Getting to Know Your IRO Neighbors

Surviving California’s Compliance Maze

Sat, 18 Apr 2026 22:14:32 GMT

Why Self-Managing May Be Costing You More Than You Realize

Join the Webinar with SKY CEO, Kari Negri on Tuesday, April 21, 11 AM (PST) : https://members.aagla.org/events/ask-kari-surviving-californias-complex-compliance-maze

Trying to keep up with California compliance lately? It’s not getting any easier.

Between evolving state laws, local ordinances, notice requirements, fair housing scrutiny, and stronger enforcement, property owners across Los Angeles are dealing with a level of complexity that didn’t exist a few years ago. What used to be straightforward now requires closer attention to detail, timing, and documentation.

What’s Changed

A lot of the pressure comes from how quickly things are shifting.

Rules are updated. Local requirements vary. Enforcement has become more consistent. And small gaps—something as simple as a missed notice or incomplete documentation—can turn into larger issues if they’re not caught early.

This isn’t about major mistakes. It’s usually the smaller things that add up.

Where Issues Tend to Show Up

In day-to-day operations, there are a few areas where problems tend to surface:

Notices that don’t fully meet current requirements
Incomplete or inconsistent documentation
Gaps in communication records
Delays in handling time-sensitive steps
Processes that don’t match what’s actually being done

These situations are common, especially for owners who are managing things on their own.

A Real-World Discussion with Kari Negri

Kari Negri, CEO of SKY Properties, brings over 29 years of experience in property management across Los Angeles. She’ll be on ApartmentNews for a live webinar this Tuesday, April 21 at 11:00 AM.

She’ll be talking through what’s been coming up lately—where things get tricky with local rules, notices, and requirements, and how owners are dealing with it day to day. The conversation is grounded in real situations, not theory.

Best Practices That Help

While every property is different, a few practical habits can make a real difference:

Keep your process consistent
Avoid handling situations differently each time. A clear, repeatable process reduces errors.

Document as you go
Don’t wait to organize records later. Keeping everything updated in real time helps prevent gaps.

Stay aware of local updates
Changes can happen at the city level as well as the state level. Staying current matters.

Watch your timelines
Many issues come down to timing. Missing a step by even a day can create complications.

Make sure practice matches policy
It’s not just what your policy says—it’s what actually happens day to day that matters.

Why This Matters

California continues to raise the bar on compliance, and expectations are only getting tighter.

Staying informed is one part of it. Knowing how these rules show up in real situations—and how to respond to them—is what helps reduce risk.

Webinar Details

Topic: Navigating California’s Compliance Maze
Date: Tuesday, April 21
Time: 11:00 AM PT
Hosted by: ApartmentNews
Access the webinar recording here : https://aptnewsinc.com/news/surviving-californias-complex-compliance-maze/

Why Compliance Has Become the Biggest Operational Risk for California Landlords

Tue, 17 Mar 2026 01:31:36 GMT

Why stronger operational systems are becoming essential for rental housing compliance in California.

Operating rental housing in California has always required attention to regulations, but the landscape has become significantly more complex in recent years.

State housing laws continue to evolve while cities implement additional ordinances and enforcement practices. Property owners today must navigate a combination of rent regulations, fair housing requirements, tenant notice procedures, and documentation standards that require careful operational oversight.

Across Los Angeles and many other California cities , housing departments are also increasing enforcement activity related to tenant protections, habitability standards, and fair housing compliance.

Administrative Systems Are Now a Major Compliance Factor

One of the most common challenges rental property owners face today involves administrative systems.

While many landlords naturally focus on maintaining their buildings physically, compliance increasingly depends on documentation practices. Lease agreements, tenant communications, legal notices, and organized record-keeping all play an important role in demonstrating compliance when disputes arise.

Even small administrative mistakes can sometimes create larger legal exposure if proper systems are not in place.

For many owners, the shift has been gradual. Compliance today is no longer limited to legal knowledge—it also depends on how well operational systems are structured.

Why Operational Structure Matters for Rental Property Owners

Because of this evolving regulatory environment, many rental housing providers are placing greater attention on how their day-to-day operations are organized.

Clear leasing procedures, documented tenant communication, and consistent compliance practices can help reduce preventable legal risk. These administrative structures have become an increasingly important part of responsible rental housing operations.

For property owners in Los Angeles and throughout California , staying informed about regulatory changes has become essential—especially in markets where housing laws and enforcement practices continue to evolve.

Industry Discussion at the Income Property Management Expo

Industry gatherings such as the Income Property Management Expo (IPME) bring housing professionals together to discuss these challenges and share best practices.

At this year’s event, SKY Properties CEO Kari Negri , who brings over 29 years of experience in property management in Los Angeles , will present a session titled:

Surviving California’s Compliance Maze: Why Self-Managing May Be Costing You More Than You Realize

Her session will explore common compliance pitfalls facing rental property owners and discuss operational systems that can help reduce preventable legal exposure.

Compliance Is Now an Operational Responsibility

For many landlords, the key takeaway is simple: compliance today is no longer just a legal issue.

It has become an operational one.

As regulations continue to evolve across California, many rental housing providers are reassessing how their leasing processes, documentation practices, and administrative systems are structured to better support long-term compliance.

For owners seeking professional guidance, working with experienced property management professionals in Los Angeles can help ensure that operational systems remain aligned with current regulatory expectations.

Rent is Just the Start! How Property Managers Can Maximize Their Earnings

Tue, 17 Feb 2026 00:04:25 GMT

In today’s evolving property management landscape, rental income is only one part of a building’s financial picture. For property owners in Los Angeles, identifying additional revenue opportunities—while maintaining tenant satisfaction—can significantly strengthen long-term asset performance.

Below are several strategies that can help increase property income responsibly:

Pet Rent

Allowing pets creates a recurring monthly revenue stream. Unlike a one-time deposit, pet rent continues for the duration of residency. Proper documentation and renters insurance requirements help manage risk. Emotional support animals, as protected under housing regulations, cannot be charged pet rent.

Utility Reimbursement Programs (RUBS)

Utility reimbursement systems allow common area expenses such as water, trash, and electricity to be allocated fairly among residents. This reduces operating strain while promoting responsible usage.

Parking Income

In many Los Angeles submarkets, parking is a premium amenity. Assigned spaces, tandem configurations, and structured parking agreements can create additional income while optimizing asset use.

Vending Services

Modern vending machines offering essentials and convenience items provide resident value while generating supplemental revenue.

EV Charging Stations

As electric vehicle adoption increases, EV charging infrastructure can enhance property appeal and may qualify for installation incentives.

Laundry Room Ownership

Owning and operating in-house laundry equipment allows property owners to retain 100% of shared laundry income rather than splitting revenue with third-party providers.

Storage Rentals

Where space permits, structured storage rentals can generate steady monthly income with clear agreements in place.

Diversifying income streams does more than improve revenue. When implemented responsibly, these strategies enhance operational strength, market competitiveness, and overall resident experience.

For more insights on professional property management in Los Angeles and strategic asset growth, learn more about SKY Properties and our approach to maximizing building performance.

Originally published in Apartment Age, February 2026 Edition.

Kari Negri Joins Industry Experts at IRO Summit 2025

Tue, 04 Nov 2025 02:58:03 GMT

Presented by YardiBreeze and the National Apartment Association, this virtual event spotlights smart hiring in property management

Kari Negri Joins Industry Experts at IRO Summit 2025:

Smarter Hiring, Stronger Teams

When it comes to property management, building a strong team isn’t just about filling positions; it’s about finding the right people who help owners and residents succeed together. This November, SKY Properties CEO Kari Negri joins industry leaders at IRO Summit 2025, a national event presented by YardiBreeze and the National Apartment Association (NAA), to talk about exactly that.

Her participation under the forum theme, “ Hold’em, Fold’em or Run: Hiring Staff Doesn’t Have to Be a Gamble, ” explores what it really takes to create and lead effective property management teams — without relying on luck.

Experience that Speaks Volumes

With over 28 years of hands-on experience managing multifamily apartment communities across Los Angeles, Kari has seen firsthand how hiring with purpose and leadership with empathy shape the long-term success of both properties and people. At the summit, she’ll share insights from decades of experience helping rental property owners and independent operators strengthen their operations through consistent, values-based management. Her perspective highlights how intentional hiring, thoughtful training, and ongoing development lead to higher retention, better resident satisfaction, and more efficient operations — all while protecting owners’ investments.

“ When you hire the right people and create a culture that values care and accountability, everything else — from maintenance to resident experience — follows, ” says Kari.

Why This Matters for Property Owners

Property owners today face more challenges than ever when it comes to hiring and retention. The competition for skilled staff, shifting resident expectations, and rising operational costs mean that every hire counts.

At IRO Summit 2025, Kari’s participation helps owners rethink their approach to staffing. It’s not about hiring fast — it’s about hiring right. From understanding the qualities of great managers to developing systems that help employees grow, her perspective offers practical, people-first strategies that owners can apply immediately. For independent rental owners and small operators, this is more than a discussion — it’s a roadmap to sustainable success.

About IRO Summit 2025

Hosted by YardiBreeze and the National Apartment Association (NAA) , the IRO Summit is a free, virtual event dedicated to empowering independent rental owners (IROs) with the tools, insights, and strategies to operate successfully in a changing market. The 2025 edition focuses on leadership, hiring, and operational best practices — key topics for any owner looking to elevate property management standards.

This year’s theme — “ Hold’em, Fold’em or Run: Hiring Staff Doesn’t Have to Be a Gamble ” — reflects the reality that while hiring may feel uncertain, it doesn’t have to be risky. With the right mindset and structure, owners can build teams that last.

Leading with Care, Managed with SKY

At SKY Properties, leadership has always been about more than operations — it’s about care . Kari’s continued involvement in national industry discussions like the IRO Summit reflects SKY’s commitment to raising the bar for property management in Los Angeles . From The MIX in Toluca Lake to The SECRET in K-Town and Cloud Nine in West Adams, SKY Properties continues to show that great management comes from great people — and that success, at its core, begins with a strong, dedicated team.

Event Details

Date: November 6, 2025
Event: IRO Summit 2025 – Presented by YardiBreeze and NAA
Speaker: Kari Negri, CEO of SKY Properties
Forum Theme: “Hold’em, Fold’em or Run: Hiring Staff Doesn’t Have to Be a Gamble”

About SKY Properties

SKY Properties is a Los Angeles–based property management company with over 28 years of experience managing multifamily apartment communities throughout the city. Known for its hands-on approach, transparent operations, and commitment to optimal financial performance, SKY helps property owners protect and grow their investments while creating communities residents are proud to call home.

Residential Property Management in Toluca Lake, CA: The Key to Stress-Free Rental Ownership

Fri, 07 Mar 2025 18:18:18 GMT

Partnering with a professional property management company in Toluca Lake, CA can significantly enhance your rental property investment. Owning rental property is a fantastic investment, but managing it requires time, expertise, and a proactive approach. A recent study by the National Apartment Association (NAA) identified that 22% of property managers find dealing with aggressive or abusive residents as their biggest challenge , and 16% struggle with the inability to disconnect after hours. These findings highlight the significant stressors property managers face, which can also affect landlords managing properties independently. SKY Properties, Inc. offers seamless residential property management in Toluca Lake, CA, giving property owners peace of mind and higher returns.

Residential Property Management in Toluca Lake, CA: Essential Services For Your Business

A great property management company takes the stress off your shoulders by handling everything from tenant screening to maintenance. SKY Properties, Inc. offers the following services:

Tenant Screening & Placement: Background checks, rental history, credit verification, and employment verification ensure you get reliable tenants.
Rent Collection & Financial Reporting: Automated systems make collecting rent effortless while detailed financial reports keep you informed.
Property Maintenance & Repairs: Regular inspections and a network of trusted contractors ensure your property remains in top condition.
Legal Compliance & Evictions: Stay protected with expert guidance on fair housing laws, lease agreements, and eviction procedures.

Comprehensive Property Oversight: From Leasing to Maintenance

From marketing your property to ensuring it stays in prime condition, residential property management in Toluca Lake, CA , means full-service support.

Professional Marketing: SKY Properties, Inc. utilizes high-quality photography, online listings, and local market expertise to fill vacancies fast.
Routine Property Inspections: Preventative maintenance helps identify and resolve issues before they become costly repairs.
Emergency Response Services: 24/7 availability ensures prompt handling of urgent maintenance concerns.

Handling Tenant Relations & Legal Compliance with Ease

Managing tenant relationships can be challenging. Recent incidents highlight the complexities landlords face in handling tenant disputes and legal compliance. In North Carolina, homeowners took legal action against their tenants for alleged intentional property damage following a rent dispute. Hence, it is important to have a property management company in Toluca Lake, CA like SKY Properties, Inc., that would ensure a smooth and hassle-free experience for property owners. Such as:

Clear Communication: SKY Properties, Inc. acts as a reliable intermediary between property owners and tenants, ensuring effective communication and preventing conflicts.
Lease Enforcement: Strong lease agreements protect your investment by clearly outlining tenant responsibilities and minimizing disputes.
Eviction Management: When necessary, SKY Properties, Inc. adheres to legal protocols to manage evictions professionally, protecting property owners from legal complications and financial losses.

Maximizing ROI with Proactive Property Management Strategies

A well-managed property leads to higher profits. Here’s how SKY Properties, Inc. helps you maximize your investment:

Competitive Rental Pricing: Market analysis ensures your rent is set at the optimal rate to attract tenants while maximizing returns.
Reduced Vacancy Rates: Strategic marketing and efficient tenant placement shorten downtime between leases.
Cost-Effective Maintenance: Preventative care minimizes unexpected repairs, saving you money in the long run.

Managing rental property comes with its share of challenges, from difficult tenants to unexpected maintenance issues. Here are some of the most common hurdles landlords face and how a professional property management company in Toluca Lake, CA can help:

Tenant Issues— Late payments, lease violations, and property damage can become major headaches. A property management company in Toluca Lake, CA, enforces lease agreements and ensures timely rent collection.
Maintenance and Repairs— Handling repair requests and coordinating with contractors can be overwhelming. SKY Properties, Inc. provides proactive maintenance to keep properties in top shape and prevent costly emergencies.
Legal Compliance —Staying compliant with fair housing laws, eviction procedures, and rental regulations is crucial. With expert guidance from SKY Properties, Inc., landlords avoid legal pitfalls.
Vacancy and Marketing— A vacant property means lost income. A professional property manager ensures effective marketing and tenant placement to keep units occupied.

Why Working with a Property Management Company in Toluca Lake, CA, is a Game-Changer

Toluca Lake’s rental market is competitive, and handling property management alone can be overwhelming. Partnering with a professional ensures:

More Spare Time: No more late-night maintenance calls or tenant complaints.
Better Tenant Retention: Happy tenants stay longer, reducing turnover costs.
Higher Property Value: Well-maintained properties attract better tenants and retain value.

SKY Properties, Inc. brings years of industry expertise and profound knowledge of Toluca Lake’s real estate market. Their team:

Understands Local Trends: Setting rental rates and marketing strategies based on real-time data.
Ensures Legal Compliance: Staying up to date with California rental laws and regulations.
Provides Specialized Support: A boutique approach that prioritizes property owner satisfaction.

Tailored Solutions for Property Owners: A Hassle-Free Investment Approach

Not all properties are the same, and neither are their management needs. SKY Properties, Inc. offers customized solutions to fit your specific investment goals:

Full-Service Property Management: From leasing to maintenance, everything is handled.
Tenant-Only Placement Services: If you only need help finding tenants, that’s an option too.
Investment Consultation: Expert advice on how to grow your real estate portfolio.

Secure Your Investment with SKY Properties, Inc.—The Leader in Residential Property Management in Toluca Lake, CA

When it comes to residential property management in Toluca Lake, CA , SKY Properties, Inc. stands out as the trusted choice. Their team takes the hassle out of rental property ownership, ensuring high-quality tenants, proactive maintenance, and maximum profitability.

Don’t let property management stress you out. Let SKY Properties, Inc. handle the details while you enjoy the benefits of rental ownership.

2025 Trends in Property Management in Toluca Lake, CA: What Property Owners Should Know

Fri, 14 Feb 2025 23:14:38 GMT

Technology is revolutionizing property management in Toluca Lake, CA , giving landlords and facility managers the power to work smarter through automation, AI, and remote management tools. In 2025, new advancements in AI-driven management, smart home technology, and sustainability are redefining rental property operations and tenant satisfaction.

For property owners, teaming up with a tech-savvy property management company in Toluca Lake, CA, like SKY Properties, Inc., means smoother maintenance, smarter energy use, and better tenant communication. The result? Less hassle, lower costs, and more time back in your day.

Let’s dive into the leading 2025 trends shaping rental property management in Toluca Lake, CA—and how you can stay ahead of the curve!

How Smart Tech is Transforming Property Management in Toluca Lake, CA

Smart technology has become essential for property owners looking to remain competitive. Here’s how it’s changing the industry:

Automated Rent Collection: AI-driven platforms ensure timely payments, reducing the need for landlords to follow up on late fees.
Smart Locks and Security: Remote-controlled locks and security cameras allow landlords to manage access and monitor properties remotely.
Energy-Efficient Smart Systems: Smart thermostats and lighting controls help lower utility costs and attract environmentally conscious tenants.
Predictive Maintenance Alerts: AI-powered sensors detect maintenance issues early, minimizing unexpected repair costs and tenant complaints.

For property owners in Toluca Lake, integrating these smart features can increase property value, attract responsible tenants, and improve efficiency. SKY Properties, Inc. helps implement these technologies seamlessly, ensuring a hassle-free experience for landlords.

Sustainability in Property Management: Why Tenants Demand Green Living

Sustainability is no longer just a trend—it’s a key factor for many renters. Here’s why eco-friendly initiatives matter in rental property management in Toluca Lake, CA:

Energy-Efficient Upgrades: Solar panels, LED lighting, and energy-efficient appliances lower utility costs and contribute to environmental conservation.
Water Conservation Solutions: Low-flow fixtures and smart irrigation systems help cut water usage and reduce operational expenses.
Eco-Friendly Materials: Sustainable materials in renovations and construction enhance a rental property's appeal.
Green Certifications: Properties with LEED or ENERGY STAR certifications attract more tenants and hold greater long-term value.

By partnering with SKY Properties, Inc., property owners can integrate sustainability measures that appeal to eco-conscious renters while reducing costs.

The Power of AI in Property Management in Toluca Lake, CA

Artificial Intelligence (AI) is changing property management in Toluca Lake, CA, making operations more efficient and reducing stress for landlords. Here’s how AI is improving the industry:

Tenant Screening and Predictive Analytics: AI-driven background checks and predictive tools help identify reliable tenants, reducing turnover and vacancies.
Chatbots for Tenant Communication: AI-powered virtual assistants handle tenant inquiries, schedule maintenance, and process service requests instantly.
Market Trend Analysis: AI tools analyze rental market trends, helping property owners optimize rental pricing for better profitability.
Automated Lease Management: AI simplifies lease renewals, contract updates, and compliance tracking, ensuring landlords stay organized.

A property management company in Toluca Lake, CA , like SKY Properties, Inc., can help you use best-in-class technology to enhance tenant management, ensuring seamless operations for property owners.

How Property Owners Can Benefit from These Trends

Keeping up with property management in Toluca Lake, CA, trends can make a significant difference in rental business success. Here’s how property owners can gain from these changes:

Improve the Tenant Experience

Smart technology enhances security, comfort, and convenience, increasing tenant satisfaction and lease renewals. SKY Properties, Inc. ensures tenants receive prompt responses and efficient service through AI-enhanced management.

Lower Operating Costs

Automation, AI, and sustainable practices help reduce maintenance and utility expenses while improving efficiency. SKY Properties, Inc. integrates cost-saving measures that benefit both landlords and tenants.

Increase Rental Revenue

Modernized properties attract higher-paying tenants and reduce vacancy periods, increasing rental income. Property management in Toluca Lake, CA, like SKY Properties, Inc ., helps landlords maximize rental income with data-driven pricing strategies.

Save Time with Professional Management

Partnering with an experienced property management company in Toluca Lake, CA, ensures smooth day-to-day operations with fewer responsibilities for landlords. SKY Properties, Inc. handles maintenance, tenant screening, and rent collection, giving property owners peace of mind.

Technology, sustainability, and AI-powered solutions are driving the rapid evolution of property management in Toluca Lake, CA. As 2025 approaches, property owners who embrace these innovations will enhance tenant experiences, reduce costs, and maximize profitability. Investing in smart technology, energy-efficient upgrades, and AI-driven management tools not only streamlines daily operations but also attracts high-quality tenants seeking convenience, security, and sustainability.

With new opportunities and challenges on the horizon, proactive property owners who adapt to these trends will position themselves for long-term success. So modernize your rental property today with SKY Properties, Inc. and simplify property management in Toluca Lake, CA !

What to Expect from a Rental Property Management Company in Toluca Lake, CA

Fri, 10 Jan 2025 18:44:08 GMT

Are you a property owner seeking expert help in managing your rental investments? A rental property management company in Toluca Lake, CA , like SKY Properties, Inc., knows the ins and outs of the local market. With over 28+ years of experience, they can help you handle the complexities of property management with ease. Managing a rental property can feel overwhelming, especially if you're juggling multiple units or live far away. It’s essential to understand California landlord-tenant laws , including rights and responsibilities, security deposits, rent control, and eviction rules. This knowledge is crucial for maintaining a harmonious relationship between landlords and tenants.

This article will explore what a rental property management company offers and why having a property manager in Toluca Lake, CA, is vital for landlords.

The Modern Approach: What a Rental Property Management Company in Toluca Lake, CA Offers

A modern rental property management company in Toluca Lake, CA provides a suite of services designed to simplify the landlord's life while enhancing tenant satisfaction. Here are some key offerings:

1. Thorough Tenant Screening

Finding reliable tenants is crucial for maintaining a steady income stream. A reputable property management company conducts thorough background checks that include credit history, rental history, and employment verification. This rigorous screening process ensures that only qualified tenants occupy your property.

2. Efficient Rent Collection

Property managers aide the rent collection process by utilizing online payment systems that make it easy for tenants to pay on time. This efficiency helps maintain consistent cash flow and reduces the hassle of chasing down late payments.

3. Regular Maintenance and Repairs

A trusted rental property management company in Toluca Lake, CA coordinates regular maintenance and repairs through established relationships with reliable vendors. They often provide 24/7 emergency services for urgent issues, ensuring that tenants are satisfied and the property's value is preserved over time.

4. Marketing and Advertising

When vacancies arise, property managers excel at marketing your rental effectively. They leverage online listings, social media platforms, and local advertising to attract potential tenants quickly. This proactive approach minimizes vacancy periods and maximizes your rental income.

Why Every Landlord Needs a Property Manager in Toluca Lake, CA

Managing a rental property can be time-consuming and stressful. Here’s why hiring a property manager in Toluca Lake, CA , is beneficial:

1. Expertise in Local Market Trends

A knowledgeable local property manager understands the nuances of the Toluca Lake rental market. They stay updated on pricing strategies and neighborhood dynamics, helping landlords set competitive rent prices that attract quality tenants while maximizing income.

2. Legal Compliance

Navigating landlord-tenant laws can be complex and daunting. A professional property manager in Toluca Lake, CA ensures compliance with all local regulations regarding leases, security deposits, and eviction processes. This expertise protects landlords from potential legal issues that could arise from non-compliance.

3. Stress Reduction

By handling day-to-day operations—such as tenant communications, maintenance requests, and lease renewals—property managers significantly reduce stress for landlords. This allows owners to focus on other investments or personal pursuits without being tied down by their rental properties.

Key Traits of an Effective Property Manager in Toluca Lake, CA

When selecting a property manager in Toluca Lake, CA for your rental properties, consider these essential traits:

1. Strong Communication Skills

An effective property manager in Toluca Lake, CA communicates clearly with both landlords and tenants. They keep everyone informed about important updates or changes regarding the property or tenancy.

2. Proactive Problem Solving

The best property managers anticipate issues before they escalate into significant problems. They are quick to address tenant concerns or maintenance needs, ensuring high levels of tenant satisfaction.

3. Financial Expertise

A competent property manager in Toluca Lake, CA possesses strong financial management skills related to rental properties. They understand budgeting, expense tracking, and financial reporting—ensuring that properties remain profitable while minimizing unnecessary costs.

Partner with SKY Properties, Inc., a Trusted Rental Property Management Company in Toluca Lake, CA!

Choosing the right rental property management company in Toluca Lake, CA can make all the difference in your investment experience. SKY Properties, Inc. specializes in managing multifamily homes and apartments in Toluca Lake.

Effective marketing strategies to fill vacancies quickly.
Detailed financial reporting that keeps you informed about your property's performance.
One-on-one service tailored to meet each landlord's unique needs.

By partnering with SKY Properties, Inc., you can enjoy peace of mind knowing that your investment is in capable hands.

Working with a property manager in Toluca Lake, CA, allows landlords to focus on their investments without worrying about day-to-day details. Property managers ensure lease agreements clearly define landlord and tenant repair duties —landlords handle habitability while tenants manage minor repairs and report damages promptly. This clarity fosters a harmonious living environment and protects the property. By taking on these responsibilities, property managers streamline operations and provide landlords with peace of mind, knowing their properties and tenants are well cared for.

If you're ready to manage your rental properties effectively or are looking to rent an apartment in this lively community, reach out to SKY Properties, Inc., your trusted rental property management company in Toluca Lake, CA !

The Future of Residential Property Management in Toluca Lake, CA: Key Trends to Watch

Thu, 05 Dec 2024 23:09:05 GMT

As the landscape of real estate continues to develop, residential property management in Toluca Lake, CA , is shifting to cater to modern renters' needs. By 2030, several key market trends are expected to influence everything from tenant expectations to property management practices. Understanding these trends is crucial for property owners and managers looking to maximize their investments and ensure tenant satisfaction.

In this article, we’ll delve into how a rental property management company in Toluca Lake, CA, like SKY Properties, Inc., is adapting to these changes, along with why they are the ideal partner in this dynamic environment.

Adapting to Modern Renters: How a Rental Property Management Company in Toluca Lake, CA is Evolving

Today's renters are searching for more than mere shelter; they want a living experience that aligns with their lifestyle and values. So, how does a rental property management company in Toluca Lake, CA , adapting to these preferences?

1. Embracing Technology

Smart home features: Rental properties are increasingly incorporating smart home technologies like keyless entry and smart thermostats. These conveniences appeal to tech-savvy renters who prioritize security and ease of living.

Online management platforms: Modern tenants expect seamless digital interactions. SKY Properties, Inc. offers an online portal where tenants can pay rent, submit maintenance requests, and communicate with management, making the renting experience more user-friendly.

2. Focusing on Sustainability

Sustainability is a priority for many renters today. Properties that implement eco-friendly features, like energy-efficient appliances and sustainable landscaping, tend to attract environmentally conscious tenants, making apartment management crucial for fostering these initiatives.

Community gardens and green spaces not only enhance property appeal but also foster a sense of community among residents.

3. Building Community Connections

Today's renters value community engagement. A residential property management company in Toluca Lake, CA, recognizes the importance of fostering connections among residents through social events, newsletters, and online forums.

Creating a sense of belonging can lead to longer leases, reduced turnover rates, and a happier living environment.

4. Offering Flexibility

With the rise of remote work and changing job markets, flexibility is key. Offering short-term leases or month-to-month options appeals to a broader range of tenants, including digital nomads and students who may not want long-term commitments.

5. Prioritizing Customer Service

Exceptional customer service is crucial to retaining tenants in a competitive market. SKY Properties, Inc. emphasizes strong tenant relationships by ensuring prompt communication and regular maintenance, leading to increased tenant trust and loyalty.

Why Choose SKY Properties, Inc.: Your Expert Partner for Residential Property Management in Toluca Lake, CA

When it comes to apartment management, selecting the right rental property management company in Toluca Lake, CA can significantly influence both investor returns and tenant experiences. Here's why SKY Properties, Inc. stands out:

1. Comprehensive Services

SKY Properties, Inc. offers a wide range of services—from tenant screening and lease agreements to maintenance and financial reporting. They dedicate their expert team to maximizing the value of each property, ensuring owners receive a robust return on their investment.

2. Commitment to Tenant Happiness

Tenant welfare is a top priority. SKY Properties, Inc. actively solicits feedback to meet tenant needs and enhance their living experience, which leads to higher retention rates and positive referrals.

3. Local Expertise

Focusing exclusively on Toluca Lake, SKY Properties, Inc. provides significant insights into market trends, property values, and tenant preferences. This expertise allows them to make informed decisions that benefit both property owners and residents.

4. Innovative Marketing Strategies

To attract quality tenants, SKY Properties, Inc. utilizes innovative marketing strategies, including virtual tours and strategic online advertising. Their comprehensive approach ensures properties are visible, reducing vacancy rates and boosting rental income.

If you're considering moving to Toluca Lake , here are essential points to keep in mind:

Community Atmosphere: Toluca Lake offers a warm, suburban vibe with a friendly community feel. It’s a wonderful place for families and young professionals alike.

Accessibility: Conveniently located near major highways, Toluca Lake provides quick access to downtown Los Angeles, perfect for commuters.

Local Amenities: Expect a variety of recreational opportunities, including parks, dining, and entertainment options, enhancing your quality of life.

Education : The area is home to reputable schools, making it an attractive choice for families looking for quality education for their children.

The future of residential property management in Toluca Lake, CA is filled with exciting opportunities as it adapts to modern renters' preferences. By partnering with an experienced rental property management company in Toluca Lake, CA , like SKY Properties, Inc., property owners can go through these changes effectively.

Contact SKY Properties, Inc. today to learn how they can help you maximize your investment and enhance tenant relations in this lively community!

SKY Properties, Inc.: Reports on Q4 Trends for Property Manager in Toluca Lake, CA

Mon, 11 Nov 2024 21:36:05 GMT

As the real estate market experiences fluctuations, it is essential for investors and property managers to understand the dynamics of a rental property management company in Toluca Lake, CA . Explore the strategies for optimizing multifamily real estate portfolios , focusing on aligning financing structures with investment goals. Whether you're a seasoned investor or new to the scene, knowing what to look for in a property manager in Toluca Lake, CA , can make all the difference.

Key Trends Impacting Rental Property Management Company in Toluca Lake, CA

Handling the landscape of rental property management requires staying ahead of key trends. Here are some of the most significant trends impacting a rental property management company in Toluca Lake, CA :

Technology Integration

The rise of property management software has transformed how properties are managed. From online rent payments to maintenance requests, technology streamlines operations and enhances tenant satisfaction. Companies that adopt these tools often see improved efficiency and communication.

Sustainability Practices

Eco-friendly initiatives are becoming increasingly important for tenants. Certified property managers are implementing green practices such as energy-efficient appliances and recycling programs. Not only does this attract environmentally conscious renters, but it also reduces operational costs.

Flexible Leasing Options

The demand for flexible leasing terms has surged. Many tenants prefer shorter leases or month-to-month agreements. A forward-thinking property manager in Toluca Lake, CA, can cater to these preferences, making properties more appealing and reducing vacancy rates.

Enhanced Tenant Experience

Providing an exceptional tenant experience is key to retaining renters. This includes everything from responsive maintenance services to community-building events. A proactive approach can lead to longer leases and a more stable income stream.

The Vital Role of a Property Manager in Toluca Lake, CA

A skilled property manager in Toluca Lake, CA , plays a crucial role in ensuring the success of rental properties. Here’s how they contribute:

Market Knowledge

Understanding local market trends is key to effective pricing and marketing. An experienced certified property manager sets competitive rental rates to attract quality tenants and maximize returns.

Tenant Screening

Finding reliable tenants is crucial for any certified property manager. A thorough screening process ensures renters with strong credit and rental histories, reducing future risks.

Maintenance Oversight

Regular maintenance is key to preserving property value and tenant satisfaction. A skilled property manager promptly coordinates repairs, keeping properties in top shape.

Financial Management

Tracking income and expenses is crucial for rental businesses. A certified property manager offers detailed financial reports, helping owners assess performance and make informed decisions.

Partner with SKY Properties, Inc. for Expert Rental Property Management in Toluca Lake, CA!

Managing your investment properties is seamless with a trusted partner like SKY Properties, Inc. With over 28 years in Los Angeles property management, SKY Properties, Inc. knows the Toluca Lake market inside out. From tenant screening to maintenance, their full-service approach maximizes rental income while minimizing stress.

Being actively involved in the community enhances their ability to serve clients effectively. The Toluca Lake Chamber of Commerce maintains an updated events calendar featuring upcoming activities such as community cleanups, holiday open houses, and networking mixers, which can be beneficial for networking opportunities.

Understanding the role of a property manager in Toluca Lake, CA, is essential for anyone looking to invest in rental properties successfully. By staying informed about key trends affecting a rental property management company in Toluca Lake, CA , you can make strategic decisions that align with your investment goals. Reach out to SKY Properties, Inc. today!

Your Guide to Hiring a Property Manager in Toluca Lake, CA: Tips from SKY Properties, Inc.

Thu, 10 Oct 2024 22:03:54 GMT

Managing rental properties can be overwhelming, but a rental property management company in Toluca Lake, CA , like SKY Properties, Inc., offers the expertise and technology needed to simplify the process. With advancements in AI, property management has become more efficient, from streamlining tenant applications and automating lease management to enhancing fraud detection and improving security through identity verification. For property owners, partnering with a professional property manager in Toluca Lake, CA is crucial for effective rental management. If you own a single unit or multiple properties, SKY Properties, Inc. can optimize operations, maximize revenue, and provide you with peace of mind.

Why Choose a Property Management Company in Toluca Lake, CA for Your Rental Needs

Toluca Lake offers a highly desirable rental market, and having dedicated property management in Toluca Lake, CA, ensures properties remain competitive. Here’s why hiring a professional team is essential:

Efficient Rental Processes :
AI has revolutionized the rental process by automating application reviews, lease agreements, and rent collections. With a rental property management company in Toluca Lake, CA like SKY Properties, Inc., these tasks are handled seamlessly, allowing for quicker tenant placement and fewer administrative hassles.

Enhanced Security and Fraud Detection :
AI-enabled security systems offer fraud detection, identity verification, and real-time monitoring. This level of protection is invaluable for property owners. A property manager in Toluca Lake, CA ensures that every tenant is properly screened and verified, minimizing risks and improving security.

Local Expertise in Toluca Lake :
Choosing a property management company in Toluca Lake, CA means property owners benefit from local expertise. SKY Properties, Inc. understands the unique dynamics of the neighborhood and adjusts rental pricing and marketing strategies to ensure the property meets local demand.

Minimized Vacancy Rates :
An experienced rental property management company in Toluca Lake, CA reduces vacancy periods through effective marketing, quick tenant turnover, and proactive communication with prospective renters. SKY Properties, Inc. excels at keeping properties occupied with quality tenants.

Top Qualities to Look for in a Property Manager in Toluca Lake, CA

When choosing a property manager in Toluca Lake, CA there are a few essential qualities to consider:

Toluca Lake, CA Market Knowledge:

A thorough understanding of the Toluca Lake real estate market is necessary. SKY Properties, Inc. specializes in property management in Toluca Lake, CA , which means they know the neighborhood, rental trends, and the type of tenants that best suit the property.

Proactive Maintenance and Repairs :
Keeping a property in excellent condition is crucial for tenant satisfaction and retention. A reliable property management in Toluca Lake, CA provides regular maintenance, helping to avoid costly repairs over time.

Excellent Communication :
Property owners need a manager who is transparent and available. SKY Properties, Inc. maintains open lines of communication, ensuring both tenants and property owners are kept informed every step of the way.

Technological Integration :
The use of AI technology for tasks like tenant screening, rent collection, and lease renewals ensures efficiency. A tech-savvy property manager in Toluca Lake, CA helps property owners save time and reduce errors, providing smooth and efficient property management.

How SKY Properties, Inc. Excels as a Property Management Company in Toluca Lake, CA

SKY Properties, Inc. emerges as the leading rental property management company in Toluca Lake, CA . Here’s what they offer:

Freedom for Owners :
SKY Properties, Inc. handles everything from tenant screening to maintenance, allowing property owners the freedom to focus on other priorities. Their professional team takes care of all aspects of property management, ensuring hassle-free operations for property owners.

Maximized Revenue Potential :
SKY Properties, Inc. uses strategic pricing and advanced AI tools to ensure owners get the best return on their investment. Their proactive management style helps maintain low vacancy rates, ensuring properties generate consistent income.

Cost-Efficient Operations :
By leveraging their connections with vendors, SKY Properties, Inc. reduces operational costs while maintaining high service standards. They manage properties efficiently and affordably as a reputable property management company in Toluca Lake, CA.

AI-Driven Efficiency :
From rent collection to lease management, AI tools streamline operations and reduce errors. SKY Properties, Inc. ensures properties operate smoothly, with fewer delays and a more satisfying tenant experience.

Even celebrities like Justin and Hailey Bieber understand the importance of good property management. They have built a luxurious real estate portfolio that includes a $25.8 million mansion in Beverly Park and a $16.6 million vacation home in La Quinta. Just as their properties prioritize privacy and comfort; property owners can receive the same level of attention and care from professional property management in Toluca Lake, CA.

Hiring a professional property manager in Toluca Lake, CA is essential for property owners who want to maximize their investment and ensure smooth rental operations. Whether assistance is needed with tenant screening, lease management, or maintenance, SKY Properties, Inc. offers the expertise, technology, and local knowledge to make property management hassle-free. With AI streamlining processes and enhancing security, property owners can trust their investments are in capable hands.

Looking for a property manager in Toluca Lake, CA ? Contact SKY Properties, Inc. for stress-free management and improved property performance.

Benefits of Hiring a Property Manager in Toluca Lake, CA vs. DIY Management: A Guide by Sky Properties, Inc.

Wed, 11 Sep 2024 22:25:27 GMT

Choosing between DIY management and hiring a professional property manager in Toluca Lake, CA is a significant decision for any property owner. They can offer property management services as well as valuable advice, such as when and how to renovate your investment property to maximize returns and attract tenants.

Sky Properties, Inc., a top rental property management company in Toluca Lake, CA , provides expert advice to make this choice easier and ensure your property reaches its full potential.

Understanding How a Property Manager in Toluca Lake, CA Can Simplify Your Life

Managing rental properties can quickly become overwhelming. A property manager in Toluca Lake, CA can relieve you of the day-to-day hassles by taking care of everything from tenant screening to maintenance requests. Sky Properties, Inc., led by Kari Negri—an award-winning property management expert with over two decades of experience and trusted by many—ensures that your property is well maintained and that tenants are satisfied, which boosts tenant retention and stabilizes your rental income.

Kari Negri is a licensed real estate broker in California and has been recognized as an industry leader through numerous accolades. She has served as the Secretary of the National Association of Rental Property Managers (NARPM) and was President of the Official California Apartment Journal (OCAJ) in 2016. Additionally, Kari was named Property Manager of the Year in 2012, reflecting her exceptional skills and dedication to the field. Her extensive background includes serving as the President of the Toluca Lake Homeowners Association and being a featured speaker at industry trade shows. Kari’s deep involvement in the property management community highlights why Sky Properties, Inc. is the better choice for your property management needs.

Sky Properties, Inc., a leading rental property management company in Toluca Lake, CA , handles all aspects of property management, allowing you to focus on other priorities. Whether it’s marketing your property or collecting rent, they’ve got it covered. This hands-on approach not only preserves the value of your property but also enhances its appeal to potential tenants.

The Advantages of Working with a Rental Property Management Company in Toluca Lake, CA

Partnering with a rental property management company in Toluca Lake, CA like Sky Properties, Inc. brings numerous benefits. Their expertise in the Toluca Lake market, combined with years of experience, ensures that your property complies with local regulations and meets market expectations. This is crucial for attracting high-quality tenants and achieving consistent returns.

Sky Properties, Inc. provides comprehensive services, covering everything from marketing and leasing to maintenance and financial reporting. This full-service approach means your property is always in top condition, and your financials are in order. By choosing a professional property manager in Toluca Lake, CA, you avoid the pitfalls of DIY management, which often leads to costly errors and missed opportunities.

Moreover, California’s AB-12 law reduces rental security deposits to one month’s rent work. This is an important change for landlords, and Sky Properties, Inc. ensures your property is fully compliant with all legal requirements.

Important Factors to Consider When Hiring a Property Manager in Toluca Lake, CA

When considering hiring a property manager in Toluca Lake, CA, it’s essential to evaluate their experience and reputation. Sky Properties, Inc. has built a solid reputation for delivering award-winning service and maintaining strong relationships with both property owners and tenants. Their knowledge of the Toluca Lake rental market makes them the ideal partner for your property management needs.

Another key factor is the range of services provided. Not all property management companies offer the same level of support, so it’s vital to choose one that aligns with your needs. Sky Properties, Inc. offers a complete suite of services, making them a one-stop solution for property management.

Cost is also a consideration. While managing your property might seem cost-effective, the time and effort involved can be overwhelming. A professional property manager in Toluca Lake, CA like Kari Negri and her team at Sky Properties, Inc. can help you maximize returns while minimizing the risks associated with self-management.

Lastly, a property manager’s personal touch is critical. Sky Properties, Inc. is a rental property management company in Toluca Lake, CA that takes pride in one-on-one service, making sure that every property is managed with care and attention to detail.

Why a Property Manager in Toluca Lake, CA from Sky Properties, Inc. Might Be the Best Choice

Hiring a property manager in Toluca Lake, CA from Sky Properties, Inc. is not just about convenience; it’s about maximizing the value of your investment. Sky Properties, Inc. is proactive in its approach, staying ahead of market trends and ensuring your property remains competitive.

As a rental property management company in Toluca Lake, CA, Sky Properties, Inc. understands the unique dynamics of the local market. Their expertise allows them to provide reformed solutions that meet the specific needs of property owners in Toluca Lake.

Moreover, Sky Properties, Inc. stays updated on the latest industry developments, including changes in laws and regulations. This ensures that your property is always in compliance, protecting you from legal risks. Their commitment to excellence makes them an ideal partner for managing your rental property.

Hiring a property manager in Toluca Lake, CA like Kari Negri and her team at Sky Properties, Inc. offers numerous benefits, from expert management to enhanced property value and tenant satisfaction. If you’re looking for a rental property management company in Toluca Lake, CA , Sky Properties, Inc. stands out as a leader in the industry. Ready to take the next step? Contact Sky Properties, Inc. today to learn how they can help you manage your property with ease and efficiency.

Top Strategies for Efficient Apartment Management in Toluca Lake, CA by Sky Properties, Inc.

Wed, 14 Aug 2024 17:46:49 GMT

Apartment management in Toluca Lake, CA , can be complex, requiring attention to detail, market trend knowledge, and effective tenant management strategies. Whether you're new to the game or a seasoned pro, managing rental properties can be daunting.

Check out these important tax deductions for owners of rental property as a starting point for easing some financial burdens, according to NerdWallet. These include mortgage interest, property taxes, depreciation, repairs, maintenance costs, and insurance premiums. However, to truly thrive, partnering with a professional property management company such as Sky Properties, Inc., can make all the difference.

Professional property management in Toluca Lake, CA , involves understanding local regulations, market conditions, and effective maintenance practices. Founded by its seasoned and award-winning leader, Kari Negri, Sky Properties, Inc. excels in these areas, providing solutions that meet the unique needs of each property.

By leveraging their extensive experience and expertise, Sky Properties, Inc. helps property owners handle the challenges of rental property management. This comprehensive approach ensures that properties are well-maintained, tenants are satisfied, and financial goals are met.

Professional Property Management in Toluca Lake, CA

Choosing a professional property management company in Toluca Lake, CA , can significantly enhance the efficiency and profitability of your rental properties. Sky Properties, Inc. offers a range of services designed to streamline property management and maximize returns. Here are some of the best methods for managing apartments in Toluca Lake, California, according to Sky Properties, Inc.

Expertise in Local Market Trends

Understanding local market trends is crucial for apartment management in Toluca Lake, CA. It helps set competitive rental prices, attract quality tenants, and maintain high occupancy rates. Sky Properties, Inc. stays updated on market conditions, ensuring your property remains competitive. They use this knowledge to set accurate rental prices, develop targeted marketing strategies, and quickly adapt to market shifts.

Comprehensive Maintenance Services

Regular maintenance is essential for keeping properties in good condition and ensuring tenant satisfaction. It involves routine inspections, timely repairs, and upgrades. Sky Properties, Inc. offers comprehensive maintenance services, including preventative checks, access to reliable contractors, and 24/7 emergency response. This ensures your property remains in top condition, reducing tenant turnover and increasing its value.

Efficient Tenant Management

Effective tenant management involves thorough screening, clear communication, and fostering a sense of community. It helps in selecting reliable tenants, addressing their concerns promptly, and ensuring they feel at home. Sky Properties, Inc. excels in tenant management by conducting thorough screenings, maintaining prompt communication, and organizing engagement activities. This approach enhances tenant satisfaction and retention, reducing vacancy rates.

Financial Management and Reporting

Accurate financial management and detailed reporting are key to successful apartment management in Toluca Lake, CA. It involves keeping precise records, budget planning, and leveraging tax deductions. Sky Properties, Inc. provides meticulous financial management services, including accurate accounting, realistic budget planning, and tax preparation. Their expertise ensures that your financial goals are met, maximizing your property's profitability.

Custom Solutions for Property Owners

Every property has unique needs, and custom management solutions can address specific challenges and goals. Strategies ensure optimal property performance and tenant satisfaction. Sky Properties, Inc. offers custom solutions, adapting their services to meet the unique requirements of each property. This approach ensures that your property receives the attention and care it deserves, enhancing its overall performance.

