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Volume 37 Issue 1 • January/February 2016 • Connecting the Rental Community Right Next Door and Across the State
2016 WAA Spring Landlord Education Day & Trade Show on Saturday, April 16!
Registration form on page 13.
Tax Deductions for Rental Homes
on page 5
Fit Service Dogs Into Your No-Pets Policy
on page 10
Best Mobile Apps for Landlords
on pages 20
2016 Roster of Events (for a full calendar of events, visit our website at www.waalonline.org)
UPCOMING EVENTS
WAA Legislative Day
Wednesday, March 23 ● 10:00 a.m.
State Capitol, Madison
Cost to cover lunch & materials is $25 per person. Watch for more details via email & on the WAA website (www.waaonline.org)!
Pre-register with Kristy at the WAA office no later than Friday, March 18th.
WAA Spring Landlord Education Day & Trade Show
Saturday, April 16 ● 9:30 a.m.
Oshkosh Convention Center, Oshkosh
Registration is only $49 per member, if registered by April 6th! More details coming soon via email & on the WAA website (www.waaonline.org)!
January/February 2016 ●
CHANGES FOR 2016!
WAA is moving forward with a “reboot” of the association. With this restructuring, we
are pleased to announce that state member dues for those belonging to a local are
now ONLY $45! Over the years, one of the reasons given for not being able to attract
new members was the cost of the dues. With WAA dues now only $45 a year, we are
certain that your local will be able to gain many new members. And with new
members, comes new ideas and a larger voice in Madison for the WAA!
There will be a few other changes for 2016,
including limited office staff and a total of six
issues of the newsletter will only be sent out via
email. We hope that with the lower dues, we will
be able to attract many new members and will
be able to bring back additional issues of the
newsletter and other services in the near future,
including online education.
Please feel free to contact Chris Mokler,
Chairman, at 920-279-6104 or by email at
[email protected] if you wish to
discuss this or have any questions.
Cut out & Save!
2016 WAA DATES
Wednesday, March 23 WAA Legislative Day
State Capitol, Madison
Saturday, April 16 Spring LED & Trade Show
Oshkosh Convention Center, Oshkosh
WAA Directory
Chairman: Chris Mokler
(O) 920-235-6470
Past President: Dean Ramsden
(C) 715-421-6403
Director of Municipal Affairs:
Dale Hicks
(C) 608-201-3774
Director of Legal Affairs:
Jeff Pralle
(C) 608-797-5097
Director of Membership:
Paul Winans
(C) 608-386-7082
Director of Financial Affairs:
Greg Kubichka
(C) 920-901-5706
Secretary: Corina Eufinger
(O) 262-914-3859
Administrative Assistant/
Newsletter Editor/Designer
Kristy Weinke
920-230-WAA1 (9221)
Legislative Liaison
Gary Goyke
(office) 608-237-8121
WAA Board of Directors
Beloit Property Mgrs Assoc.
Matt Ruch (608) 361-6896
Joe Hansen (608) 365-8427
Eau Claire
(Chippewa Valley Apt Assoc)
Diana West* (715) 456-7588
Fond du Lac Area Apt Assoc.
Vicki Garthwaite*
(920) 923-4135
Gary Schwefel (920) 924-5746
Mary Ruplinger
(920) 921-3791
Green Bay
(Apt Assoc of Northeast WI)
Nancy Behnke* (920) 639-7557
Gary Heilmann (920) 499-5019
Nancy Kuehn (920) 619-8563
Hudson
(St. Croix Valley Apt Assoc)
Allan Brown (715) 778-5809
Rob Peifer (651) 470-6679
Janesville Area Rental
Property Assoc
Dale Hicks* (608) 752-3104
Don Chapin (608) 755-1121
Kenosha Landlord Assoc.
Brian Hervat (262) 652-8000
La Crosse
(Apt Assoc of the La Crosse
Area)
Pamela Strittmater*
(608) 317-3678
Duane Roesler
(608) 792-4111
Marshfield Area Apt. Assoc.
Chuck Virnig (715) 305-1232
Kris Mueller* (715) 676-2353
Oshkosh
(Winnebago Apt Assoc)
Tracy Frost (920) 233-5810
Donn Lord* (920) 420-0662
Racine
(S. WI Landlord Assoc.)
Wendy Wade (262) 221-6627
David Pioro (262) 939-9022
Dave Bybee (262) 681-7233
Waukesha Area Apt. Assoc.
Norm Vogel (262) 781-4044
Wausau Area Apt. Assoc.
Larry Sommer (715) 581-0160
Tom Holster (715) 432-5733
WI Rapids Area Rental
Property Owners Assoc
Sharon Jacoby*
(715) 510-0000
Harold Streekstra &
Helen Streekstra
(715) 424-2105
* Local President
Bold: Forms Representative
● January/February 2016
WAA Staff
If you are a current member and have not been receiving recent emails from the WAA, please be
sure to check your SPAM /Junk folder. We are now using the email service, Mail Chimp, to email
our members and your email program may need your approval to allow our emails to come
through to your inbox. Please also be sure to email our office of any contact information changes
so we can keep communications coming to you. Thank you!
NOTE: Information in these articles should be used as a guide only and should not be relied upon as the sole source of information relating to its content. Addition-
al sources of information may be listed herein. No warranty, either expressed or implied, is made with respect to the information contained herein. Neither WAA nor
RHR is responsible for any loss, inconvenience, damage (whether special or consequential) or claims arising out of the use of the information contained. You should
always seek advice from your attorney regarding any legal matters.
Chairman’s Letter
Dear Members of WAA,
Recently I was asked by a long-time member and family friend, is it worth going to
Legislative Day? (Save the Date: Wednesday, March 23rd
!) And he added, is it worth
us going? I was astounded by the question and paused a bit before answering. During
my pause, I thought that perhaps many members do not understand our political
system and what we need to do. It does not take much time to do what we need to do,
but if we don’t and we choose to sit out of the most basic parts and functions of our
Government then we end up with more of what we are getting now. While it may be
your right to complain, if you fail to take the most basic of action to protect your
investment and way of life, in my book, you have no right to complain!
