Wednesday, March 27, 2019 8:45-10:30am Cost:$25 Continental Breakfast and coffee starts at 8:45 am Join us for the March MORNING General Meeting. This month we have lined up three speakers to give you insite on issues that are effectiving our industry on the local, state, and federal levels. Fred Tayco Director of External Affairs for the National Apartment Association will discuss the "supply" of housing needed to keep up with demand, and how current policies have the “unintended” effect of limiting to stopping that supply. Ohio House State Representative Niraj Antani District 42 will address the membership on the state level. Barbara Doseck, the City of Dayton's Law Director will discuss the new Eviction Task Force established by Mayor Nan Whaley More iabout the speakers: Fred Tayco serves as the Director of External Affairs for the National Apartment Association. Within this capacity, he is the primary liaison for NAA to state and local elected officials and advocacy organizations. He engages directly with affiliates nationwide on policy matters and delivery of advocacy support. State Representative Niraj Antani is serving his third term in the Ohio House of Representatives. He represents the 42nd District, which covers most of southern Montgomery County. He is one of the youngest currently serving members of the House and is the second Indian-American state elected official in Ohio history. Barbara Doseck serves as the Law Director for the City of Dayton. She served as a Magistrate for the Dayton Municipal Courts and was the Assistant Public Defender for Montgomery County Click on the link below to register for the March General Meeting
Calendar of Events pg 8 Eviction Task Force pg 3 February GM Highlights pg 26 GDAA Rent Foundation pg 14 Maintenance Mania pg 4 New Members pg 5 Patron Sponsors pg 5 Star Associate Members pg 7
Register for the March General Meeting
a look inside:
Rise and shine for the March general meeting
Greater Dayton Apartment Association
UPDATE
March 2019
lloyd cobble, president
SPRING IS IN THE AIR... NOT YET
Is it spring yet? We are just weeks away from spring and our busy season, but you wouldn’t know it by looking out the window! Our property budgets have already taken a hit thanks to all of the snow removal, and this cold weather has many of our associate members longing for a break in the weather to get back outside. Thankfully, we have had a very productive winter at GDAA. Thanks to our members, our January general meeting was well attended and informative as always with the State of the Industry presentation from Kurt Shoemaker and the CBRE team. If you weren’t able to make it, you can find a copy of the presentation on the news page of our website- www.gdaa.org. We are also looking forward to making some improvements to the meeting space over the next few weeks. Our main projection screen will increase to 123”, additional monitors and speakers will be installed in the space, and we will add some small improvements for our presenters and speakers to use and navigate our new technology. We are fortunate to have such a great space for our meetings, and these improvements will make the space even better! Our volunteer committees have been busy planning educational and networking events, with a full offering already planned for the year. In March, the area’s best maintenance technicians will compete in Maintenance Mania, where the winner will have a change to represent our region at the National Championship at the NAA Apartmentalize conference in Denver this summer. I am excited about our next general meeting on March 27th, which will focus on the legislative side of our business from a national. We are honored to have as our guests, Fred Tayco, Director of External Affairs for the National Apartment Association. Mr. Tayco will discuss how current government policies are having an unintended consequence of limiting the supply of new housing in the nation. In addition to Fred Tayco, Ohio House State Representative Niraj Antani District 42 will address the membership. Barbara Doseck, the City of Dayton's Law Director will discuss the new Eviction Task Force established by Mayor Nan Whaley Finally, Our Trade show committee has done a great job planning this year’s Trade Show to be held at the Presidential Banquet Center in Kettering. This year’s theme is Board Game Night, so don’t “Risk” being left out of this event, or you’ll be “Sorry”! All booths are sold out, but sponsorships are still available. This is one of our best attended events of the year, so join us for some networking, great information and enter to win some great prizes. I want to thank all of our members for your continued support of the GDAA. As always, let us know what we can do to provide you with value for your membership. I hope to see you at our next meeting! - Lloyd Cobble
evictions are important to tackle in creating more stability for families and neighborhoods