Partner with Sky Properties, Inc.

Sky Properties, Inc. stands out as a rental property management company in Toluca Lake, CA, offering unparalleled expertise and comprehensive services. Partnering with Sky Properties, Inc. ensures your property is managed efficiently, enhancing tenant satisfaction and maximizing returns. Kari Negri , the driving force behind Sky Properties, Inc., has been recognized with multiple awards, including Property Management Company of the Year for all Southern Cities in 2009, Property Manager of the Year for all Southern Cities in 2008, and Property Supervisor of the Year in 2013. These accolades reflect Sky Properties, Inc.'s commitment to excellence.

There has been a discussion on the difficulties millennials face in purchasing homes due to the highest mortgage rates since 2007, which hover around 7%. This context highlights the advantage of efficient property management in maintaining profitable rental properties. With Sky Properties, Inc., you can navigate these challenges smoothly, ensuring your investment thrives regardless of market conditions.

Ready to improve your property management experience? Contact Sky Properties, Inc. today and see how their professional property management services can transform your apartment management in Toluca Lake, CA .

How Sky Properties, Inc. Can Help with Residential Property Management in Toluca Lake, CA This Summer

Thu, 18 Jul 2024 21:55:43 GMT

Residential property management in Toluca Lake, CA , and apartment management are crucial services that help property owners manage their investments effectively. Deciding whether to sell or rent your house involves considering your financial situation, lifestyle, and the local housing market. For many property owners in Toluca Lake, CA, summer brings unique challenges and opportunities for managing rental properties. This is where Sky Properties, Inc. steps in, offering quality residential property management in Toluca Lake, CA, and apartment management services exclusive to your needs. With their expertise, you can make sure your property remains well-maintained and profitable throughout the summer.

To manage your property effectively this summer, consider the unique advantages provided by Sky Properties, Inc. They bring years of experience and expertise to handle the complexities of property management, from tenant screening to maintenance and financial oversight.

Apartment Management in Toluca Lake, CA During Summer

Managing a residential complex requires a specialized approach, especially during the summer. Sky Properties, Inc. provides excellent apartment management in Toluca Lake, CA , which means that all aspects of apartment management are covered. Their services include complete management, community building, and legal compliance, making them the ideal choice for apartment owners looking to maintain a high standard of living for their tenants, especially during the summer.

Why Choose Sky Properties, Inc. as Your Rental Property Management Company?

Sky Properties, Inc. stands out as a premier rental property management company for several reasons. Here are five key advantages:

Expertise and Experience : Sky Properties, Inc. has a wealth of experience in the industry, making sure that your property is managed in a manner that is both efficient and effective. They handle everything from tenant screening to maintenance, allowing you to focus on other important aspects of your life.

Proactive Maintenance : Maintaining your home in good condition is essential, particularly in the summer when maintenance problems can crop up more often. Sky Properties, Inc. offers proactive and timely maintenance services to keep your property in top condition. Their team of skilled professionals handles everything from routine maintenance to emergency repairs, keeping your property in top shape and your tenants happy.

Effective Marketing and Leasing : Attracting and retaining tenants is essential for any rental property. Sky Properties, Inc. employs effective marketing strategies to ensure your property is visible to potential tenants and maintains high occupancy rates. They utilize various marketing channels, including online listings, social media, and local advertising, to reach a wide audience and fill vacancies quickly.

Financial Oversight : Managing the financial aspects of your property can be challenging. Sky Properties, Inc. provides detailed financial management to boost your income and minimize expenses, making sure your property remains profitable. Their services include rent collection, expense tracking, budget preparation, and financial reporting, giving you a clear picture of your property's financial health.

Responsive Client Suppor t: Communication is key in property management. Sky Properties, Inc. ensures responsive communication and provides tailored management plans to fit your unique needs. Their proactive approach anticipates and addresses potential issues before they become problems, providing smooth operations and satisfied tenants.

Partner with Sky Properties, Inc. for Effective Summer Residential Property Management in Toluca Lake, CA

Owning rental property provides consistent income without the need to sell, offering financial stability and growth. With Sky Properties, Inc., you can manage your property effectively during the summer and beyond, ensuring that your investment remains profitable and stress-free.

Sky Properties, Inc. is your go-to partner for effective summer property management. Sky Properties, Inc. stands out as a certified property manager, offering hands-on, boutique-level rental property management company services. Kari Negri founded the company and has been at the forefront of residential property management in Toluca Lake, California. Since 1997, Kari Negri has forged new ground, fighting for the rights of property owners and tenants alike, adding value, and making a significant difference. With her strong background in management, Kari founded Sky Properties, Inc. to serve the needs of Los Angeles multifamily apartment building owners and provide exceptional apartment management in Toluca Lake, CA .

Contact Sky Properties, Inc. today to learn more about their residential property management in Toluca Lake, CA , and rental property management company services. Let them help you maximize your property’s potential while you enjoy the benefits of professional management.

Modernize Your Rentals This Summer with Sky Properties, Inc., The Leading Property Management Company in Toluca Lake, CA

Tue, 11 Jun 2024 20:56:42 GMT

Property management in Toluca Lake, CA is all about staying ahead of the curve, and this summer, modernizing your rental properties with the latest smart home technologies can make all the difference. From increasing energy efficiency to enhancing security, smart home technology is a game-changer. If you're looking for top-notch property management in Toluca Lake, CA, incorporating these innovations can significantly boost your property's appeal and functionality.

Why Choose Smart Home Technologies for Your Rentals?

Smart home technologies offer a lot of benefits for rental properties. But why exactly should you consider them for your rentals in Toluca Lake?

Energy Efficiency : Smart thermostats and lighting systems can drastically reduce energy consumption, lowering utility bills for tenants and improving the overall appeal of your property.

Enhanced Security : Smart locks and security cameras provide an added layer of protection, giving tenants peace of mind.

Increased Convenience: Features like smart appliances and voice-activated devices make daily life easier and more enjoyable for tenants.

Aside from smart home technologies, partnering with a reliable property management company in Toluca Lake, CA , like Sky Properties, Inc., can significantly enhance the management and maintenance of your rental properties. Here's why:

As a certified property manager, Sky Properties, Inc. brings a wealth of knowledge and expertise to property management . With over 28 years of experience, they understand the local market and can help you implement the best strategies to attract and retain tenants. Sky Properties, Inc. is known for creating communities that tenants love. Their commitment to providing high-quality living experiences translates to higher tenant retention rates. By leveraging their expertise, Sky Properties, Inc. helps property owners maximize their rental income while ensuring the properties are well-maintained and compliant with local regulations.

Smart Home Technologies for Property Management in Toluca Lake, CA

Integrating smart home technologies into your rental properties can make them more appealing and easier to manage. Let’s explore some key smart home technologies to enhance your rental properties.

Smart Thermostats

Smart thermostats, like those from Nest or Ecobee, learn the habits of your tenants and adjust heating and cooling settings accordingly. This not only ensures optimal comfort but also saves energy. Tenants can control the thermostat remotely via a smartphone app, making it convenient to adjust settings even when they're not home. Sky Properties, Inc. can assist in selecting and installing the best smart thermostats for your properties. They ensure proper setup and maintenance, allowing tenants to enjoy the benefits of energy efficiency and comfort.

Smart Lighting

Switching to smart lighting systems can greatly enhance your property's energy efficiency. LED bulbs, coupled with smart controls like dimmers and timers, allow tenants to customize their lighting preferences and reduce electricity consumption. These systems can be controlled via voice commands or smartphone apps, adding a layer of convenience. Sky Properties, Inc. can oversee the installation of smart lighting solutions, ensuring compatibility and optimal performance. Their expertise ensures that your property benefits from the latest energy-efficient technologies.

Smart Security Systems

Smart security systems, including doorbell cameras and smart locks, offer robust security features. Doorbell cameras, such as Ring, provide real-time video feeds and motion alerts, while smart locks allow for keyless entry and remote access. These features not only enhance security but also make it easier to manage tenant access during maintenance or showings.

Sky Properties, Inc. can integrate smart security systems into your properties, enhancing safety for tenants and providing peace of mind for property owners. They handle everything from selection to installation and maintenance.

Smart Appliances

Equip your rental property with smart appliances like refrigerators, ovens, and washing machines. These appliances can be controlled remotely and offer features like self-diagnosis and energy-efficient operation. For example, a smart refrigerator can alert tenants when they're running low on groceries, while a smart oven can be preheated on the way home. Sky Properties, Inc. can help you choose the best smart appliances for your rental properties. They ensure that these appliances are installed correctly and provide ongoing support to maximize their functionality.

Additional Smart Home Technologies to Consider

Aside from the essential smart home technologies, there are other innovative options that can further enhance your rental properties:

Smart Irrigation Systems

Smart irrigation systems, like those from Rachio, can adjust watering schedules based on weather conditions and soil moisture levels. This ensures optimal water usage, keeping your landscaping healthy while conserving water. Sky Properties, Inc. can help you install and manage smart irrigation systems, ensuring your property's landscaping remains lush and attractive. They handle everything from setup to maintenance, making water conservation easy and effective.

Smart Window Shades

Smart window shades can be programmed to open and close based on the time of day or temperature, helping to regulate indoor temperatures and reduce energy costs. These shades can be controlled via smartphone apps or voice commands for added convenience. Sky Properties, Inc. can help you install smart window shades that enhance energy efficiency and provide comfort for tenants. They ensure the shades are properly integrated with other smart home systems for seamless operation.

Partner with Sky Properties, Inc. for Optimal Property Management in Toluca Lake, CA

Modernizing your rental properties with smart home technologies this summer is a smart investment that pays off in multiple ways. From energy savings to enhanced security and convenience, these innovations can make your properties more attractive to tenants and easier to manage. By partnering with a reputable property management company in Toluca Lake, CA like Sky Properties, Inc., you can seamlessly integrate these technologies and reap the benefits.

Don't forget the impact of energy-efficient lighting . LEDs use up to 90% less energy and last significantly longer than traditional bulbs. Incorporating LED lighting in your rental properties can further enhance your energy savings and reduce maintenance costs, making your property even more appealing to eco-conscious tenants.

For expert assistance in modernizing your rental properties with the latest smart home technologies and energy-efficient solutions, contact Sky Properties, Inc. today and experience the difference in professional property management. Whether you're looking to enhance energy efficiency, improve security, or add convenience, Sky Properties, Inc. is your trusted partner in property management in Toluca Lake, CA .

Experience Excellence with Sky Properties, Inc.: Leading Property Management in Toluca Lake, CA

Mon, 22 Apr 2024 21:12:00 GMT

Toluca Lake, CA , renowned for its scenic beauty and vibrant community, offers more than just a great place to visit. It's also the home of Sky Properties, Inc., a leader in property management in Toluca Lake, CA . What sets a premier property management company apart in such an attractive area? Expertise, personalized service, and community involvement are just the start. Sky Properties, Inc. not only manages properties effectively but does so with a touch of class and a deep understanding of the local market, making them the go-to property management company in Toluca Lake, CA.

When it comes to property management, having a certified property manager on the job is essential. Certified property managers bring a wealth of knowledge and professional integrity to the table. At Sky Properties, Inc., these professionals are at the core of the service, ensuring that every aspect of property management, from tenant selection to maintenance, is handled with the utmost professionalism and compliance with the latest real estate laws and standards.

Services offered by Sky Properties, Inc. as a Property Management Company in Toluca Lake, CA.

Sky Properties, Inc. stands out by offering a wide range of property management services tailored to meet the unique needs of each property owner in Toluca Lake.

Expert Management and Oversight

Property owners can benefit from the oversight of a certified property manager in Toluca Lake, CA, who ensures that all operations are up to industry standards and tailored to the community's needs.
Sky Properties, Inc. enhances property value by maintaining high occupancy rates, ensuring timely rent collection, and handling all tenant communications with professionalism and care.

Advanced Technology Integration

Utilizing technology helps streamline various property management processes, from rent collection to maintenance requests.
Sky Properties, Inc. enhances its management capabilities by employing advanced technology. This includes maintaining accurate records of payments, repairs, and communications with both property owners and tenants. With better data management, Sky Properties can provide more personalized service, anticipate needs, and resolve issues swiftly. This integration not only facilitates seamless property management processes but also provides property owners with real-time updates, enhancing decision-making and operational efficiency.

Community and Tenant Engagement

Engaging with the community and maintaining positive tenant relations are essential for a successful property management strategy.
Sky Properties, Inc. not only actively participates in local community events but also supports initiatives that enhance community well-being. This engagement not only reflects positively on tenant relationships but also contributes significantly to the broader Toluca Lake area, aligning property management with community development.

Maintenance and Upkeep

Regular maintenance and timely responses to repair requests are crucial to keeping tenants happy and properties in top condition.
Sky Properties, Inc. provides an extensive list of services that are professionally tailored to fit the unique needs of each property owner. This personalized approach ensures that operations are consistently up to industry standards and optimally aligned with individual property goals and tenants needs.

Ensuring Financial Optimization and Growth with Property Management in Toluca Lake, CA

Understanding financial operations and optimizing income and expenses are critical aspects of effective property management. Sky Properties, Inc. excels in this area. Here’s how:

Rent Collection and Financial Reporting : They ensure consistent rent collection and provide detailed financial reports that help property owners understand their investments better.
Cost Management: By negotiating with contractors, Sky Properties, Inc. manages to keep operating costs low while maintaining high standards.
Value Enhancement: Their strategic improvements and renovations aim to increase property value, thereby boosting income potential for property owners.

Partner with Sky Properties, Inc.

Connect with Sky Properties, Inc., the leading property management company in Toluca Lake, CA . With a dedicated team of property managers, Sky Properties, Inc. ensures that every part of your property management is handled with precision and expertise. They go beyond just meeting the basic requirements; they strive to surpass the standards of modern residential multifamily homes and apartment management. Whether it’s through meticulous tenant selection, rigorous maintenance standards, or strategic financial oversight, their approach is tailored to maximize your property's value and enhance your investment returns.

Sky Properties, Inc. doesn’t just manage properties—they enhance them. Their commitment to utilizing the latest technologies and sustainable practices means that your property will be positioned at the top of the real estate market, appealing to quality tenants and securing higher returns. This partnership allows you to enjoy the benefits of owning property without the daily hassles, knowing that your investment is in safe, capable hands. Embrace the opportunity to not only grow your investment but also to contribute positively to the broader Toluca Lake area . Make a choice that benefits you, your tenants, and your community. Partner with a company that truly cares about making a difference. Get the most out of your rental income and peace of mind with the help of a property management company in Toluca Lake, CA . Sky Properties, Inc. seamlessly integrates into your community, offering professionalism and the highest quality service. Contact Sky Properties, Inc. today and let their expertise work for you!

Getting to Know Your IRO Neighbors

Wed, 28 Feb 2024 21:04:21 GMT

Independent rental owners (IRO)—often referred to as “mom-and-pop” housing providers—are small-scale owners and operators making a difference in local communities across the country. Among the 49.5 million rental housing units in the U.S., nearly 46% of them are small rental properties, over 70% of which are owned and self-managed by small-scale owner-operators, according to the National Association of Realtors. IROs are, in many ways, the backbone of the affordable housing stock in many major cities nationwide.

Here are two individuals who embody the essence of IROs with unique stories.

Meet Lynnette Horton

Lynnette Horton is a resident of Boise, Idaho, and for nearly two decades, she has skillfully managed her family’s extensive portfolio of 357 units. Following a career in law enforcement, Horton made a purposeful decision to join her family’s mission of providing housing to renters within her community.

Horton and her company, CBW Properties, hold a unique perspective when it comes to their residents. To them, residents are not merely faceless unit numbers; they are regarded as an extension of their close-knit, family-like community. The company takes genuine delight in commemorating residents’ birthdays, sharing their moments of happiness, and extending a supportive hand during challenging times.

Similarly, CBW Properties recognizes that vendors and suppliers are the lifeblood of their operations. When challenges arise, the team turns to these essential partners for resolution. In return, suppliers provide the vital materials that fuel the company’s endeavors. On an annual basis, CBW Properties expresses deep appreciation to their suppliers and vendors through a heartfelt appreciation BBQ, a warm gathering where they honor and celebrate these crucial contributors. This event is not limited to employees; it extends to include their families as well. Within their team, every member is embraced as a part of their close-knit family, guided by a simple yet powerful motto: “Work hard and play hard.”

Horton’s company is also deeply committed to giving back to the community in various meaningful ways. They come together as a team to serve local shelters, deliver meals to the less fortunate during the holiday season, collaborate with nursing centers, and engage in a multitude of service projects. Their goal is to serve their community at least once per quarter, demonstrating their unwavering commitment to making a positive impact.

Moreover, CBW Properties pays it forward by directly assisting those in need. Horton, in her role as the company’s Regional Manager, instills a sense of benevolence by offering a month’s rent to a deserving family who may be experiencing financial difficulties. She encourages her staff to identify families in need, and this act of kindness is not only a blessing to the recipients but also holds deep personal significance for Horton. She is acutely aware of the blessings she’s experienced in her career and recognizes the impact of providing countless families with the home they deserve, a place to cherish and respect, every single day.

Meet Lorenzo Donatelli

With only $50 in his pocket and a third-grade education, Lorenzo Donatelli’s venture to the United States marked the start of an incredible story. His first encounter with the English language unveiled the harsh realities of unfamiliarity and was a foreshadowing of the challenges ahead.

Initially, Donatelli lived in a spare room with his aunt and uncle in Pacoima, a neighborhood nestled within the vast expanse of Los Angeles. He entered the workforce as an asphalt layer, a grueling job that he considered one of the most challenging. He later tried his hand at bricklaying before landing a job at General Motors (GM).

With the assistance of his cousin, Donatelli secured a position as a floor sweeper at the GM assembly plant. On one occasion, a critical issue arose on the assembly line, prompting Donatelli to swiftly abandon his broom and step in to assist. This spontaneous action led to a summons to the office of the plant’s head, and initially, Donatelli feared he might face dismissal. To his surprise, the plant leader was deeply impressed by Donatelli’s initiative and promptly promoted him to the metal finish assembly line.

Paired with an experienced employee, Donatelli received a crash course on the job. The mentor provided him with the tools of the trade and clear instructions. With a reassuring wave, the seasoned worker affirmed, “you’ve got this,” and indeed, Donatelli did. After about three years, Donatelli ran the entire division, working multiple shifts regularly.

During this time, Donatelli was able to buy his first rental property, a house in Pacoima. With unwavering determination, he was able to pay for it in a year by working night and day. Driven by ambition, he decided to sell that house to buy a larger home in Burbank, where he carved out a one-bedroom and bathroom for himself and rented out the rest of the home to another family. He then saved every penny and purchased the house next door to rent out as well. Within five years, he had expanded his real estate portfolio and had bought most of the block while still living in his one room and paying off all debt owed.

However, life took an unexpected turn, and after 15 years, a piece of equipment on the assembly line malfunctioned and he hurt his back, leaving him unable to work on the line and ending his time with GM. With vision and hard work, he went on to construct a 10-unit apartment building, a testament to his resilience and his commitment to the community he held dear. Today, this apartment building stands as a vibrant hub, housing numerous families and bearing witness to Donatelli’s unwavering dedication to shaping his neighborhood’s future.

Donatelli’s story is a lesson in determination, resourcefulness, and the ability to turn challenges into opportunities. Through his hard work and investments, Donatelli not only improved his own life but also contributed to his community by providing housing for multiple families. It serves as an inspiration for anyone facing obstacles on their path to success, showing that with the right attitude and hard work, one can overcome difficulties and create a better future for themselves and their communities through real estate investment and management.

—Powered by IRO

Check out the original article published in the National Apartments Association's (NAA) March Digital Magazine .

Independent rental owners are making a difference in their communities

ASK KARI: Innovative Ways to Increase Revenue

Tue, 26 Sep 2023 23:30:41 GMT

W e as rental housing providers all share a common concern - the rising cost of housing operations and its impact on our lives. This month, I want to cover what has been at the center of the conversation in the past few years – the massive reduction of net operating income, or better known as “NOI.” It is a topic that affects landlords, tenants, and apartment communities together.

If you are in the City of Los Angeles covered under the rent stabilization ordinance (RSO), your ability to increase rent was taken away in March 2020 when the COVID pandemic reared its ugly head. You will not be able to increase your rent until starting on February 1, 2024. And, despite the “freeze” in Los Angeles, under normal circumstances in similarly situated jurisdiction under an RSO, there are strict limitations placed on rent increases.

So, given the circumstances what can you do? You likely will have to attack this issue in several ways by finding ways to create additional income and at the same time, reduce your expenses. Let’s talk about how you can do this:

New Income Stream Possibilities to Supplement Your Rental Income

Some of the ways you can increase “top-line” revenue at your properties are:

• Utility Reimbursement. At properties where utilities are included in the rent because they are not separately metered, consider implementing a utility reimbursement program ( a Ratio Utility Billing System or “RUBS” ) for all new tenancies making tenants responsible for a portion of the utility costs. If you offer this from the standpoint of going green and conservation, many tenants tend to react more positively to it.New Paragraph

• Furnished Units. Consider renting units furnished and charge a premium. Focus on Reducing Expenses to Improve Your Bottom Line

• Energy Efficiency Measures. Implement energy-efficient practices and technologies such as LED lighting, smart thermostats, and energy-efficient appliances. This can lead to lower utility bills and long-term cost savings. There are sometimes incentives like rebates offered by the utility companies.

• Bulk or Group Purchasing. Explore opportunities for bulk purchasing of common supplies and materials used in the multifamily building. Buying in bulk can often result in volume discounts and reduced expenses. Join a rental property owner’s association like the Apartment Association of Greater Los Angeles for discount opportunities for insurance, supplies, and services.

• Monitor Usage Carefully. Track supplies usage to avoid purchasing more than you need and make sure you are well stocked on basic supplies. This can help avoid a simple repair becoming a hunt for a needed part. For instance, you do not want your maintenance man going to Home Depot for $3.00 parts when you are paying him $55 an hour.

• Expense Tracking and Budgeting. Maintain detailed records of expenses and track them against a budget. This allows landlords to identify areas of overspending, make informed decisions, and adjust financial plans accordingly. A budget simply makes it easy to see where you are overspending or under spending which can also be a problem.

• Insurance Review. Regularly review insurance policies to ensure appropriate coverage and competitive premiums. Shop around for insurance providers to find the best rates and coverage options.

• Outsourcing Non-Core Functions. Consider outsourcing non-core functions such as accounting, legal services, or property maintenance to specialized professionals or companies. This can save time and potentially reduce costs associated with managing these tasks in-house.

• Competitive Bidding. Seek multiple bids for major repairs, renovations, or contracted services to ensure competitive pricing. Comparing different bids can help landlords find cost-effective solutions without compromising on quality.

• Vendor Negotiations. Negotiate with vendors and suppliers for better pricing and discounts. Building strong relationships with vendors can lead to cost savings on supplies, maintenance services, and repairs. This is also a terrific opportunity to get input from your vendors on ways to lower costs and even streamline services.New Paragraph

This blog is from an original article by Kari Negri, published in the Apartment Age magazine from AAGLA https://aptnewsinc.com/aagla/2023aa07/#p=46

Kari Negri is the Chief Executive Officer of Sky Properties, Inc. and is a member of the Board of Directors of the Apartment Association of Greater Los Angeles. Do you have a question for Kari? Please send your questions and comments to Kari@SKYprop.LA.

ASK KARI: “Karen Tenants”: How to Keep the Drama at Bay

Fri, 22 Sep 2023 21:26:51 GMT

"Dear Kari, I’m about at my wit's end…One of my tenants is so demanding that it’s making me crazy. What should I do?"

Karen (Slang / Noun): A slang term originating from internet culture and popularized in the 2010s used to describe a stereotypical person, who exhibits entitled and demanding behavior. Typically associated with individuals who frequently complain, make unreasonable demands, and seek to assert authority over others in various scenarios; often characterized by an inflated sense of self-importance, a tendency to escalate minor issues into conflicts, and an expectation of receiving preferential treatment.

As property rent regulations continue to lean in the favor of tenants, dealing with tenants can get trickier. Now more than ever, tenants are savvier about what they are entitled to, and they are not afraid to speak up. At the very least, they expect proper living conditions and fair treatment, but sometimes entitlement creeps in and the requests surpass the basics. New air conditioning and heating, new flooring, extra parking, special privileges...the expectations from renters are higher than ever before. Many of today’s tenants will have no reservations about negatively hitting your social media or trying to rally city departments to get their way.

As landlords or property managers, we need to stay on top of tenant laws, keep communication open, and handle issues as fairly as possible. It’s all about building good relationships and making sure things run smoothly at our rental properties. However, what happens when you encounter a Karen tenant?

Ahh, the notorious Karen tenant. Brace yourself for a unique challenge! These tenants require exceptional patience and a tactful approach to address their concerns while maintaining a harmonious living environment for all. Karen tenants tend to believe they are always right, regardless of the facts, and have no qualms about causing disruptions or confrontations with landlords, property managers, or fellow residents.

Here are some tips to help you handle those Karen’s and assert your authority like a boss!

Tip 1: Enforce Building Rules Consistently

Tip 2: Document Everything

Tip 3: Keep Emotions Out of Documentation

Tip 4: Serve 3-day Notices Quickly

Tip 5: File Immediate Police Reports for Any Illegal Activity

Tip 6: Raise Their Rent

This blog is from an original article by Kari Negri, published in the Apartment Age magazine from AAGLA https://aptnewsinc.com/aagla/2023aa09/#p=65

ASK KARI: Renting Challenges

Wed, 13 Sep 2023 23:25:51 GMT

"Dear Kari, I’m having trouble renting my vacant unit. What am I doing wrong? Should I lower the asking rent? What should I do?"

The Vital Importance of the Market Survey

Whether you have a brand-new building with a complete lease-up, or an existing building with a new vacancy, conducting regular market surveys are vital for maximizing your “ROI” (return on investment). A market survey will help you to answer some of the following important questions: What are our competitors doing? Are the rents you are charging too low? Can a small feature or amenity be added to increase rent? Market surveys can answer these and many more important questions.

To begin your market survey, you need to know the details of your property in exactness such as square footage of every “nook and cranny,” each amenity offered, types of appliances, unique details that make your property stand out, etc. It will be difficult to find an equivalent comparison if you do not know your building’s specificities. Checking the surrounding area is crucial when deciding what your competition is. If your building is in an area with specialty shops, a famous theatre, etc., you want to find your competition placed in a similar neighborhood location.

Is Your Advertising Lacking Luster?

According to researchers, people form 11 impressions in the first 7 seconds of meeting you - this is what’s called the “7/11 Rule.” What does this mean? Will Rogers said, “You never get a second chance to make a first impression,” so you always want to leave a positive one. When it comes to property management, advertising equates to that first impression!

This blog is from an original article by Kari Negri, published in the Apartment Age magazine from AAGLA https://aptnewsinc.com/aagla/2023aa05/#p=46

ASK KARI: The Danger of CO (Carbon Monoxide)

Fri, 23 Jun 2023 23:43:37 GMT

"Dear Kari, as a landlord what should I know about and what precautions do I need to take concerning carbon monoxide? "

Carbon monoxide (CO) is an odorless. colorless gas produced whenever a material is being burned. Clothes dryers, water heaters. furnaces or boilers, fireplaces (both gas and wood burning). and gas stoves and ovens are some of the most common sources of CO in our household. Carbon monoxide cannot be seen. it cannot be smelled, and it cannot be heard, but it can kill any one of us (or your tenants) without warning.

Carbon monoxide is also a fast killer - our red blood cells absorb carbon monoxide at a much faster rate than oxygen. At high levels. CO crowds out the oxygen in our bloodstream. If you breathe too much carbon monoxide into your lungs, organs such as your brain and heart become quickly deprived of oxygen, thus causing tissue death.

According to the Centers for Disease Control (CDC). at least 430 people die in the U.S. each year from accidental carbon monoxide poisoning and approximately 50.000 people in the U.S. visit a hospital emergency department each year due to accidental carbon monoxide poisoning. This is a substantial number and warrants precautions to be taken in both landlord and tenant education. Many tenants will unplug a device that is meant to detect and warn of carbon monoxide and put it in a drawer if it is making noise (beeping intermittently) on a consistent basis. The device is usually just signaling that the battery is low, so that your tenants should Just replace the battery, and should for their own well-being and safety.

Just recently, 3 people were found dead in an apartment they had rented through Airbnb because of carbon monoxide poisoning. Their bodies were found only after the security guards in the apartment complex smelled the intense smell of gas in the apartment. Airbnb said it was a 'terrible tragedy' and that they are willing to support those who are affected. Sadly, it was a 'terrible tragedy' that could have been prevented! As property managers our job is to avoid having a 'terrible tragedy' happen to begin with. This means due diligence on our part to provide the support and education our tenants need to make good decisions and know what the hazards can be.

We at SKY Properties follow safety guidelines for a reason. All apartment units that we manage have at least one functioning plug-in with a battery backup operational carbon monoxide detector installed in every apartment. We install the detectors in the common area where they can be heard from the bedroom, preferably between the heater and the bedrooms. We have also begun purchasing combination smoke alarms and carbon monoxide detectors that plug into the area in the hallway ceiling where the smoke detectors go and have 10-year lithium batteries.

To keep gas appliances operating safely and efficiently, they need to be used regularly. At SKY Properties, we also check the detectors semi-annually. If t hey have even the slightest smell of gas, they should be checked by a licensed professional. In 2019. at least 8 tenants of an apartment complex in the Los Angeles area were taken to a hospital with carbon monoxide poisoning, and the problem was traced to the water heater. It was determined that there was compromised venting system on the water heater that allowed products of combustion into the unit, which may have been the result of not performing yearly maintenance. Carbon Monoxide poisoning may be a silent killer, but it is ABSOLUTELY PREVENTABLE. And it is up to us, property managers, and owners, to ensure that our tenants are safe from it.

SKY Properties are not carbon monoxide experts; and this article is based on their experience and research to provide owners/readers with important information.

10 SIMPLE TIPS YOU CAN DO IN UNDER 10 MINS TO HELP GET RID OF THOSE STUBBORN VACANCIES!

Fri, 03 Mar 2023 00:33:37 GMT

Higher Occupancy with SKY's Wise Property Management Tips

Do you have a vacancy that has been sitting for too long? Do you have a tenant leaving with a vacancy soon approaching? Whether you are at your wits end or taking a more proactive approach, here are 10 simple tips you can do in under 10 minutes to get rid of those stubborn vacancies! It does not have to be brain surgery...let us make sure we have covered these simple bases before you decide to call in the wrecking ball.

MUST KNOW: Updates on LA Renters' Protection

Fri, 17 Feb 2023 20:11:32 GMT

Still have questions about all the recent updates regarding renters’ protection? We got you!

The first thing to do before you dive in and read all the current updates is to figure out which rules are applicable to your property and which are not. Is it in the City of Los Angeles or not? Is it subject to Rent Stabilization Ordinance (ROS) or not?

The reason for this is because the City of LA has different set of rules with the Los Angeles County. And the properties subjected to RSO also has a different set rule than those that are not.

To check if your property is in the City of LA, visit the LA City Neighborhood Information website at neighborhoodinfo.lacity.org and check if your property can be found there. If not, it means that you will only need to follow the LA County’s rules and updates.

Properties that are subject to RSO are those that are built prior to October 1 ^st , 1978 and those that are built after July 16, 2007 as Ellis replacement units. But you can also easily find out going to zimas.lacity.org/ . Enter you address there, and you should be able to see there if your property is under RSO or not. You can also text “RSO” to (855) 880-7368 and enter your address.

Now that you know that you’ve figure these out already, let’s now dive in and discuss all the recent updates in the City of LA.

The City of LA Declaration of Local Emergency effective on March 4, 2020, terminated on February 1, 2023. This means:

Beginning February 1, 2023 , you can now evict tenants for non-payment if they fail to pay their full current monthly rate with the exceptions of low-Income tenants with income i mpacted by COVID-19 continue to have protections through March 31, 2023, under the LA County provisions. Take note that these low-income tenants still must prove that they have been impacted by COVID-19 and must notify the landlord within 7 days of the rent due date.

If you have tenants who have incurred COVID-19 rental debt , mark August 1 ^st , 2023, and February 1 ^st , 2024, on your calendars because, yes, your tenant still must pay their debts to avoid eviction and you can definitely still take them to the small claims court if they don’t pay. See the guideline below:

• Rent owed from March 1, 2020, to September 30, 2021, tenants must pay by August 1, 2023.

• Rent owed from October 1, 2021, to January 31, 2023, tenants must pay by February 1, 2024.

If you have tenants who has unauthorized pets and occupants necessitated by COVID-19 , you still cannot evict them until January 31, 2024.

If your property is subject to RSO, pay attention to these items: (If not, skip this!)

• Effective February 1, 2023, you can now go ahead and do “No-Fault” evictions (government order, owner/family/manager occupancy, demolition, withdrawal from the housing market) but remember that you are still required to submit a Declaration of Intent to Evict with LAHD and relocation fees to the tenants are required for all your no-fault evictions.

• Annual rent increases for rental units subject to the City of LA RSO are prohibited through January 31, 2024.

If your property is NOT subject to RSO:

Effective January 27, 2023, all residential units not subject to the RSO are now protected under the City’s Just Cause Ordinance which means:

• You can do at-fault evictions for the following reasons: non-payment of rent, lease violations, nuisance , illegal purpose, denial of access into the unit, subtenant not approved. Any written notice terminating a tenancy for a tenant at-fault legal reason must be filed with the Los Angeles Housing Department (LAHD) within three (3) business days of service on the tenant.

• You can also do no-fault evictions for the following reasons: Owner/family/manager occupancy, demolition , withdrawal , substantial remodel , comply with a g overnment order, convert to affordable, conversion of Residential Hotel or HUD owned property to be sold but remember that you are still required to submit a Declaration of Intent to Evict with LAHD and relocation fees to the tenants are required for all your no-fault evictions.

Although this can be frustrating, remember not to do the following as these can be classified as Tenant Harassment and is punishable under the City of LA’s Tenant Anti-Harassment Ordinance:

• Taking away services provided in the lease (housing services).

• Refusing to do required repairs.

• Entering the apartment without proper notice.

• Threatening a tenant with physical harm.

• Coercing the tenant to move-out with offer(s) of payments.

• Using lies or intimidation intended to make a tenant move out.

• Threatening or serving an eviction notice based on false reasons. Interfering with a tenant's right to privacy.

• Intentionally disturbing a tenant's peace and quiet.

• Refusing to accept rent payment.

• Inquiring the immigration or citizenship status of a tenant.

• Threatening to disclose immigration/citizenship status information about a tenant.

• Threatening to disclose tenant information to a gov't agency to influence them to move.

• Engaging in activity prohibited by federal, state, or local housing anti-discrimination laws

• Threatening/interfering with tenant organizing activities (tenant associations and unions)

We know this is a lot to take in so if you are unsure what to do, always seek legal advice!

Tips For the New Rental Property Owner

Fri, 17 Jun 2022 03:13:02 GMT

“Ask Kari” by Kari Negri, the Chief Executive Officer and Founder of SKY Properties Inc.

Ms. Negri has more than two decades of property management experience, is a featured speaker at many real estate industry trade shows and expositions, and currently serves as a member of the Board of Directors of the Apartment Association of Greater Los Angeles.

B ecoming a rental housing provider is an extremely complicated endeavor. You must be aware of and keep up to date on landlord-tenant laws to avoid any unexpected problems. A minor incident in your rental property that occurs due to negligence can escalate into a catastrophic situation. Making even the smallest mistakes can wreak havoc if you do not take them seriously. Here are some helpful suggestions that you should follow:

Avoid Discriminating Questions

Most states have strict laws, but none are not as strict as California’s laws. If you turn down a prospect’s application to rent for what could be considered discriminatory reasons this may not only cost you a lot of money, but it could hurt your reputation.

Negligent Property Maintenance

A rental agreement specifies the responsibility of each party to maintain and repair damages to the property. Make sure everything is in good, habitable condition before renting to a tenant. A rental unit should have clean water, electricity, gas, plumbing, structurally safe flooring, and a roof that does not leak. You should have good pictures of the apartment at the time the tenant takes possession, and they should sign off at move-in that they agree it is in this condition. If you fail to provide necessary repairs after a tenant’s reasonable request, you could face a lawsuit.

Negligence in Providing Safe Environment

Avoid answering these types of questions: How many children are in the building? Are there emotional support animals in the building? How many old people have moved into the building in the last year? All these questions are none of their business. If you are unsure how to answer, sign up for a Fair Housing class through the Apartment Association of Greater Los Angeles - they are offered frequently throughout the year.

Negligence is an umbrella term. It holds owners accountable for unintentional harm caused to renters. To prove negligence, a renter merely needs to prove the Housing Provider has breached his or her duty. In addition, the renter must prove that the Housing Provider did not maintain the safety measures and standard of care stipulated in the law. If a renter is injured due to an owner’s failure to provide reasonable care, the owner is responsible for the injuries. An example that is often used by a friend of mine that owns an insurance company is that if a property owner has several tenants that have their cars broken into and does not disclose this or make it known to those that live in the building then the housing provider could be held responsible for any injuries that occur out of a known problem or hazard.

Physical Injury

Look out for things like loose handrails, stairs lacking non-skid materials, trip hazards without a warning sign, carports with oil accumulation, poor lighting, etc. As rental housing providers, we always want to provide and keep our properties as safe a living environment as possible. Always address pool lights, parking lot and building lights that are out immediately. Fix broken gates as soon as possible. Apartment units should have working deadbolts. Always make sure all windows can be secured from entry from the outside and that they open and close easily. Security bars should release from the inside and so on. These small items are just a sample of potential problems that if not addressed, can have dire consequences for both you and your tenant.

The Bottom Line

Always be pro-active and take care of the small things so they do not become major liabilities. If it is too much to handle, consider retaining property management services to ease your burden.

For more tips on property management, check out our SKY Properties Inc. blog page .

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Ms. Negri would like to answer your questions in future articles and asks that you submit your questions to: kari@skypropertiesinc.com .You can also watch the Ask Kari video series at SKY Property Inc.'s YouTube page .

Tips For a New Tenant Welcome Tote Bag

Fri, 17 Jun 2022 02:20:03 GMT

“Ask Kari” by Kari Negri, the Chief Executive Officer and Founder of SKY Properties Inc.

"Why Should I Give My New Tenant a

Welcome Tote Bag?"

Tips For a New Tenant Welcome Tote Bag

I magine your new resident arriving on moving day to their empty home. When a gift bag is left for them on the counter, it creates an immediate sense of customer appreciation. As the owner I manager, a welcome tote bag becomes an expression of gratitude for your customer’s business extended at first site.

Even more, if the bag contains items useful during the move-in, a deeper sense of appreciation and consideration is established with your new resident. You are helping to alleviate moving-day stressors but you are also giving them the tools to help themselves rather than call a maintenance guy or be a better citizen and be a part of the solution. This first impression of who you are and what you are about is important and we often get a good laugh at the toilet plunger and toilet paper we include in our welcome bags, but come moving day when everything is packed, items like that toilet paper are appreciated!

Figure Out Your Budget

Here at SKY Properties, we consider the gift bag as a unit turn or leasing expense, but we also want to include items that could save money down the road. Depending upon the number of units in your portfolio and the frequency of your unit turnovers, the impact may seem nominal or substantial, but we believe about $100 per gift bag to be a good budget allocation. A budget at this level allows for a wide enough range of items to be both useful and appreciative.

Decide the Contents Upon Your Contents

Try and imagine the last move you made and what might have been useful on moving day - that simple item that’s packed in a box somewhere and not immediately accessible. Very likely, toilet tissue and soap is on that list, and perhaps bottled water, a packaged snack of some sort (trail mix, protein bar, cookies), toothbrush and toothpaste, dental floss, manicure set, small bottle of rubbing alcohol, ground coffee beans or tea, and/or a coffee mug.

A toilet plunger could save you many calls over a long tenancy and less embarrassment for your tenant - this is especially true if you got one of those first-year free toilets through your water utility.

Speaking of the water utility and high cost of water, we like to give our tenants a handy shower timer they can put up and see when it has been five minutes and earth conscious tenants love this and of course less water saves everyone money! A first aid kit will always be a handy item, and not many people have them believe it or not. And last but not least, moving often gets dirty - cleaning supplies and trash bags are a must.

Include Good, Everyday Information Your New Residents Can Use

To keep your new residents informed of whom to contact for various services, routine maintenance, emergency repairs, you might consider printing an information sheet with helpful tips, contact protocols (web, email, or phone?) for various services, as well as a list of local services and restaurants. Where is the nearest dry cleaner? Gym? Bike repair shop? Grocery store? Sandwich and pizza place? Offering these resources will remove some of the stressors on moving day and start your relationship on good footing especially if there is a problem right when they move in. We at SKY Properties also like to include information about what to do in case of an earthquake.

At SKY Properties, we brand a sturdy new canvas welcome tote bag to remind them we care. We have received such positive feedback for this thoughtful and useful gift, it is worth every penny.

For more tips on property management, check out our SKY Properties Inc. blog page .

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AAGLA Rental Forms Library

Fri, 10 Jun 2022 13:39:26 GMT

These forms are an exclusive benefit of AAGLA membership

We have created a Library of Forms that covers the most important forms needed in the Property Management industry. Browse and download the forms by clicking on the links below:

A. Application, Move-In & Move-Out

B. Security Deposit

C. Rental / Lease Agreements

D. Rental / Lease Agreement Addendum(s)

E. Notices (by Landlord)

F. Notices (by Tenant)

G. Los Angeles City Specific Forms

H. Other City Specific Forms

I. Operations / Administrative Forms / Handbooks & Education

J. COVID-19 Resources

K. COVID Notice Forms (A.B. 832, S.B. 91, A.B. 3088 and A.B. 2179)

Forms Index (A-Z)

Not an AAGLA member yet? Join Today!

Use of the above forms are subject to the User being a member, in good standing, of the Apartment Association of Greater Los Angeles (AAGLA) and is subject to the AAGLA’s Terms of Use.

To access and use AAGLA’s forms, we recommend using a desktop computer or laptop computer.

For desktop or laptop users, we suggest the latest version of Adobe Acrobat Reader for Windows and Mac. It is free to download here .

For iOS device (iPad or iPhone) users, we suggest the Free version of PDF Expert. It is free to download here . *It is not recommended that an iPad or other tablet be used to access forms.

Mid-2022 Forecast for Multifamily Properties

Fri, 10 Jun 2022 13:39:25 GMT

Mid-2022 Forecast for Rental Real Estate provided by

David Crown of Los Angeles Property Management Group

Multifamily Residential Property

Multifamily appears poised to remain on the incline. In fact, real estate broker CBRE expects a record-breaking 2022 for the sector: “We forecast multifamily occupancy levels to remain above 95% for the foreseeable future and nearly 7% growth in net effective rents next year.” In light of these numbers, I believe that apartment owners and managers of multifamily buildings will likely continue to be rewarded after several difficult years of increased regulation and COVID-19-related hardship.

Make sure to invest in the turns of your vacancies, and don’t be conservative with upgrades. This way, you’ll make sure your properties are earning the highest market rents upon re-renting in rent-controlled environments.

June 2022 Webinars + Events

Fri, 10 Jun 2022 13:39:23 GMT

Choose among the wide range of industry-related topics featured in these

JUNE *webinars and upcoming events.

*Webinars are hosted weekly by The Apartment Association of Greater Los Angeles.

JUNE WEBINARS

Balconies and Balcony Inspections 101

Hybrid Webinar

Hybrid Session Details:

Date: June 14

Time: 11:00 am – 12:00 pm

Cost: Free for AAGLA Members

Panelist : Jared Duke - Client Relations Manager, Optimum Seismic

Webinar Info:

Got Balconies? If so, California’s New Balcony Inspection Bill Will Impact You! Learn about YOUR legal obligation to inspect and repair balconies and other “elevated exterior elements” from Optimum Seismic’ s experts.

Optimum Seismic will be LIVE ONLINE AND IN PERSON AT THE AAGLA OFFICE! Join us for this hybrid session either in person at the AAGLA Office or from your home/office!

Registration link: CLICK HERE

How to Train and Keep Your Good Tenants

Virtual Webinar

Date: June 21

Time: 11:00 am – 12:00 pm

Cost: Free for AAGLA Members

Panelist: Patti Widget

Founder & Property Management Expert, Widget's Way

Webinar Info:

HOW TO KEEP AND TRAIN GOOD TENANTS: Avoid Costly Mistakes!

Leading multifamily industry expert, Patti Widget, the founder of Widget’s Way again, joins us for another amazing presentation that will help YOU to survive and overcome the current crisis we find ourselves as landlords in today.

Registration link: CLICK HERE

JUNE EVENTS

Apartmentalize 2022 Convention

Dates: June 22-24

San Diego Convention Center

111 W Harbor Drive

San Diego, CA 92101

Full conference member rate: $1,020

Convention Info:

-The NAA Exposition brings together top professionals and supplier partners eager to network and share ideas on how to stay competitive in today’s growing market.

-Apartmentalize Committee Program

a volunteering program for 4 hours in assisting attendees to save over 57% on full conference ticket price.