Right or wrong, but better than most countries, we have a system that we need to be involved with. In my
mind, there are two ways to affect legislation in Madison. Spend big bucks supporting candidates and getting
favors or their ear because you spent those big bucks, OR do it the way we have been through a grassroots-
type organization. Now sure you need to support your legislator with a few dollars to help them get the
message out, $50 to $100 is typical, this is just the nature of them needing to get their message out. BUT,
most importantly, it is getting out to know them, communicate with them, support them, and tell them who we
are and what we want. IT is also saying thank you to them when they help us out.
So, what do you need to do? Write them letters, call them, visit their offices, support them, and let them know
you are a part of the Wisconsin Apartment Association and we are looking out for our investments and our
customers. We want fair legislation that solves problems. Get to know them on a first name basis. Have them
think of you when they have a question. Even if you cannot answer them, you can direct them to myself,
Gary, or any other member of the Board.
As far as Legislative Day (Wednesday, March 23rd
), even if there is no big Legislation, the time in Madison is
well spent learning and reminding your Legislators that you’re still here! BUT guess what, there is a number
of pieces of Legislation that we are working on…and we need your AND their help!
In the case of the long-time member I spoke of at the beginning, there are a number of Legislators in his area
that need a thank you for their long-time support of our industry and WAA. There is one Legislator offering a
bill that we support and is getting bipartisan support that we should stop in and say thank you. A relationship
should be fostered, as this individual has made it known he is interested in being Mayor of the local area he
currently represents, so Landlords in his area should know him for the future. It all goes hand in hand with
Landlords via WAA working with the folks that represent us in Madison. Some of those folks are landlords,
but many are not and they want to hear from us as to learn what we think and need.
As I have said many times, there are 99 Assembly people, 32 Senators, and 1 Governor. That’s potentially
132 different ideas and thoughts about our industry. We need to keep them thinking about us, so, YES,
Legislative Day is important, as is any and all contact with the folks that represent us. And, YES, we
have bills in Madison that effect our industry, so please take the time and join us on Wednesday, March 23rd
.
You won’t go home unhappy and you will learn a lot!
My father, Mike Mokler, always reminded us that, “Politics is not a Spectator Sport” and I add, “If you’re not involved, you will certainly get what you do not want!”
Respectfully,
C. Mokler Chris Mokler
Chairman of the Board of Directors/Director of Legislative Affairs
January/February 2016 ●
Tax Tip
● January/February 2016
Tax Deductions for
Rental Homes
Although being a landlord certainly has its cons, tops among its pros are the tax deductions rental homeowners enjoy. By Donna Fuscaldo, www.houselogic.com, January 26, 2016
From finding tenants to fixing faucets, renting out a home can be a lot of work. If that doesn’t dissuade you, you’ll appreciate collecting the rent checks and taking advantage of tax deductions.
In fact, you can use many rental property expenses to offset your rental income. IRS Publication 527 has all the details.
Writing Off Rental Home Expenses Many rental home expenses are tax deductible. Save receipts and any other documentation, and take the deductions on Schedule E. Figure you’ll spend four hours a week, on average, maintain-ing a rental property, including recordkeeping.
In general, you can claim the deductions for the year in which you pay for these common rental property expenses:
Advertising
Cleaning and maintenance
Commissions paid to rental agents
Home owner association/condo dues
Insurance premiums
Legal fees
Mortgage interest
Taxes
Utilities
Less obvious deductions include expenses to obtain a mortgage, and fees charged by an accountant to prepare your Schedule E. And don’t forget that a rental home can even be a houseboat or trailer, as long as there are sleeping, cooking, and bathroom facilities. Moreover, the location of the rental home doesn’t matter. It could even be outside the United States.
Limits on Travel Expenses You can deduct expenses related to traveling locally to a rental home for such activities as showing it, collecting rent, or doing maintenance. If you use your own car, you can claim the standard mileage rate, plus tolls and parking. For 2015, it’s 57.5 cents per mile. Traveling outside your local area to a rental home is another matter. You can write off the expenses if the purpose of the trip is to collect rent or, in the words of the IRS, “manage, conserve, or maintain” the property. If you mix business with pleasure during the trip, you can only deduct the portion of expenses that directly relates to rental activities.
Repairs vs. Improvements Another area that requires rental home owners to tread carefully is repairs vs. improvements. The tax code lets you write off repairs—any fixes that keep your property in working condition—immediately as you would other expenses. The costs of improvements that add value to a rental property or extend its life must instead be depreciated over several years. (More on depreciation below.) Think of it this way: Simply replacing a broken window pane counts as a repair, but replacing all of the windows in your rental home counts as an improvement. Patching a roof leak is a repair; re-shingling the entire roof is an improvement. You get the picture.
Deciphering Depreciation Depreciation refers to the value of property that’s lost over time due to wear, tear, and obsolescence. In the case of improvements to a rental home, you can deduct a portion of that lost value every year over a set number of years. Carpeting and appliances in a rental home, for example, are usually depreciated over five years.
(cont’d on page 6)
Tax Tip (cont’d)
January/February 2016 ●
(cont’d from page 5)
You can begin depreciating the value of the entire rental property as soon as the rental home is ready for tenants and you hold it out for rent, even if you don’t yet have any tenants. In general, you depreciate the value of the home itself (but not the portion of the cost attributable to land) over 27.5 years. You’ll have to stop depreciating once you recover your cost or you stop renting out the home, whichever comes first. Depreciation is a valuable tax break, but the calculations can be tricky and the exceptions many. Read IRS Publication 946, “How to Depreciate Property,” for additional information, and use Form 4562 come tax time. You may need to consult a tax adviser.
Profits and Losses on Rental Homes The rent you collect from your tenant every month counts as income. You offset that income, and lower your tax bill, by deducting your rental home expenses including depreciation. If, for example, you received $9,600 rent during the year and had expenses of $4,200, then your taxable rental income would be $5,400 ($9,600 in rent minus $4,200 in expenses). You can even write off a net loss on a rental home as long as you meet income requirements, own at least 10% of the property, and actively participate in the rental of the home. Active participation in a rental is as simple as placing ads, setting rents, or screening prospective tenants. If your modified adjusted gross income (same as adjusted gross income for most persons) is $100,000 or less, you can deduct up to $25,000 in rental losses. The deduction for losses gradually phases out between income of $100,000 and $150,000. You may be able to carry forward excess losses to future years.