Mayor Whaley announces members of Eviction Task Force Contact: Torey Hollingsworth, torey.hollingsworth@daytonohio.gov, 937-333-3590 Mayor Nan Whaley announces the members of a new Eviction Task Force that will study evictions in the city of Dayton and make recommendations to reduce unnecessary evictions. The creation of the task force was announced in Mayor Whaley's state of the city address in February as part of a new strategic focus by the City of Dayton on reducing barriers to opportunity for Dayton residents. "I appreciate the diverse group of organizations and perspectives represented on this task force," said Mayor Whaley. "Evictions are important to tackle in creating more stability for families and for neighborhoods. I appreciate the service of each of the task force members, and look forward to their recommendations for how the City can increase housing and neighborhood stability. Members of the task force are: Advocates for Basic Legal Equality/Legal Aid of Western Ohio Debra Lavey, Attorney City of Dayton Human Relations Council Erica Fields, Director City of Dayton Law Department Barbara Doseck, City Attorney - Chair City of Dayton Planning and Community Development Erin Ritter, Human Service Policy Advisor Dayton Municipal Court Judge Mia Wortham Spells Dayton Power & Light Holly Wiggins, Director of Community and Corporate Social Responsibility Greater Dayton Apartment Association Jo Wise, Executive Director Greater Dayton Premier Management Kiya Patrick, Vice President of Strategic Development Miami Valley Community Action Partnership Cherish Cronmiller, President and CEO Miami Valley Fair Housing Center Jim McCarthy, President/CEO Montgomery County Common Pleas Court Judge Mary Wiseman Montgomery County Commissioner Carolyn Rice Oberer Management Services Lloyd Cobble, Vice President Ohio Realtors Anjanette Frye, 2019 President Sinclair Community College Dr. Kathy Rowell
NAA OPEN DOOR As a key benefit of NAA membership, Naa Open Door helps you get a handle on the cost of products and services you use every day. By combining the purchasing power of thousands of NAA members with the excellence and reliability of trusted name brands, it connects you to exclusive savings that make your buying decisions easier. Your access to exclusive savings hinges on your decision to explore NAA Open Door. Exclusive to NAA Members, Free to access, Save time and Money
city of dayton announced eviction task force
2018 PARTICIPANTS
Click here to Register to COMPETE
ALWAYS FREE TO COMPETE; FREE TO ATTEND IF REGISTERED BY MARCH 8TH
We are gearing up for the 2019 Maintenance Mania! Come and compete in maintenance-focused challenges, you could earn the title of Maintenance Mania® National Champion. Build a race car from maintenance products ahead of the event to race it down a 32’ long track. You are sure to have a darn good time at one or all of the games*. Click on the link to register today! The Games: AO Smith Water Heating Installation Fluidmaster Duo Flush Toilet Conversion Frigidaire Icemaker Installation Kidde Fire & Carbon Monoxide Installation Kwikset Key Control Deadbolt Test SmartBurner Heating Element Installation (NEW) Smart Comfort Air Conditioner Repair Race Car Competition (Yellow Race Car Wheels this Year!) Open Practice: 2:30 - 3:30pm Competition Starts: 4:00 - 6:30pm Food and Drinks served at 4:00pm
CASH PRIZES!
WEDNESDAY MARCH 13, 2019
JEM DESIGNS
Megan Crawford, (937) 222-2122 1320 N. Keowee Street Dayton, OH 45404 pestdoc.com
Jackson Exteriors
Gerald Jackson, (513) 863-5300 781 Impala Place Hamilton, OH 45013 jackson-exteriors.com
premier patron sponsor sponsoroSponsors
Kerrigan Roofing & Restoration llc
Able Roofing BRG Apartments CertaPro Painters Chadwell Supply Cincinnati Coin Laundry CORT Harrison's Pro Tree Service Hill Properties HD Supply Larry Lasky, Attorney at Law Mop Squad Oberer Management Services PMR Companies Redwood Living Sherwin Williams - Flooring Sherwin Williams - Paint Towne Properties Willis Law Firm Wilmar Industries
Maggie Kerringan, (937) 848-6056 986 US Route 42 South Xenia, OH 45385 kerriganroofing.com
patron Sponsors
Katie Cutter, (937) 320-9022 3979 Indian Ripple Road Suite E Beavercreek, OH 45459 jemdesignsoh.com
New members are approved by the Membership Committee and the Board of Directors. If you have any questions or comments about sponsoring new companies, please contact the GDAA office at (937)293-1170 or info@gdaa.org
"Doing business with a member is just good business."
A-1 Able Pest Doctors
new members
star associate members
Ad deadlines are the 20th of the month for the next month’s issue. Placement of articles and ads is limited to pre-set space and dimensions of the Update. Submissions may or may not be used and placement is at the discretion of the editor. The Update is a monthly publication of the Greater Dayton Apartment Association, for more information on advertising call (937) 293-1170. For the most up-to -date information check out our website: www.gdaa.org.