Committee Discounted rate: $*425

More information here: https://apartmentalize.naahq.org/

Industry News and Updates

Fri, 10 Jun 2022 13:39:20 GMT

Updates on Evictions and Rent Increase Moratoriums

Beverly Hills Moves to End City’s Moratorium on Evictions and Rent Increases

At the April 26 ^th Beverly Hills City Council meeting, the Council voted to adopt an ordinance, on first reading, to end the City’s local eviction moratorium and rent increase freeze on May 31, 2022, allow for a maximum rent increase of up to 3.10% after the moratorium ends for the period of June 1, 2022 through June 30, 2023 and start the clock for the one-year repayment period for back rent owed which renters will have to pay by May 31, 2023. The 3.10% is reflective of the permissible rent increase that would have been allowed for in 2019-2020.

Based on concerns raised by City Staff to the proposed ordinance provisions regarding the maximum allowable rent increases, the ordinance was further modified as set forth below:

If a rental housing provider did not issue any rent increase during the time period of July 1, 2019 through June 30, 2020, they may issue a maximum rent increase of 3.10% for the period of June 1, 2022 through June 30, 2023.
If a rental housing provider issued a rent increase of less than the maximum allowable rent increase of 3.10% during the time period of July 1, 2019 through June 30, 2020, they may issue a maximum rent increase for the period of June 1, 2022 through June 30, 2023 of up to 3.10% reduced by the rent increase that was previously imposed.

As a procedural matter, the ordinance must be voted on and passed a second time prior to adoption, which we anticipate will occur at the May 10 ^th City Council meeting.

Click here for the source and for more information: AAGLA website

Pasadena City Council to Adopt Ordinance Ending City’s Moratorium on Residential Evictions on June 30, 2022

On April 25th, during the Pasadena City Council meeting, the Council voted to adopt, with Councilmember Rivas opposing, an ordinance ending the residential eviction moratorium on June 30, 2022. Renters will have six months from the expiration of the moratorium to repay back rent owed . As a procedural matter, the City Council must vote to adopt and pass the ordinance a second time prior to adoption, which is scheduled for the May 2 ^nd City Council meeting.

Click here for the source and for more information: AAGLA website

Bell Gardens City Council Adopts an Interim Urgency Ordinance Banning Residential Rent Increases for 90 Days

On April 25th, during Bell Garden’s City Council meeting, the Council unanimously adopted an interim urgency ordinance prohibiting residential rent increases for the next 90 days, through July 24, 2022 , unless extended, pending the City’s preparation of a draft rent control ordinance. The ordinance applies to all properties subject to the State’s Rent Control law, Assembly Bill 1482. The ordinance also includes a petition process for owners to apply for a rent increase. Through the petition process, the owner is required to prove that due to the interim ordinance, they are unable to obtain a fair and reasonable return.

Click here for the source and for more information: AAGLA website

Leasing 101 - Successful Leasing Strategies

Tue, 07 Jun 2022 06:23:50 GMT

“Ask Kari” by Kari Negri, the Chief Executive Officer and Founder of SKY Properties Inc.

Dear Kari: I could use a refresher course on leasing, like a “Leasing 101” class. What are some pointers that will help me to sharpen my skills?

B efore you know it, we will be headed into the busiest time of year for leasing - once “Spring has sprung,” leasing activity will increase at a quickening pace. So, it’s a great time to brush up on your leasing skills and practices at your properties. You work very hard to gain interest in your vacant units, so make sure to turn that interest into a lease by brushing up on some basics of leasing. Take this quick review and stand out ahead of the competition.

Role Play Example of a Proper Leasing Tour

Just as you might practice a presentation in class or to your colleagues at the office, or even how an actor rehearses for a role, it’s important to do a walk-through with an audience to nail down the features and benefits of your vacancy. Consider having a friend walk-through your vacant unit with you and ask questions you might not have considered. Get that second, objective opinion from a person who can point out discrepancies and keep you from losing out on a leasing opportunity.

If you have a willing friend (your test market) to take a mock tour, practice pointing out features of your unit, rather than an unrehearsed run with a potential renter. This way, you know all relevant information such as price, security deposit, which utilities are included, the parking situation, and laundry, among other things. All needed details should be reviewed before showing a unit, so you know all the information before giving a tour. If you do not know for sure, let the prospective renter know you will get back to them as soon as possible with the answer. Never make promises that you cannot keep or give information that you are not 100% certain about.

Collect All Information on a Prospect to Build Value for Your Property Before Giving a Price

Before giving out your rental rates, make sure prospects have a good feel for all that your property and staff have to offer! Complete a market survey to determine how your rental rates and property features compare with similar properties nearby. This process also opens the door for prequalifying your renter prospects.

Having your vacancy leased quickly is important, but so is getting a qualified renter that will become a good resident. Prequalifying your prospects is an extremely important step. Just as you will want to point out all the great features of your property, you also want to make the right selection and place someone that fits your requirements (e.g., credit check, criminal background, rental history, and income). We at SKY Properties always collect information about what the tenant is looking for, why they are moving, and when they would like to move. This is a great selling tool because you can hear what they want and determine if your vacant unit matches their needs. This makes “it” an easy sell.

Be Sure to Follow-Up

Consider how you might track follow-up more effectively. Follow up is very important, and those prospects who do not get a follow-up call or email may forget about your property. If they are considering several other properties, the property that follows-up with them is more likely to get the lease. Again, consider when you are looking at different products and services. Sometimes you develop questions after your initial review. Accordingly, a follow-up communication of some kind allows you to get answers to your newly formed questions. This also gives a good impression of how the customer will be treated once they become a resident.

Follow up is so important to a resident, especially with maintenance issues. Show them your follow-up skills even before they are your customer! After building a good rapport and knowing that our property matches what they are looking for, we always follow up. If our prospective renters have decided to go with a different place, we ask for more details. We always try to find out what we could have offered that may have swayed them more our way. Sometimes, those needs are easy additions or requests that we can make happen!

For more tips on property management, check out our SKY Properties Inc. blog page .

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Ask Kari - SPRING Cleaning Time!

Fri, 03 Jun 2022 04:56:59 GMT

“Ask Kari” by Kari Negri, the Chief Executive Officer and Founder of SKY Properties Inc.

Question: “ Hi Kari, do you have any spring cleaning ‘tips’ I should consider for my buildings?”

Answer: There are many things you can do to keep your buildings in great shape. Here are a few tips to get you started:

Tip No. 1: Deep Clean All Lobby, Entrances, and Common Areas.

Summer is normally a high turnover time in the rental property business, but anytime is a great time to improve curb appeal at your buildings. Start by getting entrances and common areas looking their best: Remove all trash, and make sure and do a thorough dusting, vacuuming, and mopping. Also, be sure to clean all common area windows. I like to even clean the gutter in the street in front of the building and call the laundry company to pull out machines and clean behind each of them.

Tip No. 2: Touch-Up the Paint.

In keeping with staying on top of curb appeal, do a thorough, “once-over” on all exterior paint and cracks. Staying on top of paint touchups, and stucco, fascia, and rain gutter repairs will save you greater expense in the long run. Warm weather is ideal for exterior weatherization!

Tip No. 3: Pool area refresher.

Depending on the size of your building, and the amount of usage your pool gets, you might consider increasing the frequency of your pool maintenance person. Twice per month during summer may suffice, but possibly you may need him or her more. Make certain to check pump and filter operation, and the proper functioning of your pool gate for regulation and child safety. Pool water evaporates faster in the hotter months, so make sure to keep an eye on your water level and add water as needed. Low water level in your pool can interfere with the filtration and put a strain on your pool equipment.

Check your foliage. Consider colorful drought-friendly California-native plants. They are beautiful, require less care and minimal irrigation. What is the health of your pool area / courtyard plants? Consider how they are lit at night. If you have tall plants, up lighting on them at night really makes them stand out.

Tip No. 4: Check on Sprinkler Timers.

Double check to see if your sprinklers are turning on and off according to current daylight schedules or drought environment, and that they are not hitting the building or sidewalk.

Tip No. 5: Building Lighting.

Make sure all common area lighting is functioning and turning on and off at the proper times. Daylight savings often affects lights and sprinklers. Make sure all common area lights are functioning and turning on and off at the proper times. You might consider installing photo sensors to turn building lights on and off automatically.

Tip No. 6: Give Your HVAC Units a Little Bit of Love.

Perform routine heating and air conditioning maintenance: clean condenser and evaporator coils, and clean or replace filters. You might consider getting a bid from an HVAC company to perform maintenance throughout your building. Often, HVAC repair and maintenance companies can perform deeper maintenance, such as refilling refrigerant (they must have a license to purchase new refrigerant), checking the compressor, knowing how to oil the fan -- knowing if its factory sealed or not, etc. It is worth getting a few estimates to keep your HVAC units functioning properly, extending their operating life cycle, and offering tangible customer service to your residents.

Tip No. 7: Test Smoke Alarms, Check Plumbing and Appliances.

This is a great opportunity to inspect your rental units. Test your smoke alarms, change out batteries if necessary or update them to the new tamper proof detectors that have a 10-year lithium battery. Test all appliances, and do not forget to look for leaks (which can become very expensive) under sinks. Check to be sure toilets are not running and wasting water. Make sure all units have properly working carbon monoxide alarms. I prefer to by the combination smoke alarm and carbon monoxide detectors.

I hope I have given you some great Spring-cleaning tips!

For more tips on property management, check out our SKY Properties Inc. blog page .

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The Wall Street Journal features our C.E.O., Kari Negri

Fri, 27 May 2022 02:18:53 GMT

Kari Negri (C.E.O. - SKY Properties Inc) , talks about her opportunity to speak with the Wall Street Journal for their article "The 'Hell or High Water Clause' Is Tormenting Small-Business Owners”.

The article sheds light on the hardships businesses have faced and are still facing - only to be exacerbated by the Covid-19 pandemic. Kari shares in the article how she was able to combat such a predicament and take the win for SKY Properties, Inc.

Thank you The Wall Street Journal for sharing our story!

To read the full article, visit https://www.wsj.com/articles/a-lifeline-for-entrepreneurs-has-become-a-financial-albatross-for-some-11649950064?page=1

Toluca Lake Magazine Shines the Spotlight on our C.E.O., Kari Negri

Fri, 25 Mar 2022 06:26:16 GMT

A strong woman deserving to have the spotlight on her this Women's Month is no other than our C.E.O., Kari Negri

Get a glimpse of how our strong leader, Kari Negri, holds it all together at the helm of SKY Properties, Inc. Get to know how she grows and nourishes her business by always being driven with passion for property management and her constant interest for the evolution of the real estate industry. She also shares in this article how she became so successful at what she does best - Property Management! Read it all here in Toluca Lake Magazine's Local Business Spotlight article .

Cover photo by: Daniel Deitch

Marketing Your Rental Property to Millennials Pt. 2

Wed, 23 Feb 2022 03:18:21 GMT

Increase your property’s rental income and reduce vacancy rates by targeting the largest rental market: The Millennials

In Part I of this article from last month, we discussed the background of the Millennial generation, including how they conduct searches for housing, and what characteristics they look for in choosing neighborhoods to live in. In this Part II, we will focus more on the types of amenities that the Millennial generation finds most appealing. At the end of this article, you will have an idea on how to increase your property’s rental income and reduce vacancy rates by targeting the largest rental market: Millennials.

Millennials are a generation born between 1981 and 1996 and are now between ages 25 and 40 years old. Authors William Strauss and Neil Howe are widely credited with naming the millennials when they first “coined” the term in 1987. Around the time children born in 1982 were entering preschool, and the media were first identifying their prospective link to the impending new millennium. As they proceed on to graduating high school as class of 2000, Strauss and Howe wrote their book: “Millennials Rising: The Next Great Generation (2000).” Millennials are the second youngest generation currently living in the United States today, and the youngest working generation:

G.I. Generation (1901 – 1926)

Children of the World War I generation and fighters in World War I and young during the Great Depression

Mature / Silent Generation (1927 - 1945)

Korean War and Vietnam War generation. The Big-Band/Swing music generation.

Baby Boomer Generation (1946 – 1964)

The “me” generation and “Rock and roll” music generation. Two subsets: (1) The “save-the-world” revolutionaries of the 1960s and 1970s; and (2) The party-hardy career climbers (Yuppies) of the 1970s and 1980s.

Generation X (1965 – 1980)

The “latch-key kids” who grew up street-smart, sometimes with divorced or career-driven parents. (Latch-Key came from the house key kids wore around their neck, because they would go home from school to an empty house.) An entrepreneurial and very individualistic generation.

Generation Y - the “Millennials” (1981 – 2000)

a/k/a, “The 9/11 Generation” or the “Echo Boomers.” This generation brings a sharp departure from Generation X. They are nurtured by omnipresent parents, optimistic, and focused. They have unlimited access to information and tend to be assertive with strong views.

Generation Z - the “Boomlets” (2001 – Present)

In 2006, there were a record number of births in the U.S., which far outnumbered the start of the Baby Boom generation, and the Boomlets will easily be a larger generation. They are savvy consumers and know what they want and how to get it. They also tend to be over saturated with brands.

Based on a research done by the First American Financial Corp 2020, in a decade’s time, millennials will be the biggest generation in America. This makes them responsible for an estimated 15 million in home renting and property sales.

Much more than the past generations, Millennials have different requirements when making housing decisions. They are often enticed by different characteristics, new amenities, and services offered by housing providers. Expect a prospective Millennial renter to do their research and ask a lot of questions. For in the end, they will likely be renting for a much longer period of time compared to the generations before them.

Be Pet-Friendly

Having a pet is a trendy possession common to millennials everywhere. About 73% of Millennials have a pet and it will affect their renting decisions. If you want to maximize your potential renter pool, make your property a pet-friendly community. This could result in an increase of $100 more per month in rental income. It has become more and more common to allow pets due to the demand of pet-friendly housing. It can easily set you apart from your competition. Making your property pet-friendly will make it different, and millennials will be more receptive to it. If someone filters their housing search to properties that allow pets, your property just might be one of the few options meeting their criteria. Allowing pets also vastly expands the chances of being able to lease out your properties faster.

Incorporate pet amenities such as a dog run, a pet wash, or dog walking services (if a dog park is close by) into your community. Introduce to your property managers the use of digital apps like Rover, Wag, or Barkly Pets for said dog-walking services. Also offer other move-in pet perks that could be considered unique such as a pet-treat goody bag. This will not cost much but it will make your property standout. Millennials just love convenience and their pets after all.

Transition to the Digital Era

Connectivity. Millennials are extremely tech-savvy and practical; therefore, must be able to communicate quickly. One of the things you will need in order to be a successful property and cater to this particular millennial need is high speed internet access. Also make sure that your property is keeping up with the times by having an online payment and maintenance request system in place. A user-friendly Property Management Software can help you efficiently service the needs of your millennial tenants with ease.

Hi-tech Laundry. For when you cannot provide in-unit laundry facilities, consider upgrading your laundry room machines with a mobile app like PayRange. This app allows an electronic payment option via a mobile phone. In addition to paying, users can also choose their cycle preferences on the machine. The application notifies the user when the machine is almost done and can tell users how many machines are in use, saving a needless back and forth trip to the laundry room just to check. No more quarters or watching money get eaten by a faulty machine, PayRange reimburses users for any monetary loss. But do not worry for even if PayRange is enabled, the machine will still accept coins.

Modernized Living Spaces

Kitchen. The kitchen is known to be the heart of the home and more millennials are becoming aware of it. May it come to their healthy food lifestyle choices or enhancing their cooking/baking hobbies, Millennials are constantly documenting stuff. So it is a must to have a decent working space, new paint jobs with updated color palettes, upgraded countertops/cabinetry, and high-tech kitchen appliances. These kitchen details will definitely boost your property’s appeal to the millennials. If your millennial tenant is happy, chances are it will be posted online and they tag you. That is free advertising right there.

Living Room and Bedroom. Comfort is what comes to mind when thinking of both living spaces. And what is more comfortable to a millennial than not having to move an inch when they want to adjust a room’s cooling/heating temperature or turning a light on? The answer is Smart Technology. This technological trend does not only give the whole living space an overall modern look and feel, but it also delivers the utmost comfort to your millennial tenants. It can be installed as phone apps and let them interact with their home. May it be a smart technology for adjusting the room’s cooling/heating temperature, operating light switches, or even their unit’s security alarm system.

Millennials were also raised during a time when everyone is treated as special and participation awards are more common than first place awards. Giving any potential Millennial renter the option of adding an electric fireplace, pick an accent color for the wall, paint a chalk wall or even write Welcome Home with the renter’s name is highly regarded.

And for your benefit as the property owner, these modern living space amenities can add to the worth of renting your property, making it a viable investment for you in generations to come.

More on Benefits of Having Smart Technology

Smart technology can turn devices on and off remotely from anywhere through an internet connection. It sets automation rules for intelligent home behavior that adapts to your own lifestyle and usage habits. All these while also monitoring power consumption in real time. Smart technology upgrades so-called “dumb devices” such as lamps and fans. Even home security is becoming more personalized and easily installed. A home security system in each apartment is one way to make Millennials feel more secure and safe when at home. Even traditional appliances have been integrated with smart technology, such as the refrigerator that offers a viewing application to tell users what they need to buy at the grocery store when they have forgotten their grocery list.

The New Amenities

Add new amenities that are relatable to the Millennials. Co-working spaces is a great add-on and can benefit the many Millennials working from home, giving them that “second living room” where they have access to Wi-Fi. It does not only help them work efficiently, but it is also a space where they can get “out of the house” without leaving the building. Such spaces can also be utilized as event spaces for tenant mixers.

With state-of-the-art technology, fitness centers that offer exercise machines with smart features that can connect mobile phones to the exercise machine’s touch screen. Such updated fitness tech can take residents on a run through the forest even when they are living in the middle of the city. And since majority of Millennials like being one with nature, this can be a virtual fix for when they can’t take the nature run they so long for. Also enhance other fitness equipment offerings like free weights or punching bags.

People love amazing views, and Millennials love them even more. A rooftop lounge can be an incredible amenity at your property. Having that picture-perfect view often leads to tenants entertaining guests by showing off the rooftop deck and posting pictures on social media (which can become great word-of-mouth advertising). This can be simply done by creating seating areas, a community barbeque, firepits, yoga deck, and so much more. Overall, it is a great amenity to have and a perfect location for tenant events.

Keep in mind that Millennials want their apartment homes to be like an all-inclusive cruise and they want to be able to do a bulk of their activities in one great place.

Update Amenities for the Lobby and Common Areas

Consider offering a complimentary coffee bar and free Wi-Fi in the lobby or a common area of your property. One Keurig Machine goes a long way or consider partnering with local coffee stores to offer locally sourced coffee. Adding free Wi-Fi to common areas can offer many benefits from adding smart technology to the communal areas, to allowing tenants who work from home to work in your common areas. Or they can just hang out scrolling through the news while drinking a freshly brewed cup of coffee. Having this in place creates a space for interaction between all your tenants, millennial or not. This in turn builds a great sense of community within your property.

Millennials are also all about getting fit and healthy. For your properties with fitness rooms or areas, you can organize fitness class schedules for tenants with events like Yoga Tuesdays, Pilates Wednesdays, or Boxing Thursdays. Hire an instructor for a couple days a week and have the classes available for your tenants.

Upgrade the mail room to parcel service for the convenience of your tenants. Particularly your millennial tenants that mostly do majority of their shopping online. Use courier services such as Parcel Pending, Luxer, 24/7, PackCity, etc. Package theft is a huge issue in the Greater Los Angeles Area even in the nicest neighborhoods. A parcel service ensures your residents that they have a safe alternative for package receipt.

Look to a Better Tomorrow

Energy efficiency is attractive to Millennials who brand themselves as eco-friendly. Options that can appeal to these environmentally sensitive Millennials include Motion sensing lights, recycling program, energy efficient appliances, low flow toilets, water saving devices, and electric vehicle charging stations. Being as eco-conscious as they are, Millennials prefer the use of organic and recycled materials. Having such items available in your property will make it highly favorable to millennials. Also, where it is possible, use solar panels to run appliances like heaters. Millennials will go out of their way to embrace a more sustainable living environment.

Going paperless is a huge thing for Millennials. Having an Online Tenant Portal that can process rent payments and maintenance requests (among other things) without any paperwork involved is crucial. Approximately 58% of Millennials have never written a check and most likely prefer to do cashless transactions. Most importantly, all the eco-friendly amenities and features in your property should be promoted when advertising your property for rent.

Promote your Neighborhood in Style

Millennials like to be where the hip and happening is taking place. Always highlight in your advertising the nearby trendy places to your property. This greatly appeals to a high-quality millennial. Mention shopping places nearby, hottest bars and restaurants, trendiest coffee shops, farmers market, parks, and entertainment places such as theaters or live music venues. Emphasize the benefits of the neighborhood where your property is located. With no doubt that this will pique a millennial’s interest in your property.

Your property’s accessibility is also a must-have when promoting your property. Mention in ads if it’s accessible via public transport and also the walkability rating via Walk Score. This is not only for convenience but also offers eco-friendly travel options to your target millennials.

Create a Community – It’s the Little Things That Count!

Apartment complexes are embracing the multifamily culture by bringing tenants together through hosting events or passing out event calendars for the upcoming month. My management company hosts tenant events often by offering art events, wine tasting, live music, holiday parties, etc. When a tenant moves in, consider giving him or her a tote bag filled with move-in essentials such as a plunger, toilet paper, paper towels, laundry detergent, spray bottle, and mug. You can even include some information about the building and the neighborhood. And, if you want to try something that incorporates smart technology, give your tenant an electronic keychain that corresponds with an application on a smartphone to locate keys through a global positioning satellite (GPS) tracker or sound an alarm.

The Conclusion

As the workforce is witnessing the entry of more and more Millennials, it has become imperative to market your property to this demographic. If you are a property owner looking for ideas to attract more residents to rent at your building for the highest possible rent, then it is a good idea to know what Millennials want when renting an apartment. But, since you have been prepping your apartments for the older generations, attracting Millennials will require some change. We are not trying to become hotels, but perhaps using some things from the hospitality industry will satisfy some of these emerging trends.

About the Author:

Kari Negri is the Chief Executive Officer of Sky Property Management and is a member of the Board of Directors of the Apartment Association of Greater Los Angeles. For questions, you can reach Kari at Kari@SKYprop.LA.

photo resources accredited to:

<a href="http://www.freepik.com">Designed by vectorjuice / Freepik</a>; <a href="https://www.freepik.com/photos/business">Business photo created by rawpixel.com - www.freepik.com</a>

Marketing Your Rental Property to Millennials Pt. 1

Fri, 11 Feb 2022 07:18:12 GMT

Who are the Millennials?

Millennials are what we call the people belonging to the generation born between 1981 and 1996. These millennials are now between the ages of 26 and 41 years old. They are also known as the “Net Generation” because they were raised during the Internet era and do not know any other life prior to the launching of the Internet. They can also be referred to as “Generation Me” because they feel like they deserve “it,” - and by "it", I mean a lot of my time.

A Brookings Institution study indicated that millennials comprised more than 1 in 3 adult Americans in the year 2020. That is a HUGE Portion of our population. Millennials are the last and largest generation born during the 20th Century. Today, around 25% to 27% of Los Angeles’ population is classified as Millennials. With more than 5 million people in the City of Los Angeles alone, this means more than 1 million Millennials are potential renters. There are 18 million people living in the Greater Los Angeles Region, so you do the math! That’s a lot of Millennials!

Raised during and in the aftermath of The Great Recession of 2008, Millennials tend to be more cautious and over-research most decisions, particularly housing choices. It is estimated that 46% of Millennials live with student loan debt equal to or on average $27,000. That means they will be renting for a far longer time than previous generations.

Millennials in the Information Age of Renting

Nearly 99% of Millennials use online platforms to search for housing while about 1% percent merely drove by a For Rent sign before going online to find out more information about a rental property. It has been estimated that 80% of renters start their home search online and typically visit up to four locations before making a housing decision.

They were born into a world where everything is online, and Millennials almost exclusively use internet platforms or mobile applications for home hunting before ever seeing the unit in person. Online resources such as Apartment Guide, Rent.com, Apartments.com, Zillow, Apartment List, Craigslist, RadPad, etc. are often utilized by Millennials to search for housing. As management companies and rental housing providers, we must utilize the internet as well as services that syndicate listings to many online rental sites to gain as much exposure as possible. A property website can be a great tool. Even Facebook has countless groups that are dedicated to helping fellow Millennials find apartments throughout the Greater Los Angeles Area. In listing a property, be creative with social media and expand your page with live walkthroughs of vacancies. If you are not getting enough page views for your property, you are losing revenue and this is not just limited to Millennials.

Images utilized online are important. Through listing photos, three-dimensional walkthroughs, and videos, Millennials can immerse themselves into a unit without leaving their chair. Professional photography is a must to stand out from the competition since high-quality photographs show that you value the image of your property. Using three-dimensional floor plans offered by several companies like Resident360 or 3DPlan is also a great addition to your listings. Whether videos are prepared by a professional or on your smartphone, walk-through videos are very helpful when leasing to renters that are from out of state. Again, these extra steps are a way to rent your vacant units faster and; therefore, gain income.

Neighborhood Information is Critical

Websites like Walk Score provide detailed information and statistics about given areas. Millennials often take a virtual walk-through of neighborhoods by using Google Maps Street View to preview their commute. Do not just let renters do all the work, add the Walk Score to your online advertising and add nearby businesses. As beneficial as Google Maps Street View can be, make sure it has a current image. If your neighborhood went through major gentrification and someone views an old map view, it might cost you a renter. Always be on the lookout for your Website presence!

Online Reviews

As they search for an apartment that interests them, Millennials often use websites like Yelp or Google to find honest reviews (good or bad) from their peers. Offer incentives to tenants to write reviews and increase the traffic on your Website pages, and again, always be on the lookout for your Website presence! A bad review, whether it is true or false, can make or break a potential lease - be sure to respond to reviews and attempt to overcome dishonest reviews. Having your in-house marketing team or seeking the help of a professional company may be the way to go.

Price Point

Many Millennials are experiencing financial hardships, which makes them more likely to rent for longer periods instead of looking to purchase homes right away. Growing up during and after the Great Recession, they grew into a restricted labor market, limited job prospects, and income opportunities, which adversely pushed back important financial decisions, including home-buying. Therefore, Millennials are more likely to compromise a budget for amenities and convenience. The must-haves are amenities that most enticed renters to move into a rental property include:

• $100.00 more for the same unit with a walk-in closet? (70% of renters surveyed)

• $75.00 more per month for an in-unit washer and dryer? (69% of renters surveyed)

• $50.00 more per month for a balcony? (53% of renters surveyed)

Neighborhood Location and Walkability

Millennials are always looking to live locally and conveniently, that is why so many are looking near neighborhoods that are convenient to grocery stores, public transportation, their jobs, employment opportunities, and local entertainment. Millennials appreciate apartment communities that utilize grocery services such as Instacart, Yummy.com, Milk and Eggs, Amazon Fresh, or local grocery delivery from neighboring stores like Vons. Consider giving a move-in gift by offering the first delivery free for new tenants (delivery only ranges from $5.00 to $20.00).

Transportation is Important

Many Millennials need to think of their outstanding student debt. And because of this they no longer purchase automobiles due to frugality. Convenient transportation has also now become popular, thanks to ride-sharing companies like Uber and Lyft. In addition to the ride-sharing companies, many communities offer options for automobile co-ownership companies such as Maven, Canvas, or ZipCar. You may attract several car-less renters who have not seen these transportation options living in other communities.

In Part I of this article, we covered some key aspects and background of the Millennial generation including how they conduct searches f or housing and wh at they look for in choosing neighborhoods to live in, which for them is the old adage, “location, location, location". Coming soon in Pa rt II, we will focus more on the characteristics and amenities being sought out by the Millennial generation. Stay tuned!

About the Author:

The Best Property Management War Stories as Told by the Southland Top Property Managers

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 20 Jul 2020 16:53:45 GMT

The Best Property Management War Stories

Time: 11:00 A.M. 12:00 P.M. on Monday, July 13, 2020

How to Attend: Please login to register for this Zoom webinar. The price of the webinar is FREE for AAGLA members. Limited spots are available.

Hear the War Stories from the Southlands top property management experts and learn about some of the complicated issues they encountered and how these property management experts resolved them. Our experts will discuss some of the stickiest, toughest, challenging, and yes, quite possibly the sexiest situations they have had to deal with during their professional careers. During this approximately 1-hour online, interactive webinar, you will have an opportunity to ask your questions and seek advice about some of the challenges you face today.

Possible Topics Include:

Dealing with illegal activities at your property.
Handling difficult tenants that threaten other residents and disturb the peace and enjoyment at your properties.
Advice on how best to navigate difficult tenants.
Do not make a fair housing mistake a seemingly harmless comment can cost you thousands!
Think twice before you write something you will come to regret.
What lessons professional managers can bestow on smaller, mom and pop owners.
And much more your questions submitted prior to and during the webinar will drive the discussion.

This informative webinar will also focus on questions submitted by you! After registering, you will have the opportunity to submit questions. Live Q&A will also be available during the webinar and we will do our best to consolidate and identify those questions that will benefit all attendees. This is another of many exclusive AAGLA webinars we are providing to help YOU navigate the sometimes-murky waters and challenging environment of property management. Join us and learn from those who have extensive experience.

The discussion will be moderated by Daniel Yukelson, AAGLAs Executive Director.

Please log in to register. If you have any questions, please contact Events Manager, Diana Alcaraz, via email at diana@aagla.org. We look forward to seeing you. Please continue to stay diligent and be healthy!

Property Management Panel of Experts:

Kari Negri, CEO, SKY Properties. Kari Negri is the Chief Executive Officer of SKY Properties in Toluca Lake. Throughout her career, Kari has been at the forefront fighting for the rights of rental property owners. Founded by Kari in 1997, SKY Properties offers hands-on, boutique-level property management at a competitive price for multi-tenant property owners. She serves on the Board of Directors of the Apartment Association of Greater Los Angeles (AAGLA) and is a regular contributor to AAGLAs Apartment Age magazine. She also serves as the Co-Chair of AAGLAs State Committee and is AAGLAs delegate to the National Apartment Association.

Michael Fiorina, CEO, Total Commercial Real Estate, Inc. Michael Fiorina received his J.D. from Southwestern University School of Law and has over 35 years of in-depth transactional and operational real estate experience. He joined the original Total Companies in 1990 and as its Chief Executive Officer, he oversees the company's entire real estate business. He is a licensed California Real Estate Broker and is an Instructor at UCLA Extension for the School of Business, Management & Legal Programs.

Matt Williams, Principal, Williams Real Estate Advisors. Matt is the Principal of Williams Real Estate Advisors, Inc., a full-service property management company with approximately $150 Million of multifamily assets under management throughout Southern California. Following years of real estate investment and mortgage banking experience, in 2012 he founded Williams Real Estate Advisors, Inc. which now manages 90 properties.

Moderator:

Daniel Yukelson, AAGLA Executive Director. Daniel Yukelson is currently the Executive Director of The Apartment Association of Greater Los Angeles (AAGLA). As Certified Public Accountant, Yukelson began his career at Ernst & Young, the global accounting firm, and had served in senior financial roles principally as Chief Financial Officer for various public, private and start-up companies.

Our Sponsors: Thank you to Total Commercial Real Estate, Inc. and Alpha Structural Inc.

Total Commercial Real Estate, Inc. (TCRE) provides professional property and facilities management to a diverse pool of properties. TCREs clientele includes individual investors, family offices, trusts, attorneys, government agencies, banks, private equity funds, and multi-national corporations. They provide superior commercial real estate operating services at every level of our organization by exceeding our client's expectations and outperforming their objectives. Total Commercials competitors aspire to reach what we consider to be our minimal day-to-day deliverables. Each team member is personally committed to conducting our daily business in a manner reflecting these high standards. TCRE prides itself on providing excellent client service and responsive management. They ensure objectives are aligned with those of their Clients. TCRE pledges at all times to be a Company of superior quality, flawless integrity and strong loyalty to our clients, our employees and our vendors. Visit TCRE at: http://tcrecorp.com/.

Alpha Structural, Inc. is a recognized leader in the engineering and construction of foundation and hillside repairs. Having built many custom hillside homes in the 1980s, David Tourj, the Owner and Chief Executive Officer of the company, decided to specialize in foundation and hillside repairs due to the increasing demands for this type of work. Their mission is to engineer and build the most precise, practical and responsible repair for our customers property, in conformance with State and Local Building Codes and with their budget in mind, so that they may realize THEIR goals concerning the correction of their property. Visit them at: https://www.alphastructural.com/.

Kari Negri was Featured in the Property Manager Edition of Top Agent Magazine

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Fri, 12 Jun 2020 17:38:39 GMT

Top Agent Magazine Kari Negri

Los Angeles, California: Kari Negri of Sky Properties, Inc. was featured in the Property Manager Edition of Top Agent Magazine in June 2020. Top Agent Magazine is the premier real estate magazine featuring the foremost real estate agents, mortgage professionals, and affiliates in the USA, Europe, Canada, Australia, and New Zealand. Top Agent Magazine features the top producing and most accomplished professionals in the real estate industry, offering an in-depth look at their careers and providing a blueprint for their success.

To be considered for a feature in Top Agent Magazine all professionals must go through a nomination and interview process. ALL Candidates are then evaluated based upon production, professionalism, as well as industry and community involvement. It is considered a privilege to be nominated as it speaks to a certain success level all real estate agents strive for. Top Agent has set itself apart as a trusted source of real estate information and inspiration. Kari Negri is a stellar example of the kind of prominent leaders of real estate we are proud to feature in Top Agent Magazine.

Information on nominations receiving this recognition can be found online at http://www.topagentmagazine.com/nominate-a-real-estate-agent-to-be-featured

You're needed again. The flawed rent control proposition you defeated in 2018 has returned.

Tue, 09 Jun 2020 18:15:29 GMT

The flawed rent control proposition you defeated in 2018 has returned.

In 2018, you helped us defeat the flawed rent control measure Prop. 10. Thanks to your efforts, Prop. 10 lost overwhelmingly with a 59% NO vote.

Now the same special interests behind Prop. 10 are back with another proposition that's even more flawed than the last.

We need your help again! Please sign up today to help us defeat this new flawed rent control proposition in November that will make the housing crisis even worse! Just by adding your name to the list, you make a tremendous difference.

Why should you oppose the flawed proposition? The measure will...

Allow regulation of single-family homes
Reduce housing supply
Drive up the cost of existing housing
Give bureaucrats unlimited power to add fees on housing

Lifestyle Tips & Supplements for Better Sleep

Thu, 14 May 2020 18:21:45 GMT

Lifestyle Tips & Supplements for Better Sleep

There's nothing quite like a good nights sleep, is there? Sleep is an incredibly important, yet often overlooked way to stay healthy, support immune systems, and improve wellness.

Between stress, anxiety, and feeling the overwhelming weight of our daily to-do lists, getting the right amount of shut-eye can be challenging.

Luckily, there are natural lifestyle habits and supplements that can help you rest easy once your head hits that pillow.

Eviction Relief for Renters

Thu, 26 Mar 2020 18:31:50 GMT

Eviction Relief for Renters

A new emergency ordinance, effective now, temporarily halts evictions for residential and commercial tenants affected by the COVID-19 pandemic, as part of a comprehensive rental relief package unanimously approved Tuesday night by the City Council.

Were just starting to see the economic impacts of COVID-19 on our residential and commercial tenants in Long Beach. The emergency ordinance enacted by the City Council should provide relief to those who are most vulnerable to eviction and possible homelessness during this difficult time.

The emergency ordinance is retroactive to March 4, 2020, when Gov. Gavin Newsom declared a State of Emergency to address the COVID-19 outbreak in California.

If a tenant is unable to pay rent between March 4 and May 31, due to a reduction in income caused by COVID-19, they must notify their landlords that rent will not be paid on time. Tenants are then required to provide documentation of substantial income losses caused by job layoffs, out-of-pocket medical expenses or requirements to stay at home due to COVID-19. Protected tenants have until Nov. 30 to pay all delayed rent to their landlords without incurring late charges.

Through May 31, landlords issuing notifications for rental nonpayment notifications must include information about the Citys emergency ordinance so that tenants are aware of their rights.

In a related move, the City Council also voted Tuesday for the Housing Authority to suspend the termination of housing assistance payments through May 31, aimed at ensuring recipients are able to comply with the City's Safer at Home order.

Additionally, the City Council voted Tuesday to extend operations for the Winter Shelter through September 30 for people experiencing homelessness. The temporary shelter was initially scheduled to close April 1.

Under an agreement reached between the City and the United States Veterans Initiative, some of the beds from the Winter Shelter will be relocated to the former North Neighborhood Library at 5571 Orange Ave. The move ensures COVID-19-related distancing at the shelter while also continuing the availability of 125 beds for people experiencing homelessness.

The City encourages all residents to visit www.longbeach.gov/COVID19 for up-to-date facts on COVID-19 and to avoid misinformation.

You can also follow updates, tips and notices on the City's social media pages @LongBeachCity and @LBHealthDept and by following hashtag #COVID19LongBeach.

Robert Garcia - Mayor of Long Beach 411 W Ocean Blvd 11th Floor, Long Beach, CA 90802, United States This email was sent to Benfoster@me.com. To stop receiving emails, click here .

State Officials Announce Latest COVID-19 Facts

Thu, 26 Mar 2020 18:25:02 GMT

State Officials Announce Latest COVID-19 Facts

SACRAMENTO The California Department of Public Health today announced the most recent statistics on COVID-19. California now has 675 confirmed cases. For more information on COVID-19 and California's response visit the California Department of Public Health website .

COVID-19 in California by the Numbers Note: The following numbers reflect information received by local health jurisdictions as of 6 p.m. PDT March 18. More current numbers may be available from local health jurisdictions.

675 Positive cases 16 Deaths (including one non-California resident)

Ages of all confirmed positive cases:

Age 0-17: 13 cases
Age 18-64: 448 cases
Age 65+: 209 cases
Unknown: 5 cases

651 Cases not related to repatriation flights

97 Travel-related
92 Person to person
181 Community transmission
281 Under investigation

24 Cases of positive tests related to federal repatriation flights

22 State and county health labs currently testing

In order to better focus public health resources on the changing needs of California communities, on March 18, the state is no longer collecting information about California travelers returning from countries that have confirmed COVID-19 outbreaks. Community transmission of COVID-19 has been identified in California since late February, and the CALIFORNIA DEPARTMENT OF PUBLIC HEALTH since early March, most of the confirmed cases in the state were not related to travel outside of the United States.

Testing in California As of 6 p.m. PDT on March 18, approximately 16,900 tests had been conducted in California. This includes the latest numbers California has received from commercial and private labs. At least 6,300 results have been received and another 10,000+ are pending.

How People Can Protect Themselves Every person has a role to play. Protecting yourself and your family comes down to common sense:

Washing hands with soap and water for a minimum of 20 seconds.
Avoiding touching eyes, nose or mouth with unwashed hands.
Cover a cough or sneeze with your sleeve, or disposable tissue. Wash your hands afterward.
Avoiding close contact with people who are sick.
Staying away from work, school or other people if you become sick with respiratory symptoms like fever and cough.
Practice social distancing.
Following guidance from public health officials.

What to Do if You Think You're Sick Call ahead: If you are experiencing symptoms of COVID-19 (fever, cough or shortness of breath) and may have had contact with a person with COVID-19, or recently traveled to countries with apparent community spread, call your health care provider before seeking medical care so that appropriate precautions can be taken.

California continues to issue guidance on preparing and protecting California from COVID-19. Consolidated guidance is available at www.cdph.ca.gov/covid19guidance .

www.cdph.ca.gov

Coronavirus - Covid-19

Fri, 20 Mar 2020 17:48:57 GMT

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Fighting Rising Labor Costs

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 27 Jan 2020 12:25:38 GMT

Turning Outward for Payroll and HR

At Sky Properties, a manager of approximately 1,000 units in Los Angeles, Founder and CEO Kari Negri is turning to third-party vendors for her payroll and human resources needs both to save money, and as risk management. "When you look at payroll, workman's comp, 401k and medical, that stuff is incredibly time consuming, and if you do it wrong, the penalties are huge,"

Negri says "We feel that's going to save us a lot of money." Read complete article.

Housing Legislative Update Session Overview for 2019

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Tue, 01 Oct 2019 11:49:18 GMT

Housing Legislative Update Session Overview for 2019

The Legislature adjourned for the year on September 13th, capping off the five-week frenzy of legislative activity known as the "end of session that runs from when lawmakers return from summer recess until they adjourn. Housing was one of the hallmark issues this year for the Governor and Legislature. Governor Gavin Newsom has long been an advocate for affordable housing and has repeatedly called for a housing Marshall Plan. He had several items on his housing agenda this year, including calling for the development of 3.5 million new housing units by 2025 an aggressive goal that will be difficult to meet given declining construction rates. Other items on his docket were less of a struggle, including funding for homelessness and tenant protections.

Signaling his commitment to work on the housing crisis, Newson issued an Executive Order on housing shortly after assuming office in January that requires the Department of General Services to create an inventory of all state-owned property to determine what properties can be developed on state lands to increase affordable housing. In addition, the Order asked the Legislature to work on efforts to address rent costs post-Prop 10 and tenant protections.

The Governor also secured funding in the budget for housing related issues. The enacted budget included $2 billion dollars for housing and homelessness. In signing the budget, Governor Newsom stated that housing costs are a defining quality-of-life concern for people across California and that the budget makes a historic investment to accelerate the production of new housing, and supports local governments to meet their required housing goals. Those investments include:

$1.75 billion for new housing production and planning, including support to local governments for production
Local government accountability measures to meet housing demand
$20 million for legal aid for renters to assist with landlord-tenant disputes, including legal assistance for counseling, renter education programs, and preventing evictions
$650 million to local governments for homelessness emergency aid
Doubled the Cal-EITC Working Families Tax Credit to $1 billion, which will increase the number of participating households from 2 million to 3 million with the goal of lifting some out of poverty

AB 1482 STATEWIDE RENT CONTROL

One of Newsom's first stated policy proposals this year was statewide rent control. A number of bills were introduced in the rent cap/just cause space shortly thereafter, but AB 1482 by Assemblyman David Chiu (D - San Francisco) was the one that was ultimately passed by the Legislature.

AB 1482 was a months-long battle between the Legislature, Governor, rental housing groups and the business community. Ultimately, the Governor, legislative leaders, and some business groups came to a deal on the bill, and it passed out of the Legislature. The Governor is expected to sign it. Despite its passage, another initiative on statewide rent control is likely in 2020, as tenant protection groups (e.g. Michael Weinsteins AIDS Healthcare Foundation) do not believe AB 1482 goes far enough.

The key provisions of AB 1482 are as follows:

Caps annual rent increases at 5% plus the change in cost of living, as measured by the Consumer Price Index (CPI), for all rent increases occurring on or after March 15, 2019
Beginning January 1, 2020, requires landlords to have just cause in order to evict tenants for tenants who have occupied a unit for at least 12 months, or up to 24 months when an adult tenant adds onto a lease (change in roommates)
Landlords will still be able to evict for at-fault reasons, e.g. failure to pay rent, breach of lease, criminal activity, creating a nuisance, committing waste, refusal to execute a written extension or lease renewal, refusal to allow owner to enter
Landlords can also evict for no-fault reasons, e.g. when the owner or their family plans to occupy the property, if they want to remove the property from the rental market, if they intend to substantially remodel the property, if they are ordered to vacate by a government agency or court
Requires landlords to provide relocation assistance via one months rent or rent waiver for no-fault evictions within 15 calendar days of serving notice, and to notify tenants of the relocation assistance
Does not amend Costa Hawkins, so local governments cannot apply a local rent cap to units not covered by Costa Hawkins (i.e. single family homes, multi-family units built after 1995)
Does not contain vacancy decontrol provisions, so units can return to market rent prices when vacated
Contains a 10-year sunset, so the requirements in the bill will expire in 2030

Certain residential properties are exempt from the requirements in AB 1482, including units subject to existing rent control or just cause eviction requirements, as long as those requirements are NOT less restrictive than AB 1482; deed-restricted affordable housing and dormitories, single-family homes and owner-occupied duplexes; and new construction for 15 years.

HOMELESSNESS

On September 26th, Governor Newsom signed a series of bills that address the increasing homelessness problem in California, including easing certain regulatory restrictions and making it easier for cities and counties to build emergency shelters. In conjunction with approving those bills, Newsom directed his Council on Homelessness to make recommendations to local governments on how they can use the $1 billion in budget funding for homelessness. This would include recommendations on ending street homelessness, building more housing, and getting homeless people into necessary treatment.

Highlights of the homelessness package approved by the Governor include:

Creates a California Environmental Quality Act (CEQA) exemption for supportive housing shelters in Los Angeles, and allows Alameda County, Orange County and San Jose to expedite emergency shelter construction
Allows vacant armories to be used as temporary shelters from hazardous weather for homeless individuals
Allows tenants, at a landlords discretion, to allow a person who is at risk of homelessness to occupy their residence (more on this below)
Allows Caltrans to lease its property to local governments for use as emergency shelters or feeding programs for $1/month, plus administrative fees
Creates, until 2025, a CEQA exemption for hotels converted to supportive housing

BILLS THAT MADE IT TO THE GOVERNOR

In addition to AB 1482 and the aforementioned legislation addressing homelessness, other bills that passed out of the Legislature this session include:

SB 13 (Wieckowski), AB 68 (Ting) and AB 881 (Bloom) Accessory Dwelling Units Several bills were introduced this year to lighten restrictions on accessory dwelling units (ADUs), more commonly known as granny flats. In 2017, then-Governor Brown signed legislation making ADUs legal in all cities. Since then, multiple bills have passed that seek to further increase access to ADUs. Those that passed this session included SB 13, which makes it easier to build ADUs; AB 68, which allows two ADUs on the same property and removes other barriers to facilitate ADU development; and AB 881, which removes the requirement that ADUs be owner-occupied and further streamlines ADU permitting. As housing prices increase especially in large cities ADUs are viewed as an affordable option for renters and a means to encourage infill development.