Let’s say that for the year rental receipts are $12,000 and expenses total $15,000, resulting in a $3,000 loss. If your modified adjusted gross income is below $100,000, you can deduct the full $3,000 loss. If you’re in a 25% tax bracket, a $3,000 loss reduces your tax bill by $750, plus any applicable state income taxes.
Tax Rules for Vacation Homes If you have a vacation home that’s mostly reserved for personal use but rented out for up to 14 days a year, you won’t have to pay taxes on the rental income. Some expenses are deductible, though the personal use of the home limits deductions.
The tax picture gets more complicated when in the same year you make personal use of your vacation home and rent it out for more than 14 days.
Note: This article provides general information about tax laws and consequences, but shouldn’t be relied upon as tax or legal ad-vice applicable to particular transactions or cir-cumstances. Consult a tax professional for such advice.
About the Author: Donna Fuscaldo has written about personal finance for more than a decade for Dow Jones Newswires, the Wall Street Journal, and Fox Business News. She’s currently a freelance writer with her own home office.
Ask the Doctor
● January/February 2016
Ask the Doctor Monthly Q&A
By John H. Fischer, aka Dr. Rent
Welcome to the latest edition of Ask the Doctor, in which John provides an answer to a question that he recently or frequently receives. If you have a question you would like covered in a future issue, it can be submitted to John at [email protected].
Question: A tenant signed a one-year lease with the terms of paying the rent in two equal installments of six-months rent each. He has asked to be released from the lease after nine months and I have verbally agreed. His rent is paid through the end of his original lease term. He is asking to have the three months of pre-paid rent refunded to him immediately, even though he won't be moving out for a few weeks yet per our early release agreement. Does the landlord have the right to hold the prepaid rent until he vacates and the lease is officially ended with the "revised" lease term? My fear is that he won't actually have his things moved out and truly vacate when he agreed to and I could end up with the expense of eviction proceedings along with the loss of rent because I refunded it to him in good faith.
Answer: First, making a verbal modification to a written rental agreement is never a good idea. The primary reason is that typically verbal alterations to a written agreement are not enforceable. If the contract is in writing, any modification to that should also be established in writing. So, my first piece of advice would be that any agreement to terminate the lease agreement early should be established in writing.
That being said, a Security Deposit is defined under ATCP 134.02 as all money received that are in excess of one-month's pre-paid rent. In other words, the pre-paid rent in question is technically considered security deposit under the law. That means the typical 21-day guidelines and withholding requirements we hopefully are all familiar with apply and you have no legal obligation to return any funds prior to the Security Deposit deadline.
If both parties agree to refund part of the funds held prior to that time, that should be addressed in the WRITTEN early termination agreement, any amounts deducted have to be properly accounted for, etc.
Editor’s Note: Answers in this column are specific to Wisconsin, other states may have different landlord-tenant laws. Nothing in this article should be considered legal advice. Dr. Rent, along with the Wisconsin Apartment Association, recommends you contact an attorney familiar with landlord-tenant law if you need legal advice.
Associate Member Directory
CONTRACTING/
DISASTER RECOVERY
ARC Restoration & Contracting
Bryan Hanke
2300 Holly Rd
Neenah, WI 54956
Ph: (877) 272-3200 ext 715
Fax: (877) 272-3200
www.arccontracting.com
CREDIT CHECKS
Landlord Services, LLC
Kathy Haines
1264 Cass St.
Green Bay, WI 54301
Ph: (920) 436-9855
Fax: (920) 436-9856
www.wicreditreports.com
ENVIRONMENTAL/ENERGY
CONSERVATION
Focus on Energy
Brody Vance
Multifamily Sr. Program Manager
15770 W. Cleveland Avenue
New Berlin, WI 53151
Ph: (866) 486-0832
Fax: (262) 786-1487
www.focusonenergy.com/multifamily
FINANCIAL
WaterStone Bank
Julie Fay-Krivitz
21505 E Moreland Blvd
Waukesha, WI 53186
Ph: (414) 459-4568
Fax: (414) 918-0933
www.wsbonline.com
FORMS
Wisconsin Legal Blank Printing & Forms
Rick Russell
749 N 37th St
Milwaukee, WI 53208
Ph: (414) 344-5155
Fax: (414) 344-0577
INSURANCE
Baer Insurance (Formerly Independent
Insurance Services, Inc.)
9701 Brader Way
Madison, WI 53562
Ph: (608) 830-5815
Toll-Free: (888) 729-2237
Fax: (608) 830-5877
www.baerinsurance.com
The Adjustment Firm
Josh Hansen
300 221st Ave
Somerset, WI 54025
Ph: (651) 269-2819
Fax: (866) 636-2510
www.theadjustmentfirm.com
LAUNDRY EQUIPMENT
Coin Appliances, Inc
Bob Day
6580 N 40th St
Milwaukee, WI 53209
Ph: (800) 242-5453
Ph: (608) 271-3880
Fax: (414) 353-2214
www.coinappliances.com
Great Lakes Commercial Sales, Inc.