2019 UPDATE ADVERTISING RATES: Ad rates are for full color ads. Link from your ad to your website is included. Ads must be submitted as a press quality pdf file or high resolution jpg. Business Card............ $ 65 Quarter Page...............$105 Half Page........................$145 Star Associate Member....... $116 Full Page.........................$185 Star Associate Member.........$148
benefits of A STAR ASSOCIATE MEMBER: A 20% discount on ALL advertising. You will be included in the rotation of the Star Associate Member of the Month and have a featured article in the issue as the “Star Associate Member of the Month”. Announced as a “Star Associate Member” in every issue of the UPDATE. Open Listing in the on-line Member Directory. You will also be listed on the home page of the GDAA website. To be a Star Associate Member you need to place at least a ½ page ad in 6 consecutive issues of the UPDATE Newsletter and a ½ page ad in GDAA Membership Directory.
Certa-Pro Painters Cincinnati Coin Laundry CORT Jetz Laundry Services Maintenance Supply Headquarters Sherwin Williams Flooring Sholiton Industries The Lake Doctors Wilmar
Insider Tips for Associate Members
3/22 EPA608 Universal Certification
3/07 Ask An Attorney
june
3/19 Committee Meetings Membership Committee 9-10 am Program Committee 10-11 am Education Committee 11-12 pm Social Media Committee 12 -1pm Legislative Committee 3-4 pm
3/13 Maintenance Mania!
The Greater Dayton Apartment Association believes in the spirit of Fair Housing. All real estate advertised herein is subject to the Federal Fair Housing Act, which makes it illegal to advertise “any preference, limitation, or discrimination because of race, color, religion, sex, handicap, familial status, or national origin, or intention to make any such preference, limitation or discrimination.” State and local laws forbid discrimination based on factors in addition to those protected under federal law.
Calendar
Pool School Selling to Personalities 38th Annual Trade Show Fair Housing Seminar
MAY
march Education and events
Maintenance and Vendor Appreciation Picnic
April
for complete details and to register click here for gdaa website
3/27 March General Meeting* March GM is a morning meeting Networking starts at 8:45am
Excel for Beginners Golf Outing
JULY
"Doing business with a member is just good business"
http://www.naamania.org/events/-GDAA-18-19
Member Compass
mission Statement Connecting and advancing the multi-family industry through partnerships, education, and advocacy.
GDAA Member compass The GDAA website has a Member Compass which allows Members to register for classes or events, check on the status of their membership, look at their invoices and payment status, connect with others, and much, much more. The goal is to help you and your community and company get more out of your membership with GDAA. We want you to have the information you need when you need it! Just follow these simple steps: Go to Membership Is Your Company a Member? Create Account Agree to the Terms & Conditions Choose how to connect (Facebook, Google, or enter an email and password) Complete your profile. Enter as much info as you want or just the minimum. That’s all there is to it! Click here to create your Member Compass now!
residents want a "smart-tech" experience associated with their apartment
JAMIE WOHLSCHLEGEL, Multifamily Insiders
Considering Deploying Smart- TechNOLOGY In Your Apartments? Read This First...
Everything is "Smart" these days. Smart....locks, speakers, thermostats, lights, TVs, register-vents, refrigerators, faucets, security systems, cameras....the list goes on! It seems there are plenty of options in the market for multifamily apartment operators to offer "smart" amenities. So should you start adding gadgets to your apartments in hopes of attracting new residents? For a short-term spike, maybe. But what happens next year when when Google, Amazon, Nest, Apple, Iris, etc. push out new models, features and functionality and all of a sudden your tech is more of a deterrent than an attraction? Do you throw out everything you bought last year and get the next new thing? The real question here is how do you get ahead, and stay ahead with tech in apartments. And, how to you get Residents to consider your brand "tech-forward"? You might consider changing the lense of how you look at the problem. Said another way, how can your multifamily brand leverage consumer technology in a way that enables your Residents to have fast and easy digital access to apartment services from devices they already own. Things like: Leveraging SMS to communicate with residents (95% of all text messages are read by the recipient) Enabling Residents to voice-create service requests using their SmartSpeaker Mobile-enable your maintenance staff to speed up service response times and get better metrics on how your service teams are performing. Use chat-bots to auto notify Residents when they have packages waiting for them at the office. Installing LTE-boosters to low-signal areas on your properties to improve resident connectivity. These are just a few examples - there are many others to be sure! The gist here is that you don't have to deploy smart-home tech to every unit in your portfolio to be considered "tech-forward". At the end of the day, consumer technology is fickle and next new gadget is literally a shopping season away. Software interfaces on the other hand (or API's as application vendors call them) are literal digital bridges to your Residents. They can be leveraged to technologically-empower your multifamily brand in all sorts of unique ways. LTE-boosting technology is relatively cheap and easy to install. And with some care and feeding, these can be leveraged through several hardware generations of consumer technologies. Certainly none of us have a crystal-ball regarding what smart-home types/brands/ or accessories are going to be a home-run with residents long-term, but recent resident survey results indicate that residents want a "smart-tech" experience associated with their stay in your apartments.that As long as you keep the focus utilizing this tech to show real value to residents, you will be on the right track!