SB 18 (Skinner) Keep Californians Housed Act

This bill removes the sunset on the requirement that tenants receive at least 90 days written notice that they will be evicted due to foreclosure on the property. It was a noncontroversial bill that passed out of the Legislature easily and was signed by the Governor in July.

SB 329 (Mitchell) Housing Discrimination: Source of Income

SB 329 will require owners of rental properties to accept all federal, state, and local public assistance subsidies, e.g. Section 8 vouchers. Rental property owners have stated that the process and requirements that are laid out as part of the Section 8 program are very burdensome and make it difficult for property owners to comply. Despite this argument, the bill passed out of the Legislature and is on the Governors desk.

SB 330 (Skinner) Housing Crisis Act of 2019

SB 330 establishes the Housing Crisis Act of 2019, which places restrictions on certain types of development standards, amends the Housing Accountability Act (HAA), and makes changes to local approval processes and the Permit Streamlining Act. The bill sunsets in 2025. The business community, including realtors and others, as well as tenant groups supported this bill. Numerous local governments were opposed. It is on the Governors desk.

AB 1110 (Friedman) Rent Increase Noticing

This bill requires month-to-month tenants to receive 90 days notice for rent increases over 10%. The City of Glendale is the sponsor of this bill and proponents include the AIDS Healthcare Foundation (Michael Weinsteins group that will likely pursue a rent control initiative in 2020). Like AB 1482 (but not as controversial), this was one of the tenant protection bills that passed out of the Legislature this year and is on the Governors desk.

AB 1188 (Gabriel) Lodging for At-Risk Individuals

This bill allows tenants, at a landlords discretion, to allow a person who is at risk of homelessness to occupy their residence. According to the author, this bill removes many of the barriers keeping tenants from supporting their loved ones in a time of desperate need. AB 1188 is not meant to be a permanent solution for homelessness. Rather it acts as a form of rapid rehousing giving the individual the time they need to find a more permanent solution while helping them avoid falling into homelessness. Governor Newsom signed this bill on September 26th as part of a larger package of homelessness legislation.

BILLS THAT DIDNT MAKE IT

AB 1482 was not the only rent control bill introduced this year. Assembly member Richard Bloom (D- Santa Monica) authored AB 36, which would have amended Costa Hawkins to allow local governments to apply rent control units in use for 20 years or more, and Senator Maria Elena Durazo (D-Los Angeles) carried SB 529, which would have required just cause for evictions and for the formation of tenant associations. Bills outside the rent control/just cause space that did not make it to the finish line this year include:

AB 69 (Ting) Accessory Dwelling Units

This bill would require the Department of Housing and Community Development to submit building standards for ADUs and homes under 800 square feet to the Building Standards Commission by 2021. The bill had a long list of supporters but was opposed by the Fire Chiefs and Fire Districts Associations, who had concerns with the increased pressure the bill would place on fire departments due to increased construction of ADUs. AB 69 is a 2-year bill, so it will be eligible to be considered next year.

SB 592 (Wiener) Housing Accountability Act/Accessory Dwelling Units

This bill is sponsored by the California Association of Realtors and amends the Housing Accountability Act (Anti-NIMBY Act) to extend the Acts protections to ADUs. When it initially surfaced, opponents erroneously believed that it was a reintroduction of SB 50. It is much more narrow. It was sent to the Rules Committee in the Assembly at the end of session and is now a 2-year bill.

AB 234 (Nazarian) Seismic Retrofit Tax Credit

This bill would have created a tax credit until 2025 equal to 30% of the costs paid by a taxpayers for seismic retrofits. It died in the spring on the Assembly Appropriations Suspense File.

SB 50 (Weiner) Development Incentives

This high-profile bill would have required local governments to allow for the development of apartment buildings near public transit. It would have also prohibited single-family-only zoning statewide. Nearly 2,000 individual Californians registered their opposition to the bill, joining dozens of cities in their opposition. The business community and other pro-development groups supported the bill, in addition to over 3,000 individuals. Given the contention and local government opposition, SB 50 was held by the Senate pro Tem in May and was not resurrected this session. Although the Governor did not officially endorse SB 50, he expressed his disappointment with the fact that it did not move. It is a 2-year bill, so it will likely come up again next year.

SB 248 (Glazer) Renters Tax Credit

This bill by Senator Glazer attempts to address the housing affordability crisis by providing tenants relief through a tax credit. SB 248 would increase the existing renters tax credit from January 1, 2020 through January 1, 2025. It was held in the Assembly Appropriations Committee in August.

SB 521 (Portantino) Section 8 Participation

This is another bill that deals with Section 8 vouchers and attempts to increase landlord participation in the program. SB 521 differs greatly from SB 329 because it doesn't require landlords to accept these vouchers, rather it incentivizes them to do so by providing a tax credit. Housing groups favored and supported this bill due to the fact that it does not mandate their participation and provides tax incentives. Like SB 248, it was held in the Assembly Appropriations Committee in August.

WHATS NEXT?

The Legislature is in recess until the second year of the 2019-20 legislative session, which will kick off in early January. All eyes are now on Gavin Newsom as he decides to sign or veto the bills that were passed by the Legislature. This is Newsoms first year as Governor, so his bill signing and veto style" remains to be scene. However, from even before he assumed office, housing has been a key component of his policy agenda. The bills on his desk that he views as solutions to the housing crisis have good odds of approval. Nonetheless, Newsom may throw a curveball or two at lawmakers in the coming weeks. His must act on all legislation by October 13th.

The housing focus will not go away with the end of the 2019 legislative session. High housing costs, low vacancy rates, and decreasing homeownership are the norm in California, and it is hard to miss the widespread homelessness in any of the states large cities. California companies, especially those in the tech sector, have a stake in this issue as existing and potential employees struggle to find affordable housing near their jobs. Governor Newsom and legislators are aware that addressing these issues will take years, so expect to see this as a continued focal point in 2020.

Assembly Bill 1482 Rent Caps and Just Cause Eviction

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Wed, 25 Sep 2019 11:55:11 GMT

Assembly Bill 1482 Rent Caps and Just Cause Eviction

IF signed by Governor Newsom, Assembly Bill 1482 would become effective January 1, 2020. As outlined below, the bill would impose rent limitations or caps on certain residential rental properties in California NOT currently covered by more restrictive rent control. It would also impose just cause eviction rules once a tenant has lived in a rental unit for 12 months (or 24 months if a new, additional renter moves into the same unit). The bill would also extend rent caps to rental housing that is currently exempt and covered by existing local ordinances.

The bill exempts the following properties from the rent caps and Just Cause requirements: (i) most single-family homes and condominiums, and (ii) rental housing built within the last 15 years.

Rent Cap: 5% Plus Change in Consumer Price Index (CPI)

In any 12-month period, a property owner can increase the rent up to 5 percent plus the percentage change in the regional Consumer Price Index (a/k/a, CPI), or 10 percent, whichever is lower. Percentage change in the Consumer Price Index or CPI would mean the percentage change from April 1 of the prior year to March 31 of the current year in the regional CPI for the region where the residential real property is located (as published by the United States Bureau of Labor Statistics, or if a regional index is not available, the California CPI for All Urban Consumers for all items, as determined by the Department of Industrial Relations, would be used). Additionally, in certain circumstances, two increases within a 12-month period may be permitted, but so long as together those increases do not exceed the allowable rent cap.

If passed, the law would apply to all rent increases occurring on or after March 15, 2019. If the owner increases the rent by more than the permissible amount between March 15, 2019, and January 1, 2020, each of the following would be applicable:

The rent on January 1, 2020, would be rolled back to the rent as of March 15, 2019, plus the maximum permissible increase allowed under Assembly Bill 1482;
The landlord, however, would not be required to refund any rent paid between March 15, 2019, and January 1, 2020, that exceeded the allowed increase.

(Note: In determining rent on March 15, 2019, rent discounts, incentives, concessions, or credits accepted by the tenant would be excluded from the rent increase calculation if those items are separately listed and identified in the rental agreement or amendments to the agreement.)

Vacancy Decontrol a/k/a, Raising Rent to Market Upon Vacancy

When a rental unit becomes vacant, or for a new tenancy where no tenant from the prior tenancy remains in the unit, the owner can establish the new rent at any amount. The 5 percent plus CPI cap will then only apply to all future increases for that new tenancy thereafter.

Required Disclosure Properties Subject to the Law

Assembly Bill 1482 requires the following notice to be provided (in no less than 12-point type) to (i) all new and renewed tenants (as part of the lease or in a separate document) starting July 1, 2020, and (ii) existing tenants no later than August 1, 2020: "California law limits the amount your rent can be increased. See Section 1947.12 of the Civil Code for more information. California law also provides that after all of the tenants have continuously and lawfully occupied the property for 12 months or more or at least one of the tenants has continuously and lawfully occupied the property for 24 months or more, a landlord must provide a statement of cause in any notice to terminate a tenancy. See Section 1946.2 of the Civil Code for more information." (The Apartment Association of Greater Los Angeles is updating its lease forms for this new notice requirement.)

Exemptions From the Rent Cap

Assembly Bill 1482s Rent Cap DOES NOT apply in the following circumstances:

Housing restricted by deed, regulatory restriction contained in an agreement with a government agency, or other recorded document as affordable housing for very low, low, or moderate income persons and families as defined in Section 50093 of the Health and Safety Code, or subject to an agreement that provides housing subsidies for affordable housing for persons and families of very low, low, or moderate income, as defined in Section 50093 of the Health and Safety Code or comparable federal statutes.
New construction that has been issued a certificate of occupancy within the previous 15 years. This means that some housing that was previously exempt as new construction under local Costa-Hawkins rent control ordinances (e.g., post-1978 or post-1995) will be subject to the rent cap in Assembly Bill 1482, or to the 5% plus CPI or no more than 10%.
Single-family homes and condominiums that are separate from the title to any other dwelling unit (e.g., single-family homes and condominiums) provided that the owner is not:
A real estate investment trust, as defined in Section 856 of the Internal Revenue Code;
A corporation;
A limited liability corporation, in which at least one member is a corporation;
The owner provides the tenant with a written notice that the property is exempt from this section using the following statement: "This property is not subject to the rent limits imposed by Section 1947.12 of the Civil Code and is not subject to the just cause requirements of Section 1946.2 of the Civil Code. This property meets the requirements of Sections 1947.12(d)(5) and 1946.2(e)(8) of the Civil Code and the owner is not any of the following: (i) a real estate investment trust, as defined by Section 856 of the Internal Revenue Code; (ii) a corporation; or (iii) a limited liability company in which at least one member is a corporation."
Owner-Occupied Duplexes (a duplex in which the owner occupied one of the units as the owners principal place of residence at the beginning of the tenancy, so long as the owner continues in occupancy.
Costa-Hawkins Rental Housing Act - The rent caps also would not apply to units that are subject to local rent or price controls, consistent with the states Costa-Hawkins provisions ONLY IF those local rent or price controls impose a lower cap.
Dormitories constructed and maintained in connection with any higher education institution within the state for use and occupancy by students in attendance at the institution.

Just Cause Eviction

Assembly Bill 1482s Just Cause provisions would prohibit a landlord from (i) terminating a month-to-month tenancy or (ii) choosing not to renew a fixed term lease, without providing one of the reasons for termination provided by the new law. The provisions would not apply until the end of the first 12 months of tenancy or 24 months, as outlined below (See Application of Just Cause below). During this time, the landlords ability to terminate the tenancy or to decline to a renew a lease would be unchanged from existing law.

Exemptions from Just Cause

Properties exempt from the rent caps under Assembly Bill 1482 would also be exempt from its Just Cause provisions (as well as the relocation payment requirements outlined below). Additional owner-occupied properties would also be exempt (e.g., instances where a tenant shares bathroom or kitchen facilities with the owner and also single-family owner-occupied residences, including a residence in which the owner occupant rents or leases no more than two units or bedrooms, including, but not limited to, an accessory dwelling unit or junior accessory dwelling unit).

Assembly Bill 1482 would not apply if the property is already subject to an ordinance enacted on or before September 1, 2019. However, later enacted local Just Cause ordinances would control if they provide greater protections to the tenant.

Application of Just Cause

No-fault just cause. No-Fault Just Cause, would include any of the following:
An owners intent to occupy the unit, including the owners spouse, domestic partner, children, grandchildren, parents, or grandparents. For leases entered on or after July 1, 2020, the owners ability to occupy the unit would be allowed only if the tenant agrees in writing to the termination or if a specific provision is included in the lease. (An owner may add this language to the lease.)
Withdrawal of the residential property from the rental market.
An order relating to habitability that necessitates vacating the property, an order issued by a government agency or court to vacate the property, or a local ordinance that necessitates vacating the property.
Intent to demolish or to substantially remodel the residential real property. Substantially remodel means the replacement or substantial modification of any structural, electrical, plumbing, or mechanical system that requires a permit from a governmental agency, or the abatement of hazardous materials, including lead-based paint, mold, or asbestos, in accordance with applicable federal, state, and local laws, that cannot be reasonably accomplished in a safe manner with the tenant in place and that requires the tenant to vacate the residential real property for at least 30 days. Cosmetic improvements alone, including painting, decorating, and minor repairs, or other work that can be performed safely without having the residential real property vacated, do not qualify as substantial rehabilitation.
Relocation Disclosure and Payment for No-Fault Termination

At-fault just cause (where the tenant did something wrong). At-Fault Just Cause includes all the following instances:

Default in the payment of rent.
A breach of a material term of the lease, as defined.
Maintaining, committing, or permitting a nuisance, as defined.
Committing waste, as defined.
The tenant had a written lease that terminates on or after January 1, 2020, and after a written request or demand from the owner, the tenant has refused to execute a written extension or renewal of the lease for an additional term of similar duration with similar provisions.
Criminal activity by the tenant on the residential rental property, including any common areas, or any criminal activity or criminal threat, on or off the residential rental property, that is directed at any owner or agent of the owner of the property.
Assigning or subletting the premises in violation of the tenants lease.
Refusal to allow the owner to enter the unit as authorized under the law, as defined.
Using the premises for an unlawful purpose, as defined.
An employees failure to vacate the unit after the employee has been terminated.
When a tenant fails to deliver possession of the unit after providing the owner written notice of his or her intention to terminate the lease, which the owner has accepted in writing.

(Note: the just cause provisions of Assembly Bill 1482 also specifically exempt transient and tourist hotel occupancy, as defined, and housing accommodations in a nonprofit hospital, religious facility, or extended care facility, as specified.)

Relocation Payment Required

Assembly Bill 1482 would require the landlord to make a relocation payment to the tenant if the termination is for a no-fault just cause. The landlord would be able to do one of the following:

Make a direct payment to the tenant equal to one month of the tenants rent (in effect when the notice of termination is issued), within fifteen calendar days of service of the notice; or
Waive in writing the payment of rent for the final month of the tenancy, prior to the rent becoming due.

The owner would be required to notify the tenant of the tenants right to a relocation payment or rent waiver. If the owner elects to waive the rent for the final month of the tenancy, the notice would need to state the amount of rent waived and that no rent is due for the final month of the tenancy.

Relocation Payment Not Required

Relocation assistance would not be required when:

It is determined by any government agency or court that the tenant is at fault for the condition that triggered the order or need to vacate.
The tenant fails to vacate after the expiration of the no-fault notice to terminate the tenancy. Any payments already provided to the tenant would be recoverable as damages in an action to recover possession.

Sunset Date - Expiration

The rent caps and Just Cause provisions would remain in effect until January 1, 2030.

For More Information: Apartment Association of Greater Los Angeles 621 South Westmoreland Avenue Los Angeles, California 90005 Telephone: (213) 384-4131

Kari Negri Speaking at Apartment Buildings Expo 2019 -Take Control of the Rising Cost of Evictions

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Tue, 10 Sep 2019 11:58:21 GMT

Take Control of the Rising Cost of Evictions Kari Negri at Apartment Buildings Expo 2019

See Kari Negri speak at the upcoming Apartment Buildings Expo 2019, presented by AAGLA Read More.

Cut Your Energy Costs

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Tue, 27 Aug 2019 08:33:40 GMT

Replace incandescent light bulbs with Energy Star compact fluorescent lights or LED bulbs.

Toluca Lake Homeowners Association presents $7,000 check

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Thu, 28 Feb 2019 00:12:42 GMT

Toluca Lake Homeowners Association presents $7,000 check

PALS is a nonprofit booster group for NoHoDivision of L.A.P.D.

By Stephen Hampar, Toluca Lake Homeowners Association president

A special check presentation took place recently at the North Hollywood LAPD, where proceeds from the Toluca Lake Homeowners

Associations 6th Annual Turkey Trot was donated to the East Valley PALS (Police Activity League Supporters).

East Valley PALS is a nonprofit booster organization for the North Hollywood Division of the L.A. Police Department, providing financial support for the men and women of the LAPD. It often comes as a surprise to the average Angelino how difficult it is for the City to pay for some essential equipment, training and special events. PALS attempts to bridge that gap.

They also encourage, support and sustain LAPD sponsored youth programs with in the Division within emphasis on the Cadet and Jeopardy programs. Just a small sampling of the work PALS has done for the North Hollywood LAPD has been:

Paint purchased to repaint some of the rooms at the North Hollywood LAPD.
Sponsored the range fees for all officers as part of their annual testing.
Sponsored the Narcotic Team to sponsored seminar on learning how to detect and best practices for dealing with the growing problem of meth labs in the division.
Provided funding for new mattresses for the COT Room.
Rewarded six deserving Jeopardy Students who have improved on their school performance with a trip to Haunted Hayride at Griffith Park.
Provided meals for 50 officers assigned to mandatory training for arrest and control.
Z-Ram bar to help breach fortified doors. Makes quick work of entry for Special Problems Unit.
GPS tracker for automobiles. Helps track vehicles under surveillance.
GPS tracker for bicycles. Bike thefts are one of the most common property crimes in the East Valley And of particular importance tot he communities of North Hollywood and Toluca Lake, they participate, support and strengthen community policing, serving as communication conduits between the public and the Los Angeles Police Department. The Toluca Lake Neighborhood Watch relies heavily on this program!

The Toluca Lake Turkey Trot took place on November 18, 2018, and is an annual event. Much of the proceeds and the ultimate success was due in large part to our generous sponsors who had donated money, coffee and food. They include NBCU universal, Craig Strong, Toluca Lake Chamber of Commerce, Toluca Lake Tennis and Fitness Club, Malbec Restaurant, A5 Events and Hampar Properties.

The North Hollywood Police Department has always been there to support and protect Toluca Lake, so this was a great opportunity to giveback!

Visit NoHoPALS.com for more information about East Valley PALS

What Do Millennials Want in an Apartment

Wed, 20 Feb 2019 19:04:03 GMT

The body content of your post goes here. To edit this text, click on it and delete this default text and start typing your own or paste your own from a different source.

2019 Income Property Management Expo

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Wed, 20 Feb 2019 12:28:24 GMT

2019 Income Property Management Expo

Thriving in cultural diversity, business development, entertainment and fashion, Southern California finds itself ranked as the #1 place to live in the Country! Southern California Rental Property Owners, Managers & Investors are faced with daily decisions that not only impact their businesses, but also the lives of hundreds of thousands of renters who call the Southland their home.

Los Angeles Income Property Management Expo features free educational seminars & workshops where Southern California Rental Property Owners, Managers & Investors can learn about local investment, management & maintenance service providers while gaining knowledge and acquiring the resources needed to maintain and grow their success in the Southern California Rental Marketplace.

Kari Negri, CEO of Sky Properties will be one of the speakers at this years Expo addressing current issues such as Mixed-Use Property Investments & Section 8 Housing, the Continuing Fight Against Rent Control, Best Practices in Property Management & Tenant Screening, Fair Housing Issues, Investment Strategies, Tax Planning & MORE.

Stay tuned for more details about Kari and Sky Properties participation at the 2019 Los Angeles Income Property Management Expo!

L.A. County Rolls Out Interim Rent Control Ordinance

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Sat, 10 Nov 2018 00:16:53 GMT

L.A. County Rolls Out Interim Rent Control Ordinance

Despite LA County rejecting Proposition 10, Los Angeles County officials will return on Tuesday, November 13th, with an ordinance that, among other things, will include:

A maximum rent increase of 3% annually is required for rental properties in the unincorporated areas of the county, except for those properties that are statutorily exempt from rent control.
A term of six months from the date of adoption, with options to extend the interim ordinance as necessary.
Establish a base rent using rent levels in place as of September 11, 2018.
Include a provision requiring just cause for tenant evictions.

The ordinance was based on a motion presented at the September 11th meeting by Supervisors Sheila Kuehl and Hilda L. Solis. After the hearing, the Los Angeles County Board of Supervisors voted 4-1 to approve the motion and establish the temporary rent control measure affecting about 50,000 pre-1995 apartments located in areas outside the 88 city jurisdictions within Los Angeles County.

ATTEND THE MEETING, MAKE YOUR VOICE HEARD!

SKY urges you to attend Tuesday's meeting, which begins at 1:00 p.m. at the Board Hearing Room 381B, Kenneth Hahn Hall of Administration, 500 W. Temple St., Los Angeles.

Who: Los Angeles County Board of Supervisors
What: Introduction of an Interim Rent Control Ordinance
When: Tuesday, November 13, 2018 at 1:00 p.m.
Where: Kenneth Hahn Hall of Administration, Board Hearing Room 381B
Address: 500 W Temple Street, Los Angeles, CA 90012

CONTACT THE L.A. COUNTY SUPERVISORS

Contact county supervisors and convey that rent control is not the solution to Los Angeles County's affordable housing problem. Feel free to cut and paste the text in the box below and send an email from yourself to the board, or you may wish to personalize the email with your own experiences and thoughts.

Hilda L. Solis, District One (213) 974-4111 FirstDistrict@bos.lacounty.govMark Ridley-Thomas, District Two (213) 974-2222 SecondDistrict@bos.lacounty.govSheila Kuehl, District Three (213) 974-3333 Sheila@bos.lacounty.govJanice Hahn, District Four (213) 974-4444 FourthDistrict@bos.lacounty.govKathryn Barger, District Five (213) 974-5555 Kathryn@bos.lacounty.gov

Dear Los Angeles County Board of Supervisors,

As an active stakeholder in your community, I support the county's goal to improve the quantity, diversity, and affordability of housing. However, this cannot be achieved through adopting rent control.

Rent control is a counterproductive housing policy. It will not produce any new affordable housing or address the county's long-term housing concerns. If adopted, it creates a stagnant market and increases the cost of housing for everyone else while leading to a physical reduction in housing stock and deteriorating quality. The unintended consequence of price controls will not only affect the livelihoods of the tens of thousands of individuals who work, supply, and operate communities but will also have a disproportionate impact on the economically disadvantaged.

Instead, I ask that you work with housing providers to find alternative solutions. I urge you to focus on producing more housing and promoting the existing resources and programs for the community's renters. Continue to look for ways to partner with the community to ensure renters are aware of the resources available to them and educate rental owners on fair and ethical management practices.

I appreciate the opportunity to advocate for meaningful, long-term solutions to our region's housing challenges.

NO on Prop 10

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 01 Oct 2018 23:20:22 GMT

NO on Prop 10

By Kari Negri, Chief Executive Officer of Sky Properties

If Proposition 10 passes this November, many of California's most vulnerable families will be at increased risk of losing their homes. Many people will also be at risk of not being to obtain a new place to live due to Proposition 10. Supporters of Proposition 10 claim that new rent control restrictions are necessary to protect low-income residents from evictions. However, passing Proposition 10 will end up hurting the very families it is designed to protect.

The (not so) Illustrious History of Rent-Control in California

Rent- control is not a new idea. Many cities in California, from Oakland to Los Angeles, have had rent-control policies in place for decades, if not longer. Not surprisingly, cities with rent control policies have lower unit-availability when compared to rent-control free cities. The lower unit availability in rent-controlled cities is due to the severe financial and legal burdens rent -control policies place on property owners. Proposition 10 would repeal the 1995 Costa-Hawkins Rental Housing Act (Costa-Hawkins). Costa-Hawkins prevents city governments in California from enacting rent-control policies on newly constructed housing, single family homes and condominiums. Even if you are not a rental property owner or homeowner, passage of Proposition 10 will negatively affect your life.

Proposition 10 Will Expand Rent Control to Condominiums and Single-Family Homes

Currently, rent control laws in California apply only to multi-unit buildings. If Proposition 10 goes through, we will see a broad expansion of rent control to duplexes, condominiums, and even single-family homes! This unprecedented expansion of rent control will allow unelected city and county bureaucrats (e.g., rent control boards) to control who stays in your home-something that we can all agree is out of bounds.

Proposition 10 Will Negatively Impact Small Landlords

San Francisco is an excellent example of a city where rent -control has hampered the ability of average families to afford a place to live. Far from making rent more affordable, strict rent control measures in San Francisco put money in the pockets of wealthy stakeholders.

Many rental owners are mom and pop investors with four or fewer units. These passive owners often have to take significantly less than market rent due to rent control. San Francisco's rent control laws do not take into account the wealth of renters. Small property owners end up subsidizing much wealthier tenants who are taking advantage of the law. Rent control unfairly penalizes small owners who do not have the money to hire armies of lawyers.

Proposition 10 Will Take Existing Housing Stock Off of the Market

According to the Small Property Owners of San Francisco Institute, up to five percent of the total units in San Francisco remain unrented due to rent control laws. While five percent does not seem like an enormous number, every unrented unit drives up the prices of remaining rental units. Since rent control is not means tested and tenants are not pre-qualified before gaining the benefits of rent control in San Francisco or any other rent controlled jurisdiction, even high-income renters can take advantage of these poorly written laws.

If Proposition 10 passes the housing shortages that are crippling the California rental market will spread to other cities across the state. As many California cities are already suffering housing shortages, Proposition 10 could be devastating to local economies. Ordinances that create rent ceilings and rent increase limits have the unintended effect of pushing owners and tenants out of the rental market. When landlords are forced to subsidize below market renters, they pass the cost on to the rest of us.

Proposition 10 Will Lower Property Values

Investment drives the property market. Investors purchase residential property with the hope of renting it out for a slight profit. Margins in this space are slimmer than most people know. Rent control will lead to less profitability in this sector, and therefore, less investment. If Proposition 10 is passed and becomes law, the state of California could see property values fall across the board. If this happens, the entire California property market could be at risk and other states could follow suit by imitating California's law making--this could cause a housing crisis nationwide. There is a saying that "As California goes, so goes the nation." Proposition 10 will hurt not only Californians but people throughout the United States.

Proposition 10 Will Result in Lower Tax Revenues

Each year, California pulls in anywhere from $60 to $80 billion in tax property revenue. This revenue is a significant part of our state budget. Property tax contributions fund everything from highway improvements to our schools and to first responders like police officers and firefighters. Many California state pension plans are also heavily invested in companies that will suffer if rent control is expanded, and would place local municipalities at risk of even further pension funding deficits. Reducing public services due to budget cuts will have an immediate adverse effect on our quality of life here in California.

Proposition 10 would be disastrous for California both property owner and tenant families. Many of us are already struggling with housing--Proposition 10 will make the situation ten times worse. Vote NO on Proposition 10.

Los Angeles Apartment and Buildings Expo

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Thu, 13 Sep 2018 23:29:19 GMT

Los Angeles Apartment and Buildings Expo

"See Kari Negri discuss how you can cash in on amenities at the upcoming LOS ANGELES APARTMENT & BUILDINGS EXPO, presented by AAGLA, and don't forget to visit SKY Properties at booth P11!"

10 Signs You Need Property Management Services

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Tue, 07 Aug 2018 11:34:40 GMT

What Do Property Management Services Involve?

Dealing with multiple rental properties, units, or apartments as a real estate investor can be a mind-boggling task. You know there is a lot to handle. From finding the right tenants to collecting rent, a real estate investor has to face many challenging situations.

The good news is that you can conveniently deal with all of these complications by hiring a professional property manager. However, if you are overwhelmed and confused about whether or not to hire the services, here are ten signs that will help you make the right decision.

Reasons Why You Should Get Property Management Services

To Handle Tenants
Are you tired of telling your tenants that they are not allowed to keep trash outside their units, or facing trouble with tenants paying rents? Are they not following lease rules? If that is the case, you definitely need a property manager.
Your time is precious. You should not be wasting it on hounding your tenants day in and day out to remind them things. Hiring property manager will keep you stress-free as they will take all these responsibilities.
You have More than one Property
Managing multiple properties is a serious challenge. You can get overwhelmed easily. If you hire a property manager, he or she will make handling multiple units a breeze.
Properties Require Maintenance
Being a handyman to fix everything in your properties is a good thing. However, it requires your time and efforts. It is not wise to waste your valuable time like this, instead spend it with your family by hiring a property manager.
Struggling to Find Tenants
Who does not want tenants who follow rules and pay rent on time? If you are exhausted from your apartment sitting vacant for a long time, a property manager can help you with this. As a professional, she knows the right marketing tactics to appeal to tenants.
You are Tired of 24/7 Emergency Calls
Being a property owner means you can get emergency calls for maintenance anytime. The best part of hiring a property manager is that he or she will be responsible for dealing with these emergency calls. The company has professionals, ready to provide services at any time of the day or night.
You Need Help to Understand the Laws
If your units are located in different municipalities, you will have to follow different landlord-tenant laws; this is where a property manager who is familiar with the laws can be essential.
You do not have Contacts to Deal with Emergencies
Property management companies have the right contacts to deal with emergencies and natural disasters. Whether it is flood or fire, a property manager has the contacts who can quickly fix things.
To Keep Your Property Well-Maintained for New Tenants
A property manager can help you maintain your property by inspecting it from time to time. She can update you about the market and tenant requirements. She can guide you on how much you need to spend on your units.
To Minimize Risks
Property managers can provide anything from legal assistance, vendors to insurance. Knowing everything in advance minimizes the risks of facing legal complications in the future.
. You may get Emotionally Involved
You might consider this reason meaningless but it does matter. As a property owner, it is possible that you may get emotionally involved when it comes to managing tenants and this can turn out disastrous on many levels. You may lose your temper or get upset and this in turn could make for a very difficult relationship that can cause many problems or even claims that are unfair. Your property manager has been trained to handle these situations to keep them from becoming a problem to begin with.

Bottom Line

In conclusion, if you are facing one or more of these situations, it is the time you should consider hiring a property manager to get the peace of mind you need.

Sources:
https://www.metroreig.com/10-signs-you-need-a-property-management-company/
https://sdpmanagement.com/5-signs-need-new-property-manager/

Full-service property management in Southern California?

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Fri, 03 Aug 2018 11:37:04 GMT

Full-service property management in Southern California?

At Sky Properties, we pride ourselves on being a boutique property management firm in Southern California, with both +16 unit buildings and larger under management from Pasadena to Woodland Hills on 101 and from Chatsworth to Playa Del Rey on the 405. Most of Los Angeles County is included. We maintain a ten-mile radius from our office in Toluca Lake to give the best possible management.

The property management industry is always in a constant change, especially in Southern California. Sky Properties embraces that change by maintaining a personal, yet professional approach towards your building. SKY also enjoys educating our owners about property management company in Southern California. The CEO Kari Negri is the well-known author of ask Kari in the Apartment Association of Greater LAs magazine.

Our on-site managers are highly trained so they can respond to each and everything that happens while managing YOUR property in Southern California with good tools which includes Fair Housing training to make sure they are always professional.

Highly responsive to tenants requests: Sky Properties Inc trains managers to quickly respond to tenant requests via our specially created tenant portal which tracks each request with detail that can create a high level of service. As lack of proper maintenance is the number one reason a tenant will move we constantly try to raise the bar where service is concerned.

Transparent accounting and engaging customer service: We maintain transparent accounting, offer competitive pricing and honest, reliable customer service.

What Do Property Management Services Involve?

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 30 Jul 2018 11:44:42 GMT

What Do Property Management Services Involve?

There is no denying that real estate investment has become a profitable business. However, it involves a lot of risk and work. A successful investor knows how to manage everything from investing in properties to managing their finances. It is a difficult business with a lot of regulation. That is why professional investors prefer to work with property management services. These services do much more than just find tenants and receive rent checks. Here are some of the key responsibilities of a reliable property management service:

1. Rent Responsibilities

If you have hired a property manager, you no longer have to worry about dealing with any rent issues. Your property manager will manage everything, such as the following:

Rent Setting: It is the responsibility of your property manager to set the right rent for your apartment. Since property managers are professionals, they keep themselves updated regarding market rents. They know the right market value of the properties located in your area and also when they can be increased and by how much because they know the city and state laws in this regard.
Rent Collection: Your property manager is there to save you from the hassles of collecting and managing rent. She will schedule everything and set a fixed rent collection date to ensure there is no disruption in your cash flow.
Legal Responsibilities: If you find dealing with the legal matters of the property difficult, let your property manager take charge. She knows the laws and how to keep the property out of trouble. This is an important factor if you are not reading and keeping up with the ever-changing laws.

2. Tenant Responsibilities

Property management services also manage tenants. It is one of their core responsibilities.

Finding Tenants. Property managers professionally process everything. They know how to find suitable tenants for you. They design persuasive ads for your apartment buildings to attract suitable tenants. The best thing a good property manager can do for you is to put good tenants in your building.
Tenants Screening. With their consistent screening methods, property management services assess the reliability of tenants. It includes checking tenants' credit cards, financial background, and criminal background. Their professionalism makes the job easier. They are better at assessing and choosing the right tenants for your apartment buildings.
Lease Handling. It includes setting and incorporating the right lease terms and clauses in your rental agreement. The laws and what must be included change every year, so this is an ongoing process that must be kept up to have a good legal lease in place.
Emergencies/ Complaints and Move-out Handling. Your property manager is your go-to person if your tenant has any complaints or if he or she faces an emergency. They have the right contacts to tackle issues like water supply, noise complaints, leaks, etc.
Moreover, when your tenant decides to move out, your manager inspects the unit, checks the damages, and determines the security deposit that needs to be returned to your tenant within 3 weeks in California.

3. Property Maintenance

Property management services provide property maintenance. It keeps your unit in top-notch condition. It hires professionals who personally care to ensure that everything at your property is taken care of in a professional manner and quickly. #1 reason a tenant will move is a lack of or slow maintenance.

Bottom Line

Overall, your property manager professionally deals with all your property management-related issues. From maintaining records and budgets of your property to supervising it for maintenance and looking to resolve any liabilities, it is a solution for all your apartment building concerns. For great property management or any questions. contact Kari at Kari@SKYprop.LA and stay updated at www.skypropertiesinc.com

Sources:
www.thebalancesmb.com/what-is-a-property-manager-2124842
www.managemyproperty.com/articles/property-management-services-a-complete-list-7

Vote No on Proposition 10

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Thu, 19 Jul 2018 23:34:36 GMT

Vote No on Proposition 10

The Proposition 10 Ballot Initiative coming this November being sold as the Affordable Housing Act, if passed, will repeal the Costa-Hawkins Rental Housing Act and harm the interests of every California property owner. Here's a quick summary of what's at stake:

If passed, all types of housing may be subject to rent control, regardless of the year built.
If passed, all protections against onerous rent control laws will be eliminated statewide. Property owners will be at the mercy of local government and special interest groups.
If passed, public employee pension funds, many of which are heavily invested in apartment buildings, will decline in value and unfunded pension liabilities will increase even more.
If passed, vacancy decontrol will be eliminated, meaning that your local lawmakers and non-elected rent control boards can limit the amount of rent you can charge to new tenants after your old tenants move out.
If passed, rent control can apply to condominiums and single-family homes, and not just to apartments anymore.
If passed, many more communities throughout California will be emboldened by rent control activists and special interest groups to pass laws that will severely restrict your property rights and the rent you can charge.
If passed, the only way to repeal or amend the initiative will be through another voter initiative. That will take years at best. Your State Legislature is powerless when it comes to amending and appealing these new burdens that will be placed on property owners.
If passed, hundreds of millions of your tax dollars are at stake. Any court actions to challenge its constitutionality will be paid by taxpayers. That's you!
If passed, property values will decline as owners of rental property will incur significant losses in revenue and will no longer be able to maintain their properties resulting in neighborhood blight. Lower property values steal badly needed property tax dollars that fund our schools and first responders.
If passed, no new affordable housing units will be created, new housing construction will decline, and construction jobs and trades servicing the apartment industry will be negatively impacted.

Please join the fight today! Vote NO on Proposition 10 this November.

RED ALERT! Vote NO ON PROPOSITION 10 The Costa-Hawkins Repeal Initiative Coming on this Novembers Ballot.

Stop the rent control extremists behind Proposition 10 that will be on the November ballot. If passed, it will drastically expand California's rent control laws by repealing the protections we currently have under Costa-Hawkins. The initiative is the most hostile political threat to the rental housing industry in AAGLAs 100-year history! If passed:

Your right to raise rent to market when tenants move out will be eliminated.
Rent control will be expanded to newer, post-1995 built buildings.
Rent control will be expanded to single family homes and condominiums.

Please support us by contributing to the AAGLA Political Action Committee that's the only way we can win this November and save Costa Hawkins and defeat other attacks on the rights of property owners. The Apartment Association of Greater Los Angeles (AAGLA) has been working with other groups for months to plan and launch a campaign to defeat Proposition 1. We need your financial support to Win! Don't delay! Mail in your contribution today to: Issues Political Action Committee of AAGLA, c/o Reed & Davidson, LLP, 515 South Figueroa Street, Suite 1110, Los Angeles, California 90071-3301; Attn. C. Davidson, Treasurer, or contribute online at: https://secure.anedot.com/aaglaissuespac/donate .

Contributions to Issues PAC of the Apartment Association of Greater Los Angeles are not tax deductible.

Paid for by Issues PAC of the Apartment Association of Greater Los Angeles.

Kari Negri Ceo Sky Properties, Inc.

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Tue, 10 Jul 2018 23:37:50 GMT

Name any aspect of the complex world of property management and Kari Negri has been at the forefront, forging new ground, fighting for the rights of property owners and tenants alike, adding value, and making a significant difference. With a strong background in management, Kari founded SKY Properties, Inc. in 1997 to offer hands-on, boutique-level property management at a competitive price for multi-tenant property owners. Widely recognized within the property management industry as a leading provider of full service property management, SKY Properties, Inc. thrives on quality customer service for property owners and tenants while optimizing property cash-flow and streamlining leasing and maintenance. The company has been nominated multiple times over the past several years as Property Management Company of the Year, winning the coveted award in 2008, 2009 and 2012. The success of the company is directly linked to the growing reputation of Ms. Negri, the company's CEO.

If you call or visit the SKY Properties offices in Toluca Lake looking for Kari, you will find a bustling business office that now oversees a staff of over 50 employees, responsible for 38 residential buildings with about 1,000 units. In addition, the company is responsible for the management of several hundred thousand square feet of commercial space for clients that include NBC/Universal and LeFrak, NY.. Kari spends a considerable amount of time visiting these properties that span from Santa Monica and the South Bay in the west to Burbank, Toluca Lake, Glendale, and Pasadena in the east, as far north as Van Nuys and Woodland Hills. Her hands-on experience and knowledge of each of her clients buildings gives her a considerable edge in the competitive world of property management. Her commitment to a level of excellence is evidenced by the fact that many of her clients have been with her since the inception of the company, a true testament to the level of caring professionalism Kari brings to her work, and a trait that is pervasive throughout her organization.

While some executives operate on a 40-hour work-week, Kari has obviously contracted with higher sources to find extra hours in the weekly schedule because she has also taken on multiple community duties on top of her intense work schedule. She sat on the Board of Directors for the Apartment Association, California Southern Cities (AACSC), where she was the VP of National Legislation and a frequent lobbyist in both Sacramento and Washington, D.C. She is the Vice President of Membership on the Board of the East Valley Police Activity League Supporters (PALS) and she is the past President of the Official California Apartment Journal (OCAJ), where she was responsible for editing and publishing a monthly magazine with a readership of over 25,000 subscribers. Currently is is a Board Member for the Apartment Association of Greater Los Angeles (AAGLA) and is the Co-Chair of State Legislation. Kari has a monthly article in AAGLAs magazine called ask Kari. Ask Kari focuses on multiple topics impacting property owners. She is frequently approached by people wanting more of the useful articles and her wide-knowledge of current issues in the industry. Kari is a highly-sought-after speaker at several trade shows throughout the country, touted as a multi-family real estate expert; she is an instructor for continuing education courses including SCEP, she holds a real estate Brokers license, she is also active in her community as is the Vice President of the Toloca Lake voluntary homeowners association.

Kari herself is a building owner, and a mother of two! Aptly named SKY Properties, Inc. has become synonymous with limitless energy, service and the constant striving for excellence. Constantly leading from the front, Kari sets a shining example for her employees, her clients, her tenants and her industry colleagues.

How the Costa Hawkins Repeal will Affect Our Economy after the November Election?

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Thu, 05 Jul 2018 23:53:30 GMT

How the Costa Hawkins Repeal Will Affect Our Economy after the November Election

As the November ballot for the Costa Hawkins repeal approaches, many renters and community advocates are eager to welcome the changes that will impact rent control. While supporters of the repeal strongly believe that the end of the state-level act will increase affordable housing in California and its 15 cities, the Apartment Association of Greater Los Angeles remains against the Costa Hawkins ballot measure. Not only will our economy suffer, but the essence of the repeal of the act will boomerang after a very short while as well.

What the Supporters of the Costa Hawkins Repeal Believe?

Since 1995, Costa Hawkins has defined the requirements for housing in California, including Los Angeles, Santa Monica, West Hollywood, and other cities. The policies have given property owners a stable platform to offer their property and apartments to renters.

However, a loud cry has gone out to say that this act has made housing unaffordable. Also, renters claim that it has given landlords the right to heartlessly eject tenants from their homes. Advocates of the repeal insist that the Costa Hawkins repeal will stop the extortion of renters and families by California politicians and other investors. They further argue that this act will be replaced with better policies that will allow renters to enjoy housing as a human right. But do these impacts seem stronger than the realities that are bound to present themselves in the wake of the repeal?

Negative Impacts of the Costa Hawkins Repeal on the Economy

Contrary to the belief that the repeal of Costa Hawkins will improve the housing supply and reduce the cost of rent, the ballot initiative will result in the following:

Reduced construction of newer properties
Shortage of housing
Increased cost of rent
Unemployment crisis
Poor landlord-tenant relationship
Low maintenance of properties
Reduced property taxes

These are some of the many adverse effects of the repeal of Costa Hawkins. If the State of California were more realistic, it would realize that the impacts of the so-called Affordable Housing Bond Act are limited.

First, the Association is strongly against this initiative because the most pressing result of it is a reduction in the construction of new apartment units. More and more investors will become unwilling to engage developers in building new properties in cities where rent control has been expanded. The limitations attached to the new policies will impact the real estate market in such a way that investment will become increasingly cheap.

Already, some property owners have begun to sell their units and leave their cities. They can predict that the protection that the repeal will offer renters will force real estate investors out of California specifically and reduce the value of their equity. Also, because the small owners are scared and may sell, there will be a lot more institutionalized owners to take their place quickly, making our diverse market a lot of the same.

Now, if you understand the implications of this, the housing shortage will become prevalent. Since property owners can no longer enjoy the leverage of increasing the rent of a unit once a former tenant moves out, it will be wiser to sell their investment. And when more landowners or apartment owners decide to part with their investment, the previous housing crisis will return.

With an acknowledgment of the laws of supply and demand, when houses become fewer, demand will increase. Landlords will then increase their prices. And, of course, renters will be willing to pay more. Irrespective of how much renters are willing to pay, apartment owners will become discriminatory in their attitude toward individuals or families.

Another perspective we should consider is how property owners treat their homes and buildings. When property owners gain little or no extras from their building units, they will most likely relinquish the need to keep their properties in top shape. Hence, when living facilities become devalued, taxes will reduce, and other sectors of the state may bear the brunt.

In addition, when many members of the Association opt out of the housing industry, the need for tradesmen will disappear. Apparently, people supply people, and when there are no property owners to hire contractors, plumbers, painters, carpenters, or even flooring and other maintenance experts, everyone in the industry will suffer. Unemployment rates would increase, and the State of California may lose as much as $5.7 billion of economic output.

Bottom Line

Since the Costa Hawkins repeal looks promising for renters and the City Council as a whole, the truth is that rent control complicates many things. When prices of properties are no longer dictated by the market, and investors lose interest in developing new constructions, the housing crisis will return to an even worse form.

All parties involved in this controversy must never lose sight of the fact that property owners are responsible for keeping the city on its feet. Indeed, this real estate market vs. community battle is not as simple as it appears.

For more information on property management and leasing, send an email to Kari via kari@SKYprop.LA. SKYpropertiesInc.com offers professional guidance to apartment and property owners of buildings with 20-100 units.

An Actress Lived for Decades in This New York City Apartment -- for $28 a Month (Part 2)

Wed, 13 Jun 2018 18:13:06 GMT

The body content of your post goes here. To edit this text, click on it and delete this default text and start typing your own or paste your own from a different source.

An actress lived for decades in this New York City apartment -- for $28 a month (Part 1)

Mon, 04 Jun 2018 18:17:08 GMT

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What we do at SKY Properties, Inc. to help the environment

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Fri, 23 Mar 2018 11:48:42 GMT

What we do at SKY Properties, Inc. to help the environment
Green Property Management

Trends are a consistent way to show what people are currently interested in, what drives them, and the issues they focus their attention on.