Jason Dable
12705 Robin Lane
Brookfield, WI 53005
Ph: (262) 790-5885
Ph: (800) 236-5599
Fax: (262) 790-5886
www.greatlakeslaundry.com
Wash Multifamily Laundry Systems
Bill White, District Sales Manager
WASH Multifamily Laundry Systems,
LLC Milwaukee Office
N30 W22383 Green Rd., Unit G,
Waukesha, WI 53186
Ph: (800) 421-6897 ext. 5340
NON-PROFIT
Clear Gains: WI’s Smoke Free
Housing Initiative
Deborah Grayson
13100 W Lisbon, Ste 700
Brookfield, WI 53005
Ph: (262) 703-4834
Fax: (262) 781-5180
www.wismokefreehousing.com
January/February 2016 ●
Associate Member Directory
PAINTING
Diamond Vogel
Appleton & Green Bay
- Mark Severson (920) 470-0052
Sheboygan & Milwaukee-Butler
- Gary Paul (920) 207-5271
Madison - Paul Schneider
(608) 219-0453
Milwaukee, Oak Creek, Racine,
Kenosha - Frederic Ryan
(414) 550-3241
Minnesota - www.diamonvogel.com
/Minnesota.html
Hallman Lindsay Paints
Mike Granitz
1717 N Bristol St
Sun Prairie, WI 53590
Ph: (608) 834-8844
Fax: (608) 837-1064
www.hallmanlindsay.com
SUBMETERING SERVICE
NWP Services Corporation
Annette VanDuren
Ph: (949) 529-8324
eFax: (630) 282-4771
www.nwpsc.com
PROFESSIONAL SERVICES
Newmark Grubb Pfefferle
Tom Scheuerman
200 E Washington St, Suite 2A
Appleton, WI 54911
Ph: (920) 540-5068
Fax: (920) 968-4300
SOFTWARE
Connor
Patrick Connor
1421 Clarkview Rd., Ste 100
Baltimore, MD 21209-2188
Ph: (410) 296-7971
SUPPLIES
Wilmar
Jonathan Klappenbach
1100 Lombard Rd, Ste A
Lombard, IL 60148
Ph: (414) 524-9888
Fax: (414) 235-5159
www.wilmar.com
TENANT ASSISTANCE/MIGRANT
UMOS Corporate Headquarters
300 S. Koeller St. Ste E
Oshkosh, WI 54902-5590
Ph: (920) 232-9611
Cell: (414) 791-0301
Fax: (920) 232-8129
www.umos.org
● January/February 2016
Pet Tip
January/February 2016 ●
Fit Service Dogs Into Your
No-Pets Policy
Even though landlords are required by law to accommodate tenants with service animals, they can still deny pets. Here’s the difference between them and how to protect your building’s policy. By Graham Wood, From www.realtormag.realtor.org, November 2015
Many people suffer from physical and mental disabilities so severe that they need a service dog, which not only provides therapeutic
support but also helps perform basic tasks. But what if you manage a property with a no-pets policy, and a tenant wants to have a service dog at home with them?
The federal Fair Housing Act prohibits landlords from discriminating based on disability, among other things, so they must accommodate tenants who depend on the assistance of a service dog. That doesn’t mean, though, that they lose their right to ask other tenants not to have animals in the building.
Most dogs that have no formal training to assist a person with a disability can be placed in the “pet dog category,” Keene said. “But service dogs are trained specifically to help a specific person with their disability and perform specific functions.” (Emotional support dogs, which aren’t necessarily trained but are prescribed by a mental health provider, are considered akin to service dogs.)
A service dog may be trained to help a returning war veteran who suffers from post-traumatic stress disorder, for example, by turning the lights on in dark rooms and sniffing them out to make sure there are no safety threats before his owner enters, Keene said.
You have the right to deny tenants’ requests for those animals that are merely pets, but how can you know a tenant is telling the truth when they say their dog is a service animal? There are signs you might be able to pick up on that will tell you whether the animal is a service dog, but, according to the Americans with Disabilities Act, you cannot request documentation of the animal’s service status.
“You can tell it’s not a service dog if it acts badly,” Keene said. “Uncontrolled barking, pooping in the corner, hyperactivity, or constant whimpering or crying is not service-dog behavior.” The law only protects a tenant’s right to have a service dog if the dog is undisruptive to other tenants and under the control of the owner (on a leash outside the apartment) at all times, she added. You have the right to ask that the service dog be removed from the property if these rules are broken – and particularly if the dog poses a threat or hazard to anyone.
But remember that if you advertise a no-pets policy, you’d be wise to also state on your marketing, signage, and lease forms that your policy is subject to tenant’s rights laws to avoid any potential blowback, Keene said.
Navigating the Needs of Emotional Renters Service animals aren't the only things property managers should be sensitive to when working with some tenants. A portion of the forum at the conference was dedicated to teaching property managers how to communicate with tenants who struggle with emotional issues, using veterans with PTSD as the example. Helping these veterans find housing as they re-acclimate to society is a point of pride for many real estate professionals, but the process can be as difficult to manage as it is fulfilling.
(cont’d on page 12)
● January/February 2016
Safety Tip
The Ultimate Safety Checklist for All Property Managers
From www.american-apartement-owners-association.org
Being a property manager requires a good deal of responsibility. Not only do you have to manage tenants, you also need to make sure they are safe while using your property. If you don’t, the consequences can be severe. With that in mind, below is a safety checklist that can allow you to protect your tenants from harm.
1. Alarms Smoke alarms and carbon monoxide detectors absolutely need to be installed and maintained throughout your properties. Without, a smoke detector, tenants will not be able to evacuate in time during a fire. Carbon monoxide is completely odorless and invisible and can kill if it’s not detected. Install alarms and perform routine check-ups to make sure they are operating correctly and have working batteries.
2. The Roof Make sure to check the roof multiple times a year. Look to see if any shingles are loose or missing. If they are, this can have significant consequences for the entire structure. A leaky roof can cause the destruction of insulation, the building’s electrical system, drywall and more.
3. Tenant Screening For professionals in the property management industry, one of the basic steps of insuring the safety of tenants is proper tenant screening. Tenants who are sex offenders or criminals of course pose a significant risk to other tenants living on your properties. Make sure to perform background checks including a tenant’s criminal history, incarceration history and possible inclusion in sex offender registries.
4. Stairways and Walkways Slip and falls are another significant safety hazard a property manager should make sure to take steps to prevent. Check all your stairways on a regular basis. Make sure there is nothing on the steps that could cause someone to trip and insure that the railing is secure. Walkways should also be checked for hazards. In the winter, all walkways must be salted to prevent ice from forming.