gdaa RENT FOUNDATION MARCH 2019 UPDATE Last month, again with your support, we housed a family that would have been homeless. Our committee met last Tuesday, and screened 3 applicants who were requesting funds from the Rent Foundation. After reviewing the applicants and taking a vote, the committee approved one family for assistance. They were a worthy cause. The family is a single mother, with a 4 year old son. She is a hairdresser, who was involved in a car accident and was unable to work for nearly 2 weeks. This put her paycheck to paycheck budget in peril. Facing an inevitable eviction from her Miamisburg apartment complex, she turned to the Rent Foundation, with a plea for help. By paying her rent we helped this family stay above water, and they will be able to continue to live in their apartment. The mother is back to work at her hairdresser job and life will soon be back to normal. Your money, your support, and your donations allowed us to help this family in need. That is what the Rent Foundation is all about. We are here to help people or families going through a temporary hardship due to unforeseen circumstances, and are facing eviction. We are here so they can avoid being homeless. The little 4 year old we all helped last month may never know what the Rent Foundation is or what we do. But he will know that he was able to live his winter and spring, uninterrupted with his mom. He had a warm bed, a warm room, and a roof over his head. He did not have to face the trauma of being uprooted. Because of your generosity, we were able to provide that for him and his mother. It is again we offer a healtfelt thank you to everyone in the GDAA for their continued support of the Rent Foundation. We are grateful for each and every one of you. The Rent Foundation Committee
By offering amenities that cater to basic needs and desires, apartment operators are taking steps to ensure resident satisfaction and retention. If you want to appeal to residents, think about how you can make their lives better. An informal sampling of some of the larger owners and operators in the industry reveals that the amenities they are most excited about are not just ultra-luxury touches. Luxury still sells, as evidenced by Veranda Highpointe in Denver from Cardinal Group, which added a lazy river to its community pool (giving it the only amenity of this type in the market). However, apartment developers and operators are finding that conservation, wellness and especially convenience are as popular among residents. “Finding ways to make our amenities available 24 hours a day and ‘on-demand’ for residents is becoming more important because the number of employees who are choosing to work remotely is increasing,” says Justin Marshall, Chief Operating Officer of Fogelman Properties. Convenience Fogelman is adding workspaces for the lease in communities such as The Ace in Round Rock, Texas. The company provides private booths as well as communal areas from which to work. These spaces are equipped with small conference rooms (which usually have projectors) and fiber Internet connections to increase bandwidth. Marshall says this type of amenity allows Fogleman’s suburban communities to be more competitive with urban properties because residents aren’t as concerned about having to live near their downtown offices. Other convenience amenities are the tried-and-true package delivery rooms, which allow residents to securely access their packages at any time; ride-share vestibules where residents can quickly and easily find their Uber and Lyft rides; and sundries pantries, which provide miscellaneous snacks and drinks at any hour. “The idea is to replicate what a hotel has as a convenience to residents,” Marshall says. “By continuing to bring ‘urban’ conveniences to suburban locations, we become more competitive and the rent gap between urban and suburban locations can continue to narrow.” Wellness A generation ago, apartment gyms could be equipped with a treadmill, an elliptical and a couple of weights and be considered good enough to satisfy residents’ requirements. That’s no longer the case. Today, apartment fitness centers, such as the one at Bainbridge South End from Bainbridge Cos., are designed with the same look and feel as well as with the same high-end equipment that is found at a commercial gym. These fitness centers often include private workout studios, spin bikes and on-site group fitness classes. Fogelman offers an indoor climbing wall as part some of its fitness centers. “It brings the outdoors to the indoors and offers the ‘cool’ factor for our residents because these walls are not commonly found in our marketplace,” Marshall says. Enriching residents’ preferred healthy lifestyle goes beyond providing a place to workout. Gables has implemented Fitwela cost-effective, high-impact building certification standard that optimizes building occupant health and productivity through targeted improvements to workplace design and policies. Continued on next page Continued on page
By: Les Shaver Compiled from NAA Units Magazine October 2018
A Convenient, Healthy and Powerful Dose of Amenities
All the online credentials and training property management professionals need. NAAEI offers an assortment of online courses and recorded webinars that can be taken 24 hours a dayon the NAAEI online learning platform Visto.