Being green is a trend. One that's hopefully here to stay.

Furthermore, going green is no longer a trend for property managers; it's also a viable option for those looking to reduce their carbon footprint and preserve the environment for generations to come. It is also an excellent way to save money and reduce expenses for Housing Providers and Residents alike.

At SKY, we know that due to the adoption of energy disclosure ordinances by major cities across the United States, there has been an increase in local and national efforts to encourage green leasing adoption. For example, Boston included an increased green leasing effort in its draft of the 2014 Climate Action Plan. These actions will continue to drive dialogue around green leasing in Boston.

These efforts aren't just national, but global. Back in 2010, the United Kingdom's Better Buildings Partnership produced a green lease toolkit, outlining green leasing principles and best practices and providing model green leasing language and memoranda of understanding.

At SKY Properties, Inc., we know there's nothing our tenants love more than feeling like they're part of the solution. That's why we provide them with eco-friendly alternatives within our properties, such as biodegradable bins and green landscaping with little need for water, making an easy and well-defined waste reduction and recycling plan available to the community.

We also welcome environmentally conscious vehicle owners. One of the primary tensions with renters owning an electric vehicle (EV) is the lack of access to a charging station where they live. At SKY, you can find EV charging stations available at many of our new buildings, already ready to use in our parking spaces.

At SKY Properties, we also believe that being pet-friendly is a great part of going green. We recognize that many renters, unwilling to part with their pets, immediately avoid non-pet-friendly buildings, as tenants are consistently seeking pet-friendly options for their furry friends. Renters with animals are increasingly common, and accepting pets is certainly a must for us. Not only do we welcome your pets here, but we try to provide them with information about open green spaces, nearby parks, or actual pet parks right on the property so their need for comfort and a better quality of life is part of the everyday community and surroundings at our buildings.

We know that tenants want to have the opportunity to have a positive impact on their environment. That's why at many of our properties we are trying to encourage community gardens where tenants can have the option to grow their own vegetables or herbs, but we understand that not all buildings have the space for that. We are planting lemon trees instead of maples where we can, rosemary instead of a green hedge, or providing pots for basil where appropriate and not a hazard. Food and herbs that most people use a lot are being incorporated into our landscapes, and our tenants are loving this feature.

By going green, we have been able to provide many of our tenants with the best amenities , such as newer appliances that consume less energy and modern LED light bulbs, which are extremely energy efficient and consume up to 90 percent less power than incandescent bulbs, which also translates into saving them money.

Earlier this year, one of Kari Negri's (owner of SKY Properties) YouTube subscribers asked her for some suggestions for going green. Kari called this Green Cleaning; and gave out five great tips for going green. Some of them included energy-efficient light bulbs, low-flush toilets that save gallons of water, educating residents, showing how to make natural cleaners, and last but not least, staying informed and keeping up on simple things that can make a huge difference, that are available to tenants of SKY Properties here in Los Angeles.

Today, we'd like to give you two more tips to make your home more ecological and environmentally conscious:

Adding Window Treatments

Window treatments help you reduce your heating and cooling costs while making your apartment look more fashionable. Buy Roman blinds or a pair of thick curtains for your windows to block the heat in the summer and keep cold air from entering during the winter. Did you know drapes with a white backing can reduce heat gain in the summer by up to 33 percent? You can also sleep in without the sun hitting your face

Proper use of Appliances

Upgrading your older refrigerator in your new SKY home is a simple way to improve your home's look and lower the overall amount of energy consumption. Look for new appliances that have the Energy Star label, because they use around 15 percent less energy than non-labeled ones. But remember, if you get a new refrigerator, don't just throw the old model out with the garbage. There are proper disposal procedures for the Los Angeles area; find out what is available for you and talk to your property manager. Older appliances, like refrigerators, can contain dangerous materials, including mercury and oil. That's why some stores will pick up and dispose of old appliances for you, or you might be able to recycle them within your city. They can also be very dangerous if left unattended, as small children and animals have become trapped inside.

Congratulations and good luck on going green with your home and with SKY Properties!

Why Avoiding Property Management Services Hurts Real Estate Investors

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 12 Mar 2018 11:56:40 GMT

It's not uncommon for a real estate investor to ask themselves, "Should I get a property manager?" While there are reasons to go without a property manager from the desire to save money to a genuine interest in doing it themselves the right property management service can add value. Here are the top reasons real estate investors should work with a management service.

How Do Property Management Services Help Investors?

Property managers take on the daily tasks of managing rental properties . For instance, they:

Screen tenant applications, forwarding investors qualified applications if desired
Meet prospective tenants and show the apartment
Collect rent
Respond to tenant questions and complaints
Perform interior and exterior property maintenance
Schedule service personnel when repairs are needed
Shovel snow
Pursue eviction if it becomes necessary
Adjust rent to keep it in line with market demand
Handle move outs and security deposit refunds
Manage budgets and maintain records

Property management fees cost 5 to 10 percent of the rent revenue , on average. The exact rate will depend on the services needed, level of competition in the rental market, and the management company's experience.

The Biggest Benefits of Working With a Property Management Service

Ultimately, time is money. When investors are spending time responding to the everyday needs of their tenants, they are not using their time wisely.

Real estate investors who have a growth mindset will want to roll over their rental profits to purchase a new property and scale their investment business . When they are kept busy with property management tasks, they do not have the time they need to scout properties, make offers, interview contractors, or complete renovations to bring their new properties into market ready condition.

By using a property manager to take care of the day to day needs of their properties, investors can free up the time they need to grow.

The average real estate investor does not have the experience needed to adeptly manage properties, and may not have the inclination to prioritize meeting renters' needs.In contrast, property managers know what to do to keep residents satisfied, whether it's taking care of maintenance in common areas or quickly responding to phone calls that come in from tenants.By keeping residents satisfied, the management company can decrease turnover in apartments. This increases stability, decreases marketing expenses, and ultimately saves time and adds value for the real estate investor.

Real estate investors who offer affordable housing must comply with a strict set of rules to receive financial assistance for accommodating renters who fall below a certain income level. Since the rules can be tricky to understand, investors should hire a management company that hasa track record of managing affordable housing complexes and can be trusted to comply. Failure to follow the rules can result in revocation of the rental assistance.

A property management service is essential when investors do not live near their properties, whether someone has rental property in a different state or simply lives across the city from their properties. It can be very time-consuming to travel to rental properties, run errands and perform maintenance. While real estate investors can deduct mileage for rental-related duties, this is not the best use of their time.

Investors who own multiple properties benefit from hiring someone who will take care of all the properties as well, because it may not be feasible for one individual to spend time at every property.

A qualified property management company will understand what real estate investors need, work with investors to customize the services to their needs and wants, and clearly communicate with the investor, so there are no misunderstandings about rental properties, tasks, and duties. Real estate investors should screen any management companies carefully, then speak with references to ensure the fit is right before entering into an exclusive agreement with a property management service.

Author:

Dylan Snyder is a team leader and real estate consultant at The Snyder Group - Keller Williams Realty Luxury Homes . His business is augmented by his high-caliber team of seasoned buyer specialists and a dedicated marketing department.

Here's some of the work that Sky Properties has done with CalTrans and NBC.

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Sat, 13 Jan 2018 00:56:34 GMT

Caltrans, in conjunction with the NBCUniversal evolution plan approvals, will soon begin constructing a new southbound on'ramp to the 101 freeway from universal studios boulevard to directly connect guest traffic to the freeway and keep them off of local streets like Cahuenga boulevard. this construction will require removing 34 parking spaces in the north portion of the parking lot. in addition, parking on the west side of the building will be unavailable through 2015.

We recognize that any construction project, while temporary, is intrusive and we appreciate your patience and understanding. we want you to know that we will continue to focus on minimizing impacts.

How to Effectively Handle Common Threats from Tenants

Wed, 13 Sep 2017 10:18:56 GMT

Regardless of how well you screen potential applicants, some tenants will refuse to act reasonably once they have moved in. Whether the issue is repairs, rent increases or noise complaints that require you to talk to them, they often lash out. Bullying should never be tolerated, nor should it be met in kind. However, there are good ways you can appropriately approach your tenants actions. Here are a few common threats tenants make, and how you can effectively handle them while keeping your reputation and integrity intact.

Twisting the law

One of the most commonly used - and misused - tools by angry tenants is the law. The property manager is threatened based on what the tenant thinks they know or just read on Wikipedia. Tenants often refer to a single sentence taken out of context to defend themselves when they feel they are being treated unfairly. The best offense for the property manager is to explain the law himself or encourage the tenant to speak with an attorney who understands local landlord-tenant laws.

Spreading hate

Chances are good that if you have a disagreement with a tenant, you may hear something along the lines of I am going to knock on doors and get all the tenants to hate you. It is a good idea to remind tenants that they could be putting their own home at risk if they spread inaccurate information to other tenants. Should you learn the tenant is spreading inaccurate information, your first option is to seek legal advice. Depending on the actions of the tenant, it may become necessary to begin eviction proceedings.

Taking it to Facebook

Since you are responsible for collecting rent, you are also responsible for assessing late fees when rent is not paid on time. Your tenant may tell you that they are going to post something terrible about you on [insert social media site] because of the late fee. While this is unfair to you, it is also one of the most damaging steps a tenant can take. There is little you can do to stop the tenant from posting, but you can respond well.

First, respond professionally: as soon as you identify the post online, respond politely and forego pointing out that the tenant failed to pay rent on time. If the tenant continues to lash out via social media, he should be reminded that he could face a defamation suit. One such lawsuit, Bently Reserve L.P. v. Papaliolios, 2013 WL 3949029 (Cal. App. Ct. July 30, 2013), resulted in a tenant being found guilty of defamation.

Threatening local action

One of the most common tenant threats is I'm going to call the city and file a report. This threat typically occurs after a rent increase or when the tenant wants the landlord to pay for unapproved upgrades or repairs. It may seem wise to respond by telling them to feel free to notify the city (particularly if you know the unit has no violations). However, it is likely more helpful in the long run to advise them that making a call to the city in retaliation for a perceived wrongdoing could result in a loss of their credibility with the city.

Whenever you are dealing with tenants, it is imperative that you keep an accurate record of any threats the tenant makes. Keep a detailed log of dates, times and pertinent information, and inform the property owner of any issues that arise. In most municipalities, bullying is illegal; you may need the record in order to begin eviction proceedings against the tenant. You will likely have to rely 100% on your accurate and detailed notes if you ever intend to evict. These records are essential so be detailed. Make note of witnesses or get copies of police reports, keep notes or emails from tenants, keep a log of even the smallest thing - it can make a big difference.

Rent Control: a Bad Idea for Our Economy

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Wed, 13 Sep 2017 10:02:58 GMT

A GOOD IDEA FOR POLITICIANS WHO WANT VOTES

In Los Angeles, San Francisco and several other cities, escalating rents, a dearth of vacancies and slow development have created a housing crisis. Besides exacerbating homelessness, the situation has increased the clamor for changes to existing rent controls and the creation of new ones. However, unlike new construction, which would add to the housing supply, putting additional controls on rent can be counterproductive and cause long-term economic disaster in the housing market.

The numbers are alarming: Median apartment rents have risen 26 percent in California and 23 percent in Los Angeles County over the past three years, according to Zillow. An estimated 2 million households spend at least 30 percent of their income on housing. The homeless population in the area has grown by 23 percent. Yet rent control has decidedly not provided an answer to housing shortages anywhere, and it even generally makes it more difficult to find affordable rentals.

Rent control economics

Rent control restricts property owners from raising rent by more than a set amount (such as 3 percent a year).

Demand for controls has historically been driven by stories of exorbitant increases forcing lower- and middleincome people from homes.

However, the imposed price cap creates an artificial shortage of available units, as people in those apartments choose to stay put. They continue paying lower rates than the market can support. This can easily lead to wealthy people paying unbelievably low rents.

If a tenant does vacate a rent-controlled unit, the property owner can usually increase the rent to reflect the marketplace. However, owners often have trouble filling these vacancies because the previously depressed property income makes building maintenance unaffordable.

Current political climate

The tension between property rights and affordable housing is driving political debate. Legislation was introduced in Sacramento earlier this year that would repeal the 1995 Costa-Hawkins Act, a move that has drawn considerable opposition from apartment owners. While shelved for now since the current legislative session ends soon, a repeal would have a tremendous impact.

Costa-Hawkins allowed landlords statewide to raise rents as high as they wish if a tenant voluntarily vacated or was evicted - even in cities that had passed rent controls. The act banned single-family homes from rent caps. The measure also exempted rental housing built after 1995 from rent control. When Costa-Hawkins was enacted, it eliminated tougher rent control ordinances in many cities, including Santa Monica and West Hollywood.

In Los Angeles, however, the city recently stiffened restrictions around the demolition of rent-controlled units. If property owners tear down rent-controlled apartments and replace them with new units within five years, those new units fall under L.A. rent control regulations. An exemption is granted if 20 percent of the new units are affordable housing.

About 15 California cities have some form of rent control in place. These efforts are escalating, though voters in some California cities (Alameda, Burlingame and San Mateo) turned down rent control measures in the last election. This past November, voters in Mountain View and Richmond approved new rent increase limits. Beverly Hills recently reduced its maximum annual rent increase to 3 percent. Rent-control campaigns are reportedly beginning in Glendale, Pasadena, Santa Barbara, San Diego and unincorporated portions of Los Angeles County

Keeping up to date

Property owners need to be cognizant of the changes being debated or currently underway. For example, the L.A. tear-down/affordable housing rule passed in April could affect plans for their buildings. Landlord groups in California are working to fight other grassroots rent control efforts. They are also advocating for more statewide housing development efforts. However, the housing shortage and new developments entering the market that are exempt from rent control combined will keep the issue in the forefront.

Keep an eye on the effort to repeal Costa-Hawkins resurfacing in the next legislative session. It would undoubtedly encourage local officials to craft new laws throughout the state and apply them to far more rental units. That could, however, further worsen the housing shortage and have economic consequences.

How can my apartment building compete with the new complexes?

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Fri, 11 Aug 2017 12:48:11 GMT

Dear Kari, I have a small apartment building. Do you have any suggestions on how I can compete with the new complexes that offer everything?

Marci
Dear Marci,

Amenities in apartment buildings have tremendous appeal, much like cars with added features. However, supped up cars and apartments also turn off people who want something reliable, comfortable and quiet. The trick to marketing apartments in smaller buildings is recognizing the type of renter for whom they would be perfect.

New luxury units are going up in many neighborhoods, but not everyone wants to spend extra to live in a building with a number of amenities they will rarely use. Well managed and well-maintained older, smaller properties offer desirable alternatives.

There are lots of renters who do not want to be in a bustling 300-unit apartment complex where they would feel less safe. These people are willing to sacrifice nice-to have amenities for a necessary sense of community and safety. They want the most value for their money, and that means an attractive and updated apartment that can quickly be turned into a home.

Amenities smaller buildings offer

The top things people consider before looking at the bedrooms, appliances and view are the buildings location and price. Many tenants will value a building that is affordable and situated near freeways, public transportation, grocery stores, restaurants and other conveniences over a large complex on a main drag.

The amenities cherished most depend upon tenants age groups and lifestyles. Different populations, like families, college students and retirees, have different needs. For example, a smaller building typically offers a quieter setting. For people who work a nontraditional schedule, that is a prime perquisite.

Buildings with fewer units also offer less turnover and typically less drama. In a large complex, there are moving vans at the beginning of each month and on every weekend.

Realistically, a smaller building is not going to feature some of the amenities that larger facilities have. However, some changes make sense. Consider the following:

Clean energy-efficient appliances, fixtures, lighting and fittings can make a difference in a properties appeal.
Simple upgrades like a pull-down faucet, stainless steel sink and new drawer pulls can instantly modernize a kitchen and make people visualize the unit as their new home.
The most popular amenity nowadays is high-speed internet throughout a building, which is an expectation today for any market but seniors - and many of them want it too.
Creative extras like a discount for a recommended maid service or discount at a local gym can make up not having those amenities regularly available onsite.
Being pet friendly is also an amenity that not every building offers and will help attract tenants.
Online ability to pay rent and request maintenance will appeal to busy people who operate on a 24/7 basis.

Marketing the difference

The number of bedrooms, baths and monthly rent are key marketing elements, but highlighting the aspects that make a smaller building desirable (and a better value) is important in competing against larger complexes. If appropriate, emphasize old-fashioned charm, convenience, thicker walls, and any upgrades to indicate that the building, if not new, is kept up to date. If laundry amenities are not included, indicate how close a reliable facility is.

If targeting a particular demographic, emphasize qualities that will appeal to them. For example, point out area features like coffee houses, parks, or bike paths.

Lastly, the marketing, the application process and other interactions should be professional. People may want to feel comfortable with an on-site manager, but they really want to feel the building is well run. Upkeep, competitive pricing and a sense that the manager (and management company) want the potential tenant to feel at home are amenities that everyone values.

If you have a question please email me at kari@skypropertiesinc.com .

On-site Property Management Contract Agreements

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Fri, 11 Aug 2017 12:42:44 GMT

LODGING Effective January 1, 2016

Room occupied alone $47.03 per week
Room shared Apartment two $38.82 per week $564.81 per month

thirds (2/3) of the ordinary rental value,

and in no event more than:

Where a couple are both employed by the employer, $835.49 per month

two thirds (2/3) of the ordinary rental value,

and in no event more than:

In closing, be certain to have a very well documented and thorough contract, and keep accurate records of time worked for all of your employees, whether its on a weekly, bi-weekly and/or monthly basis.

Link to Wage Order 5: http://www.dir.ca.gov/IWC/IWCArticle5.pdf Watch the video to this article on our YouTube Channel: https://www.youtube.com/user/SkyPropertiesIncLA .

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at: https://www.skypropertiesinc.com/ .

Ask Kari is a monthly, Question & Answer feature by Kari Negri. Kari has two decades of property management experience, is a featured speaker at many industry trade shows, such as AAGLAs annual trade show, and is the CEO of SKY Properties, Inc. in Los Angeles. Please submit your question today: kari@GetSky.net

This month we are featuring tips from Jennifer Baez-Silva who is in-house legal counsel at SKY Properties, Inc. We discuss property management tips with a specific focus on on-site manager contracts. If you have buildings with an on-site manager, be sure to review the tips below!

On-Site Manager Agreements Can Be Complex and Confusing
First off, your on-site manager is your manager (i.e., your employee) but is also your tenant. This brings a level of complexity to the issue as opposed to if they are only either a tenant or a manager. They, by definition, are both. This makes them an employee, which brings labor, and employment law into the mix. Its important to understand this. Your on-site manager is both your tenant and your employee. As an owner, you must follow employment law.
Wage Order No. 5 is the applicable wage order governing resident managers (Public Housekeeping Order) (link below).
Not Knowing the Law is No Excuse California
labor law is serious business. If you fail to follow California Labor Law, you are setting yourself up for civil penalties, and possible criminal penalties, sanctions, and massive litigation.
Create a Bullet Proof Manager Contract: 16 Units or More? Protect Yourself
In California, if there are 16 units or more a designated responsible person is required to live on site. Put a manager contract in place, which defines the terms of your agreement, including payment, timecard keeping, duties and responsibilities, time off, etc.
Record Keeping
Your on-site manager must provide time cards to you on a weekly or bi-weekly basis. It is also a good idea to have a monthly certification of time that your manager signs for hours worked for each preceding month. If you fail to keep a record of hours worked, you expose yourself to an employee making a claim against you for hours worked but not paid. If you have no records to prove actual hours, you will be responsible for non-payment, overtime, penalties, etc. by court order. This can quickly become an error running in the tens of thousands of dollars.
So it is important to have weekly or bi-weekly timecards submitted, as well as, monthly certification of all hours worked in a month. The second part need not be overly complicated. For example, some employers simply total monthly hours and have the employee sign, I certify that xx hours are my total hours worked for the period of January 1 January 31, 2017. This certification is important in the event that an employee seeks later to file a wage suit against the owner and/or the property management company. It is a certified record of the hours worked, which can then be correlated to wages paid.
Again, if no records exist, wage and hour claims can be huge, extremely litigious and costly. California laws are very unforgiving when it comes to employment law. Depending on the amount of time the resident manager has worked, penalties can go into the six-figures very quickly. This is a result of penalties doubling and tripling for back pay and overtime not paid.
Review Current Manager Agreements
Make certain to review your manager agreements every year. As California Labor Law updates, you want to stay on top of it.
If you acquire a building and keep the current resident manager or when you revise your current resident manager agreement, you might consider having the resident manager sign a statement saying that no back wages or payments are due at that point. That all wages are current for hours worked as of the revision date.

Maximum Lodging Credit
Stay aware of the maximum you may credit your on-site manager for their unit. Revised as of January 1, 2016, the owner is limited in the amount they may credit for meals or lodging to meet part of their employers minimum wage obligation. The amounts so credited may not be more than the following:

Ask Kari property Management in Los Angeles

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Fri, 11 Aug 2017 12:35:16 GMT

Dear Kari, I heard that my trash fees could triple - is this true?

- Jonathan from Culver CityThere are now only seven trash collection companies. This has created a monopoly that allows them to use your money to play the game. The law they passed requires the seven companies to hire only union labor. The trash companies can afford this now since they can charge you higher fees and no longer worry about a competitor cutting the prices they charge and this will cause prices to increase and service to decrease.
Politicians count on the unions to donate to their PACs which I suspect is why there is a union requirement? All detectives always say, Follow the money.
The seven trash companies pay a franchise fee thats determined by 12% of what they charge you and this goes into the city coffers.
This morning a Housing Provider told me that their new bill is more than double.
If you want to do something you must contact your council members - if you need help, Fred Sutton here at AAGLA can help you do that.

Dear Kari, How can I stay current on the ever changing laws?

- Anthony from EncinoYou can become a member of AAGLA but if you dont actually read the magazine and keep current you could open yourself up to any number of lawsuits.
I have heard that there will be a company coming out with a way to always stay current. If you are interested in this please email me and I will let you know as soon as I get more information.
Most owners will turn to a management company as it is already a huge liability to manage your own property and not keep up on all the changes and laws. I have been to so many seminars where there are 300 people in the room and only know what is actually going on.

Dear Kari, Do I have to participate in the Section 8 program?

- Lauren from Van NuysYou cannot discriminate on the source of income that is true, but you do not have to participate in the Section 8 program.

Dear Kari, I have been told that I should not rent to tenants with big dogs, what do you think?

- Jacqueline from Santa MonicaFirst you should find out if your insurance policy has breed restrictions and if they do, you should know which dogs could be a financial problem and liability for you. SKY Properties, Inc. does love their dogs but has a few thoughts/rules we go by that you might consider:
We believe the bigger the dog the bigger the bladder.
If our tenants want a dog they should pay $100 monthly pet rent per dog with buildings with indoor hallways. $75 per dog otherwise.
We require all renters to have insurance - we require a minimum of $300,000 for liability. This helps insure that we do not discriminate against anyone with a companion animal that may fall into a higher risk category.
We always get a signed Pet Agreement which you can get from AAGLA.
We have a strict policy regarding behavior - any sign of violent tendencies should be met with a 3 day notice to quit. There can be huge liability where a Landlord has prior knowledge that a dog is dangerous.
Dog trivia - there is an ordinance in the city of LA that limits a person to only 3 dogs on the property unless they have a kennel license. Dalmatians were great dogs for the Fire Department because many are deaf and very aggressive.

Dear Kari, When do I get reimbursed for of the fees I paid in February for Rent Registration?

- Karen from BurbankIn the past, it has always been the month of June (served in May). In 2017, the month to collect those fees has been changed from June to August. You can collect $12.25 from each registered unit but your 30-day notice must be served in July. The notice must have a copy of the Rent Stabilization Registration Certificate issued by city after you have paid the fees as proof of payment.
We will find out in June what annual rent increase will be but likely the same 3% even though some studies have shown expenses rising by 7%.

There's a Stranger in Your House

Fri, 11 Aug 2017 10:21:50 GMT

A few weeks ago I was watching the news and saw a freaked out home owner, followed by a news crew, who proceeded to knock on the door of a home she owned. The door was answered by a woman who was caught off guard completely (still in her PJs). As soon as the door was open, the owner shouted Who are you and what are you doing in my home? to which the woman replied, I rent this house, I have a lease let me get it.

While the woman was inside getting her lease the owner told the news crew that she had personally not been to the house in about 2 months but that she had a property management company, Bear Beware. Before going to the home that morning she had called Bear Beware and asked why they had not forwarded the Lease and Funds as the home was clearly occupied when she drove by the day before. Bear Beware was shocked and said that the home had not had much traffic and so they had not been there in weeks but it was not rented.

The woman came back to the front door and produced a 1 year lease with her name on it and a copy of a cashiers check. In her mind everything was legal and on the up and up. The owner was very upset and noted that the name Joe Blow was not her name and she was the proper owner of the house and that the woman needed to get out right now. It was a horrible and embarrassing scene. Both the Landlord and the Tenant were victims.

This type of scam is becoming extremely common, but statistics are not accurate because victims are often too embarrassed to report it. In this case the criminal who rented out the house simply cut off the lock box and changed the front door keys. Then all they had to do was collect the money and produce a lease which they printed on line.

These scammers target single family homes and small building owners without on-site managers that often utilize lockboxes for showings. The scammers find legitimate ads on Craigslist or other free sites such as Trulia, Zillow and Hotpads and copy ad wording and pictures, but change the contact information to their own. The only way to tell that these are phony ads is they are normally too good to be true. For example, the landlords ad might list the unit at $1700.00, and the scammers will list it for $1100.00. They will also attach links to fake credit check sites and ask that holding deposits be wired. A legitimate management company or owner usually would not ask to have money wired (especially to a Western Union account). Most legitimate management companies post their signage in front of rentals; if the information in the ad does not match, that is another red flag.

Management companies have reported receiving calls from people demanding keys for units they have leased. The management companies quickly point out that they are mistaken, these renters then show leases with unknown names and proof of deposit and rent payments made out to unknown parties (the scammers). A good owner or management company managing a building without an on-site manager will not simply place a lockbox at a property and indiscriminately allow strangers to view it. Aside from giving scammers the opportunity to take advantage of the public, it can leave the owner vulnerable to a slew of problems, including squatters. Remember that once someone has a lease for your property, legitimate or not, they will likely get their day in court and you might have to go through the entire costly and time consuming unlawful detainer (UD) process.

The best way to protect your investment is to make sure you or your management company is frequently checking your/ their ads, frequently going by the property, and making sure that access to your rental home or apartment is not being given without taking strict precautions. Consider cameras as they are relatively inexpensive and easy to install or take a look at ring.com where you are notified when someone rings the doorbell you can see and talk to them.

Fire Safety During the Holidays

Thu, 10 Aug 2017 10:26:43 GMT

Statistics from the National Fire Protection Association indicate that 30% of all home fires and 38% of home fire deaths occur during the months of December, January, and February. Incidents of fires caused by cooking, heating and open flames all increase during the holiday season. Dry holiday trees, burning candles, faulty electrical wiring and grease fires all contribute to these tragedies, so don't let your celebratory holiday gatherings end up as another fire loss statistic. Here are 8 things you can do in and around your home to prevent these accidents from happening and destroying your family and your home.

Check your stoves and ovens NOW before the holidays are upon us. Make sure your pilot lights are properly lit and working and your oven is heating properly. If you have an electric oven, make sure your power cord does not have any bare wires exposed and that it is not kinked or within 3 feet of any flammable material. If you have a gas oven, turn it on today and let it heat up to make sure that there are no issues with the flow of gas and the flame heats evenly without blockages or interruptions. With any amount of holiday cooking, you want to make sure your oven is working properly at all times.
While cooking, remember to always check your burners and burner dials to make sure the flame and the gas are completely shut off when you are finished cooking. I have a friend who has a ritual of running her fingers over the oven dials every day before leaving the house - its become a habit for her and I'm grateful for it. The leading cause for kitchen fires is unattended cooking! Be diligent when your oven and stove are in operation. 40% of ALL home fires start in the kitchen and cooking area.

Per Home Depot, there is a great new product that puts out fires automatically! It safely and automatically puts out kitchen fires and there's no special testing or installation requirements. Its specifically designed to prevent unattended cooking fires. The non-toxic extinguishing powder can easily be cleaned up with a wet rag and a vacuum cleaned.
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Perhaps this should be #1 in this column but make sure you check your smoke alarms to ensure that they are all properly working. Sadly, of all home fire death come in houses with no smoke alarms or non-working smoke alarms. 20% of all home fires are caused when something flammable is placed too close to a source of heat. Smoke alarms and fire alarms can help notify sleeping occupants should the unexpected occur. Check your alarms! SKY Properties makes a point of checking every apartment every 6 months as required by many insurance companies and also checking all smoke alarms and CO detectors when doing a unit turnover.
Electrical wiring/outlets. Make sure not to overload your electrical circuits. With holiday decorations often involving lights and powered decorations (remember the ho-hoho-ing Santa that jiggles and giggles while it leans back and laughs?), we have a tendency to jam as many electrical plugs into the outlets as we possibly can. This can overload your circuit, and while an overloaded circuit is supposed to trip a breaker, the reason that safety component even exists is to prevent overheating of the wires running through your home. For older buildings, some of those precautions may not exist and electrical fires can become very common, especially around the holiday season. Also, be careful of using old or non-grounded extension cords and be aware that it is not recommended to string an excessive number of extension cords together. The NFPA estimates that over 50,000 fire-related deaths are due to electrical issues and 20% of those are caused by some faulty component of extension cords.
Do not leave unattended candles even for a quick trip to grocery store especially with a pet inside. Unattended candles cause 18,000 fires every year. In addition to blowing out your candles if you leave your room, there are other safety tips you can put in place or ensure to enjoy your holidays. Make sure your candles have a strong base so they don't tip over. Keep a 2-foot safe area around the candles so no combustibles are within burning distance. Trim the wick to one-quarter inch thick to prevent the flame from growing too high. Don't place candles at the end or near the edge of tables as they can be knocked over easily. Finally, keep candles away from areas where children are playing or where they can reach.
Make sure if you have a Christmas tree that it has water in the bowl so it does not dry out and become a fire hazard. Christmas tree fires account for a substantial amount of fire damage and deaths during the holidays. As your trees dry out, they become fuel and ignite with significant speed. Keep your trees wet and remove them from the home as quickly after the holidays as possible. 56% of Christmas tree fires happen in January and February.
Everyone should own at least one fire extinguisher. Fire safety experts suggest that you have at least one fire extinguisher in the kitchen, one in the main hallway and one near each major exit of the house. The number required really depends on the size of your home. It is recommended to get a dry chemical fire extinguisher as opposed to a wet or water-based fire extinguisher as water-based extinguishers are problematic with grease and electrical fires. If you have to have them in an exposed area, at least you now have some design styles that will accent your home perfectly.

http://www.jeremyriad.com/blog/design/designer-fire-extinguishers-disguised-as-wine-bottles/ http://freshome.com/2009/06/11/fire-extinguishers-as-beautiful-decorative-objects-by-fire-design/
Being prepared is the best piece of wisdom we can share. When you are trained, you are far more equipped to deal with your circumstances without needing aid from outside sources. Consider getting some training from your local Community Emergency Response Team (CERT). CERT members are trained in basic disaster response skills such as fire safety, light search and rescue, team organization and disaster medical operations. Here's a link to their site.

CERT-LA You Cant Predict But You Can Prepare - Los Angeles. www.cert-la.com
We wish you and your families a happy, fun and SAFE holiday season this year!!

Rodent Control: Practical and Ecologically Friendly Solutions

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Wed, 09 Aug 2017 08:41:05 GMT

Hi Kari, what are your suggestions for rat problems? Thanks, David.

Hi David! What a great question! Your question allows me to highlight not only practical solutions for your problem, but to also speak to some issues very important to me, namely, ecologic and environmental factors where we can have a positive impact simply from how we operate our buildings.

Often when we think of rodent control, we think poisoning. Poisoning has been the traditional option for decades and has a decent rate of success towards the problem at its surface. The issue I have with poisoning is its larger effect on the local ecology. What happens is a rat ingests this poison and dies (slowly, sometimes taking as long as 10 days) The Poison remains active and if another animal, such as a bobcat, coyote, raccoon or snake eats the dead, poisoned rat, the second animal then dies as a result of secondary poisoning. And it doesn't stop there.

These poisons are so incredibly toxic that if yet another animal up the food chain, such as a mountain lion, eagle, or barn owl consumes all or part of its poisoned pray, they too an die or become extremely ill. A local, famous case of this occurred with the Mountain Lion in Griffith Park, P22, who became sickly with mange after eating an animal that had ingested 1st generation poisoning.

Not only are these poisons lethal to rats and its predators, they can also be mistakenly consumed by our more friendly animals such as dogs, cats, rabbits, and squirrels. There are countless stories about poison being discovered and ingested by children. Approximately 10,000 calls come into Poison Control Center for children ingesting rat poison each year. The cure for rat problems go well beyond the toxic wasteland of poisons - so why don't we talk about practical and ecologically-friendly solutions to get a rat problem under control.

There are a couple of great organizations leading the charge in California, creating awareness campaigns as to how we might reach a solution that is both effective and friendly to our environment. I will summarize their messages here, but I encourage you to also visit their websites for more information. Those organizations are Raptors Are the Solution (RATS) and Poison Free Malibu. Links provided at the end of this article.

The way that Poison Free Malibu communicates its strategy is to Clean Up, Seal Up, and Trap Up. They are simple, preventative care efforts that speak to nipping the problem before it actually becomes a problem.

Clean Up

Rats are attracted to food that humans leave behind. If we remove their source of food, we effectively remove their motivation. The primary source of their food at an apartment or commercial building is trash in and around an open trash bin or dumpster. Therefore, it is critical to keep the area around trash bins free of trash, spillage, and overflow. In addition, it is also critical to keep trash bins and dumpsters sealed so rats cannot enter the bin in the first place. An open dumpster is an invitation to all scavengers. Close and consider latching or the lid closed. Also, make certain to monitor BBQ and other common food areas for trash. It is VERY important to keep these areas clean at all times. Also, if you have dense planting area such as ivy where rodents can breed, we suggest you trim and thin out the area.

Seal Up

Inspect your building walls, roofline, and substructure for holes and structural weaknesses. Seal any holes, cracks or openings where rats or mice may enter your structure and nest. In particular, look for areas where wiring or plumbing passes from exterior walls to interior, areas along the roofline where an opening exists for a mouse or rat to crawl under a tile or shake roof, and any exterior access to a basement or substructure. You would be surprised how small an opening these rodents need to enter a space: less than of space for a mouse and less than for a rat! Seal up those openings!

Trap Up

After cleaning and sealing up your building, use traps to remove rodents left inside. By traps, we are talking about live traps, snap traps, or electric traps. These are used to trap rodents that would be left with no means to exit your building after you have sealed it up. It is not necessary to trap exterior rodents once you have cleaned up and sealed up. Some natural deterrents we can implement include aromatic annual herbs. Consider mint, lavender and catnip. If you;d like to plant some perennial plants that deter mice, consider amaryllis, lavender or daffodils.

If you'd like to hire a professional rodent exclusion/proofing company instead of a conventional poison-supplying pest control company, do your research in your area. Look for companies that attack the problem by removing the causes and entryways, offer guarantees, and not set you up for a monthly bill to re-supply unnecessary poisons. An example of an exclusion/proofing company in southern California is Rodents Stop www.rodentsstop.com

SB 328 state law requires landlords to provide tenants with notice whenever any over-the-counter pesticide or herbicide is applied to the property by anyone other that a licensed pest control operator goes into effect January 1, 2016.

For more information, resources, and ways you might support this very important ecologic cause, visit:

Raptors Are the Solution (RATS) http://www.raptorsarethesolution.org/

Poison Free Malibu https://poisonfreemalibu.org/

Thanks again for your question, David! As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Please submit your question today: kari@GetSky.net Watch the web video series to this feature at www.GetSky.net

Top 5 Things to Be Thankful for in Property Management This Year

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Tue, 08 Aug 2017 12:37:09 GMT

Ask Kari is a monthly, Question & Answer feature from Kari Negri. Kari has two decades of property management experience, is a featured speaker at many industry trade shows, such as AAGLAs annual trade show, and is the founder and CEO of SKY Properties, Inc. in Los Angeles.

As we move into the holiday season, its an appropriate time to reflect on what were thankful. Here are five things at our buildings we are thankful for:

THANKFUL FOR GREAT RESIDENTS.
We are thankful for having great residents. Finding them is key to building a positive community at your building. Be sure to screen thoroughly and do background checks in non-rent control buildings. Dont hesitate to give 60-day notice to a trouble tenant (non-rent controlled). You can be certain that a vacancy is better than a problem tenant.
THANKFUL FOR PREVENTIVE MAINTENANCE.
Stay ahead of the curve by staying on top of maintenance. Doing preventative maintenance cuts down on vendor calls and keeps you proactive rather than reactive. Take care of problems before they arise so that huge issues are avoided.
THANKFUL FOR EXCELLENT MARKETS.
Its important to stay competitive by constantly researching your local market. Changing rents has enabled me to consistently raise revenue. I have found that renters are thankful for the level of care and service that comes with higher rents. They also take pride in a quality, and a quality priced, home.
THANKFUL FOR THE CONVENIENCE OF TECHNOLOGY.
Technology has brought many conveniences. For example, it allows residents to instantly communicate with us about maintenance issues and allows us to post pictures instantly and digitally distribute our new vacancy advertising. Technology has also given residents the ability to pay their rent right from the phone in their pockets. Lastly, lets not forget how it has made internal office communication much more efficient and optimized.
THANKFUL FOR HAVING A GREAT TEAM.
People on the ground make all the difference for your team. At my company, our SKY Properties logo is displayed largely on the back of the shirts of our maintenance personnel. This offers immediate recognition to our residents that the property is being cared for. It helps boost confidence that our maintenance team is part of a strong team who wants to be identified in public. Adding to our strong maintenance team is a strong, trusted, and established vendor list. A solid inventory of trusted vendors is a vital addition to a strong team. Rounding out a strong team is a developed and welltrained office staff that provides a central nervous system for the entire operation. As building owners and managers, we are thankful for our entire team and hope you are thankful for yours this holiday season.

Remember to follow SKY Properties at www.GetSky.net Thank you!The body content of your post goes here. To edit this text, click on it and delete this default text and start typing your own or paste your own from a different source.

Is Rent Control Coming to Long Beach?

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Tue, 08 Aug 2017 10:05:23 GMT

Hi Kari, I am a landlord in both Boyle Heights and Long Beach. I have heard rumors that Long Beach is now going to be subject to the Rent Control Ordinance. Is there anything I can do?

Thank you,

Richard

Hi Richard! Thank you for such a great question! The City of Long Beach recently embarked on the journey toward rent control with the passage of the Proactive Rental Housing Inspection Program Ordinance (PRHIP). Much like LAs SCEP (Systematic Code Enforcement Program) this ordinance empowers city employees to subjectively inspect housing units beyond the requirements of the habitability code listed in Section 1942.5 of the California Civil Code.

Is Rent Control Coming to Long Beach?

Owners are being cited for cosmetic defects on counters and bathtubs, damaged wallboard in finished garages and cracked caulking and grout where no leaks occur. One owner was mandated to repaint his entire building because of a small spot of peeling paint on the inside eave of the roof! Another owner was cited for non-permitted window replacements done four years before she purchased the building.

Such inspections with the resultant $1000 a day violations per incident give rise to programs like REAP (Rent Escrow Account Program). At this point renters receive a rent reduction (up to 50 percent) and the remaining rent money no longer goes to the owner, yet the owner is required to fix violations and continue the operating costs of the building.

It is easy to see that owners in REAP type programs lose their property. New buyers have difficulty getting financing and the building often becomes targeted for demolition or eminent domain. Renters in these buildings can become part of the growing homeless population. Simultaneously with these ordinances, there is a call for just cause eviction laws. Eviction controls sound good but they become the silent killers to affordable housing.

With just cause evictions, housing providers hands become tied when they want to evict bad actors in their buildings. No longer can landlords evict criminals, gangbangers, hoarders, water wasters or pedophiles who move in with friends. Removing batterers in domestic violence cases also becomes challenging.

When owners lose their right to evict bad neighbors, the good tenants move out and the building becomes a magnet for criminal activity. Deterioration sets in, neighborhoods decline and building and community value is gone.

This is the road to rent control and with each step along the way owners face fees, fines, licensing costs, inspection and re-inspection charges. It is a slippery slope toward deterioration of the housing industry and the slow creeping intrusion of government regulation into property ownership.

The road to rent control and rent control itself is a lose lose proposition for everyone--owners, renters and the community. So, although Long Beach is not facing rent control per se, today, the ordinances that Long Beach leaders are looking at are headed in that direction.

Richard, you asked what you could do about this situation. I encourage you to exercise your political muscle and make your voice heard. You must contact the city Councilmembers in the districts where your properties are located. Call, email, fax these elected officials or set meetings with them to discuss your concerns. Tell them you have invested in Long Beach and the passage of such ordinances will destroy your property, the rental community and the entire city. Share with them the experiences you have had in Los Angeles and tell them that you are looking for other, more business friendly cities in which to buy property.

The risk is real. And the time is now!

Thanks again for your question, Richard! As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Fire Season Tips

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Tue, 08 Aug 2017 08:51:25 GMT

As fire season approaches, we wanted to share a few tips on some areas you might want to review when conducting you smoke alarm/CO2 checks at your buildings. Spending a few extra moments investing time in seeking out potential fir hazards could, most importantly, save a life, but also avoid tensions during inspections, code enforcement, etc. Here are a few areas to consider:

Fire Escape Plan

We used to practice fire escape plans in school, has the practice ceased in our homes? Talk with your residents about fire escape and having a plan within their units. You might even reach out to your local fire department to involve a firefighter to come give a discussion at your building. Just as with the police, who have community assigned Senior Lead Officers who will come to your building and talk about crime prevention and safety tips, firefighters are equally involved in the community.

Water Heater Closets

Of course we've all been told not to store anything in a water heater closet, but its always a great idea to check them out during an inspection. We've heard instances of discovering wrapping paper piled up near water heaters, paint thinner, and other flammable chemicals. A water heater has a flame (pilot light) at its base. If something near it is flammable (pet hair, paper, chemical vapors), it will ignite. Look for peeling, flaking paint on the wall heater cover. Sand, prep, and repaint if necessary.

Stove, Oven, and Cooking

Wrapping stove/oven drip pans in foil can cause an excessive buildup of charred food and drippings. This material can catch fire. Do not store pots and pans in the oven. Some handle compositions can pose a danger when exposed to pilot light heat in an enclosed space. Know that these first two stove and oven items are two of the many things code enforcement will flag as a violation. When grilling, frying or broiling, be certain to remain in the kitchen. If you need to leave your kitchen area, even for a very short period, turn off the stove first.

Power Strips

Look for overloaded power strips or strips that have plugs not fully plugged in. If the wattage drawn from a specific circuit in the circuit panel exceeds its maximum capacity, it will trip, and could prove unsafe. Consider watts = volts x amps. A clever way to remember this equation is West Virginia. Watts = Volts x Amps. If you have a 15-amp circuit at 110 volts, it can handle up to 1,650 watts. Take note of the circuits for each area of a unit to understand wattage capacity.

Hoarding

You always want to look for signs of hoarding: unkempt, massive storage of items in an enclosed environment that can prove fire hazardous. Fire departments are experiencing serious fires and injuries as a result of hoarding -- the excessive accumulation of tenant belongings in apartment units. These cluttered, unsafe conditions pose a threat not only to the resident, but also to their neighbors. According to recent studies, up to 5% of the population are compulsive hoarders. Hoarding can be a huge fire hazard. Blocked doors and windows can prevent escape in a fire or other emergency situation. Common types of materials hoarded include highly flammable paper, boxes, and clothing. Firefighters can also be put at risk due to obstructed exits and raging fires that can lead to roof collapse. Hoarding makes fighting fires and searching for occupants a lot more difficult. There are many resources (some free) for compulsive hoarders. http://hoardingcleanup.com/california has free links to therapy, clean up companies and on going hoarder support.

Laundry Room

At most apartment buildings, the laundry room is both a great convenience and sought after amenity. We must keep in mind however, that fires may occur if clothes dryers are not properly installed and maintained. More than 80% of dryer fires took place in residential buildings. Every year, fire departments respond to approximately 60 clothes dryer fires in apartment buildings. These fires resulted in many injuries and about $35 million in property loss. A clothes dryer works by forcing hot air through a spinning drum. Moving hot air then dries wet clothes placed in the drum. During this process, lint comes off the clothing. While much of the lint is trapped in the filter, lint also ends up in the vent line. Lint is a highly flammable material that can accumulate behind your laundry machines. In addition to the accumulation of lint, blockage in the dryers exhaust line can occur from pet hair, cobwebs and even birds or rodent nests! A clogged-up vent will not exhaust properly, and as a result, overheating may occur, which could lead to a fire.

Smoke Alarm

Test your smoke alarms, and change out batteries if necessary. Make sure all units have properly working CO2 alarms. Educate your residents to not pull a smoke alarm down due to the battery beeping. Rather, encourage them to let the manager know so a new battery can be installed. The same goes for the backup battery for a CO2 detector. Finally, remember that smoke alarms can no longer be located near a ceiling fan.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

The keys to success. Tips for motivating personnel

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Tue, 01 Aug 2017 13:08:12 GMT

This month, we have a special guest article from Armandi Muniz. Armandi is a certified Los Angeles County EMT, a member of the Los Angeles Fire Department Community Emergency Response Team, is on the Call-Out Team, and he won Property Supervisor of the Year 2013! So hes well qualified to offer building owners guidance in this area for sure! Armandi asks, Its January, did you prepare during disaster preparedness month last September?