5. Wiring Another significant risk is the possible failure of your electrical system. If wires become damaged or frayed, they can spark a fire. Check the wiring on a routine basis. If lights don’t switch on smoothly, it could be an indication of faulty wiring that needs to be repaired or replaced.
A property manager is a position that requires a lot of responsibility. The law requires that a property manager insure that his or her tenants have a safe place to live in while paying rent. Never become lackadaisical about checking for safety hazards. Make it part of your routine.
January/February 2016 ●
Pet Tip (cont’d)/Rental Tip
(cont’d from page 10)
PTSD and other disorders can present communication barriers that are hard for the average person to understand and adapt to. “With PTSD, your mind is jumping around a lot,” said Linda Stanley, a retired U.S. Air Force major and VA psychiatric nurse. “It’s easy to become overwhelmed, and that may display behaviorally as anger or frustration.”
You don’t want to misread symptoms of legitimate emotional dysfunction as a sign that someone won’t be a good tenant—and end up unfairly denying them housing. Stanley offered pointers for improving communication, and though they’re tailored to people with PTSD, many can be applied to other scenarios.
Start with “thank you.” Many people with PTSD are afraid of being stigmatized, Stanley said. If you’re dealing with a veteran, show them your understanding by saying “thank you for your service” before talking business. This will put them at ease for the rest of the conversation, especially if there are complex lease terms to discuss.
Choose an appropriate environment. When you meet to go over a lease, do it in a quiet place. “It’s easy to get over-whelmed in areas with loud noises or crowds,” Stanley said. “[Veterans] had to be so aware of their environment at war, it becomes too much.”
Don’t talk about too much at one time. If you have certain requests of tenant, explain them one at a time. Lengthy lists of demands can be hard for them to process in one sitting, Stanley said.
Let them go at their own pace. Don’t demand that people sign a lease agreement on the spot. Let them discuss it with someone they trust. It’s imperative that they don’t feel coerced into something, explained moderator Ginni Field, who works with vets in her real estate business.
3 Ways to Improve
Rental Relations
From www.alwaysscreen.com, August 18,2014
Sometimes landlords get a bad rep simply because of a stigma attached to the profession. Here are some tips for landlords who want to improve renter relations, and break the stereotype:
1.) Treat every applicant like a long-time renter. They are not just a potential customer, but someone you could be doing business with for a year, or two, or longer (if you’re lucky.) Therefore, it’s important you establish yourself as a person someone wants to enter into agreement with, and not another landlord from hell.
2.) Communicate openly. Ignoring phone calls or email isn’t just unprofessional, it’s unacceptable. But you can go one step further to improve relations with your tenants by being proactive with your communication efforts. Try giving your tenants advanced notice about renovations you have planned next year, or passing along information from the most recent HOA or community meeting. This will show that you are not just someone who only cares when the toilet breaks — but someone who cares about keeping the lines open to discuss anything that might affect their tenants — positive or negative.
3.) Be open to suggestion. There’s nothing worse than a person who is stuck in their ways, and unwilling to consider change that might be for the better. If your renters make suggestions such as, “Perhaps we need assigned parking spaces,” or, “Can we go with black mulch instead of brown in the common area?” Don’t just shoot them down because you have done things a certain way for forever. Any savvy business owner should be open to hearing new ideas. Even if something has worked well for years and years, perhaps it could be made even better.
● January/February 2016
2016 Spring Landlord Education Day
Local Affiliate Updates
APARTMENT ASSOCIATION OF NORTHEAST WISCONSIN
(AANW), GREEN BAY
Info submitted by Kathy Haines
Our January meeting was replaced by our annual Holiday Party. Dinner, wine, and gifts were enjoyed by 62 members! It was a great night of relaxing and having fun with our fellow landlords and friends.
Our featured speaker for the February meeting was Kristie Van Pay with Prosperity Bookkeeping.
Check out our website at www.aanw.org for more information.
Meetings are held the 2nd Wednesday of each month at the Green Bay Distillery, 825 Mike McCarthy Way, Ashwaubenon. Networking at 6:00 p.m. & meeting at 6:30 p.m.
APARTMENT ASSOCIATION OF THE LA CROSSE AREA (AALA)
Info submitted by President Pamela Strittmater
Meetings are held the 3rd Thursday of each month at the Moose Lodge
January/February 2016 ●
CHIPPEWA VALLEY APARTMENT ASSOCIATION (CVAA),
EAU CLAIRE
Info submitted by President Diana West
Check out our new website at www.cv-aa.org!
Meetings are held the 2nd Monday of each month at 7:00 p.m. at the Elks Lodge, 3411 Stein Blvd, Eau Claire
JANESVILLE AREA RENTAL PROPERTY ASSOCIATION (JARPA)
Info submitted by Dale Hicks
Meetings are held the 3rd Thursday of each month at 7:00 p.m. at Commercial Bank, 1400 Blackbridge Rd., Janesville
GREAT RIVERS APARTMENT ASSOCIATION (GRAA), ONALASKA
Info submitted by President Johanna Pralle
Twelve attended our first unofficial meeting of the Great Rivers Apartment Association. We applied for our WAA affiliation, so we will be an official local before our February meeting. GRAA is meant to encompass landlords in Onalaska, Holmen, Galesville, Trempleau, West Salem, Bangor, Sparta and Tomah. If you have your units in La Crosse, please consider joining the Apartment Assoc. of the La Crosse Area. You can belong to both, but you only pay state dues once. March program will be “Where to advertise? Wel-coming Tenants” and in April we will be discussing HUD Companion/Service Animals.
Meetings are held the 2nd Tuesday of each month at 7:00 p.m. at the Onalaska Public Library
● January/February 2016
Local Affiliate Updates
MARSHFIELD AREA APARTMENT ASSOCIATION
Info submitted by President Kris Mueller
Educational seminars are on the 3rd Wednesday of each month at Belvedere Supper Club, Marshfield
Networking & dinner (at your own expense) at 6:00 p.m. & seminar at 7:00 p.m.
Board meetings are held on the 1st Thursday of every month at the Sunrise Restaurant. Everyone is welcome!