The program was developed by the General Services Administration (GSA) and the Centers for Disease Control and Prevention (CDC) and is administered by the Center for Active Design. When certifying a community, Gables is prioritizing wellness within the design, development, and operations of buildings for its employees, residents, investors and others. Energy Efficiency Saving energy might not be classified as a need, but it is a desired practice among many Millennial residents. The Ashley Gables Buckhead, opening this October, is a 325-apartment community, in the heart of Buckhead Village, which offers residents the convenience of 24-hour concierge services and the ability to walk to the city’s most exclusive shopping, dining and entertainment venues. The community’s most striking amenity might be its solar photovoltaic (PV) canopy over the dog park, which is designed to provide shade and shelter from the elements and generate energy. This solar array will produce electricity to power not only the dog park but also the Sky Lounge and all other rooftop amenities. The kilowatt value is estimated to offset electricity expenses by approximately $6,000 annually. Supported by three Tesla Powerwall 2 batteries for energy storage, the system will provide the electricity needed to continuously power these amenities through the night. When the system produces more energy than what is needed or can be stored, it will distribute that power to electrify other common areas in the building.
A Convenient, Healthy and Powerful Dose of Amenities cont...
Talking to Applicants Web-based housing listing sites are sometimes a valuable place to find good information. The following is a quote from a Zillow. (Click here to review the full article) “In fair housing terms, discrimination means treating someone differently based on their being part of a protected class. As part of a strategy to minimize the possibility of inadvertent discrimination, consider using a documented and consistent method to screen and accept applicants. Give everyone an equal opportunity to apply — no matter what they look or sound like — and accept or deny renters based on criteria that are consistently applied and not related to a prospective renter’s status as part of a protected class. Avoid questions or suggestions that may be perceived as discriminatory. Even a well-intended statement such as, “This unit would be great for a young couple,” or asking a friendly question like, “Are you two married?” can be interpreted as evidence of discrimination. If you ask questions to screen tenants on subjects like credit history or tenant history, ask the same questions of all tenants, and score prospective tenants in a similar manner, without regard to their status as a member of a protected class. Consider how you would feel if asked the same questions. Keep the conversation focused on the property for rent and the amenities. Let the potential renter ask you questions so you can answer factually.” Information for the article was gathered by John Zimmerman, VP Miami Valley Fair Housing
fair housing
“Opportunity is missed by most people because it is dressed in overalls and looks like work.” ~Thomas A. Edison Who is Your CareWorks Comp Claims Examiner? CareWorks Comp has a team of professional associates who can help you manage your workers’ compensation program. One of the most important team members is your Claims Examiner. Located in our Dublin, Ohio, office, our Claims Examiners are there to help our clients navigate the entire BWC claims process. Consider your Claims Examiner as your day-to-day contact for claims management. Your claims examiner can answer questions such as: Should you certify a claim? What is the Additional Allowance that the injured worker is asking for? What is the Industrial Commission Hearing about for an upcoming hearing? How will a Lump Sum Settlement affect a claim and your EMR rating? Should you request an Independent Medical Exam on a claim? Your Claims Examiner can help you with every aspect of managing a claim. If you do not know who your Claims Examiner is call the CareWorks Comp office at (800)837-3200. Important Deadlines: ● March 2, 2019: 2018 OSHA 300A logs must be electronically submitted to OSHA. For further information, click on this link: OSHA's Online Injury Tracking Application ● March 21, 2019: if you are on a Monthly Installment Plan OR a Quarterly Installment Plan with the Ohio BWC to pay your Premiums, the next installment is due 3/21/19. ● March 31, 2019: due date for the annual Drug Free Safety Program (DFSP) report if you began the program on July 1, 2018. Mergers, Acquisitions and Purchases and Workers’ Comp It is important for a new business owner who is taking over another business, either whole or in part, through a purchase, acquisition or merger, to understand how the BWC determines successorship. Generally, if the BWC determines the relationship between the predecessor (seller) and the successor (buyer) is a continuation of the business or operations, they will combine the predecessor’s policy with the successor’s; resulting in the transfer of experience and