost between $33,000 and $48,000 on average (Melchior, 2016). Labor for repairing or thawing a frozen pipe can easily amount to a few hundred dollars with totals reaching as much as $15,000 when/if damages are severe enough to result in the need for a new plumbing system (Fixr.com, 2020).

PropertyWare.com has provided the following tips to help all operators prepare communities for Winter weather which will hopefully help avoid these types of issues all together (PropertyWare.com, 2020):

1. Prepare for Snow & Ice Removal – It is CRITICAL to regularly check weather forecasts during winter months to appropriately prepare for any imminent/severe snowfall.
   • Are you and your Maintenance Team appropriately equipped with the necessary tools for shoveling/scrapping sidewalks?
   • Has your snow removal vendor been contacted in advance to ensure your community is on schedule for service as early in the morning as possible?
2. APPROPRIATELY Apply Ice-Melt – Ice-melt is a must-have during Winter and is one of the easiest ways to try and prevent slip and fall accidents
   • Biggest Mistake, NOT USING IT! Applying ice-melt regardless of whether the property has been cleared/shoveled allows for ice that exists underneath the snow to be rendered obsolete.
   • Second Biggest Mistake, USING TOO MUCH! Overusing ice melt can lead to the product being unnecessarily tracked into various facilities which can also result in slip and fall accidents. Ice-melt can also burn vegetation beneath or around where the product is used.
3. Watch Your Pipes – Outdoor pipes/sprinkler systems should have the water shut-off and be completed drained prior to the first freeze of the season.
   • Vacant units should be set to 55F with all faucets left dripping to avoid any build-up.
   • Tenants should be encouraged to leave cabinets with piping underneath (kitchen sink, bathroom vanity, etc.) open to allow for improved airflow.

Now is the right time to prepare for the possibility of severe Winter weather. DO NOT WAIT! Let us keep the well-being of our residents, staff, families, and onsite contractors at the forefront of our minds and have a safe holiday season!

References:

“11 Ways to Get Your Rental Properties Ready for Winter.” www.PropertyWare.com, PropertyWare, www.propertyware.com/blog/11-ways-to-get-your-rental-properties-ready-for-winter/

“2020 Burst Pipe Repair Cost .” www.fixr.com, FIXr.com, www.fixr.com/costs/burst-pipe-repair

Kutner, Adam S. “10 Facts & Statistics About Slip & Fall Accidents.” www.askadamskutner.com, Adam S. Kutner – Attorney At Law, www.askadamskutner.com/slip-and-fall/10-facts-statistics-slip-fall-           accidents/

Melchior, George. “Snow Bias.” www.sima.org, Snow & Ice Management Association, 29 Apr. 2016, www.sima.org/news2/2016/04/29/snow-bias

The sun is starting to shine and many cities and states across the country are beginning to loosen restrictions put in place following the outbreak of COVID-19. A hot topic on many renters’ minds post Memorial Day weekend may be, “when will my community pool be open?” According to ApartmentGuide.com, a swimming pool is one of the top three community amenities prospective renters look for when considering a new apartment complex (Lloyd, 2019).

However, improper maintenance of a property’s pool on a consistent basis throughout the year can turn a community oasis, into an area of concern for Property Owners. Through years of experience and utilization of various resources, AFI is proud to maintain lively pool areas to the delight of our onsite teams and residents!

• Preparing the Pool:
  • In the offseason, the pool should always be drained, scrubbed clean, and covered with a tight-fitting pool tarp.
  • Once ready to open, the tarp should be removed and stored in a dry location before draining any remaining water from the empty pool, cleaning again, and repainting if needed.
  • With the area clean and debris-free, we are now ready to fill the pool!

• Checking Chemical Levels:
  • With the pool now filled, it is important to make sure the following chemicals are added and balanced appropriately.
    • pH Level
    • Alkalinity
    • Available Chlorine
    • Calcium Hardness
  • In most areas, a sample of the pool water can be brought to you local water department for a quick test and advisement on how to improve the quality of your pool water.
  • Once all chemical levels are within appropriate margins, city inspector will need to examine the pool area and sign off that it is ready for use.

• Final Steps:
  • Before opening the pool, Property Manager should ensure that the pool rules are prominently displayed and that the pool phone is operational.
  • Manager/Maintenance Team should continue to inspect chemical levels at least once per week.
  • ENJOY!

Whether you enjoy lounging around at your local swimming hole, or prefer another form of relaxation, AFI hopes all our stakeholders enjoy these summer months and remain safe!

References:

How to Open Your Pool in Spring (2020). In www.lesliespool.com. Retrieved from https://www.lesliespool.com/blog/how-to-open-your-pool-in-the-spring/

Lloyd, K. (2019, August 27). Most Popular Apartment Amenities List. In www.apartmentguide.com. Retrieved from https://www.apartmentguide.com/blog/apartment-amenities-list-2017/

V, A. (2015, May 26). How to Open Your Swimming Pool. In www.inyopools.com. Retrieved from http://www.inyopools.com/HowToPage/how_to_open_your_swimming_pool_spring_start_up_in_ground_.aspx