WAUKESHA AREA APARTMENT ASSOCIATION
Info submitted by President Adele Vogel
Meetings are held the 3rd Wednesday of each month at the Waukesha Eagles Club, Grandview Ave, Waukesha
Networking/dinner at 6:30 p.m. & speaker begins at 7:00 p.m.; Business discussion to follow.
KENOSHA LANDLORD ASSOCIATION (KLA)
Info submitted by Secretary Jeanette Marchetti-Hamm
Meetings are held the 3rd Wednesday of each month at the Fireside Restaurant, 2801 30th Ave., Kenosha
Networking with refreshments at 6:30 p.m. & meeting at 7:00 p.m.
SOUTHERN WISCONSIN LANDLORD ASSOCIATION
(SWLA), RACINE
Info submitted by President Jon Frickensmith
Visit our website at www.racineswla.org!
Meetings are held the 3rd Monday of each month at Harbor Lite Yacht Club, 559 State St, Racine
Networking & food at 6:00 p.m. & meeting at 6:30 p.m.
WAUSAU AREA APARTMENT ASSOCIATION
Info submitted by Larry Sommer
Serving Marathon, Lincoln, Portage and Wood Counties. The Wausau Area Apartment Association currently has 72 members that manages approximately 7,000 properties.
Meetings are held the 3rd Tuesday of each month at Sam's Pizza, 5811 Bus. HWY 51 South, Schofield
Networking at 6:30 p.m. & meeting at 7:00 p.m.
January/February 2016 ●
Local Affiliate Updates
WISCONSIN RAPIDS AREA RENTAL PROPERTY OWNERS
Info submitted by Helen Streekstra
Our meetings always are the 2nd Monday quarterly at the Hotel Mead beginning at 5:00 with a social time including a pizza buffet with the meeting starting at 6:00.
Meetings are held 4 times per year: Next meeting is Monday, March 14th at the Hotel Mead
Social/dinner at 5:00 p.m. & meeting at 6:00 p.m.
WINNEBAGO APARTMENT ASSOCIATION, OSHKOSH
Info submitted by President Donn Lord
Lori Palmeri, candidate for Oshkosh Common Council, attended our February meeting. We are welcoming all candidates running for Common Council to our February and March meetings prior to the April election. Steve Herman has confirmed he will attend our March meeting. We encourage members to bring questions for the candidates.
Meetings are held the 2nd Monday of each month at Benvenuto’s Grill, 300 S. Koeller St., Oshkosh
Board meeting at 5:30 p.m., social (in the bar) at 6:30 p.m., & business meeting at 7:00 p.m. in the back room.
We’re waiting to hear
from you . . . Beloit Property Managers
Association
and
Fond du Lac Area Apartment
Association.
Membership Tip
● January/February 2016
Best Ideas to Recruit
New Members Using a
Cold Prospect List
www.bestassociation.com
Recruiting new association members can be challenging when they are very familiar with your association. Recruiting “cold prospects,” or those who have limited or no knowledge of your association, can be even more difficult. So what are the best ideas to recruit new association members using a cold prospect list?
First, let’s start with the good news. A “cold” list does have one advantage over marketing to a familiar or “warm” audience: there are no preconceived ideas of the association, and no previous decision has been made to not join.
Now the bad news: In this busy world, selling the association to someone who has never heard of it is difficult.
Here is the solution: Don’t sell the association. Sell the pain that is solved, the dream that can be realized, or the trouble that is avoided.
If I asked you to join the National Association of _________ (fill in the blank with any profession) because we lobby, have education, and provide networking, it’s unlikely you would be interested.
Alternatively, if I told you I was part of an association that saved me from getting fired during the “Great Recession,” you might just want to learn more.
Don’t be offended that no one wants to join your association. Unlike our grandparents, no one wants to join an association because it is “what professionals do.”
However, people do want to find things that:
save time
help them get a raise
lay the groundwork for that next promotion
result in recognition and fame
If that “thing” happens to be an association, that’s great. (If you’re reading this, you know that “thing” IS an association, because associations offer many wonderful things. But by definition you aren’t a cold prospect.)
With that in mind, let’s move on to tactics. Let’s presume you have a list with phone numbers and emails.
Generally speaking, many people hate receiving cold calls via phone. But clearly they can be effective, as companies continue to use them. If your association makes cold phone calls, the best results tend to come from members calling the other prospects. Members are simply more credible, and they can offer personal stories along the lines of “the association saved my job.” Staff and paid callers may be less credible.
Many people hate receiving emails, too, of course. But emails do provide an excellent way to reach the audience quickly, let you test various messages, and measure everything. The key with emails is to offer what the prospect wants (hint: they don’t want to join an association).
Regardless of the tactic you use, the key is this: slowly nurture the relationship.
Think about it this way: You wouldn’t walk up to a stranger and ask him to meet your parents. So you shouldn’t contact a cold prospect and just ask him to join your association.
This perhaps is the irony of marketing to cold prospects: Selling to them doesn’t work.
Start by being their friend. Find a way to help them with their troubles. Earn their appreciation.
You might just build a wonderful relationship that lasts for years to come.
Editor’s Note: Please be sure to know and comply with state and federal “Do Not Call” lists in making calls to prospective members.
Maintenance Tip
January/February 2016 ●
Spring Cleaning and Maintenance for Property Owners
From www.rentprep.com
Even though it may still be snowing where you live, it is time to begin thinking about and planning for summer. There is no better time to do so than the spring time! There are a few things that you can do as a property manager to prepare now for a smooth-running summer.
Renew Communication Now is a great time to begin formulating a newsletter for your tenants that describes all of the things that you will be doing for them as well as what they can do to make their summers as cool and uneventful as possible. Communication is key to setting expectations about what your tenant is expected to do, so get that letter out there in the next couple of weeks.
Tenants can help you help themselves by notifying you of any maintenance issues that may best be taken care of now rather than later. Things such as leaky faucets, stuck windows, and appliances that seem to be working a little less effectively than before are key items to look for.