liability. This is important information for the successor to know before the takeover since you could inherit outstanding liabilities and claims resulting in penalty rated premiums. Even though there is a change in ownership, BWC has historically considered the experience of the predecessor business as predictive of the future experience of the successor business. Retention of employees, same type of business operations, same location and retention of the same customer base are some of the factors used in determining successorship. BWC can consider exceptions to this when there is a substantial or total change in business operations. It is highly recommended that the successor employer obtain the experience information and outstanding financial obligations of the predecessor employer prior to acquiring the business. BWC makes this information available by completing the Request for Business Transfer Information (AC-4) which must be signed by both the buyer and the seller. The predecessor and successor are both required to notify BWC of a transfer of business operations. If you are the successor of the business and already have workers’ compensation coverage you are required to submit the Notification of Business Acquisition/Merger or Purchase/Sale (U-118). Otherwise, if you are without workers’ compensation coverage you must complete an Application for Ohio Workers’ Compensation Coverage (U-3). The predecessor must notify BWC of the transfer and request cancellation of coverage and has 45 days after cancellation to report final payroll. Continued on next page For Information About Our Group Rating Programs: Contact Julia Bowling, CareWorks Comp Program Manager at (513) 218-4062 or julia.bowling@careworkscomp.com Continued on page
Preventing Slip, Trip Fall, and Overexertion Injuries Webinar: Friday, March 8, 2019 This 2 hour webinar will discuss the hazards associated with two of the top causes for injuries in the workplace and how to prevent them from occurring. Slips/Trips/Falls and Overexertion Webinar will be on Friday, March 8, 2019 at 1pm-2pm EST. The cost is $25.00. Register by clicking on this link: Slips, Trips and Fall Webinar Link This is a two hour webinar which will meet the BWC's 2 hour safety training requirement. Unemployment Cost Control Unemployment Cost Control - The highest experience rate for Ohio employers increased from 9.0% in 2018 to 9.2% in 2019. As this figure varies from year to year, so will the rate brackets within the annual rate schedule created by the Ohio Department of Job and Family Services (ODJFS). This variable factor and the cost of claims being charged to employers are the primary reasons organizations will pay more to ODJFS. Avoid paying more and get a good start on controlling your unemployment expenses in the new year! Contact your CareWorks Comp Program Manager, Julia Bowling at (513) 218-4062 or julia.bowling@careworkscomp.com to discuss the multiple ways our unemployment program can benefit your organization. For Information About Our Group Rating Programs: Contact Julia Bowling, CareWorks Comp Program Manager at (513) 218-4062 or julia.bowling@careworkscomp.com
Spring Golf Outing 2019
Appreciation Picnic
By: Channing Kordik, Rogers & Greenberg FIRE (detectors)! Who’s responsible? We all know that landlords and property owners have a vested interested in protecting their properties and the occupants thereof. Landlords and property owners are also required to do so by law. In Ohio, the property owner is responsible for ensuring that smoke detectors are properly installed and working at the start of a tenant’s occupancy of any property. The tenant is then responsible for replacing batteries and notifying the landlord or property owner of any issues in which the smoke detectors are not operating. Among other requirements, the Ohio Revised Code (“ORC”) requires that “[e]ach dwelling unit shall have smoke detector devices approved by the board and installed in the immediate vicinity but outside of all sleeping rooms. Alarm signaling devices shall be clearly audible in all bedrooms within the dwelling unit when all intervening doors are closed. For the purpose of installation and maintenance only, the applicable sections of the national fire prevention association standard No. 74 ‘standard for the installation, maintenance and use of a household fire warning system’ shall be considered accepted engineering practice.” ORC §3781.104(1). One may think that an obligation to install smoke detectors at a property can be transferred from the landlord or owner to the tenant, but this is not the case. The property owner (and landlord) may be held accountable if they do not fulfill their duties under Ohio law even if the lease states otherwise. The Ohio Division of the State Fire Marshall’s Office recommends smoke detectors be tested monthly and batteries changed twice annually. The law states that tenants are responsible for “replacing batteries and notifying the landlord or property owner of any issues in which the smoke detectors are not operating” Id. That being said, it is best practice to make sure to memorialize this duty in any written lease agreement. Many tenants would not otherwise know that such duties are their responsibility. Using language that mirrors Ohio law and recommendation is an easy way to make sure landlords are requiring tenants to fulfill their duties under Ohio law and at the recommendation of the Fire Marshall. Landlords or property owners, as applicable, are required to comply with all building, housing, safety and health codes which includes without limitation functioning smoke detectors (see ORC §5321.04). Therefore, an additional measure landlords or property owners should consider undertaking is a routine maintenance check that includes inspection of all smoke detectors (and carbon monoxide detectors). Continued on next page