If not, discover what you should do, and why you should care, by applying Armandis top five disaster preparedness Tips below. Also, be sure to watch the video to his article, where Armandi walks you through his great Tips. The video can be found on our website, www.GetSky.net

When it comes to disaster preparedness, here are Armandis five Tips to keep in mind:

Tip 1: Make a Plan. Without a plan, you have nothing, and a plan is completely free! Write it down. Think through various scenarios. What about the kids, pets, and elderly? If communications systems are down, what is the plan to know everyone is safe or getting to safety? Food? Water? First aid kit?

Tip 2: Practice Your Plan. A good plan is a great plan if you know how to put it into action. Practice it.

Tip 3: Be Prepared. The question I get most is, Why do I need to be prepared? and How much will it cost? I look at it similarly to not driving on the freeway without insurance. Also, one of the many key considerations to factor is that you will not be able to depend on emergency services personnel. All police, fire and medical personnel will be hyper focused on massively affected areas, collapsed freeways, hospitals, schools, etc. You must assume absolute responsibility for yourself and your family. On-site building managers will be expected to have answers about community emergency response, and offer support to their tenants.

Tip 4: Buy the best gear you can afford. Regarding cost of preparation, spend what you can afford on the best gear possible. For example, there are $500 flashlights, but also $20 flashlights. Buy durable gear and research reviews online before you buy. Government recommendation is to have 72 hours of supplies on hand. I advise that you have at least a weeks worth of food and water available per person non-perishable food and 1 gallon of water per person per day. Also, don't forget your pets. Pet first aid kits are a good idea in addition to a weeks worth of food and water.

Tip 5: Inventory Your Kit. There are many companies that sell emergency kits online, so take the time to research them. If you would like to put together your own kit, here are some basic items to consider having on hand for when disaster strikes. Also, consider redundancy in your inventory. I like to say, Two is one, and one is none when it comes to disaster inventory.

5-gallon bucket with toilet seat lid option. A week with no power or water, the toilet seat option will be a welcome purchase.
Solar, hand-crank radio/flashlight/mobile phone charger. Provides light, radio and power to charge necessary items.
Work gloves. Helpful to aide in removing debris, glass, etc.
Water purification. Tablets, filters, additives.
Dust mask. N-95 mask is minimum.
Emergency candles. Emergency candles will burn longer than household candles. Always be careful with an open flame!
Toilet tissues.
Boxed water potable water. Looks like a juice box. They have a five-year shelf life. Be cautious about storing plastic bottled water. There are chemicals in plastic that can leech into the plastic bottled water over time. Go for boxed water instead. Boxed water is Coast Guard approved. Remember, at least one gallon of water per person, per day.
Tent. If your windows/roof is broken and it starts raining, a tent is a good item to have on hand.
First aid kit. Go for a deluxe kit in case a neighbor or someone outside of your family is injured and unprepared.
Plastic sheeting and disposable toilet liners. Used to line the 5-gallon bucket as a toilet so you can empty and reuse.
Toilet chemicals. Used in conjunction with the 5-gallon bucket and toilet liners.
Emergency ration food bars. 2400 calories each. Obviously, you need calories to function, but if you are helping with search and rescue, you need additional calories to stay alert.
Glow sticks. Important to help conserve battery life of flash lights.
Emergency blankets. Most people think that emergency blankets are only necessary for cold weather, but emergency blankets will help regulate your body temperature in any weather.
Emergency whistle. If you are stuck in a confined space, access to a whistle will help emergency personnel locate you.
Matches. Get strike anywhere, waterproof matches.

That is the basic list. My kit at home is roughly five times the amount of this inventory, but at least have these basic items on hand in amounts sufficient for your loved ones and pets. I hope you can utilize some of these Tips to help become prepared for a disaster. Remember to watch the video at www.GetSky.net Thank you!

Choosing a property management company

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Fri, 21 Jul 2017 13:21:28 GMT

Ask Kari is a monthly Question & Answer feature from Kari Negri. Kari has two decades of property management experience, is a featured speaker at many industry trade shows, such asAAGLAs annual trade show, and is the founder and CEO of SKY Properties, Inc., in Los Angeles.

This month brings a special feature from the AAGLA TradeShow! I gave a free seminar on, The Pitfalls of Choosing the Wrong Property Management Company. Many owners thought it would make a great article to share and reference. Here are the main points from my seminar:

Pitfall 1: stuck in a 12-Month contract
You could be stuck in a 12-month contract with a company that does not share your vision for your property. Additionally, that company has control of not only the management, but also the building funds. At SKY Properties, we offer month-to-month management contracts due to the number of owners stuck in dissatisfactory management agreements prior to coming to us.

Pitfall 2: Poor accounting and Out-of-control finances
If you suspect anything, ask for copies of the invoices. You don't want a disorganized company that blindly pays invoices without investigation, or potentially double pays invoices. Make sure to find out what accounting software the company is using.

Pitfall 3: Non-Professional Property Managers as Managers
If you consider hiring an accountant, agent, asset manager, or family member to manage your building, be aware. Due to their lack of property management specific experience, they may be more susceptible to all pitfalls listed here including unnecessary legal exposure, and over-spending.

Pitfall 4: Not Properly screening tenants
Mitigating eviction risk starts with tenant screening. An inexperienced manager may fill a vacancy fast, and temporarily increase cash flow, but in the end, this is the worst thing they can do. Without properly screening tenants, eviction risk and community safety can be a heavy price to pay. At minimum, check: criminal, credit, employment, eviction reports, and get confirmation of current residence via a utility bill. Additionally, look at three months of bank statements to confirm rent and utilities are being paid. Lastly, look at the drivers license closely and confirm the identity of the person applying is the actual person you are approving.

Pitfall 5: incorrect forms and Not following Proper Procedures
All on-site managers must have a manager contract and submit weekly timesheets. Make sure your management company has an HR department that understands labor law and employee procedures. There are many other examples of improper, or lack of paperwork that is required, which management companies and their on-site managers must stay current on.

Pitfall 6: Neglected Maintenance
To make the bottom-line appear healthier, some managers may choose to neglect maintenance. This is a huge mistake. It results in massive repair bills when a problem becomes out of control and causes city write-ups.

Pitfall 7: inspection schedule Not Kept
Smoke alarms and carbon monoxide detectors must be checked every six months. Utilize these inspections to check plumbing (look for leaks and running faucets that can massively affect your water bill, create unhealthy conditions in apartments, and cause potential liabilities). Keep a copy of the inspection report in the main office and on-site. Also check the pool gate and, all railings insurance company checks once a year but that is not enough.

Pitfall 8: hidden fees
Not understanding all of the fees before signing a management contract can sting, especially if youre in a 12-month management contract. Besides the management fee what else will you be charged for? Leasing? Postage? Office supplies? What is included in the management of your property?

Do you have a question for Kari? Please submit your question today: kari@skypropertiesinc.com Watch the web video series to this feature at www.skypropertiesinc.com

QUESTIONS TO ASK MANAGEMENT BEFORE SIGNING.
Would you rather wait for the right tenant or just get it rented?
Do you like your bills paid within 30 days?
Do you want a janitorial service or does your on-site manager do the work?
Do you do maintenance just when needed or do you do preventative work?
What are your priorities and objectives?
What kind of vacancy turns do you want basic or remodel or small upgrades?
Bonus: how to best qualify a property management company. length of time doing business?
length of time with current clients?
involvement with local associations?
is the company bonded?

Upgrading Your Units to Achieve Higher Rents in Los Angeles

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Thu, 25 May 2017 18:42:48 GMT

With the average person spending almost half of their monthly income on rent, it is important to create an environment that is not just a rental but also a place that they can call home. Presenting a well-staged and cared for space can be the key to finding the perfect tenant for your rental. However, if you want to increase the value of your property and charge higher rents, there are more factors that you need to consider.

With rent prices at an all-time high, landlords are in competition to find good tenants willing to pay the new market prices. Tenants are in position to be picky, they want the most value for money, and that means attractive and updated apartments that can be created into comfy homes. But what are the major factors that need to be considered when renovating an apartment?

Updated kitchens with sleek and modern appliances can provide a large Wow Factor, and can also make the biggest difference in the price. That doesn't mean you need to tear out your outdated kitchen; there are affordable and easy upgrades you can do to rejuvenate a tired kitchen area to help create a stylish and inviting environment.

1. REPAIR NOT REPLACE:

If you already have a good-sized kitchen that just needs some love, then save on the expense of a complete teardown and rebuild by painting custom colors, or installing a back-splash. Utilize decorating and cleaning skills to create a new and fresh look. For example, clean up old hinges; paint under sinks and inside cabinets and drawers to give them a new feel. Add modern hardware, or a fun focal point such as a small chalk wall. Replacing old tile or Formica counter tops with granite or quartz will help give your kitchen a more modern and high-end look. A much lower cost option is to re-grout and seal tiles or have them professionally re-glazed. Even small things can add value and increase the rent at your property.

2. LOOK AT YOUR FIXTURES & APPLIANCES:

Clean appliances, fixtures and fittings can make a difference in the way people look at your property. Dripping taps, stained sinks and rusty piping are an instant turn off. Make sure all of your fixtures and fittings are in clean. An upgrade such as a $100.00 pull-down faucet and stainless steel sink can instantly modernize a kitchen sink area - providing an attractive, working and clean environment and will make tenants happy and more comfortable in their new home.

Matt from MrGarbageDisposal.com , a keen renovator of dated properties says, Working appliances make all the difference in modern rental apartment trends and many tenants when looking for a great rental property always look at what's included. Appliances such as washing machines and dryers can really help boost the rent. Even stainless drop-in stoves can really change the look and feel of a kitchen.

3. MAKE IT A HOME, NOT JUST A RENTAL:

Being able to visualize the apartment as your own home is the first step of successfully adding value to your property. Simple things such as thinking about how to take out the trash more convenient for your third-floor tenant could make someone feel as though they have been thought about, because convenience is important in a busy life. Think about what would make you want to rent a unit, and what you would be willing to pay. It would help you to find areas that need work and may increase your property value. Look at buildings that are similar and within proximity to get an idea of style, price and updates on what your competition is doing.

CONCLUSION

It is always worth considering getting a professional evaluation from an interior stylist. Experts will be able to tell you what you would need to acquire higher rent, and how to achieve it. It may be as simple as a few of the suggestions mentioned, but it may mean you need to invest in your property to see better cash flow. Upgrade old appliances whenever possible, paint the walls, consider custom colors, and achieve the most desired look for tenants to find their perfect home at your property.

The biggest draw is having a place that looks brand new. Focusing on updating the kitchen and amenities will allow you to charge more in rent and increase your income.

Avoid Financial Disaster at Your Building

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Tue, 04 Oct 2016 00:33:31 GMT

At the most recent Shake Rattle and Roll AAGLA trade show, many attendees of my talk asked for a copy of my notes on avoiding financial disaster. So for this months Ask Kari article, I promised them I would have my notes printed. Here you go:

Control your vacancies by renting to qualified people & taking care of the residents that pay their rent and take care of their units.

The only thing worse than a vacancy is an eviction and bad/non-paying tenants could lead to financial disaster. You will chase away good people, incur attorneys costs, plus you will receive no rent and you will incur their utility expense water at a minimum and probably end up with damages. To avoid this, it is imperative that you rent to qualified residents. In fact, the only way to make money and avoid disaster in this business is to rent to good residents and to do everything in your power to qualify them. For every adult, check their Photo ID, Proof of valid income. If resident is self-employed they need to bring tax returns.

Threebank statements see if income matches paystub and check to see if rent is paid on time

Social Security card/# or green card, passport, work permit (normally have tax id if they have permit)

Call the previous landlord or two

Meet animal if allowed and require renters insurance and signed agreement

Run: Credit report, Criminal record, & a UD report (eviction)

At a minimum Apartment Association AAGLA credit check like the Quad check (includes 2 credit reports, eviction report, and bad checks)

Require a utility bill with current address to verify residence on application

Make sure they do not owe $$ on basic services such as: utility bills (DWP/Gas Co), phone, and cable

Keep good residents don't give them a reason to leave.

Take care of routine maintenance immediately #1 reason residents move is a lack of maintenance

If you have an on-site manager make sure they are a good one and are giving great customer service

Accept maintenance requests via email and respond to them with date and time of service.

How many of you have one crazy tenant in your building? Don't let crazy or bad tenants drive your good tenants out. Act quickly by documenting everything and having your notices sent by an attorney when you think you have enough to start a UD.

Tenant retention can be as simple as showing tenants you genuinely care. Be responsive. Know how to get messages to your tenants quickly by texting or calling them things like the water is turned off for an emergency or any important information regarding their unit. Statistics say that most residents prefer texts and emails rather than be called.

Keep a schedule of when your leases expire approach tenant 90 days out and offer them an improvement in their unit such as carpet cleaning, fresh paint, a floor upgrade (if you would do anyways for a vacancy), granite counter tops, a/c in the second bedroom etc. for signing another year lease if they are a good tenant. By doing this, you can do improvements to your building and keep a good residents this makes good financial sense.

Do not give a rent raise if their rent is already above the market & raise rent if they are below market or they are a difficult or bad tenant or neighbor.

Make sure the outside of your building is maintained and very clean something they are proud of.

You want to be the best building on the block make sure your manager and vendors are doing their job.

Good Management Company and Manager Do not hire a management company with no experience.

Resident referral careful with several residents from 1 family because if 1 moves you will likely lose all of them and this could definitely lead to a financial disaster.

Ask departing residents if there were any problems. It is always good to know why your resident is moving and they may be more honest on way out.

Marketing

Do a market survey or you are wasting valuable time! Your pricing must be competitive.

72% of all residents start their search on-line and Craigslist generates 60% of all calls. Be sure to repost regularly and look at other apartment ads that are close to your building both in proximity and amenities. Make sure that the title of your ads makes potential residents want to click it as opposed to building next door.

Make sure you are offering a quality product look at your vacancy and anticipate what tenants want or need (like a/c in the Valley).

Don't panic and lower rent, stay in market. No crazy specials, and remember if you price too low that someone may not even consider looking at it thinking they want something worth more.

For example, if I were looking for a $1000 apartment I would not even look at one for $800.

Answer the phone 40% of all prospect calls go unanswered can you afford that? Have a good outgoing message no more than 1 minute and return all prospect calls!

Know what tenants want the basics. If you don't keep up on trends in design, in the long run it will cost you money. Dont be too trendy so you can adapt to new things easily. Some very basic current trends:

Pet Friendly and most tenants have no issue with paying pet rent.

Parking

Make sure they know everything upfront no surprises

Ability to look at apartment and community on their phone

Want to see same day

On-line applications

Ability to do Online Payments and lease renewals

Give Renters and Tenants what they want go GREEN and do yourself a favor by lowering your utility costs.

In an article I read, it stated that renters want to live in green communities 86% or 9 in 10 Americans. Surprisingly, cost efficient is not the #1 reason they choose a community environmental stewardship is. 3x as many renters compared to non-renters say it is absolutely necessary and more than of renters are willing to pay at least $100 more in monthly rent in order to make an effort at being green.

Control Utilities

Check your utility bills to make sure there are no spikes in usage

During your 6-month inspection of smoke alarms required by state law use this as an opportunity to check all plumbing.

The American Water Works Association says that 20% of all toilets are leaking at any 1 time often undetected. Replace all pre-1994 without question DWP has a program where you can get them for free.

Think about installing water conserving and energy efficient products, you'll put more money in your pocket which increases NOI and enhances your properties value. You can also increase your occupancy by attracting eco-conscious residents help the environment a win win.

Utility charges cannot be added to current leases under rent control; however, incoming tenants can be given pro-rata share of bill per the RUBS companies check with your attorney. It is a fact that usage is often reduced up to 22% when cost is passed through to user.

Cost efficient bulbs CFL light bulbs will cost you 75% less to run than standard light bulbs and will last 10x longer, water savers (low flow shower heads are now also available free from the Gas co) you can get advice and free items from the Gas Co (socalgas.com/multifamily) and DWP

There are many products on the market that claim to save energy or water make sure that you try it out before changing everything out in your building. We have found that many of them do not work so be careful in this area.

Recycling is mandatory! 70% of all trash is recyclable. City of LA 213-473-4142 or multifamily@lacity.org . Fewer trash pickups during the week can save money for everyone with blue bins and free materials for residents about what is acceptable to put in blue bins educate your tenants and in doing so you can be environmentally friendly but it wont help you (well except your own conscious) if you don't inform your tenants of your green habits.

Try Energy Star rated appliances and energy Efficient Washer and Dryers you can look on the Gas Co or DWP website for what qualifies. Rebates are advertised through DWP but almost impossible to get.

Inspect and clean dryer ducts regularly to avoid the build up of lint that can cause clothes to dry slower, higher energy bills, overworked dryer breaking down, water collecting in duct and dripping inside walls or onto floors. A clogged dryer vent can also create a huge fire hazard.

Master metered building put a/cs on timers GET GREEN!!

Draught resistant landscape check for free programs and/or rebates.

Make sure that you are not overwatering and know that you can often change sprinkler heads and save a lot of money.

Consider incorporation of all the above: of renters feel that energy efficiency and environmentally friendly features are of importance when selecting which apartment to rent. Communities/buildings emphasizing that they are either working to go green or are already implementing green programs can gain the favor or both current and prospective renters.

If you want Higher Occupancy, use common sense BE ORGANIZED

PRE-LEASE

Make sure that you sign any new lease contingent on current tenant moving out on the date given on their 30 day (ask attorney for wording).

Make sure that the current tenant is okay with you showing the unit (or you have video of a similar unit they can look at).

Last make sure that the current tenant is neat and tidy, as most will overlook a lot but not cleanliness.

Collect rent on time, serve 3-day notices immediately and evict within a reasonable amount of time probably between 10 and 15 days. If you are going to listen to a tenants story of why they are late and when they can pay then be sure to verify story when possible not recommended.

Problem or low paying tenants In non rent control you cans simply raise rent or give them notice but in rent control buildings nonpayment is an opportunity to turn a bad situation around. A troublesome tenant should be served immediately if they do not pay rent.

Control your COSTS to avoid a financial disaster there is a profit to be made by lowering your expenses.

Do not spend too much on vacancies, be ready for a Code Enforcement inspection, do preventative maintenance, and have a long- term plan for large capitol improvements this should include a capitol reserve.

Turn vacancy quickly to reduce expense that means being very organized (average cost $4300 per unit) line up everything ahead of time. Know what products you intend to use and have them on hand.

You can often make a pretty good list if your tenant requests the two-week walk through that we are required to do.

Hire reliable venders that have legit license, a W-9 on file and work comp. & liability and you know to be reliable. Poor quality work and labor is extremely costly. Had a client re-pipe his building but contractor used substandard copper that is now leaking. Hired a roofer who promised to use a good quality material but was surprised when I showed up to check (his bid was too low). Spending a lot of money on a large capitol improvement and getting poor quality of work could lead to a financial disaster.

Hire a Great Management Company A bad management company will never achieve higher occupancy or lower expenses for you and can cost you thousands.

Get bids on everything until you really understand what something should cost.

Educate and train your on-site manger give them the tools to save you $$ and watch on-site repairs to make sure they are fair, etc.

You need great customer service, quick response to maintenance and problems, accurate and regular market surveys.

Make sure that you have done a credit check if employee will collect money and a criminal check on any employee that you directly hire and ask your vendors to do the same. Keep current on basic employment law. Your manager is an employee not an outside contractor A MANGER CONTRACT IS MANDATORY PER STATE LAW time sheets are MANDATORY to back up their hours. Consider wage and hour insurance but it is not always easy to get.

Trying to defer maintenance can end up costing you more $$$ and may even cause you vacancy or bad on-line reviews. Check everything at 6-month smoke detector test.

Make sure everything works on the property the way it is supposed to (gates, laundry machines, pool).

Eliminate any reason not to rent at your property or to move out by keeping up with basic maintenance.

Have a solid plan and a financial plan to repair and replace plumbing. Insulate hot pipes.

Always have a paper trail this is a litigious business and we want to always have documentation. An eviction can now be very expensive if they ask for a jury trial be ready for this.

Apartment Owners who make security a high priority can keep their tenants longer, protect property values, and reduce maintenance and repair costs. Renters will pay more for a sense of security of course you can never guarantee security or safety in any way . Have gates that work and develop a good relationship with your SLO (Senior Lead Officer).

Have the right INSURANCE know what it will cover.

Avoid financial disaster by have a pre-prepared plan to execute in case of a Natural Disaster.

1st be ready to take care of your own family have a plan for kids and pets for an earthquake that takes place during the day for example. Read this article and then when you go home take a sturdy pair of shoes and a flashlight and put them in a bag secured to the leg of your bed. YOU MUST HAVE ENOUGH WATER ON HAND TO LAST AT LEAST A WEEK FOR EVERY PERSON AND/OR PET IN YOUR HOME.

Know your neighbors, as you will likely need to rely on them during a natural disaster.

Keep important phone #s in your car and have an out of state contract.

Text will likely work better than calling someone.

Make sure you important paperwork is backed up in a separate location and preferably to a site out of state so that you have access if something major happens here.

If you have a building that is older have it looked at for stability sometimes some minor additions could mean a huge difference. Those minor adjustments and costs could save your retirement fund.

Give your tenants websites that will guide them to having on hand what they need in case of a disaster. They will need WATER make sure they know that.

Consider having your on-site manager or yourself CERT trained, keeping emergency supplies like blankets, first aide, Tyvek and staple gun or plywood to cover broken windows at your building and also WATER see Blue Can (bluecanwater.com)

Know how to turn off gas and water make sure someone at your building knows how to do this also. I have the tool to turn off on a chain next to gas valve.

Consider making arrangements with a glass company and/or a contractor to go to your building after a disaster even if you dont call them afterwards. DO NOT EVER HIRE SOMEONE OFF THE STREET OR SIGN SOMETHING FOR REPAIRS WITHOUT THE CONSENT OF YOUR ATTORNEY AND INSURANCE COMPANY.

Keep fire extinguishers up to date most likely problem after an earthquake could very well be fire.

Please understand that it could be days after a natural disaster before you can get help try to be ready for that if at all possible.

An earthquake in southern California is inevitable, but it does not have to be a disaster.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Top 5 ways to get evicted before New Years

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Tue, 04 Oct 2016 00:11:17 GMT

For the Holiday Season, I thought Id offer some tips to keep in mind during this time of year. Ive observed these pitfalls over the last 20 years in property management.

Top 5 ways to get evicted before New Years

(Also known as, Building Holiday Safety Tips)

Burn your apartment down.

Candles, extension cords that are thin, faulty or weak, or using multi-plug adapters are just a few examples of potential holiday fire hazards to watch out for. Leaving Christmas tree or holiday lights on overnight or while you are gone can also prove hazardous. Be cautious of pets chewing on wires or knocking the tree down. And be sure to regularly water your tree. Remember, water evaporates daily so check the water level often. Always have a fire extinguisher handy, inside your apartment.

Throw loud holiday parties

If you host a party, make sure not to take up any assigned parking with your guests. Getting your guests car towed over a holiday is not fun and is very expensive. Be sure not to prop gates or doors open, and never give out your gate code (see number 5). Make sure to keep the noise down. The Los Angeles Municipal Code (LAMC) sections of the Noise Ordinance 112.01(c) states:

Any noise level caused by such use or operation which exceeds the ambient noise level on the premises of any other occupied property, or if a condominium, apartment house, duplex, or attached business, within any adjoining unit, by more than five (5) decibels shall be a violation of the provisions of this section.

Not planning for gift expenses

Don't spend your rent on gifts. Owners should start evictions fast in the New Year. If a tenant spent their money on gifts, an owner knows they will likely not catch up quickly or at all. As a result, they are encouraged to serve 3-day notices on time and file them with attorney no later then the 15th.

Exterior Decorations

Be cautious about how you attach decorations to the building and exterior of your unit nailing lights or decorations to the building exterior is not allowed. Other decorations, such as poinsettias which can be heavy that are placed on the edge of a balcony or railing could be an extreme earthquake hazard, and could injure or kill someone walking by below.

Security Awareness!

Be cautious of deliveries, and mindful of how long a package ought to sit outside your door. It is often a good idea to require a signature for delivery or ask the manager if they will accept it for you. If you open drapes or window coverings to display your beautiful Christmas tree, be aware that thieves may be scouting the neighborhood for opportunities, and eager to see what you have under your tree. Additionally, watch out not to leave gifts and bags visible in your car. Make use of your trunk to keep valuables out of sight or better yet do not leave them in your car at all. This may be a good time for you to consider renters insurance which is inexpensive and worth it!! Last but not least, do NOT prop open your gates and inadvertently let someone into premises that may not have good intentions.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Ask Kari Episode 2 Tips to Keep Building Expenses Down

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 18:47:20 GMT

This Months Question comes from Margaret in Los Angeles:

Hi Kari, what are some tips to keep building expenses down?

Hi Margaret! This is such an important question. I can talk for two hours at a seminar on this question alone. Let me give you 6 quick tips to keep in mind, though:

Tips

Tip 1 : Respond quickly to residents' maintenance requests. The number one reason a tenant moves is due to lack of maintenance, and having to turn over a unit interrupts your cash flow. Not only that, but in today's technological ecology, the miffed resident not only tells their friends, but they tell the world about their experience on the Internet.

Tip 2 : Every year, bid out your maintenance vendors to stay current with the most optimal vendor market prices. These might include services you regularly utilize, such as painting, pool service, carpet, plumbing, and electrical. For example, you might compare three painting vendors, making sure to ask about extra charges that might come up on the job site that may not have been quoted, such as not painting over hardware, painting ceilings, or inside cabinets. An industry trade magazine, such as Apartment Age, is a great resource to compare vendor pricing. Lastly, remember to balance and consider how hard you grind down any vendor's pricing. The quality of their work may suffer as a result of negotiating too low a price, which may cost your building more in the long run.

Tip 3 : Cleanliness and leaks. On your 6-month fire alarm walk-throughs, look out for small leaks and signs to perform preventative maintenance. A minor plumbing issue may become major if you don't catch it early. Make sure your on-site manager is taking care of cleaning, walking the property, and looking for leaks as well. Encourage residents to stay on top of cleanliness to help prevent pest infestation, and carpets will last longer if often vacuumed.

Tip 4 : Property taxes. It is a great idea to periodically check the L.A. County Tax Assessors website at http://assessor.lacounty.gov Look for the Tax Savings Programs section. You can also hire a company that renegotiates property taxes on your behalf. These companies offer this service for a percentage of what they save you, so it can be a win-win for both of you.

Tip 5 : Insurance. Make sure when bidding your property insurance, that your broker has relationships with multiple companies to get 3 or 4 different quotes. Know that an Agent may represent a single company, whereas a Broker will typically have access to multiple companies, rates, and services.

Tip 6 : Evictions. Evictions are a source of great expense. From the lack of rent collection to the cost of the eviction process, it's best to be quick to take care of them by starting the process at the earliest signs of trouble. Most importantly, make sure that all of your tenants are qualified to begin with. by running a credit and eviction report with AAGLA and checking your application thoroughly, a little extra work, in the beginning could save you a ton of money later.

Please submit your questions and comments to me via commenting on my : Ask Kari YouTube Channel
#propertymanagement #losangeles #apartmentmanagement

Hosting Electric Vehicles at Your Building

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 18:38:54 GMT

Hosting Electric Vehicles at Your Building

Norris from Los Angeles asks, Hi Kari, what do you advise about providing for electric vehicles at my building? I have prospective residents who want to plug-in.

Hi Norris. Great question! Here's what you need to know about electric vehicles at your building.

Many people in Los Angeles rent. Many also want to own an electric vehicle. One of the primary tensions with renters owning an electric vehicle (EV) is lack of access to a charging station where they live. As a building owner, you can increase the demand for your units AND increase your building revenue by installing EV charging stations.

But first, lets talk briefly about a few different types of electric vehicles. There are hybrid vehicles, plug-in hybrids and electric vehicles. Hybrid vehicles utilize both gas and electric powered motors. Essentially, the vehicle harvests energy from the gas motor and other operating mechanisms to draw a charge. Thereby, the engine can switch from gas powered to electric powered as necessary. With plug-in hybrids, there is a third option to harvest energy: plugging the car into a standard, home 120v outlet. Lastly, there are fully electric vehicles. These vehicles operate only on electricity and no other fuel. Some can be plugged into a home, 120v outlet or, most optimally, a charging station.

As building owners, we want to provide the best living experience for our residents while controlling costs. One issue we are beginning to see across our portfolio is EV owners plugging their vehicles into their home outlet, adding $70 or more per month to the power usage. This problem is certainly exacerbated if the owner is paying for electricity at the building. Additionally, an EV must be on a dedicated 15-20amp circuit to both get a proper charge, and not trip the circuit. To solve for this tension, you might consider adding conditions to your leases for electric vehicles, such as, where a resident may plug it in, running extension cords (trip hazard), additional electrical costs not covered by the owner, etc.

Another solution gaining traction is installing charging stations at your buildings. The options are developing similarly to solar. There are purchase options, and no out-of-pocket revenue generating options. Essentially, you can either purchase each station, from a company such as ChargePoint, and earn revenue by charging a fee for use to your EV owning residents, or allow a company such as PowerTree to rent parking spaces and install the charging stations. In this scenario, the building owner receives revenue from both the parking space rental and shares revenue generated by the charging station.

In conclusion, offering EV charging options at your building will add value and marketability to your building, let your residents know that you welcome environmentally conscious vehicle owners, solve for potential issues which might arise from an EV owner who simply needs to charge their vehicle at home.

Power tree Services :www.powertreeservices.com/

Charge Point Inc.: www.chargepoint.com/sectors/multifamily-homes

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

How to Find a Good Maintenance Person

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 18:31:53 GMT

How to Find a Good Maintenance Person

This months question comes from Laura in Los Angeles: How can I find a good maintenance person for my building?

Hi Laura, what a great question! So many factors go into the search for a good maintenance person. Here are a few tips to get you started.

Communication foundation.

Make sure your manner of communication fits with theirs. Dont hire someone you cant communicate with. With todays many forms of electronic communication, if you cant clearly understand or communicate with the maintenance person when hes standing in front of you, texting or emailing is going to be nightmarish. Communication issues will cost time and money. In an emergency maintenance situation, higher costs may be at stake.

2. Walk-thru scenarios.

You might start with simply giving them a very basic test to see what their knowledge actually is. Additionally, think of your most recent two or three maintenance scenarios at your building and ask them to walk you through how they would handle the situations so you know how they process the work. Pay attention to not only how they would go about addressing the problem, but also getting the supplies to do so. Consider tip number 3:

3. Stock vs. purchased items.

Ask them what items they would want to have on hand/in stock at your building vs. what items to purchase as needed. Consider the balance of trips to the hardware store, on your dime, with the cost of maintaining a proper inventory. This is one of the best questions to test their level of wisdom and experience with building maintenance.

4. Presentation.

Remember that maintenance people are so important because they are the ones your tenants will most often see and deal with. Your tenants will likely judge management by your maintenance staff their looks/dress, personality, ability, timeliness, respectfulness, cleanliness when project is complete, and most of all, trustworthiness. These representatives enter into peoples personal space and they represent everything you are about.

5. Background check and health.

Always conduct a criminal background, drug and references check to make sure you know what you are getting into to some degree. This chases away some candidates. You might also consider sending them for a physical, a tetanus shot, and TB test.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Ask Kari 8 Dressing A Vacancy Los Angeles Property Management

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 18:17:38 GMT

Tips for Dressing Your Vacancy

Dressing an apartment can seem like a silly idea or even a waste of money, but were here to show you how dressing an apartment can give you an edge over your competition, and that it can be done easily and inexpensively. A new apartment can seem cold and sterile, and oftentimes people have a hard time visualizing themselves there. That's where dressing comes into play. By adding simple touches, you can create a sense of home, and allow people to visualize themselves in what seems like a foreign place. Once people can picture themselves in a place, they are more likely to rent!

For the purposes of this article, we spent approximately $150, in order to provide multiple examples. However, most vacancies can be dressed well for under $100.

For buildings with a lot of vacancies, you may wish to spend a little more to give your apartments an edge that the competition doesn't have. You will also want to customize your dressing to the style of the building and apartment. If the apartment already has colors, such as colored tile or walls, you'll want to complement those colors. If the apartment is really bright, you can get away with deeper colors. If the apartment doesn't receive much natural light, you'll want to avoid dark colors; use bright reds and yellows to brighten up the room. If the building is modern and chic, you'll want to try and highlight that with the dressing items. So perhaps, instead of some fun brightly colored kitchen sponges, you'll want to stick with candlestick holders and rich towels.

Dressing a vacancy can also help to distract a prospective tenant from any unattractive qualities about an apartment. For example, we had a unit in Los Angeles that had a balcony facing the 101 freeway, which turned many people away from the building. With the use of a palm tree, we were able to block the freeway view and were able to change the way the perspective tenant visualized the unit.

The senses are also important when dressing a vacancy. Putting an apple scented air freshener in the kitchen and a cotton scent in the living room can go a long way, because people associate those smells with home. Also, it can cover up the smell of fresh paint or cleaning products. Or if you're having an open house, putting a real apple pie in the oven makes the apartment smell like home all day long. Putting out tasty snacks such as chocolate chip cookies can be helpful as well. Lastly, playing soft music in the background, also gives people a sense of comfort and home.

Fresh flowers are great for open houses or when showing a vacancy several times in one day; they add life, color and cheer to what can be an otherwise bland apartment. Just make sure to remove them from the apartment once they start to die. Live plants are also great. Living rooms with light carpet and white walls can appear very boring, but a live plant instantly adds color and life to a room.

The items we often use are from Target. However, you could also purchase more pricy items from Bed, Bath, and Beyond, less expensive items from Wal-Mart, or even from garage sales. Oftentimes, there are even some great finds at the 99 cent store or Big Lots.

Here are some dressing items to consider by area:

Kitchen Items

Sponges
Hand soap
Dish towels
Floor mat
Ladle or Cooking utensil
Candlestick holders
For a breakfast bar: Placemat, plate with napkin, fork and knife

Living Room Items

Corner house plant (silk or inorganic)
Flowers
Wall art adhesive
Air freshener

Bathroom Items

Hand soap
Hand towels
Flowers

I hope you can utilize some of these tips to help dress up your vacancies now and in the future. www.GetSky.net

Have a question for Kari? Please submit it to her via commenting on the: Ask Kari YouTube Channel
#propertymanagement #losangeles #apartmentmanagement

Get Your Building Ready For Summer

Mon, 03 Oct 2016 18:12:14 GMT

Get Your Building Ready For Summer

With summer right around the corner, now is the time to get ahead of maintenance and consider a few cosmetic ideas for your building. Here are my top tips for getting ready for summer:

Tip 1: Give your A/C units some love

Perform routine A/C maintenance: clean condenser and evaporator coils. Clean or replace filter. You might consider getting a bid from an HVAC company to perform A/C maintenance throughout your building. Often they can perform deeper maintenance, such as refilling refrigerant (they have a license to purchase new refrigerant), checking the compressor, knowing how to oil the fan knowing if its factory sealed or not, etc. Its worth getting a few estimates to keep your A/C units functioning properly, extending their operating life cycle, and offering tangible customer service to your residents.

Tip 2: Pool area refresher

Depending on the size of your building, and the amount of usage your pool gets, you might consider increasing the frequency of your pool maintenance person. Twice per month during summer may suffice, but possibly more. Make certain to check pump and filter operation, and the proper functioning of your pool gate for regulation and child safety. Pool water evaporates faster in the hotter months, so make sure to keep an eye on your water level and add water as needed. Low water level in your pool can interfere with the filtration and put a strain on your pool equipment.

Also, step back and take a look at the aesthetics of your pool area. What is the condition of your pool furniture? Is it cracking and faded from weather damage? Could it use a few new outdoor chair pads and throw pillows for color? Or does the damage justify replacement? Perhaps a new table and chairs would compliment the age of your lounge chairs? How is your lighting? Not only inside the pool, but around the area at night? It might be nice to consider some colorful light bulbs to bring out a bit of character and create some inviting summer ambiance. Check your foliage. Consider colorful drought-friendly California-native plants. They are beautiful; require less care and minimal irrigation. What is the health of your pool area / courtyard plants? Consider how they are lit at night. If you have tall plants, up lighting on them at night really makes them pop.

Tip 3: Building lights

Make sure all common area lights are functioning and turning on and off at the proper times. The time changed, did your exterior lights timer follow suit? You might consider installing photo sensors to turn building lights on and off automatically.

Tip 4: Touch-up paint

In reviewing aesthetics, take a look at your overall curb appeal. Perform a thorough once over on all exterior paint and cracks. Staying on top of touchup, stucco, fascia, and rain gutter repairs will save you greater expense in the long run. Warm weather is ideal for exterior weatherization!

Tip 5: Check on sprinkler timers

Double check to see that your sprinklers are turning on and off according to current daylight schedules, our drought environment, and your landscape needs, which will change with weather.

Tip 6: Pressure wash exterior

Remove gum from walkways, pressure wash both the walkways and building exteriors, stucco (not too much pressure as you do not want to remove paint), etc. Make certain to inspect parking garages for engine stains. Note that oil stains may require pre-treatment as well as a hot pressure wash. You can rent pressure wash machines from your local tool rental company and they are allowed by the DWP referred to as a water broom.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Does low or no vacancies = no problems at your building?

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 18:08:34 GMT

Does low or no vacancies = no problems at your building?

Most of us are happy to have full buildings; however, this does not always translate into a good thing because it is possible that your rents are too low and this can turn to economic disaster before you know it.

Here are 5 things to consider when your building is full:

1. Micro-Economy Supply

If your building were a micro-economy with no supply, what does that say about demand? Demand is high. Supply is zero. Prices may be too low, or there is simply a low inventory in the overall marketplace. Either way, price is a factor. This might be a great opportunity to raise current tenant rents, without getting a vacancy, if done practically.

2. How long has your average resident lived at your building?
Have you seen the economic environment of your area improve, but the same residents remain at your building? This may be a sign that your rents are too low. Therefore, put on a pair of tennis shoes and check out the neighborhood. Are there any vacancies on your street or within a mile? What are their prices and amenities? This may be a good time to give long-term residents some upgrades to their units that you would have to do anyway to keep up with trends and raise their rent. Of course, you want to take a look at what can be done reasonably to add value. If you have a rent control building, I like to offer tenants upgrades in exchange for updated leases and a bump in rent. If you both agree to it, this is a good way to get your rents up and add value to your unit.

3. When was your last rent increase?
Like cost of living and salary adjustments, rents must be adjusted with current economic conditions. Some owners dont routinely raise rents because they don't want to cause any trouble. I have found that keeping the overall buildings ecology healthy is more beneficial for owners and residents alike. A rent increase each year, even if it is a small amount, is usually expected. Most residents prefer that their building be kept up, and maintenance done regularly in their unit, than forego a rent increase. All of us want to get what we pay for it is no different in housing. In fact, it is even more important.

4. Consider how you might reinvest increased cash flow.
If cash flow increases, certainly consider reinvesting in the community. Maybe add a fresh layer of redwood chips to soil areas in the courtyard or plant some new drought tolerant plants. Get ahead on paint touch up in common areas or hot pressure wash stains in common parking areas. Your residents will appreciate the simple improvements and see the money at work for them.

5. But my building is full, and I serve regular rent increases. Am I doing something wrong?
Not necessarily. As long as you are doing regular market surveys of your neighborhood when you get a vacancy, or when it is time for rent increases, and can confirm that your rents are competitive for what you offer, you are in good shape! And remember, whenever I mention market survey, Im always talking about putting on a pair of sneakers and walking around in your buildings neighborhood. Look at the buildings within a couple block radius closely. What condition are the buildings in? How many vacancies do you count? How long have they been on the market? What amenities do they offer? How do they compare with your last vacancy? Then go on-line and take look at online ads as well. Just remember that this is not as accurate information because some online ads can be misleading.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

What is a Property Supervisor?

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 18:01:14 GMT

Hi Kari, what exactly is a property supervisor?

Hi Whitney! Thank you for such a great question! A good supervisor inspires others to do a great job. It is someone who can teach others to do well what they have already learned. Here is a full definition with key points to what makes a successful property supervisor:

Definition of a property supervisor
The person who oversees management of a portfolio of properties. He or she is in charge of the on-site manager, the maintenance staff, vacancies, and operations making sure everything gets done on time and on budget.

Marketing and Screening applicants

A community is built by its people. A supervisor understands how important it is to have up-to-date market surveys to achieve maximum rent and rent increases from a marketing perspective. Additionally, a good supervisor is thorough in their applicant screening. The best way to stave off evictions is to mitigate that risk by attracting responsible tenants with each vacancy.

Well-trained managing staff
Its important to properly train on-site managers something that SKY Properties has won multiple, On-Site Manager of the Year awards. As in any management hierarchy, the better the training at each level, the better the whole organization operates. This results from a combination of training, engagement, oversight, experience, and compensation.

Eyes on the building
A good property supervisor goes out to each building and gets a ground view picture of what's going on. When reporting back to owners on monthly status reports, its key to have had eyes on situations that the on-site manager is reporting, maintenance progress, and any tenant/customer service issues. Being on the ground also helps you to stay on top of any foreseeable liabilities.

Maintenance
Keeping track of maintenance and maintenance staff. The property supervisor is also in charge of the maintenance supervisor. Incidentally, SKY Properties maintenance supervisor won the, Maintenance Supervisor of the Year award in 2013. This is a testament to the property supervisor as well, as the maintenance supervisor is in constant communication with the property supervisor, who guides and oversees their teams work, progress, budget, and outcome.

Vacancy repair/turnover
When a vacancy occurs, the property supervisor and maintenance supervisor assess the condition, budget and schedule to turn the move-out into an available vacancy as quickly as possible. Whether it involves a bit of touch-up paint or a complete rehab of the unit, the team develops a clear and rapid plan of execution.

Building Character
Each building has its own character and budget, which has an effect on how its operated. Both safety and curb appeal is important to budget, operations, marketing, and renting. Even buildings on the same street can have completely different maintenance needs and tenancy.

Relationship with Senior Lead Officers

I cant stress enough how important it is to build a relationship with your SLO. Your community will benefit, your building and safety will benefit. A good property supervisor will engage each SLO assigned to buildings in their portfolio and arrange a meeting with the buildings on-site manager. We have a great video interview with one of our SLOs. Simply go to www.GetSky.net and search, SLO to view it.

Thank you for your question, Whitney. I hope I've given a substantial, overall picture of what a property supervisor is!

Smoke and CO Detector Checklist

Mon, 03 Oct 2016 17:59:58 GMT

Smoke and CO Detector Checklist

Did you know that when you serve notice to your tenants that you will be performing your six-month smoke detector and carbon monoxide check, you must notate everything you wish to look at? Or you are not permitted to look at it at all? With that, here are some things to check:

Smoke Detector and CO Detector.

When checking smoke detectors, test with smoke detector aerosol canister. It sprays synthetic smoke that will cause the detector to beep if the detector is working correctly. For CO detector, test via pressing the test button. If it beeps, its an indication that it is supposed to be functioning properly.

Plumbing.

For plumbing, check under all sinks for leaks. Inspect all faucets and showers for leaks. For toilet, check to see it is not loose and balanced perfectly, that it flushes correctly, and that its not running. You may even qualify for free ultra-low-flow toilets through DWP water conservation programs. They not only save water, but also save you money. Check the caulking around tubs and toilets. If the caulking is bad, cracked, old, it can leak into sub-flooring, and can cause a lot of damage.

All appliances, A/C Filter, water heater closet, stove hood filter, and heater vents.

We touched on these things last month, but as a quick review, don't let your dryers cause a fire from lint build-up (even from lint behind/underneath the lint catch). Decalcify your dishwashers. Make certain water heater closets are clean and free of clutter. Clean wall heater vents to make sure air can vent easily. Check and/or replace the stove hood filter. Review manufacturers instructions regarding maintenance for each appliance. Drain your water heaters per the manufacturers recommendations (often every 18-24 months) to rid bottom of sediment. Make sure your water heaters have relief valves and are properly earthquake strapped.

Pest control.

Check for evidence of pest infestation such as droppings, eggs and staining inside cabinets, drawers, under sinks, etc. When calling in pest control, its imperative that the tenant be given sufficient notice and unit preparation instructions. Best to follow up with tenant the day before pest control to make certain the unit is prepped. Some pest control companies keep a log of each unit to keep a record of how the pest control problem is under control, if the tenant allowed entry, prepped the unit, and any other tensions that may have affected the treatment. You should keep records of this too!

Peeling paint.

Check for peeling paint throughout the unit. Pay particular attention to ceilings, window sills, and walls. This is also a good opportunity to check for evidence of any leak damage, such as bubbling paint and discolorations.

Anything that would affect their deposit return on move-out.

Things you might look for in the unit include damage to carpet and flooring, holes/damage to walls, doors and cabinets, damage or improper use of plumbing and light fixtures, evidence of hoarding, cleanliness in general.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Fair Housing

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 17:54:26 GMT

Fair Housing

The first thing I thought when I was asked to write an article about Fair Housing was, wow what can I say about Fair Housing that it is fair? I started to say that Fair Housing was put into place for a good reason, when I got a picture in my head of a crazy complaining tenant (you know the one), and I had to admit that it doesn't always work out that way.