Preventative Maintenance Now is also a good time to replace the batteries in smoke detectors as well as carbon monoxide sensors (if needed). Of course, the spring is an ideal time to change HVAC filters—doing so now also gives you a great opportunity to verify that the air conditioning is working in each and every one of your rental units.
Stock Up On Sales You may want to begin stocking up on critical supplies like A/C filters, light bulbs of various wattages and sizes, garbage disposals, various screws and fasteners, and other consumables like faucet aerators, water filters, shower heads, and water heater heating elements, if applicable.
Evaluate Workload People tend to move most frequently during the spring and early summer months, so you will typically find yourself using a lot of materials and supplies during this time of year. You may also find that your preventive maintenance routine gets put on the back burner this time of year because of all the move-ins and move-outs.
Try to refrain from making that mistake. In fact, you may want to consider hiring some temporary staff, just to help keep up with all that will be going on in a few short weeks. Line up your vendors, too, so that they don’t become a sticking point in getting new tenants moved into their apartments.
Revise Budget You will need to set your budget and calendar for more carpet cleaning appointments, painters, paint and supplies, as well as general maintenance on move-outs. There are always things you need to repair before moving a new tenant in.
Time Management Additionally, your time will be tied up more, too, because you will be doing more inspections during this time, as well as all of the marketing to get new tenants and all that that endeavor entails: Things like interviews, background checks, more frequent deposits, more frequent and greater expenses due to all of the outside vendors you may have to bring in to get people moved out and in as fast as possible.
Obviously, planning in the early spring for all of the activity that will ensue in May and June is time well-spent. If you don’t plan soon, you may find yourself scrambling at crunch time.
Landlord Tip
● January/February 2016
Facing Down a Nightmare Tenant
From www.american-apartement-owners-association.org
It’s every landlord’s nightmare.
And it just happened again, this time to an Omaha landlord. He reports discovering extensive damage to his rental property, including stolen appliances and fixtures, foundation damage, nine broken windows and five broken doors, including the garage, trashed carpet, and smashed drywall. This landlord estimates the damage to be about $13,000.
So what does a landlord do when faced with such a dizzying loss? One word should come to mind: accountability.
Tenants like this are banking on the fact that most landlords do nothing. Discouraged, landlords in this situation often will give up because they assume that they’ll never find the deadbeat, and even if they do, they think they’ll never see a dime.
But if you care about your bottom line — and your sense of fairness — you must pursue the legal rights you have against a problem tenant.
The first step, of course, is prevention. Carefully screening tenants will reduce the likelihood of renting to someone who will destroy the property. This landlord discovered the damage during a property inspection, and quickly moved to evict the tenant, both good moves.
Now, comes the recovery. A landlord must restore the unit as quickly as possible and seek new tenants. Not only does that reduce the injury, but it is required by law. Keep meticulous records, including a move in/move out checklist signed by the new tenants.
Stay on the trail when the tenant leaves. If they believe they’ll get a deposit back, they’ll provide a new address. If you’ve done a good job with the rental application, you’ll have tons of clues as to how to find both the tenant and their assets.
If necessary, use a tenant debt collection service. Some landlords are adverse to collection fees, but keep in mind that every dollar you receive from the efforts of a professional collection agent is one more dollar you thought you’d never see.
Even deadbeat tenants find the way to rehabilitate. Your collection file will follow that tenant around for years, and eventually they’re bound to have to deal with what they did to you. And that’s accountability.
Technology Tip
January/February 2016 ●
Best Mobile Apps for Landlords
From www.techsurprise.com, May 10, 2013
Apps are a short form for mobile applications which are target specific software. Mobile apps are being developed keeping in mind individual needs. Mobile has become an integral part of human life. This is the reason why more and more apps are being developed for various utilities. They are developed to make things easy and it becomes easy to launch an app than browsing on the net and going to a specific site. Apps have internal links to a particular site which makes it easy for a user.
There are apps for almost everything and every person. Be it students or be it professionals, be it engineers or be it doctors. Landlords are no exception. There are several apps which have been created keeping in mind the daily needs of the landlords. The following are the best mobile apps for landlords:
Legal4lLandlords (Free on the iPhone): This is one of the best free apps for landlords who use an iPhone. Once launched it gives information about approximately 4000 prospective tenants to the landlords. It also provides vital information about the tenant’s background i.e. whether they have been evicted or blacklisted by previous landlords or agents. This helps in selecting reliable tenants which is what every landlord looks for.
The Landlord App (Paid on the iPhone and Android): As the name depicts it is a one stop app for all landlords. It has all the information a landlord ever needs associated with managing their property. It enables a person to keep track of their tenants, helps in finding a tenant, schedule utility bills and keeps track of the rents and other payments. It keeps the user updated with the swing in the property prices and can evaluate the present value of the property.
Inventory Pro (Free on the iPhone): Creating a comprehensive inventory along with its condition report is a tool which is a must for every landlord. This app allows a landlord to create an inventory and save the condition reports in a PDF format. Though this is one of the free apps, charges for saving a PDF file are applicable.
Rightmove (Free on an Android and Desktop): Being a landlord it becomes imperative to be in constant touch with the movement of the markets and the area around them. This app too like others helps in tracking the prospective tenants and enables the user to get the details of the local properties by making use of a GPS and search a database of more than one million properties along with their pricing information.
AroundMe (Free on the iPhone and Android): This is one of the most popular landlord apps which was previously available for iPhone users. It is now available on the Android too. It however has limited features but whatever it has is sufficient for any landlord. It gives a comprehensive detail of the property nearby and allows the user to create their own portfolio and also helps in ascertaining which property fits their choice.
There are some other apps which are quite handy for landlords like Property Inspector, Smart Landlord and Landlord Helper. All of these apps come with more or less the same features the above apps have. The only difference is none of these are free.
Marketing Tip
● January/February 2016
You’ll Love Living Here! Endorsing Your Property
By Lori Hammond, www.multifamilyinsiders.com, February 13, 2016
Is the leasing team prepared to respond to an inquiry, “Why should I move here?” Anything less than an immediate endorsement tells the prospect the leasing team is not sold on their product.
Personal Endorsement How can the leasing team demonstrate their enthusiasm for their property?
“We have such a great, convenient location! I love living here!
“Our maintenance team is the best! Work orders are completed same day, and 24 hour availability for emergencies.”
“The school system is highly rated. They’re recognized nationwide for their results.”
The best leasing experiences are achieved when there is a connection between the prospect and the leasing team. A relationship is created.
The phone greeting and closing make a lasting impression on our prospects. An enthusiastic personalized greeting can make the difference whether or not the prospect will have enough interest to schedule a tour and honor the appointment. Without enthusiasm would the prospect even believe we have any interest in them, or will they be forgotten as soon as the next phone call is answered?
“I’m so glad you called today. When you can you come and visit our community? I’d love to give you a tour of our property and show you some apartments I think will meet your needs.”
The personal interest can be reinforced with the closing. “Thanks again for calling today. I’m looking forward to meeting you this afternoon at 2 p.m. I know we’re going to find the perfect home for you.”
Decision Making Reviews and referrals heavily influence most purchasing decisions. Selecting a home is no different.
While most shoppers consult posted reviews, comments and referrals. Leasing an apartment gives a unique opportunity to provide a first hand recommendation. Whether it’s on the phone, or during the tour. The recommendation can be presented in person, strongly influencing the decision making.
The focus of the tour is the prospect. Their needs, their want list, their must haves. But enhancing the features and benefits with personal endorsements will make an impression.
“I love our walk-in closets! They’re huge! I think of them as drive in closets!”
“This is my favorite floor plan. I can’t wait to see what you think of it.”
Advertising in the month of February is dominated with artwork displaying hearts for Valentines Day and Go Red for Women. Adding some emotion to our sales presentation to build on the heart theme for February, creates a promise to our prospects, ”You’ll Love Living Here!”
opportunity to provide a first hand recommendation.
WAA Information
January/February 2016 ●
*Information in these articles should be used as a guide only and should not be relied upon as the sole source of information relating to its content. Additional sources of information may be
listed herein. No warranty, either expressed or implied, is made with respect to the information contained herein. Neither WAA nor RHR is responsible for any loss, inconvenience, damage
(whether special or consequential) or claims arising out of the use of the information contained. You should always seek advice from your attorney regarding any legal matters.
Welcome new local affiliates... Great Rivers Apartment Association, Onalaska
The GRAA encompasses landlords in Onalaska, Holmen, Galesville, Trempleau, West
Salem, Bangor, Sparta and Tomah. Johanna Pralle is serving as President. See page 14
for meeting details.
Manitowoc County Apartment Association
The MCAA currently has more than 25 members with a few prospective new members that
are excited to affiliate with the WAA. Sue Anderson is serving as President. Next meeting
is Tuesday, March 8th.
● January/February 2016
Book Review/Quick Tax Tip
Every Landlord’s Tax Deduction Guide
By Stephen Fishman
Overview Maximize your tax deductions.
Named a "Top 10 Real Estate Book" by Robert Bruss, syndicated real estate columnist.
If you own residential rental properties, you will want to know about all the valuable deductions you are entitled to take as a landlord. Every Landlord’s Tax Deduction Guide is the only book that focuses exclusively on tax deductions for landlords. Find out how to: - deduct casualty and theft losses - deduct rental losses - deduct home office, car, travel and meals - keep proper tax records — and much more
The book also explains in detail the complicated final IRS rules on repairs and improvements. It also covers new IRS deductions for business property. Filled with practical advice and real-world examples, Every Landlord’s Tax Deduction Guide will save you money by making sure you owe less to the IRS at tax time.
3 Proven Steps for Taxpayers to Survive Tax Season
From www.american-apartement-owners-association.org
1) Be Prepared. Ah yes, the Boy Scout Motto, “Be Prepared It is very applicable to surviving tax season. How can you get prepared? Start with completing your tax organizer. We send these out to our clients in early January. This will contain all of the prior year information. Some clients don’t like filling out the tax organizer. That’s fine. Just organize your records as best as possible. Try to get all of your material together. Finally, schedule an appointment with your CPA early during tax season.
.”
2) Be Patient. Expect delays from the Internal Revenue Service (“IRS”). This is nothing new. We can’t really blame them. It really comes down to Congressional action. Or inaction as the case may be.
Also, expect amended Form 1099′s. This seems to be happening more frequently, particularly later in tax season. If you have had amended 1099′s in the past, let your CPA know. They may want to complete your returns but request that you don’t file them until later in the filing season. This may avoid having to file an amended return. It’s like what any veteran carpenter will tell you, “measure twice, cut once.” Well said.
You may be asking yourself “Where’s my K-1?” People who have invested in Partnerships or Subchapter S corporations need their K-1 to report their portion of the profit or loss on their individual income tax return. Unfortunately the K-1 forms are not due until April 15, the same day the individual income tax return is due. Don’t wait for your K-1′s. Give all of the tax material you have to your CPA and let them get started on your return. You can just forward the K-1 to them when you receive them. This will increase the odds of your return being filed on time.
3) Be Proactive. While you need to be patient, you also need to be very proactive. While 2015 may be in the books, it’s time to start addressing your tax planning for 2016. This could be something as simple as maximizing your contribution to your 401(k) plan at work. Taxpayers are allowed to contribute up to $17,500 into their 401(k) plan in 2014. Taxpayers age 50 or older can contribute an additional $5,500 in a so-called ‘catch up’ contribution for a total of $23,000. Or perhaps your employer has added a Roth 401(k) plan feature to the existing 401(k) plan. This might be something you should consider allocating a portion of your 401(k) contributions to.
PO Box 2922
Oshkosh, WI 54903
(920) 230-9221
www.waaonline.org
Transforming the Multifamily Laundry Room Experience with Technology
800.421.6897 ext 1600
Learn more about how technology can
transform your laundry room.
www.washlaundry.com/technology
You may not think of laundry as a high-tech industry, but at
WASH we’ve invested millions in technology to transform
the laundry room experience for our customers. The result
is intelligent systems that enable:
• Real-Time Connectivity• Remote Laundry Monitoring• Quick Service• Easy Payment
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