So many of us as housing providers have been slapped with crazy fines and fees because a tenant had a bone to pick and they used Fair Housing as a vehicle to seek revenge, regardless of the housing providers intent. Take for example an on-site manager who issued a letter to a tenant that asked her not to leave her children unsupervised in the courtyard, as they were doing damage to the building. Of course, the managers intent was to prevent further damage to the building and to limit the noise complaints that she received from other tenants. That letter earned her a personal $250 fine and the owner a $2500 fine. Fair Housing said they got off easy. If the manager had written this letter slightly different and had received the educated input from the owner, this might have worked out differently.

The real problem is that although Fair Housing was created for a reason and most of us take this very seriously, sometimes the pettiness of some of the crimes can diminish the original intent.

I will never forget going to my first Fair Housing class. I did not know whether to be fascinated by how many ways you could get into trouble, or be transfixed by the number of amusing horror stories, most of which were the result of a total lack of education, not being the brightest bunny in the forest, or last just plain carelessness. I could not believe some of the words that could not be used I just had no idea.

At first Fair Housing seems to be a straightforward set of rules and laws. Or you naively believe that simply having good values and intentions is enough to rent apartments and not get into trouble nothing could be further from the truth. Fair Housing is not only complex, but it has rules and issues that vary on a constant basis. One day you are free to run an ad that says, You are steps from the beach and the next day you are being slapped with a lawsuit because not everyone can step to the beach. As housing providers, we are asked questions like what kind of people live in the building? or how many kids live here? Most of the time these questions seem completely innocent, but we are not allowed to answer them, and the longer I am in this business the longer the list grows. I am afraid to say the word kid now its just crazy but its true. Personally I have learned to call my 2 kids monkeys instead just so I don't mistakenly use a bad word. Although I am sure that there is also a way of manipulating my endearing term to something that could also get me into trouble and that is the real problem with these incessantly changing laws is that as soon as you think you understand them they change them again. It is extremely important for anyone that works in property management takes a Fair Housing class every year, especially those that do any type of marketing or renting in our industry. I am always surprised and sometimes entertained at what is happening at Fair Housing, so it is always a class worth taking. Be sure to take the class from someone who really knows what is happening in our industry as instructor knowledge in this field is vital. I highly recommend Denise Cato at AAGLA she is both informative and entertaining.

I recently read an article in the LA Times written by Lew Sichelman on January 26, 2014. In his article he makes a big mistake where Fair Housing is concerned and doesn't even know it (although I did try to call him). He writes and I quote Screening. This is more than determining whether the potential guest can fog a mirror. The pros make sure the tenant is qualified by income, age and background. WHAT? Now if you follow this advice, I would imagine that the fines you could rack up could be endless and very painful to your pocketbook. I urge you to screen tenants based on income and credit but I do not recommend taking background and age into account when renting out a unit unless you want to pay a huge penalty and possibly end up in court.

In closing I would like to encourage you to take action and stay on top of whatever is happening in Fair Housing by taking a class and always keeping informed as it not only can save you a lot of time, trouble and money it can help us all as an industry to provide housing without discrimination. https://www.aagla.org/

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Spring Cleaning Tips

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 17:50:17 GMT

Spring is a good time to perform some deep cleaning at your building. Here are my top six tips for deep Springcleaning:

Out With the Old, In with the New Year

DONT LET YOUR DRYERS CAUSE A FIRE.

Insure your tenants are properly using laundry equipment. Install a fire extinguisher in the laundry room. Make sure to clean your lint filters in your dryers. This involves more than emptying the lint from the catch. Remove the catch and get to any lint that has gathered in the catch holder. Dryer lint also finds its way behind the machines. You might consider the help of a tool, available at Home Depot, or vacuum to assist in the cleaning.

DECALCIFY YOUR DISHWASHERS.

Use white vinegar to run a decalcifying cycle in each of your dishwashers. Its very simple: Remove all dishes. Pour two cups of white vinegar into a cup/glass. Place the cup face up, on the bottom rack of the empty dishwasher. DO NOT add any detergents or other solutions. Run the dishwasher on a normal or regular cycle. As the dishwasher runs, the water spraying from the top rack overflows the cup and creates the proper solution to decalcify your dishwasher.

WATER HEATER CLOSETS.

Make sure to keep your water heater closet clean and clutter free. Fire risks increase if your water heater closet is used for storage. Water heater closets cannot be used to store anything other than your water heater. This is also an opportunity to check that your water heater is properly earthquake strapped as per California law. The water heater area should also be kept free of any cleaners as they are extremely combustible, as well as lint, pet hair, cobwebs or any other flammable debris that can come in touch with the pilot light.

KEEP THE INSIDE OF YOUR WALL HEATERS CLEAN.

Wall heaters are notorious for collecting lint, dust and hair in the chamber. This debris enters the wall heater through the vents and becomes trapped inside. The gas company offers free pilot lighting, and if they come out and find a dirty wall heater, they will red tag it. That makes the appliance unusable until it has been serviced and they come out and clear it. This is an inconvenience for you and especially your tenant. Maintenance can remove the cover and clean it out. This should be done at least once a year before the cold weather starts and the use of the wall heater is necessary. If you choose to use a vacuum, be extremely cautious not to knock out your pilot light. Remove lint or anything blocking the vent blades so the heat has an unrestricted path to flow through.

FILTER ON STOVE RANGE VENT.

Inspect and clean, or preferably replace the filter on your stove range vent. Depending on how often your tenant cooks, these filters can become extremely dirty. You might also consider inspecting these filters during your smoke alarm checks.

EXTEND THE LIFE OF ALL YOUR APPLIANCES.

All appliances should be checked twice a year. We check all of our appliances during our bi-annual smoke alarm checks in April and October. In addition to checking the smoke alarms and CO detectors, we use these inspections as an opportunity to check all appliances. You must give the tenant notice that you will be checking all these items ahead of time. It is also a good opportunity to check for pest control or health issues such as peeling paint, as well as a chance to make note of anything that would affect the return of their deposit on move-out, etc. We also recommend that you have an a/c vendor clean the coils on you're a/cs, add freon and clean or change the filter at least once a year before the hot weather starts. Check the manufactures instructions on your water heaters. Many water heaters need to be drained about every 18 months - 2 years to remove sediment that builds at the bottom.

Have a wonderful Spring! As always, stay in touch at www.skypropertiesinc.com

Please submit your question today: kari@skypropertiesinc.com Watch the web video series to this feature at www.skypropertiesinc.com .

Drought Landscaping Tips

Mon, 03 Oct 2016 17:46:36 GMT

This months question comes from Brandon in Los Angeles: Hi Kari, how do you save water on landscaping without sacrificing curb appeal?

Hi Brandon! Your question is perfect for what California is experiencing with the terrible drought situation. Here are my top water saving landscaping tips:

Why thinking through proper landscaping is important in California

In January, Gov. Jerry Brown declared a drought emergency in California. The least amount of rainfall has fallen in California's 163-year history this season, We are in an unprecedented, very serious situation.

What to consider when thinking about your California landscaping

Whether we call it water-conserving landscaping, drought-tolerant landscaping, smart scaping or xeriscaping, were talking about strategies to apply long-term water conservation to landscaping. It comes down to water consumption balanced with aesthetics. If you are making changes to your current landscaping, or putting in something new, you might consider California native, drought-tolerant plants. Of the list of California native plants, many landscapers utilize succulents as they are accustomed to higher temperatures and lower precipitation, which forces them to collect and store water to survive long dry periods. They not only add to the beauty of your landscaping, but some species host butterflies and other pollinators. Here is a list of California native succulents you might consider:

Dudleyas:

Chalk lettuce

Coast dudleya

Canyon live-forever

Fingertips

Giant chalk dudleya, Britton's dudleya

Lanceleaf live-forever

Sedums:

Broadleaf stonecrop

Coast sedum

Feather River stonecrop

Red Mountain stonecrop

Rose flower stonecrop

Sierra stonecrop

Other California Native drought tolerant plants include:

Buckwheat's

Ceanothus, Mountain Lilacs

Penstemons

Manzanitas

Creosote bush

Desert lavender

Lonicera

Mulch and other complimentary ground covering

Mulch is applied to soil at the surface level. It is great for preserving moisture, providing nutrients to the soil, and can reduce growing weeds. You can put it in your flowerbeds and incorporate it into your overall landscaping. There are many types of mulch including organic, compost, rock and gravel. Tree bark, pea gravel, rocks, shells, sawdust and wood chips are some of the most common types of mulch.

Sprinkler timers and hydro zones

If you are not on a drip system, make sure your sprinklers aren't sending water down the street and into the storm drain. Check that you are watering less in the winter, and that your sprinklers are aligned properly to avoid hitting cement walkways, streets or walls. For lawn covering, you can check moisture levels by pushing a screwdriver six inches into the soil. Also, be sure to group plants based on their water demands. These hydro zones make your irrigation plan much more water efficient and are healthier for the plants.

Links to visit for more information

1. Los Angeles Department of Public Works top ten list of California native and drought tolerant plants and shrubs: http://ladpw.org/epd/sg/plants.cfm

2. Additional list of California native drought tolerant plants: http://www.laspilitas.com/garden/drought.html

Thank you for your question, Brandon. I hope I've given you some good tips on conserving water while implementing a beautiful landscaping plan! www.GetSky.net

Cockroaches Problems?

Mon, 03 Oct 2016 17:40:20 GMT

Cockroaches Problems?

This months question comes from Aly in Los Angeles: Can roaches in an apartment be caused by a tenant failing to keep their apartment clean? If so, is the owner responsible for getting rid of the roaches?

These are great questions. It is possible that cockroaches are brought on by uncleanliness. Although, it benefits the entire building to rapidly treat the unit for them as they will spread to neighboring units. It is often difficult to prove when they began infesting a unit, so best to respond quickly when the problem begins. Here are some things to consider:

Tip 1: Inspect.

Prior to move-in, inspect the unit with the tenant. The tenant and manager should, during their initial walk-thru, check for signs of cockroaches in kitchen drawers, under mats, behind the stove and refrigerator, inside cabinets and closets. Signs to look for include dark specs, which look like coffee grounds or black pepper. These are cockroach droppings. Oval-shaped egg cases can also be visible behind furniture and in hidden locations. Always spray vacancies before unit becomes occupied even if you don't see any signs.

Tip 2: Perform 6-month check-ups.

When performing 6-month, building-wide smoke detector checks. Inspect all units for signs of cockroaches. Check the healthful conditions and cleanliness inside kitchens and bathrooms of each unit.

Tip 3: Respond quickly.

If signs of cockroaches exist, work with the tenant and respond quickly. Have a good exterminator. The tenant must prepare the unit prior to treatment. All items must be removed from cabinets and shelves, moved to the center of the room, and covered with plastic. If the tenant fails to prepare the unit, the problem simply will not go away. If a tenant fails to cooperate, it becomes a health hazard for the entire building, and eviction proceedings must be considered. The cockroaches will spread throughout the entire building.

Tip 4: Educate.

Sometimes when you have purchased a building, or switch management companies, you might inherit tenants or a manager that is uneducated or unresponsive to treating cockroaches. It is important to act swiftly, educate the manager and tenants, and eradicate the problem. Many tenants do not want to put the time into prepping correctly, but when faced with a pest problem, fumigation becomes a mandatory health and safety issue. Resistant residents must be notified that they may be responsible for the costs of fumigation, and repeated refusal for treatment can also lead to a 3-day notice to cure. One of the most important things to remind tenants of is that a dirty, cluttered apartment is 10x more likely to have pests than a clean, clutter free space. You may also find yourself with the predicament of tenants that claim allergies to chemicals and that request a more natural alternative. There is lots of homeopathic ways to treat and repel roaches. Several of these recommendations can be found on the EPAs website, or simply by searching online for natural roach control. Many tenants that implement these options have success. This of course works even better when combined with a monthly pest control regimen at your property.

Tip 5: Proactive attack plan.

I suggest a proactive plan of attack. At my company, we have a monthly pest control service; we always spray vacancies and try to schedule to have all occupied units treated, on a schedule, once per year.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Don't Let the Bed Bugs Bite

Mon, 03 Oct 2016 17:35:39 GMT

Don't Let the Bed Bugs Bite

John from Los Angeles asks, Hi Kari, what can be done about bed bugs?

Hi John, anyone involved in professional property management for a decent amount of time has dealt with bed bugs. As with all pests, early detection, tenant cooperation and eradication are keys to resolving a bed bug infestation. Here are some key pieces of information for dealing with bed bugs.

What are bed bugs?

Bed bugs are parasitic insects of the cimicid family that feed exclusively on blood. Their preferred habitat is warm houses, especially nearby or inside beds and bedding, or other sleep areas. Bed bugs are mainly active at night, but are not exclusively nocturnal. They usually feed on their hosts without being noticed. Adult bed bugs are light brown to reddish-brown, flattened, oval-shaped and have no hind wings. The front wings are vestigial and reduced to pad-like structures. Bed bugs have segmented abdomens with microscopic hairs that give them a banded appearance. Adults grow to 45 millimeters (0.160.20 in) long and 1.53 millimeters (0.0590.118 in) wide.

Newly hatched nymphs are translucent, lighter in color and become browner as they molt and reach maturity. A bed bug of any age that has just consumed a blood meal will have a bright red translucent abdomen, fading to brown over the next several hours, and to opaque black within two days as the insect digests its meal. Bed bugs may be mistaken for other insects, such as booklice, small cockroaches, or carpet beetles; however, when warm and active their movements are more ant-like and, like most other true bugs, they emit a characteristic disagreeable odor when crushed.

How can bed bug infestations occur?

There are many causes of bed bug infestation. Some of the most common include:

a) Bugs and eggs inadvertently brought in from other infested dwellings on a visiting persons clothing or luggage;

b) Transfer from infested items such as furniture, clothing, or backpacks;

c) From nearby dwellings, if easy routes are available for travel, such as through ducts or false ceilings;

d) From wild animals (such as bats or birds) that may also harbor bed bugs or related species such as the bat bug;

e) From visiting an infested area (e.g. dwelling, means of transport, entertainment venue, or lodging) and carrying the bugs to another area on their clothing, luggage, or bodies. Bedbugs are increasingly found in air travel;

f) Though bed bugs will feed on pets, they do not live or travel on the skin of their hosts, and pets are not believed to be a factor in their spread.

How to detect bed bugs.

Bed bugs are elusive and usually nocturnal (peak activity usually occurs between 10:00 p.m. 6:00 a.m.), which can make their detection difficult. They often lodge in dark crevices, and the tiny adhesive eggs can be nestled by the hundreds in fabric seams. Aside from bite symptoms, signs include fecal spots (small dark sand-like droppings that occur in patches around and especially beneath nests), blood smears on sheets (fecal spots that are re-wetted will smear like fresh blood), and the presence of their empty molted exoskeletons.

Although bed bugs can be found singly, they tend to congregate once established. Although they are strictly parasitic, they spend only a tiny fraction of their life cycles physically attached to their hosts. Once feeding is complete, a bed bug will relocate to a place close to a known host, commonly in or near beds or couches in clusters of adults, juveniles, and eggs, which entomologists call harborage areas or simply harborages, to which the insect will return after future feedings by following chemical trails. These places can vary greatly in format, including luggage, inside of vehicles, within furniture, amongst bedside clutter, even inside electrical sockets and nearby laptop computers.

Bed bugs can also be detected by their characteristic smell of rotting raspberries. Bed bug detection dogs are trained to pinpoint infestations, with a possible accuracy rate of between 11% and 83%. A few companies are experimenting with high-speed gas chromatography to detect bed bugs.

No food, no problem.

Bed bugs can go dormant for nearly a year without eating.

Treatment options for bed bugs.

Eradication of bed bugs frequently requires a combination of non-pesticide approaches and the occasional use of pesticides. Mechanical approaches, such as vacuuming up the insects and heat-treating, steam cleaning or wrapping mattresses, are effective. A combination of heat and drying treatments has been found to be most effective. An hour at a temperature of 113 F or over, or two hours at less than 1 F will kill them; a domestic clothes drier or steam will kill bedbugs. Starving them is difficult as they can survive without eating for 100 to 300 days, depending on temperature.

For public health reasons, individuals are encouraged to call a professional pest control service to eradicate bed bugs in a home, rather than attempting to do it themselves, particularly if they live in a multi-family building.

Diatomite is used as an insecticide, due to its abrasive and physico-sorptive properties. Diatomaceous earth consists of fossilized remains of diatoms, a type of hard-shelled algae. The fine powder absorbs lipids from the waxy outer layer of insects exoskeletons, causing them to dehydrate. Arthropods die as a result of the water pressure deficiency, based on Fick's law of diffusion. In order to be effective as an insecticide, diatomaceous earth must be uncalcinated (i.e., it must not be heat-treated prior to application) and be food grade, as opposed to swimming pool grade, which is widely available in agricultural feed supply stores.

Herbal sprays, like essential oil of lavender and essential oil of rosemary, will help repel bed bugs. Consider adding 20 drops of lavender essential oil to the final rinse when you wash your sheets, blankets and sleeping wear. This may help eradicate them. Placing lavender in a sachet bag under your mattress and pillow may also prove helpful.

As with all pest control treatments, one must prepare properly prior to treatment. Follow the instructions closely of your pest control service provider to maximize treatment effectiveness.

Tips to avoid bringing bed bugs home

When traveling, bed bugs can be picked up on the plane, in hotel rooms, your luggage or other items during trips and stays at hotels or homes you visit. They are found on public transportation, movie theaters, swap meets, and laundry mats. They hide in crevices no thicker than a credit card. When traveling, consider storing your dirty clothes in sealed trash bags that you empty directly into your washing machine upon returning home washing in hot +130 F water and drying with high heat. Never put piles of dirty clothes on the ground after traveling. Bed bugs will infest your clean linens or seek out hiding until they are hungry and need to find a host (up to a year).

Never put your bags or suitcase on a hotel bed or the floor. Always use a luggage rack, or even consider storing in the bathtub. Always inspect the crevices of the mattress and box spring upon entering your hotel room. Beneath the sheet, on the side of the mattress, pull the side seam and inspect with a flashlight.

At home, always avoid clutter. Bed bugs love piles of clothes, linens, pillows, and fabrics on the floor.

Never pick up any furniture off the streets. Wash fabric based items (clothes, blankets, etc.) purchased from flea markets or second-hand thrift stores immediately, in hot water, as described above.

Don't forget your car. Vacuum your car thoroughly and treat it with an herbal preparation, lavender, or approved indoor insecticide.

Lastly, stay informed and educate tenants on bed bug prevention. Always work together for eradication over assigning blame.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Satellite Dishes at Your Building

Mon, 03 Oct 2016 17:29:56 GMT

Bill from Los Angeles asks, Hi Kari, what do you advise about Satellite dishes being placed on buildings?

Satellite Dishes at Your Building

Hi, Bill. Great question. Have you ever driven by a building that is just littered with satellite dishes? It can look atrocious and neither helps the buildings aesthetic, curb appeal, nor marketability. As a matter of customer service and curb appeal, it is important to provide tenants with options when it comes to satellite providers. Some customers prefer cable, others satellite. Often new tenants will move in expecting access to the same service they are used to, so providing options for satellite and cable service will assist in creating a positive customer experience from the start.

Its also best to let tenants know their options prior to move in so its not a contentious scenario afterwards. When considering how to handle satellite dishes at your building, here are some tips and options, which might be helpful.

Federal Law Prevents Across-the-Board Restrictions Against Satellite Dishes

Its very important to read the FCC laws regarding satellite dish regulations at apartment buildings. You can Google the FCC site, but the regulations are available directly here: http://www.fcc.gov/guides/over-air-reception-devices-rule.

Essentially, if a tenant has an area that is exclusive to them (exclusive use area not common areas), they have a federal right to place a satellite dish in that area. Renters are not required to obtain the consent of the landlord prior to installing an antenna in these areas. This does not give a tenant the right to damage railings or walls to install a dish, nor can the dish protrude or hang over any common area beyond the edge of their exclusive area, but understand they do not need permission to place a dish in their exclusive use area.

Consider a Community Dish

The FCC law DOES allow for certain restrictions when a community dish is available for satellite service: Generally, the availability of a central antenna may allow the association, landlord, property owner, or other management entity to restrict the installation by individuals of antennas otherwise protected by the rule. So you might consider contacting your satellite dish provider and asking about a community dish. Know that some satellite companies have a minimum number of units requirement before they will install a community dish. Also know that the company may compensate the owner per door to install a community dish if there are enough units.

Consider What Satellite Options to Encourage

As mentioned, providing options for tenants to get the services they desire is great customer service. Consider distributing what options for satellite dish vendors are available to your tenants. Maybe, Hey, we have a community dish! Here's how you can get service! If you have an area where you can install a group of individual dishes, you will have better control over how the dishes are installed and routed to individual units.

Minimize Damage with Installation Protocols

Consider what proper installation of satellite dishes at your building looks like and generate protocols for installation. The FCC regulations do allow you to control/allow installation in common areas. If you allow installation at common areas, roof, protruding outside patios, etc., make certain installers know what and what not to do. Do you run external wires or internal? Have you designated in and out points for cables going through exterior walls?

Because installers are often 3rd party workers, not directly controlled sub-contractors, you might experience a wide variety in quality of work, so its best to establish protocols and communicate them. If you allow dishes on the roof, make sure you or your on-site manager is present during the install. On many newly replaced roofs, the roof warranty is VOIDED if the roof is pierced or drilled through in any way. Control the install, the location and the method of the install.

Educate Tenants About What is Available

Make certain your dish protocols are included in your lease agreements. Distribute a letter to tenants that lists their FCC rights, options for satellite dishes, and installation restrictions. Consider posting a sign on or near your roof informing installers of restrictions regarding satellite dish installations, their liability if they negligently void your roof warranty, procedures and contact information for guidance.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Spring Cleaning at Your Building

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 17:26:39 GMT

Spring Cleaning at Your Building

This months question comes from Sydney in Los Angeles: Hi Kari, with spring cleaning tips do you have for my buildings?

Hi Sydney! Thank you for such a great question! There are many things you can do to keep your building in great shape. Here are a few tips to get you started:

Tip 1: Clean lobby, entrances and common areas

Summer is a high turnover time. Now is a great time to improve curb appeal. Start getting entrances and common areas looking their best: remove all trash, make sure and do a thorough dusting, vacuuming, and mopping. Clean all common area windows. Clean, healthy plants are also a good idea.

Tip 2: Pressure wash exterior

Remove gum from walkways, pressure wash both the walkways and building exteriors, stucco (not too much pressure as you do not want to remove paint), etc. Also, make sure to inspect parking garages for engine stains. Note that oil stains may require pre-treatment as well as a hot pressure washer. You can rent pressure wash machines from your local tool rental company.

Tip 3: Touch-up paint

In keeping with staying on top of curb appeal, do a thorough once over on all exterior paint and cracks. Staying on top of touch-up, stucco, fascia, and rain gutter repairs will save you bigger expenses in the long run.

Tip 4: Check on sprinkler timers

Double check to see that your sprinklers are turning on and off according to current daylight schedules, our drought environment, and your landscape needs, which will change with weather.

Tip 5: Building lights

Make sure all common area lights are functioning and turning on and off at the proper times or install photo sensors to turn them on and off automatically.

Tip 6: Test Smoke Alarms as required and use opportunity to inspect A/C filters

Biyearly smoke alarm inspections will alert you to possible liabilities in your units such as hoarding. Test your smoke alarms, change out batteries if necessary, test all appliances, and don't forget to look for leaks (which can become very expensive) under sinks and around toilets. Make sure all units have properly working CO2 alarms if units have gas appliances. Finally, all A/C filters should be cleaned or changed.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Drought Defense and Water Conservation Tips

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 16:04:15 GMT

Drought Defense and Water Conservation Tips

Sub metering Water vs. RUBS (Radio Utility Billing Service)

While sub metering is required by law in some states, it is not yet required in other states such as California. Sub metering is done by having a meter installed for each individual unit instead of the building owner paying for the water building-wide. On buildings built prior to 1978, it is more costly to install the meters and often times only 50% of the buildings are even able to accommodate the retro-fit.

The cost for older properties per unit is about $325- $600 and for newer construction it is about $250- $275 per unit. Most companies offer low-interest financing options that let you leverage meter install costs against the resident utility payments. And since it is a capital investment, it directly adds value to your property. Check magazine listings, Yelp and Google for companies serving your area. Note that restrictions exist for sub metering at affordable housing and rent controlled properties. Existing rent control tenants cannot be required to pay for water usage, as they are protected under the rent control statute. Only new tenants can be legally required to pay for their water usage.

With a RUBS program, the billing is based on a formula, which uses square footage and occupant count. The total bill for the property is then divided up based on unit size and occupant count rather than actual usage. So for example, a one-bedroom apartment with three occupants would pay more than a one bedroom with one occupant. In addition, with the RUBS option it is possible to recover 5-15% of the common area (water/sewer/trash costs) by billing back this portion to the tenants.

With either option, you are doing your part to help conserve water by adding this on your property. If a tenant knows they are being charged back for their usage, they are less likely to take long showers or go without reporting a leaky faucet or running toilet. On average, sub metered or properties using a RUBS program typically use 20-30% less water.

Lastly, be sure to review the water bill often and look for sudden spikes in usage as this could be an indication of a leak.

Take advantage of utility company incentives

In our current crisis, utility companies are offering incentives to curb usage of our resources. In Los Angeles, LADWP is offering free sink aerators and showerheads to commercial customers. This is a no-brainer benefit to save water today across all of your buildings. Additionally, LADWP offers a $150 rebate per unit on replaced toilets via their SoCal Water$mart program. Simply upgrade your 1.6 gpf or higher toilet to a 1.28 gpf ultra low-flow toilet. DWP might also offer rebates on replacing washers with water conserving models (for owners who own their own washers / dryers). To take advantage of these offers, simply visit your nearest LADWP customer service center.

Sprinklers a likely culprit

Note that restrictions for watering landscaping have been put in place by DWP. A massive amount of water can be saved in irrigation by improving watering efficiencies. A couple of the many ways you can do this is by installing a soil moisture sensor system and more efficient sprinkler heads. Again, LADWP offers rebates for installation of these and other irrigation items. Don't let water, your money, run down the sidewalk!

Replace landscaping with California Friendly plants and/or artificial turf

Consider replacing your landscaping with California native, drought tolerant plants. They require less water and are beautiful! LADWP also has rebate programs for swapping out your current landscaping for California Friendly plants, mulch and permeable pathways. For a list of drought tolerant plants and suggestions, visit the following links:

Los Angeles Department of Public Works top ten list of California native and drought tolerant plants and shrubs: http://ladpw.org/epd/sg/plants.cfm
Additional list of California native drought tolerant plants: http://www.laspilitas.com/garden/drought.html

Control your flapper.

The #1 cause of a high water bill the toilet flapper. When tenants start paying for their water, many suddenly report running toilets.

So get ready to replace 10x as many flappers if you're not checking them already during your routine, six-month smoke/carbon detector checks.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Tips For Financials

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 14:40:28 GMT

Tips For Financials

Financials play an important role in the healthy operation of your building. As the subject often arises, I thought Id share a few tips to consider when reviewing your financials:

Month-Over-Month trends.

Its a great idea to print out your month-over-month income and expenses each month to review trends in your financials. Seek numbers that have significantly risen or dropped per line item. For instance, if you see an increase in the plumbing line item, it may be an indication of clogs in the main sewer line or damaged pipes. In which case, you might consider quarterly jetting of the sewer lines. Quarterly jetting is a great service to consider to keep clogging issues from arising. A raise in your water bill may indicate a leak. Performing a unit-by-unit check for leaks and running toilets is recommended as a first step. Whereas a raise in your gas AND water bill may indicate a hot water leak specifically.

Categorization.

Account codes. Make certain that account codes are correct. For example, when you write a check to the electric company, make sure it is not coded to electrical maintenance. Sometimes, how GAAP is categorized may be slightly different than how an owner may prefer to categorize certain expenses. Its a good idea to seek advice from your CPA to make certain that all categorizations are correct in accordance to the owners needs.

Cash-flow breakdown and general ledger.

Your cash-flow report is a summery of your general ledger. You want to see very thorough notations reported on your general ledger. When a figure is higher than normal, it is thoroughly explained.

Confirm income.

It may seem obvious, but you want to make certain all of your income has been received. Review rent rolls for each property. Make certain there are no units missing or a vacancy you are not aware of. Its also important to confirm other sources of income: refunds, credits, laundry room coins, etc.

Review profitability.

Due to rising rents, some properties have lower expense ratios. If you believe your expenses are running higher than industry standard, then you need to dig into day-to-day expenses or raise rents.

For example:

You want to make certain that what you are paying for vendor services is reasonable. To confirm prices are reasonable, get bids from three vendors for each service to compare with what you are currently paying. Of course, its important to understand the quality and scope of work for each vendor so you are comparing apples to apples. As an example, some gardeners bid to mow and blow, whereas others include trimming hedges.

Look at big picture expenses.

Capital expenses include roofs, pools, and the on-coming earthquake required retrofit. Its time to start saving if you have not begun already. Save now for large, capital expenses. Know what a new roof will cost and when you will need it (how many years). What is condition of your plumbing? How much will a new a/c unit cost how old are they? How often will you touch-up paint, etc

Once you know those numbers, you can put away what you need each month in anticipation. For example, if you need a new roof in 5 years, take that approximate cost and divide it by 60 months.

Have a budget.

Make a prediction of each expense, on a monthly basis, and do a variance report to stay on track.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Your Buildings Year in Review

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 14:35:47 GMT

As 2015 comes to a close, its a good time to review your buildings operations and performance. Take a few minutes to analyze the following points:

Your Buildings Year in Review

Rental market survey

Perform thorough market surveys and see where rent increases should occur. I always say, the best way to see the market is to put on a pair of sneakers and walk your buildings neighborhood. Look at other vacancies that are within a block or so. If you are not at market, and rent control allows it, serve rent increases. Make sure to stagger the rent increases over a number of months to avoid a mass exodus or rebellion at your building. Start with late paying tenants, or tenants that don't follow their lease, and then go forward each month have a plan. Keep in mind that different rent control cities limit the amount and frequency of any increase. Always know when you can raise, and be cautious not to raise above market rent without a really good reason, no matter what the limitations are. Market surveys should be done approximately every 90 days. Remember to add rent for every amenity you have that your competitors don't have, and vice versa.

Budget, general ledger and vendor service

Check to see if there is room for last minute items to fit into your 2015 budget. Are there any items you'd like to include as a 2015 expense? Review and revise your 2015 budget for 2016 fine-tune. Consider bidding out all services to new vendors in order to compare to current vendor pricing and services. Its always good to get a fresh pair of eyes and new perspective. That gardener, pool man, or other vendor you've had for years may no longer be giving you competitive pricing and services. Consider bulk contract for several properties for even better pricing. As always, only hire legitimate vendors who have a proper license, insurance, workers comp if needed, and be sure to fill out a W-9 for tax purposes so you can write off the expense. I know a lot of owners who try to save money by hiring vendors off the street who don't have insurance. These vendors might be great people who work really hard but when something goes wrong and they don't have insurance, all the money you've saved will cost you more in the end. I have heard many horror stories. Don't let this happen to you. Start the New Year off right with legitimate, fairly priced vendors.

Reevaluate areas of improvement

As an extension to item 2 above, consider where your money went this year and where could it have gone instead? Review 2015 financial hits and consider which may have been possible to avoid. Did you have an avoidable emergency, such as a plumbing, flood, or roof issue? If so, you might consider what improvements you could have made to avoid the same issues in the future, this could also serve as an opportunity to better plan out preventative maintenance in the year to come. For example, that water heater that leaked in your tenants unit could have been prevented if it had been inspected and its life expectancy had been 0. Its cheaper to replace before they cause all kinds of damage.

Capital improvements fund

Review any capital improvement plans. If there are no plans in place, consider which improvements might benefit the building or might be completely necessary at some point during the time you intend to own the building. Start a reserve fund to begin saving for capital improvements. For example, I always know how long each of my roofs will last, and I have at least 1 bid on hand to replace them. I then start a fund where I set aside money each month to accomplish what I know will need to be done at some point. I recommend a capital improvement fund if you have bad pipes or any major improvement that will need to be done within 10 years. Have a financial plan this is the year to get started and be organized about what you want or need to do. Start now.

Earthquake and disaster preparedness

Is your building community prepared for a disaster? Now is a great time to encourage your tenants to research preparedness, make a plan and gather supplies. It is important to be sure your staff is aware of all emergency shut offs and property emergency plans. One of the biggest issues after a large quake is fire be ready. A great, free resource you can customize for each property is an app available through ServPro (emergency cleanup and restoration vendor). This app allows you to create a full plan for all types of emergencies and have it easily accessible on a mobile device if needed. Here are some other great resources for

preparedness: www.fema.gov www.earthquakecountry.org Be sure to go to www.GetSky.net and simply search Earthquake Preparation.

Enjoy your Holiday celebrations! As always, stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Avoiding CAT-astrophes in Property Management

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 14:30:25 GMT

Ask Kari is a monthly, Question & Answer feature from Kari Negri. Kari has two decades of property management experience, is a featured speaker at many industry trade shows, such as AAGLAs annual trade show, and is the CEO of SKY Properties, Inc. in Los Angeles. This months guest post is written by Carmen Zelaya, SKY Properties Property Supervisor.

Avoiding CAT-astrophes in Property Management

There is no arguing that people adore their pets. Online polls show Americans spent nearly $60 billion on their pets this past year! Animal lovers are not waiting for home ownership to adopt and rescue their furry friends for life.

Having a pet-friendly building has many rewards - for starters, the financial benefits! A pet-friendly apartment is more likely to rent faster, and you can require renters insurance and charge monthly pet rent. Pet rent can range from $50 to 100.00 per pet!

Along with those rewards, however, comes additional responsibility for your property managers, maintenance staff, and vendors. In hindsight, the story I'm about to tell you is funny, however, it could have had a terrible outcome.

On a typically busy Wednesday afternoon in our property management office at approximately 11:00 a.m., I received a frantic call from my maintenance person who was in the middle of installing a brand new water heater in unit #11. I felt a chill when I heard him say that the cat in unit #11 had just dashed past him and headed for the hills-literally! My building is on a beautiful hilly street in Silver Lake, the cat apparently bolted toward the lush landscaping of the condos across the street.

So many thoughts went through my head. For one, how was I going to explain to my wonderful tenant (who sees her cat as a child) that Ms. Kitty had run out and was nowhere to be found? I couldn't even imagine how devastated she would be. If it were my cat I'd be heartbroken, and furious. As panicky thoughts inundated my brain, I grabbed my keys and drove the 15 minutes to the property. Upon arriving, I found my maintenance person staring at some bushes across the street. He showed me pictures he had taken of her while she was hiding under a bush she had already abandoned. I remembered that the cat had not been exposed to many people and that she had a complete set of sharp claws. There was no way she would go to him. I ran into my unit to get a heavy blanket and found myself parading up and down our street, frantically calling out Ms. Kitty! Cars drove by and quizzically stared at me. It was 90 degrees out, and I was in office clothes (including high heels), carrying a blanket, and calling out for an unseen creature. I'm sure I looked like a basket case. This went on for over an hour. Worry for the animal, heartache for my tenant, and after 1 precious hour spent worrying, knocking on doors, pacing in, and calling out for the cat, we finally gave up.

We walked back to the building, and my maintenance man headed back to unit #11 to continue installing the water heater. I hesitated, then nervously dialed my tenant to tell her the bad news. Right before I dialed the last digit, my maintenance man came out. Ms. Kitty had somehow gotten around the back of the building and found her way back into the unit. I let out a tremendous sigh of relief and happiness and set down the phone.

The moral of this story is, that if you are pet-friendly, make sure your tenants have a way of alerting your staff if a pet will be home ahead of time. Make sure your maintenance request forms have a box to check on whether an animal will be home alone. Train your staff to be alert and careful when entering and leaving a unit. As an animal lover and pet owner, I can tell you that these animals are an important part of our family. No one should have to go without their family member over a maintenance request.

We hope you've had a wonderful New Year! As always, stay in touch and updated at www.s kypropertiesinc.com

Do you need professional property management from Kari Negri and SKY Properties, Inc.? Visit our contact page to get started.

Your Building and the Sharing Economy

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 14:21:21 GMT

Your Building and the Sharing Economy

Hi Kari, one of my tenants listed their unit on Airbnb, and I don't allow subletting. How can I avoid this in the future? ~ Tom

Thanks for a great question, Tom! In todays world, there are many services offered in the sharing economy. Have some extra space in your car and want to give someone a lift? Consider becoming a driver with Uber or Lyft. Have some extra office space or a conference room to offer by the hour? Take a look at Peerspace. Have a room or entire home you own and want to offer to travelers? Take a look at Airbnb or VRBO.

Wikipedia describes Airbnb thusly: Airbnb is a website for people to list, find, and rent lodging. It has over 1,500,000 listings in 34,000 cities and 190 countries.

When traveling, many people enjoy using Airbnb and VRBO to book a place to stay rather than a hotel. They rave about the services and ease of use. European vacation stays can be entirely and easily arranged via sharing services. Since the offerings are generally from private parties, the lodging can be less expensive, and the user ratings apply to the specific room, hosts and the neighborhood, giving a more refined level of accuracy compared to hotel reviews. It is typical among millennials to check both sharing services and hotel websites, when they travel. Some have disregarded checking hotels entirely.

As a traveler, sharing services are highly recommended. As a building owner, there may be concerns with a sharing service. As the tenant does not own the unit, their right to temporarily sublease their unit should be a violation of their lease and could bring unknown elements into the apartment community. Here are some things to consider when it comes to the sharing economy service industry.

Does your lease allow subletting? If so, consider speaking to an attorney and revising this part of your lease. At a minimum, add stringent requirements regarding subletting. If you do not allow subletting, and find out one of your tenants is offering to sublet or temporarily sublet your unit, take swift and immediate action as you would with any major lease violation. If you suspect a tenant of subletting their unit, the first thing to do is ask them about it. If you are unable to reach them (because they are possibly out of town while doing short-term subletting), serve them with a warning letter making it clear that, if subletting, this could be reason to begin a UD (unlawful detainer) and should never be done without consent and approval of the landlord. That is the first approach with a good tenant that might not have understood that sharing services are a form of subletting. If this is a problem tenant, you can get an attorney to send them a letter / serve a 3-day to cure or quit, and possibly begin eviction proceedings. You will want to document all proof of the violation, such as the ad itself, reports of strangers at the property, etc.

Just like with any subletting violation, since the building owner or manager was not involved in the vetting process of the temporary resident, the concerns include: not knowing who is actually in the unit, having no background information on them, potentially inviting a criminal element into the apartment community, putting other tenants at risk, and causing discomfort amongst other tenants with strangers on the property.

If you'd like to see if one of your properties is listed by a tenant on a sharing site, simply perform a search on the sharing service website. Since exact addresses are not listed, only general neighborhoods, search your city area and zoom the map to the markers near your building. Review the pictures, and if you recognize one of your units, take action from there. You must communicate with your tenant about the issue. Sharing services wont let third-parties (you) remove or alter a listing, so you must go through the person who listed the property, or have a court order.

Thanks again for your question, Tom. As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion.

Authors note: Last month, the article, Avoiding CAT-astrophes in Property Management was a guest post written by Carmen Zelaya, SKY Properties, Inc. Supervisor. Her authorship was not credited, so wanted to thank Carmen for a great article!

As always, stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Leasing 101

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 14:17:48 GMT

Leasing 101

Now that we are headed into the busiest time of year for leasing spring has sprung! its a great time to brush up on your leasing skills and practices at your properties. You work very hard to gain interest in your vacancy, make sure to turn that interest into a lease by brushing up on the basics of leasing. Take this quick review and stand out from the competition.

Role play example of a proper leasing tour.

Just as you might practice a presentation, or how an actor rehearses for a role, its important to do a walk-thru with someone to nail down the features and benefits of your vacancy. Consider having a friend walk-thru with you and ask questions you might not have considered. Get that second opinion from a person who can point out discrepancies and keep you from losing a leasing opportunity. If you have a friend (your test market) point out aspects of your unit, rather than a potential renter, you are in a much better position to make corrections before an actual potential renter sees your unit. Find a critic!

Collect all prospect information and build value for your property before giving a price.

Before giving out your rental rates, make sure prospects have a good feel for all that your property and staff has to offer! Complete a market survey to determine how your prices/features compare with similar properties nearby. This process also opens the door for prequalifying your prospect. Getting your vacancy leased quickly is important; but so is getting a qualified prospect that will become a good resident. Prequalifying your prospects is an extremely important step. Just as you want to point out all the great features of your apartment community, you also want to make the right decision and place someone that fits your requirements (credit check, criminal background, rental history and income requirements).

Smile often and build rapport.

If a potential renter likes you, they are more likely to lease with you over the competition. Consider when you are shopping for a product or service and the type of rapport you might desire. Put yourself in the position of your potential renter. You would likely want the best service, a positive attitude, and a generally pleasant and informed person to answer your questions and give you a tour of the unit.

Ask for the lease.

Close the sale. Sometimes a person is ready to move forward, but they are not offered to do so. Ask for a deposit. If the prospect is hesitant, ask why and what the unit is missing that they are still looking for. If they place a deposit hold on it for 72 hours, they are not losing anything but the application fee if they end up cancelling within the 72 hours.

Follow-up.

Consider how you might track follow-up better. Follow up is very important, and those who do not get a follow-up call or email may forget about your property. If they are considering several other properties, the property that follows-up with them is more likely to get the lease. Again, consider when you are looking at different products and services. Sometimes you develop questions after your initial review. A follow-up communication allows you to get answers to your newly formed questions. This also gives a good impression of how the customer will be treated once they become a resident. Follow up is so important to a resident, especially with maintenance issues. Show them your follow-up skills even before they are your customer!

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

El Niño Still Coming?

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 14:12:25 GMT

El Niño Still Coming?

February is usually our wettest month, but turned into a heat wave. January was recorded as the warmest January on record according to NASA. What we need to know, as building owners and managers, about heat and rain is that together they are the perfect storm to grow mold.

As of January 1, 2016, mold is considered a substandard housing condition as defined in California Health and Safety Code 17920.3. Here is a general introduction, with some tips and highly recommended links, building owners might consider regarding mold.

Know your responsibility. Before cutting open a wet ceiling or wall, please make sure that the person you have working is both Mold and Lead Certified. One of the big problems Housing Providers are constantly dealing with is leaking water. Whether it is from a pipe or the sky above, leaking water is extremely important to address immediately after it happens. If water intrusion into a unit is ignored, and heat is present, there is potential for rapid mold growth. How it is handled is key. Most maintenance men think that just cutting out the wet patch will take care of it, and sometimes it will, but not putting up the proper barrier between the problem and the tenants belongings can be a huge mistake. You never know what you will find when you cut into a wall or ceiling. Putting up a proper barrier is equivalent to wearing safety glasses. You don't wear them because a nail is going to come rocketing towards your eye. You wear them in case a nail comes rocketing towards your eye. All precautions must be taken because, as described in, California Tenants A Guide to Residential Tenants and Landlords Rights and Responsibilities: Before renting a rental unit to a tenant, a landlord must make the unit fit to live in, or habitable. Additionally, while the unit is being rented, the landlord must repair problems that make the rental unit unfit to live in, or uninhabitable. The landlord has this duty to repair because of a California supreme Court case, called Green v. Superior Court, which held that all residential leases and rental agreements contain an implied warranty of habitability. Under the implied warranty of habitability, the landlord is legally responsible for repairing conditions that seriously affect the rental units habitability. The presence of mold can now be considered a habitability issue.

What is mold?

The California Department of Public Health defines mold as, Simple, microscopic organisms, present virtually everywhere, indoors and outdoors. Mold growth on surfaces can often be seen as discoloration, frequently white, gray, brown, or black but also green and other colors. Molds, along with mushrooms and yeasts, are fungi and are necessary to break down dead plant and animal material and to recycle nutrients in the environment.

Signs of mold.

Molds often have an earthly discolored appearance. They appear in many colors, but are often white, gray, brown or black. Even if there is no earthy or moldy smell, if you see water stains (often water damage on ceilings, drywall or wood), it is worth further inspection and repair. Again, do not try to address the issue without having the proper training, or hiring someone that does, so that residents in the apartment are protected.

Why mold is harmful.

Molds cause allergy, inflammation and infection. Molds depth and severity on ones health varies with each individual. For example, it is more harmful to individuals with current health conditions, such as asthma or compromised immune systems (cancer patients, autoimmune conditions such as rheumatoid arthritis and HIV).

Stay informed.

California has released a lot of information about the mold issue. To make the information easily accessible, I have created a webpage for your convenience and reference. Please visit: http://www.skypropertiesinc.com/mold/

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Tips for Building Insurance

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 14:02:38 GMT

This months question comes from Walter in Los Angeles: What are some of your tips for building insurance?

Tips for Building Insurance

Hi Walter, what a great question! So many factors go into deciding insurance needs. I've invited Tony Napoli, a 28-year veteran insurance broker at Napoli Insurance whom I've worked with for years, to answer this question as a guest article. Tony can be reached at (818) 830-3401 if you have further questions.

Proper Replacement Value The best way to assure that your building is properly insured to value is to insist that your agent prepare a current, Marshall & Swift Replacement Cost Worksheet. An under-insured property is not only problematic in the event of a total loss, but in a partial loss as well, as most policies have co-insurance penalty clauses that are utilized for under-insured buildings.
Building Ordinance Law Coverage Provides additional coverage to rebuild a property to current ordinance law guidelines. Over time, changes in ordinance laws can have a significant impact on the cost of re-building a damaged property. The older a property is, the higher the ordinance law coverage should be. A 10% limit of the building amount is a good starting point, but coverage up to 25% can be appropriate for much older properties.
Special Form Coverage Provides for the added peril of Water Damage, in addition to the standard perils of Fire, Windstorm, Hale, Aircraft, Riot, Explosion, Vandalism, Vehicles and Smoke. Water damage is by far the most prolific peril and many policies do not automatically include Special Form coverage.
Earthquake & Flood (DIC Coverage) These are two major exclusions on standard apartment policies that are worth considering if your property is located in areas prone to these perils. With earthquake, it is important to specify coverage for Underground Utilities, Walls & Walkways and Loss Of Rents, as these coverage are not automatically included on policy forms.
Loss of Rental Income Make sure your policy covers you for Actual Loss of rental income for no less than 12 months, with 18 months being optimal. In the event of a devastating loss, it can take an extended period of time to re-build, depending on building laws in your municipality.
Comprehensive Liability and Umbrella Coverage If a huge liability loss occurs on your property, it can have a devastating impact on your financial future, yet adding a substantial layer of protection with a liability umbrella, is less expensive than most people realize.

Thank you for your question, Walter! I hope Tony's tips have helped. Tony can be reached at tony@napoliinsurance.com I want to extend a big thank you to him for sharing his expertise here. Thanks Tony!

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Pet Perspective

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 13:57:42 GMT

Out With the Old, In with the New Year

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 13:16:22 GMT

Its the New Year! Its a good time to review a few operations and financial performance items at your building.

Out With the Old, In with the New Year

Rent rolls

Review your building rents and look at all 2014 unpaid balances try to collect these balances. For rent controlled buildings, if you cannot collect the money, then you have a few options: for rent only, you can serve a Three Day Notice to Pay or Quit, you can deduct the balance from deposit and notify tenant that this has been done and ask them to reimburse their deposit on hand, or you can send the balance to a collection company. I don't usually send to collection until they move out, but you can do it and may want to if the amount is big enough. In non- rent control, this may be a decent time to consider purging bad tenants by giving them proper notice to move those who do not adhere to the lease they signed and agreed to. In a rent controlled building, you can evict for non-payment of rent. In all other cases, you must have a well-documented history of any and all tenant issues and should consult with an attorney or have a letter written on your behalf to let them know where they stand.

Budgeting and Vender Service

Look at expenses and see where you can make improvements. Bid out all services fresh to compare current vendor price and well as service. That gardener, pool, or other vendor you've had for years call a few new vendors and get new, current bids to make certain you're getting the right price and full service. As always, only hire legitimate vendors who have a proper license, insurance, workers comp if needed, and fill out a W-9 for tax purposes so you can write off the expense. I know a lot of owners who try to save money by hiring vendors off the street who don't have insurance, but are great people, who work really hard but when something terrible happens, and they don't have insurance, then all the money you have saved is not worth it. I have heard many horror stories, so dont let this happen to you, and start the new year with great vendors.

Rental market survey

Review your market rents. I always say, the best way to see the market is to put on a pair of sneakers and walk your buildings neighborhood. Look at other vacancies that are within a block or so. If you are not at market, and rent control allows it, serve rent increases. Make sure to stagger the rent increases over a number of months to avoid a mass exodus or rebellion at your building. Start with late paying tenants or tenants that don't follow their lease and then go forward each month have a plan. Keep in mind that different cities and rent control will sometimes limit amount and frequency of any increase so know when you can raise, and do not raise above market without a really good reason.

Consider something new like RUBS

Ratio Utility Billing Systems (RUBS) describes sub-metering: charging tenants directly for their individual utilities rather than the owner paying for them, building wide. Sub-metering options include water meters, gas meters and electric meters, as well as, specialty meters that can measure a variety of heating and cooling systems. The primary reason to consider sub-metering is conservation buildings that switch from owner-paid water to tenant paid see a large drop in water usage. Again, you will need to see if local city allows it, but many do, and during a drought, all of them should allow it frankly.

Curb appeal

When doing your walk around the block for your market survey, look at how your buildings curb appeal compares. Easy things to look for and repair include: cracked paint, dead or unsightly plants, or lack of greenery (consider planting California native succulents), window clarity, clutter and condition, balcony clutter and condition. You want to keep up your buildings ascetics to draw in good tenants who respect and take care of where they live. You want current tenants to know that they live in a place that is cared for. The #1 reason a tenant will move is lack of maintenance this includes outside of the building because tenants care what other people think when they come to visit. Wouldn't you?

Capital improvements fund

Consider or review any capital improvement plans, which might benefit the building, or be completely necessary at some point in the length of time you intend to own the building. Start a reserve fund to start saving for capital improvements. For example, I always know how long each of my roofs will last, and have at least 1 bid to replace them, then I start a fund where I set aside money each month to accomplish what I know will need to be done. I recommend this if you have bad pipes or any major improvement that will need to be done within 10 years. Have a financial plan this is the year to get started and be organized about what you want or need to do over time.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Are your Vendors RRP Certified?

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 13:08:34 GMT

This month, we have a special RRP certification guest article from veteran Property Supervisor Carmen Zelaya. Besides being a long-time Property Supervisor of a large portfolio, Carmen is lead and mold certified and an LAPD Certified Property Manager Valley Bureau Certified. So she's well qualified to offer building owners guidance in this area for sure! Carmen asks, Are your vendors RRP Certified?

What is RRP certification?

Many property owners and property managers are unaware of the EPAs Lead Renovation, Repair and Painting Rule (RRP Rule) . This rule requires that contractors and workmen performing renovation, repair, and painting projects that may possibly disturb lead-based paint in homes, schools and multi-family dwellings built before 1978 have certification which ensures they are trained to follow lead-safe work practices and precautions.

In order to become an EPA Certified Renovator, you are required to take an 8-hour RRP Lead Safe Work Practices class from an EPA accredited training provider. The initial certification is good for five (5) years. To renew contractors must take a 4-hour RRP refresher class before their initial certification expires.

As a property manager, I make sure all my maintenance workers and vendors have this certification and always follow up to make sure it stays current. The fines for not taking these precautions can be up to $37,500 per day!

The reason this RRP Rule is so important is because when lead paint is in any way disturbed (for example through sanding, scraping, etc.), tiny particles of lead are released and create a lead-containing dust. When inhaled / ingested into the body, this dust can have a serious impact on your health.

According to the EPA, lead can cause a long list of health problems, including kidney disease, high blood pressure, and birth defects. Lead has also been known to cause developmental issues in children and can even lead to depression and aggressive behavior. Experts say lead poisoning has doubled the number of children requiring special education services. Even small amounts of lead can be potentially bad for anyone exposed to it.

Here are a few instances of repairmen needing the RRP certification:

A maintenance man doing a drywall repair, an A/C vendor who is cutting into a wall to install an A/C, A plumber who has to repair plumbing behind a wall, and an electrician who is repairing wiring inside a ceiling; essentially anyone who will be cutting into a wall and /or disturbing the paint layers. This certification does not only apply to painters.

Recently, there has been a lot of publicity about toys and other imported household products containing lead. The problems caused by these products are nothing compared to the number of people harmed when contractors disturb old paint in pre-1978 buildings without taking the required precautions.

My advice for owners of pre-1978 properties is to make sure that anyone who does any repairs or paint work on your property have this certification! It is very easy to obtain through the EPAs website: www.leadcertificationca.com

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

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What Renters Want

Mon, 03 Oct 2016 10:37:22 GMT

What Renters Want: Amenities

Construction of apartment rentals in downtown Los Angeles has become very popular in the last few years in order to keep up with the demand of the growing population, particularly those with higher incomes. Demographic surveys conducted in 2013 by Downtown LA in order to promote business and residency rates, stated that the median income for residents is $98,700 and that 26% of residents make $150,000+ yearly. However, census data taken in 2010 show that the median income for Downtown LA residents is only $15,003. For the entirety of Los Angeles County, the census survey predicted a median income of $53,046. Despite these conflicting figures, high-end apartment complexes are being built throughout the city in order to accommodate potential residents with incomes exceeding $100,000. These new constructions cater to a particular market, usually millennials, who are looking for amenities that rival 5-star hotels. This trend is expanding throughout Los Angeles and beyond, creating considerable incentive to upgrade older buildings and to build new modern buildings that appeal to potential residents. According to a recent study by Marcus & Millichap, there are 92 million millennial's , compared to 77 million baby boomers and 61 gen-xers. This is a pretty big number in comparison. Studies also show that millennial's are delaying major life events such as marriage, home purchases, and children. This means that they will live in apartments much longer and hence the high demand. Millennial's have made the move toward city centers with the desire to "go green" and cars are optional, meaning that they prefer areas where they can walk to pretty much anything or take public transportation/ride sharing. A building needs a high walk score , meaning that it needs to be walking distance to restaurants, shopping, banks, etc., because tenants consider a walk score when deciding whether or not to rent.

They prefer large complexes, with minimalistic units, and an abundance of amenities. Popular new buildings include environmentally friendly aspects such as solar power, charging stations for electronic vehicles, and recycling services. Tenants are willing to pay for the opportunity to positively impact their environment. Another excellent idea is a community garden where tenants can grow their own vegetables, herbs, etc. Additional rent can be charged to rent out plots in the garden.

Not all apartments are made equal and each prospective tenant is looking for something different, something distinctive that will turn an empty rental into their new home. However, many tenants now expect their apartments to have, at a bare minimum, a few amenities that they simply cant live without. These amenities include hard wood-like floors, air conditioning, granite or quartz countertops, and modern appliances. While more expensive than carpet, hard surface floorings are low-maintenance, easy to keep clean, and do not typically need to be replaced after a tenant moves out. Southern California weather mandates that all apartments come with air conditioning units, whether it is central A/C or individual units.

While a lack of a dishwasher may not be a deal breaker for some tenants, most prospective renters

anticipate that there will be modern appliances and updated cabinetry. While all prospective tenants have differing wants, needs, and preferences, these items have come to be viewed as standard in high- end apartment rentals.

Aside from amenities, tenants are especially looking for pet friendly buildings for their furry friends. Many renters are unwilling to part ways with their pets, and will immediately be deterred by a non-pet-friendly building. Renters with animals are increasingly common and accepting pets is becoming a must for property owners and management companies. Having a pet-friendly building is nearly as important as the amenities that you offer. You cant sell your unit to a prospective renter if you cant get them through the door. Increasingly tenants are looking for buildings that have pet services as well. This includes dog-walking companies, pet sitting, on-premise pet grooming, and dog parks or dog runs. It is also a great way to increase income by charging $50-$100 per month for each pet.

Many building owners have to work with a pre-existing building. While changing an already existing apartment can be difficult and expensive, it is essential to make the right improvements in order to get above market rents and exceptional tenants with strong income and resources. A few right enhancements to an existing apartment building can make a tremendous difference when trying to appeal to renters. Convenience is an important factor when trying to find an apartment. This means making a vacant apartment available to see at all times. Renters want to see an apartment the minute they drive past your For Rent sign on your lawn or in your ad. Oftentimes, if they have to wait to see an apartment, they'll simply move on. Tenants also want easy ways to pay their rent and request maintenance, meaning that an effective website and software is particularly important. They also expect that maintenance requests be done promptly and easily. Millennials don't want to call their manager or drop off their rent; they want to be able to access what they need from the comfort of their own phone.

Once inside the door, owners want to give renters the WOW factor. Amenities include the ones afore mentioned, such as A/C, wood-like flooring, and newer appliances. However, to really wow a prospective renter, there are a few things you can do to give you an advantage over a competitor including chandeliers, chalkboard paint, storage shelves in the bathroom, modern lighting, and elegant bathroom sinks. To get them inside the door, beautify the building by making the sure the landscaping is impressive and the grounds are well maintained. Switching from grass to turf is an aesthetically pleasing and environmentally friendly option, not to mention drought options are currently essential. Upgrading your building amenities to include Wi-Fi in common areas, hiring a dog-walking service, or creating a community room, or fitness center can also make your building more attractive, especially to millennials. You can find ways to upgrade that dont involve major construction. Many buildings have the ability to support a rooftop deck. If necessary, you can transform an apartment near amenities that can be a rentable flex spaces for tenants to do work that they may not want to do in their home such as artwork or hold classes, work on projects or crafts, work on their bicycles, use them as rehearsal spaces, or even meditate.

The community areas such as pool, lounge, should have comfortable seating areas. Fire pits or fireplaces are also a very popular and create a sense of community for residents gathering at the end of a long day.

If starting with new construction, it is easier to create dream units for future tenants. Renters are looking for the right balance between charming and homey, and modern and sleek. Tenants, especially in the millennial generation, are looking for bright, open space concepts with lots of windows, storage spaces, high ceilings or lofts, and large closets. They want modern appliances, with stainless steel refrigerators and dishwashers, personal washers and dryers, and wine refrigerators. However, they also want unique touches such as custom paint, accent walls, crown moldings, built-in bookcases, and tile flooring in the kitchen and bathroom. While creating the perfect apartment might not be feasible, you can mix and match some key elements in order to create an alluring rental.

Some new buildings have taken it a step further by having outdoor entertainment amenities such as rock climbing walls, lawn chessboards, disc golf areas, sand volleyball courts, putting greens, and a single lane bowling alley. For properties near the beach, showers and surfboard racks cater to surfers and beach goers. For all properties, bike storage and repair shops with rentable tools are helpful for cyclists, a trend that is becoming increasingly commonplace. Kids spaces are also popular, with arcade-like features such as pinball machines and chalkboards. New buildings indulge a wide variety of interests, hobbies, and careers.

Tenants crave full-service buildings that cater to their every need and desire. This includes concierge-like services where a tenant can have their appointments scheduled, dinner reservations made, have their packages delivered, dry cleaning picked up, car washed, and have their dog walked without ever needing to leave the comfort of their own home. They want Fluff n Fold laundry services and valet for their vehicle. Prospective tenants want access to free and fast Wi-Fi because many work from home. In addition they need printers, and some buildings even offer 3-D printers. Business centers/conference rooms, recording studios, and rehearsal spaces are also important for working professionals that need to work from home, especially for those in the entertainment industry.

Whether working with new construction or modifying existing apartment buildings, tenants expect the best and most up-to-date services possible. Extending beyond traditional amenities, renters are looking for a building that complements their mobile lives.

Kari Negri Speaking at Apartment Association Rental Housing Expo!

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Mon, 03 Oct 2016 10:07:03 GMT

FREE Event! Thursday, September 18th, 2014 Apartment Association, California Southern Cities Rental Housing Expo at the Long Beach

Convention Center. Kari is speaking on Winning Evictions/The Development of Management and Maintenance Policies and Procedures.

Flyer_SeminarSchedule_TradeShow2014_AACSC

Manager Timecards Ask Kari Ep. 9 | Los Angeles Property Management

Sun, 02 Oct 2016 17:22:09 GMT

This Months Question comes from Brad in Los Angeles:

Hi Kari, I heard a building owner can be sued for not keeping proper timesheets for their on-site building managers? How can a lawsuit be avoided?

Hi Brad! A great question, and although I'm certainly not an attorney and cannot offer legal advice, I am aware of owners being sued or turned into the labor board for not keeping proper timesheets of people performing work at their building. This tension is not unique to the real estate industry. Have you been hearing those radio commercials where companies want to audit a person's hours worked for free so they can offer to sue their employer!? Not sure if this is ambulance-chaserish, but litigators may be hunting for employees who want to sue their employers for potential back-pay.

What I've witnessed in the property management industry is that if, for example, an on-site manager claims they worked over 40 hours, weekends, etc. for the last several years, and no one had accounted for and paid them for that time, they can come back to the owner with their attorney, pursue the owner for back-pay, overtime, penalties, interest, etc. and win. Imagine multiple years of back-pay and penalties.

If your on-site manager came to you and said you owe them five years of overtime, do you have timesheet records to prove otherwise to a judge? If not, you are at risk. As a building owner (or any type of business owner for that matter), if this doesn't motivate you to closely follow this law, it should.

Here Are 6 Tips to Consider:

Tip 1: Consult with your attorney to review the law.

Take the simple step to inquire about how you are managing your building and compliance with the law.

Tip 2: In the eyes of the state, understand that your on-site manager is your employee.

According to the state of California, your on-site manager is your employee. Some owners find a trustworthy tenant and simply give them a rent credit to collect rents, call in maintenance, etc. If you are doing this, you are directing an employee to perform work and must pay them minimum wage, payroll taxes, and SSDI. Also, anyone who is not a licensed contractor or does not carry liability insurance or workers comp could be considered an employee. By the way, these are some of the benefits to hiring a professional management firm. The manager becomes an employee of the management firm, thereby providing you a layer of protection and the peace of mind that proper records are being kept.

Tip 3: Know your on-site manager rent credit maximum!

Yes, the state regulates the maximum rent credit you may offer. Mr. Jesse L. Atilano CEO of www.laborlawllc.com reiterates that, Rent credit can only be given in accordance with the IWC, Industrial Welfare Commission Order, which specifically prescribes amounts of rent that can be offset. See IWC Order #5: http://www.dir.ca.gov/IWC/IWCArticle5.pdf

Tip 4: Management contract a must!

All on-site managers must have a manager contract, and the hours defined in the contract should be supported by time sheets. AAGLA members are offered access to sample contracts to review.

Tip 5: Its time for timesheets!

Make sure your managers, maintenance personnel, and all other employees are filling out weekly timesheets so you have a record of paying them properly according to state and federal laws. If no timesheets exist, there is a risk of exposure if an employee claims there are wages owed for overtime. If this discrepancy spans over multiple years, you may be on the hook for quite a large sum.

Tip 6: Stay informed.

I can't stress enough about consulting with your attorney here. Additionally, stay informed by visiting http://www.dir.ca.gov/dlse/faq_paydays.htm

Have a question for Kari? Please submit it to her via commenting on the: Ask Kari YouTube Channel
#propertymanagement #losangeles #apartmentmanagement

Motivating Employees, Managers and Maintenance Personnel

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Sun, 02 Oct 2016 17:14:06 GMT

Motivating Employees, Managers and Maintenance Personnel

This months question comes from Ben in Long Beach:

Hi Kari, what are your tips for motivating employees, managers and maintenance personnel?

Hi Ben! What a great question! There are many management styles when it comes to motivation, but let me share a few key ones from my own style. As building owners, we are in a position to keep our on-site managers and maintenance personnel motivated. Motivation is important for many reasons, one of which is that they are our key contacts with our primary customers, our residents.

When it comes to motivation, here are some tips to keep in mind:

Tip 1: Self Improvement and education.

One of the ways to keep someone motivated is to help him or her improve their skill set. As we learn, we remain engaged in our activities and responsibilities, which helps fight lethargy. In our industry, one of the primary areas of education is Fair Housing. All management personnel needs to have a thorough understanding of Fair Housing laws. Providing access to Fair Housing classes is a great way to help a manager improve their skill set. For maintenance personnel, Home Depot is a great place for them to attend specialty classes to expand various skills. Additionally, your local Apartment Association always offers great classes for all types of property management personnel.

Tip 2: Recognition amongst peers.

It always helps to recognize employees for their accomplishments and unique skills. Depending on the size of your organization, you might try an employee of the month program or something just as consistent, but less formal, such as keeping a stack of gas cards to hand out when you want to recognize an employee. I make sure to always acknowledge each employee when were all together at our holiday party each year when I hand out bonuses. It gives me an opportunity to speak about each employee about their unique accomplishments while their peers are present.

Tip 3: Grow responsibility.

Sometimes people may be at risk to falling into a rut when they are so closely bound to a routine. In addition to providing educational opportunities to grow their skill set, I have found that recognition through increased responsibility is a great tool to motivate. For managers, you might consider offering the oversight of a smaller, nearby building, in addition to the larger one they manage on-site. For maintenance personnel, you might encourage their getting certified in a new area to expand their skills. Lead certification or mold is extremely useful for older buildings.

Tip 4: Financial motivation.

Everyone can use a little extra something. In addition to holiday bonuses, you might consider offering pre-leasing bonuses to managers, running a contest such as a weight loss or car pool, challenge, or a new technology challenge such as getting managers to convert their residents to submit maintenance requests online.

Tip 5: One-on-One positive feedback.

When its not convenient to recognize an employee amongst their peers, simply giving one-on-one positive feedback and accolades can go a long way. It lets them know you appreciate what they are doing and how they contribute to the overall vision of your enterprise.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in

touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Ask Kari Episode 4 Apartment Building Maintenance Tips Los Angeles Property Management

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Sun, 02 Oct 2016 17:04:23 GMT

This Months Question comes from Bill in Los Angeles:

Hi Kari, What are your top building maintenance tips?

Hi Bill! This is a great question because when it comes to maintenance, its much better to be proactive than reactive. Here are my top 10 maintenance tips:

Tips

Tip 1: Residents. Always.

Pick good residents. Screen prospective residents carefully (background and credit checks) so you are building a positive community ecology for everyone. Nothing is more important in keeping costs down.

Tip 2: Six month smoke detector check.

Use the six-month smoke detector check to watch for habitability issues (ensure residents don't have trash or vermin in the unit). Also, check plumbing for leaks so your money isn't literally going down the drain.

Tip 3: A/C units.

Check the A/C units to make sure the filter is clean and air is flowing easily. Quarterly cleaning is recommended. Tenant education on how to keep clean is helpful as well.

Tip 4: Leaks. Always.

Respond to complaints of leaks immediately. The resident is happy and a rapid response can mitigate damage to your building.

Tip 5: Regularly touch up the paint on the front of your building.

Curb appeal is vital to prospective residents. Your current residents really appreciate a building that is well-maintained. And

Tip 6: Peeling Paint.

Take care of peeling paint immediately, inside and outside, as it can be a health hazard. Peeling paint not only looks bad, but it can be harmful if it contains lead.

Tip 7: Doors & Windows.

Make sure doors and windows lock properly and that all windows have screens.

Tip 8: Energy Efficiency.

Make sure you are using energy-efficient lights in common areas that come on automatically, such as a laundry room light with a timer or motion detector. Make sure landscape timers are adjusted weekly and consider rain sensors, which run about $150.

Tip 9: Plunger.

Keep a plunger on site for quick access to prevent unnecessary flooding and save money on plumbing calls.

Tip 10: Garbage disposal wrench.

This is a great tool to have on hand as many disposals can be reset instantly.

Have a question for Kari? Please submit it to her via commenting on the : Ask Kari YouTube Channel
#propertymanagement #losangeles #apartmentmanagement

What to Know About PAC Fees

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Sun, 02 Oct 2016 16:45:45 GMT

What to Know About PAC Fees

This months question comes from Steven in Los Angeles: Hi Kari, why should we care about PAC fees?

Hi Steven! PAC fees (Political Action Committee fees) in our industry are an important topic, which we should all consider seriously. Here are five tips on why you should care:

Tip 1: Anti-landlord legislation needs a voice.

There needs to be funds available to support the people who actively represent building owners to our legislative bodies. If we have no funds, we have no voice. If we have no voice, we have no input on the laws, which affect all building owners in California.

Tip 2: Many anti-landlord bills are introduced each year.

Without PAC fee contributions, there is no way to fight anti-landlord legislation effectively. Even when we cannot prevent a bills passage, we can have an impact by requesting important amendments, which help to balance new laws. Two current examples include SB-750 and AB-5.

SB-750 Building standards: water meters: multiunit structures. Prohibitions on charging for water consumption. If you charge tenants for water, you may not be able to if SB 750 becomes law.

AB-5 relating to the Homeless Persons Bill of Rights and Fairness Act. The homeless may become a protected class under AB-5. Additionally, landlords will neither be able to ask for credit information nor use credit as a basis to qualify a prospective tenant.

Tip 3: Many apartment owners have no idea what a PAC fee is .

As mentioned, PAC fees help support the collective voice of building owners in California. Many owners think their association memberships cover PAC fees, and it does to some degree. However, because landlords are a constant target, apartment owners need to step up and actively support positive legislation. An effective way to do so is to contribute money and/or time to Political Action Committees.

Tip 4: Get involved!

Contact your local Apartment Association to see how you can contribute to fighting for your rights. We must work as a community.

Tip 5: Stay informed!

Review the political action areas of the AAGLA and AACSC websites:

http://aagla.org/

http://www.apt-assoc.com/

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Ask Kari Episode 5 Apartment Resident Retention Tips Los Angeles Property Management

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Sun, 02 Oct 2016 16:36:58 GMT

This Months Question comes from Gary in Los Angeles:

Hi Kari, What are your top 10 Resident Retention tips?

Hi Gary! This is a great question and such an important reminder that our customer service starts when a resident moves in. Here are my top 10 resident retention tips:

Tips

Tip 1: Answer your maintenance calls.

The #1 reason a tenant moves is lack of competent or timely maintenance. It is in your best interest to respond immediately, and whenever possible, schedule maintenance at your tenants' convenience.

Trying to defer maintenance can end up costing you more $$$ and you can lose tenants. Tenants want to live in a well-maintained building that gives them pride. Keep the front always looking cared for, utilizing good landscaping, flowers, and nice signage.

Send reliable vendors or maintenance personnel who are considerate of tenants' belongings. It is healthy to keep in mind that maintenance personnel are often the only contact tenants have with ownership and thus represent their level of care.

Tip 2: Complaints.

Respond to complaints regarding a loud or bad tenant, or you could chase away your good tenants.

Tip 3: Rent to good residents.

Do everything in your power to make sure tenants are qualified. At a minimum, run: Credit report, Criminal record, & a UD report (eviction) such as the Apartment Association AAGLA Quad check (includes two credit bureaus, eviction check, and background on bounced checks). Have the applicant bring a utility bill, with their name on it, to verify the current address. Consider 3 months of bank statements where you can see that deposits match the net paycheck amount and see rental payments are made on time. Make sure they do not owe $$ on basic services such as: utility bills (DWP/Gas Co), phone, and cable.

Tip 4: Build the community.

Consider activities to bring your residents together such as a Building BBQ event, Movie Night, or Facebook page where they can communicate with each other or be able to post or schedule a bike or hike (I was told that among the most popular activities were knitting groups; I had no idea there were so many people out there that knitted!)

Tip 5: Show tenants you genuinely care.

Be responsive; send a newsletter, a gift card on their birthday, or at least an acknowledgment that is genuine.

Accept maintenance requests via email and respond to them with the date and time of service. Know how to get messages to your tenants quickly by texting or calling them about things like the water being turned off for an emergency or any important information regarding their unit. Statistics say that most residents prefer texts and emails rather than being called. If you have an on-site manager, make sure they are a good one and are giving great customer service.

Tip 6: Security.

Apartment Owners who make security a high priority can keep their tenants longer, protect property values, and reduce maintenance and repair costs. Renters will pay more for a sense of security. Of course, you can never guarantee security or safety in any way, but have gates that work, and develop a good relationship with your SLO.

Tip 7: Market rents.

Do not give a rent raise if their rent is already above market; raise rent if they are below market. Know you are offering a quality product; tenant should feel they are getting what they pay for.

Tip 8: Management.

Be the best building on the block, and make sure your manager and vendors are doing their jobs. Find a great Management Company and Manager Do not hire a management company with no experience or does not keep you continually educated on code enforcement issues.

Tip 9: Survey.

Do a resident satisfaction survey for current residents, or ask departing residents if there were any problems which caused them to move.

Tip 10: Proactive upkeep.

Keep a schedule of when your leases expire if they are a good tenant; approach them 90 days out and offer an improvement in their unit, such as carpet cleaning, fresh paint, or a flooring upgrade (if you would perform anyways for a vacancy), granite counter tops, a/c in the second bedroom etc. for signing another year lease. By doing this, you can make improvements to your building and keep good residents.

Bonus Tip: Coupons.

Know your buildings surroundings and let tenants know of any conveniences in your area, many surrounding companies will give local apartment buildings discount coupons if you request them, tenants appreciate this.

Have a question for Kari? Please submit it to her via commenting on the : Ask Kari YouTube Channel
#propertymanagement #losangeles #apartmentmanagement

Hiring a Property Management Company

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Sun, 02 Oct 2016 16:29:40 GMT

Hiring a Property Management Company

This months question comes from Daniel in Los Angeles: Hi Kari, what are your tips for hiring a property management company?

Hi Daniel! What a great question! The right property management company is an essential decision for the health and financial well being of your property. Here are some tips to keep in mind:

Tip 1: Hire a company with long-term, local property management experience.

This may seem obvious, but we see owners sometimes turning to real estate agents who do property management on the side. The reason an established property management company, with property management being their primary business, is important is because property management is a constantly evolving industry. There are layers of regulation from the local, city, county, state AND federal levels. Very costly mistakes can take place starting with how the rental vacancy ad is written! Even more when showing a property to a prospective tenant, further in processing an application, and of course, in collecting rents, responding to maintenance, plumbing, mold, etc. With potential legal errors at every turn, it makes no sense to finance the learning curve of an inexperienced property manager with your buildings revenues. This dovetails into my next tip: make inquiries.

Tip 2: Who are your fellow property owner colleagues trusting for their property management?

Ask your friends and colleagues for referrals. What is the health of their financials, year-over-year, with their management company? Are they happy with management or are they stuck in a long-term contract? This leads me to my next tip:

Tip 3: Get a month-to-month management contract.

I have met so many owners dissatisfied with their property management company, but stuck in a long-term contract, unable to change companies or do anything about it. As a result, I changed my company policy to offer month-to-month management contracts. I prefer to earn my customers business every month, and it makes property owners happy that they have options if any hiccups occur.

Tip 4: Meet or call and speak with the property supervisor who will be handling your building.

The property supervisor is your point-person in the field. They are the on-site managers supervisor; they source, schedule and oversee all maintenance, and approve new tenants (among many other important duties). As this is an extremely important person in the management of your property, the one with whom you will have the most interaction, its a great idea to meet them.

Tip 5: Look for testimonials and references from their current clients.

Often, a property management company will list testimonials on their website. See if you can contact some of the owners via LinkedIn or a publicly listed contact number.

Tip 6: What accounting software is the company using?

Speak to the person who will be handling your monthly reports to discuss how you want your monthly financials organized. Otherwise, get a sample copy of financials to see how their general reports are arranged. How easy is it to read and understand what is going on at a building? There are many accounting software solutions available, but you want to see that they are using one tailored specifically to property management.

Tip 7: Review all fees and management contract details.

Make sure to have a clear understanding of the management contract and fees. If you have followed tip 6, you will see how the management fee is allocated. Also, inquire if they mark-up outside, third-party vendors. Make sure fees are fully disclosed and not generalized. Also, its certainly important for your attorney to review the contract before signing.

Tip 8: Make sure the company shares your vision for your property.

This is the final and most important tip. Its best to have a long-term plan for your property. Ask what the management company's vision is to see that it aligns with yours. In this final tip, you will discover if their approach and vision makes them a suitable partner in creating a positive sense of community at your building. The bottom line is that the company should take better care of the building than you can by yourself.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Ask Kari 6 Going Green Los Angeles Property Management

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Sun, 02 Oct 2016 14:48:47 GMT

This Months Question comes from Leslie in Los Angeles:

Hi Kari, as a building owner, what are your suggestions for going green?

Hi Leslie! Thank you for your question, and what a great time of year to ask! Lets call it Green Cleaning. Here are 5 tips on going green:

Tips for Going Green

Tip 1: Give Renters and Tenants what they want: Go GREEN.

I recently heard that 86%, or nearly 9 in 10 Americans, want to live in green communities. Surprisingly, cost efficiency is not the #1 reason. A sense of world-community and environmental stewardship is. Three times as many renters, compared to non-renters, say it is absolutely necessary. More than of renters are willing to pay at least $100 more in monthly rent in order to be environmentally responsible. Surveyed renters say that the most important reason for living in an eco-friendly apartment is because it is good for the earth.

Tip 2: Start simple.

Consider incorporating simple changes such as energy efficient light bulbs, drought resistant landscaping, low flush toilets, and motion controlled for some exterior lighting. For master metered buildings, energy efficient light bulbs inside and outside and timer-controlled A/C units can also create significant savings.

Tip 3: Let the public know.

Don't be afraid to do some public relations. If many renters feel that energy efficiency and environmentally friendly features are important, its key to let them know. Communities/buildings emphasizing that they are either working to go green or are already implementing green programs can gain favor of both current and prospective renters.

Tip 4: Educate your residents.

Offer clear instructions to residents about your green amenities, practices and promises. Consider doing a pamphlet, resident flyers and educational signage such as recycling instructions and information.

Tip 5: Stay informed.

New, emerging green technologies are constantly being developed. If you walked through a home furnishings store recently, you may have noticed more LED lighting options than in previous years. As the adoption rates of new products increase, production costs go down, and it may be cost-effective to change out pigtail bulbs to LEDs, which last longer, contain no mercury, and use less power. Websites such as www.energystar.gov and www.greenhome.com offer current information and products.

Have a question for Kari? Please submit it to her via commenting on the: Ask Kari YouTube Channel
#propertymanagement #losangeles #apartmentmanagement

Problem Tenants

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Sun, 02 Oct 2016 12:10:02 GMT

Problem Tenants

This months question comes from Taylor in Los Angeles: Hi Kari, what are your tips for dealing with problem tenants?

Hi Taylor! What a great question! Unfortunately, some residents choose to become a consistent problem for the community at large. Examples of problem tenants might include non-rent payers and chronic late payers, disturbing neighbors despite warnings, loud and inconsiderate behavior, mysterious repairs and do-it-yourselfers, hoarders, people who don't want you in their unit for any reason, constant maintenance requesters, agitators, and non-fee payers.

When your community is fed up and ready to make a change, here are some tips to keep in mind:

Tip 1: Enforce building rules consistently.

Your community rules are the same for every resident. Make sure to enforce them consistently with everyone so it is common knowledge what the rules and what is expected. Your entire community will appreciate the clarity and consistency.

Tip 2: Document everything. Everything.

Keep a written log of behavior. This is critical if you ever end up in front of a judge regarding the problem tenant. Document by taking pictures. Document by installing security cameras (which have become very inexpensive). Document by keeping copies of letters sent to the problem tenant regarding incidents; as well as, any letter or note received from your tenant.

Tip 3: Keep emotions out of documentation.

Simply stick to the facts when recording incidents, writing and serving notices. Stay objective in your observations.

Tip 4: Serve 3 Day Notice to Pay Rent or Quit immediately if Rent is due and not paid.

Non-payment of rent is usually (not always) the easiest and fastest way to evict.

Tip 5: File immediate police reports for any illegal activity.

If illegal activity occurs, its critical to file a report immediately. As I've mentioned many times in the past, you should already have a relationship with your SLO (Senior Lead Officer), with whom you should keep in the loop and can advise on best ways to protect your building and tenants.

Tip 6: Raise their rent.

Bringing rents to market is a common practice and a good idea for cash flow consistencies. With problem tenants, always serve a rent increase as soon as it is legally possible.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Accepting Pets

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Sun, 02 Oct 2016 12:06:22 GMT

Accepting Pets

This months question comes from Rose in Los Angeles: Hi Kari, what are your thoughts on accepting pets?

Hi Rose! People often consider pets a member of their family. While some building owners have policies not to allow pets, if you do, here are some tips to keep in mind:

Tip 1: Renters insurance required.

In our buildings, we require renters insurance with pet coverage. Please note, your building insurance may have breed restrictions. You can get a list of restrictions from your broker.

Tip 2: Creates good community.

People love their pets! Pets can provide a means for residents to have a sense of community. Often when people walk their dogs, they will stop and say hello to other pet owners.

Tip 3: Dog station is a worthy investment .

A dog station is a place to offer biodegradable bags for owners to clean up after their pets.

Tip 4: DNA swabbing.

Swabbing is something to consider doing if you have repeat waste offenders that you cannot catch. This helps identify each dog.

Tip 5: Don't restrict by size, restrict by breed.

While larger dogs are often seen as something to restrict, we have not found that to be the case. Most large dogs seem to have less energy than smaller ones. Overall, our observations show that they make less noise and can hold their bladder longer.

Tip 6: Meet the pet!

Its always a good idea to meet whomever is going to live at your building, right?

Tip 7: Get a pet agreement.

Its a good idea to include a pet agreement in your lease you can get a sample in the AAGLA office or on-line. Also, please make sure that each pet has a license with the City of Los Angeles Department of Animal Services 1-888-452-7381

Tip 8: Pet rent.

A great idea! We charge pet rent of $35-$50 per month to add revenue and account for providing a dog station. Additionally, you have to really love that animal to pay rent for them.

As always, please remember, I am not an attorney. Seek clarification through your attorney. All articles are simply an opinion. Stay in touch at www.GetSky.net

Do you need professional property management from Kari Negri and SKY Properties, Inc.? visit our contact page to get started.

Ask Kari 7 LAPD Senior Lead Officer Interview

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Sun, 02 Oct 2016 10:12:33 GMT

LAPD SLO Verdin Interview

This month, Kari presents a special interview with LAPD Senior Lead Officer, Jose Verdin. We are so thankful he stopped by to give some great tips on working with your community officer to help create the most positive community at your apartment building.

Kari: What is a Senior Lead Officer (SLO)?

Officer Verdin: A Senior Lead Officer is a liaison between the department and the community. The SLO works with the community at large to get community issues resolved.

Kari : SKY Properties took over management of a building on Sepulveda about a year ago. You mentioned to Carmen, our property supervisor, that our management really helped the whole neighborhood. What did you mean by that?

Officer Verdin: When we see positive environmental changes done to a building, such as improved painting, gates, lighting, plants, etc., it really brings a positive sense of community to the neighborhood. It causes people to say, You know, this is a place I wouldn't mind living.

Kari: You mentioned some aesthetic improvements that can improve a building, are there other key improvements?

Officer Verdin: Graffiti removal is very important. There are two types of graffiti. You have taggers, and you have gang graffiti. Both types must be removed immediately to communicate to the person who put it up that it is simply not worth their time to keep putting it back up again because management will simply paint right over it immediately. They will move on, as it will be discouraging for them to know whatever they paint will be painted over immediately. We encourage all businesses and building managers to get rid of graffiti as soon as it goes up.

Kari: So, our particular building on Sepulveda, when we took it over, had soliciting being done right in front of the building, which seemed to go away after we began making improvements to the building. Any idea as to why that activity would disappear?

Officer Verdin: Yes, we have what we believe is the broken window theory: When people see that there is a building that nobody cares about or no one is cleaning it up, people will feel they can do whatever they want in front of or inside the building, be it prostitutes or gang members. The second they see that someone is cleaning the building, someone is caring for it and paying attention, they make a mental note as to say, We can't come back here, people are paying attention, and are going to focus on us.

Kari: Yes, it seems for us that, once we made a few evictions, got rid of some bad elements within the building, screening new tenants really well, and genuinely showed that we cared for the building, other residents began picking up trash, asking their family members to clean up after themselves in the communal areas, etc. It really started to promote positive change within. And so, what you're saying is that what happens within the building, starts to translate to the community at large.

Officer Verdin: Correct. And while screening new tenants is very important, being active in getting rid of the bad apples is critical. It is more important because that will ensure that other tenants know that the building and community is cared for, that management is paying attention. There are going to be way more good tenants than bad tenants, and when the good tenants are encouraged that management is paying attention, they will take pride in their building and care for it as well.

Kari: Any other advice you can give building owners and management?

Officer Verdin: Yes, having a relationship with your local Senior Lead Officer is very important. I've met with your onsite manager at your Sepulveda building on numerous occasions, and it really helps with community issues. For example, he brought to my attention a person he thought might be of interest to us. So we paid attention, monitored activities, and ultimately made an arrest. But having that heads-up from the onsite manager really helped, because, for us, we look at crime trends, but pinning a person to a particular trend can be difficult. So it helps when we get a tip about someone engaged in an activity consistent with a local crime trend. We can respond.

Kari: How best can a building community get involved with their SLO?

Officer Verdin: We have an apartment watch that facilitates onsite meetings with a building community. For example, the Senior Lead Officer can come to a building's tenant meeting and pass out flyers to the residents, which describe activities that are illegal in the building, such as parties, trash, and loud music. Often, tenants will see that, and not having realized loud music was illegal, it will stop them before a problem arises simply because now they are familiar with the law. Having that relationship with your SLO is helpful to the community.

Kari: What advice can you give about getting residents together? I know that for neighborhood watch groups, it might be easier to get people together, but for apartment building communities, sometimes it's difficult to get everybody together.

Officer Verdin: Yes, what I've seen is that if you can hold the meeting at a communal area of your building, and offer refreshments, that will achieve the highest level of participation. If people know that there will be hot dogs and refreshments for the kids, they are more likely to participate. Also, finding out what time is most convenient for the residents is important. Some residents prefer weekends, while others might prefer weeknights. So, it's best to ask, take a survey of what's going to work for them, and then set a convenient date and time for everyone. But having the meetings onsite is probably the most important thing. Also, for smaller, neighboring buildings, we can combine the meetings of a few small buildings because its likely that similar crime trends and issues are occurring.

Kari: Any last tips?

Officer Verdin: Yes. Gate codes and contact information. It's critical to immediately communicate updated gate codes to your Senior Lead Officer. If there's a problem where you need us on the property, it's very important that we can gain access without hesitation. With contact information, its important to at least exchange emails, if not phone numbers as well, between the onsite manager and Senior Lead Officer. If there is a developing issue, resolution can come more quickly, by working directly with the SLO, rather than having to go through calling into the department. [For emergencies, always dial 9-1-1 first].

Kari: Great. Thank you, Officer Verdin, for spending time with us today, and for sharing such important tips on apartment community relations with their Senior Lead Officer.

Officer Verdin: Thank you for having me.

Have a question for Kari? Please submit it to her via commenting on the: Ask Kari YouTube Channel
#propertymanagement #losangeles #apartmentmanagement

Ask Kari Episode 1 Getting Market Rents

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Fri, 30 Sep 2016 17:38:25 GMT

This Months Question comes from Sheri in Los Angeles:

Hi Kari, how do I know if I'm getting current market rents at my building?

Hi Sheri! This is one of the most important questions in our industry because all of your cash flow, as well as the value of your building, is based on your collected rents. Here are 4 steps to get you going:

Steps

Step 1 : Know the state of the marketplace by clearly understanding your competition. We know your customers are certainly familiar with your competition when they walk onto your property. To better understand your customer, it's best to know what they know and there's no better way to familiarize yourself with your competition than by putting on a pair of tennis shoes and walking to nearby buildings of similar size, style, and amenities as yours. It's okay to look online at Craigslist and Zillow ads to get an initial idea, but there's nothing better than walking by other buildings. Look at the building condition, pricing, specials, etc. I recommend looking at a minimum of five buildings to get a solid comparison.

Step 2 : Don't be the cheapest price amongst your five comparative buildings! Know what makes your buildings the best. The market understands that they get what they pay for. Stay confident in your asking price, and don't run crazy specials. Answer all emails and calls personally if you can.

Step 3 : Consider making small improvements, such as upgraded fixtures, a better ceiling fan, or two-tone paint. If you do major improvements like laminate flooring or granite countertops, make sure it is justified by higher rents and stand out from your competition.

Step 4 : Make sure to review and serve rent increases annually to keep your building at market. If you don't stay current with market rents, you are cheating yourself and your tenants. If taken care of, they expect rent increases as well as a great place to live. Remember, your building's value is based on actual collected rent. Stay current.

Lastly, if an apartment rents for the price you're asking for, that is your new market rent. Just make sure it's as high as the market will allow. Please submit your questions and comments to me via commenting on my : Ask Kari YouTube Channel

#propertymanagement #losangeles #apartmentmanagement

Ask Kari Episode 3 When To Start the Eviction Process

chris.ha@bullsai.com (chris.ha@bullsai.com ) — Fri, 30 Sep 2016 17:29:27 GMT

This Months Question comes from John in Los Angeles:

Hi Kari, how do I know when to start the eviction process?

Hi John! This is such an important question. The answer involves looking at the tenants' rental payment history and overall impact on the community. Let me give you a few quick tips:

Tips

Tip 1: Set a firm date to start the eviction process.

At Sky Properties, the 15th is the day we chose to look at all tenants who have not paid rent and decide whether to proceed with eviction or not. In a way, it comes down to drawing a line in the sand somewhere. Consider that if you start the process too early, you don't have as good of an opportunity to recover the rent and not go through the eviction process. If you start the process too late, you lose time in completing the process and renting to an on-time paying tenant sooner rather than later. In general, we have found the 15th to be our line in the sand.

With that said, if the situation involves a tenant with a long history of being a problem tenant, consider starting the process immediately by serving a 3-day notice on the 2nd of the month, and starting the process with your eviction attorney at the expiration of the 3-day notice. This is an opportunity to improve the overall community of the building by ridding it of a bad tenant.

Tip 2: Evaluate the whole situation.

Discover what their situation is and weigh it against their rental history with you. Is it a one-time problem or a long-term one? Are they a good tenant who has always paid on time? Is their situation long-term, such as a recent job loss? Have they incurred a new expense that makes their personal budget too tight? Also, what is their historical impact on the community ecology? Have their neighbors had problems with them? Are they troublesome from a noise or disturbance perspective?

Tip 3: Don't negotiate with bad tenants or under-market tenants.

A non-payment of rent is an opportunity to improve your community's ecology by getting rid of a bad tenant. If a non-paying tenant is occupying a unit that is now at under-market rent, this is a good opportunity to bring the unit to market and find a new tenant with a good rental payment history. Also, for a rent-controlled building, this is an opportunity to get rid of a bad tenant with little fuss.

Have a question for Kari? Please submit it to her via commenting on the : Ask Kari YouTube Channel
#propertymanagement #losangeles #apartmentmanagement