legal corner
Fire (Detectors)! Who's Responsible? Cont... Under ORC §5321.05(B), a tenant shall not unreasonably withhold consent to a landlord’s inspection on the premises which they occupy. In Ohio, the landlord is required (under most circumstances) to provide a 24-hour notice to tenants prior to inspection of the premises the tenant occupies (see ORC §5321.04(A)(8)). It’s advisable that a landlord provide such notice to the tenant in writing in a format that can be saved in the landlord’s file for said tenant (posting on door, email, letter, etc.). Keeping record of such notice not only memorializes that notice was made but also that an inspection was scheduled (record of the inspection and results thereof should also be kept on file). “A landlord’s violation of the duties imposed by ORC §5321.04(A)(1) or ORC §5321(A)(2) constitutes negligence per se, but a landlord will be excused from liability under either section if he neither knew nor should have known of the factual circumstances that caused the violation”. Sikora v. Wenzel, et al., 88 Ohio St.3D 493 (emphasis added). By performing routine maintenance and inspection of their properties (including maintenance and inspection of smoke detectors) landlords and property owner can protect themselves from not only damage to the property, tenants or others but they may also limit their liability in a possible tort case. In summary, when it comes to smoke detectors, in order for a landlord and property owner to protect their property, tenants, and themselves, the landlord or property owner should be sure to comply with Ohio safety and building requirements by installing smoke detectors as required by Ohio law, they should also enter into and maintain a written lease that includes language that clearly and accurately outlines tenant duties as to same and they should perform routine maintenance and inspection of all properties and keep good records thereof.
NAA Units Magazine
Preparing Communities for Managing Spring Pests
As spring nears and residents start to head outside to enjoy the season, be wary of pests that want to travel inside. Spring is the perfect time for updating landscaping, renewing a sanitation routine and incorporating integrated pest management (IPM) into a community’s maintenance plans — all of which can help deter pests. Apartments have one of the highest pest management demands of any industry because of the large base of residents with different lifestyles and sanitation habits. The frequent arrival of new residents and their guests can also increase the chance for pest introductions at a community. Once introduced, pest problems in apartment buildings can be difficult to pinpoint and control because of shared walls and floors, allowing pests to spread rapidly. To prevent issues, it’s important to make sure staff — and ideally residents — are on the same page when it comes to managing pests. Consider distributing e-blasts or posting bulletins with seasonal pest control tips as well as information about any pest-related incidents to keep residents aware of their role in pest control and encourage them to do their part. Another effective measure is regular training for onsite associates, including leasing personnel and maintenance staff, to help them understand how to spot an issue so it can be treated quickly. Treating a problem early on prevents infestation. Establishing protocols for staff and residents to report pest sightings is also an important component of successful pest management in the multifamily setting. Orkin customer Loetta Lewis, community manager with First Communities, an apartment management company based in Atlanta, has her staff document each pest incident and then notifies their pest specialist for further evaluation. Property managers and their teams have the responsibility to treat their properties with care, especially to keep them pest-free. Here are some recommended actions for springtime to help make sure pests don’t become the next resident. Sanitation Routine While a deep clean is synonymous with the season, integrating these cleaning tips into a regular sanitation routine will help prevent pest infestations year round. Clean communal areas daily – Hallways, fitness centers, laundry rooms and community entertainment facilities need to be thoroughly cleaned and inspected. Pests such as ants, flies, cockroaches and rodents are attracted to the food, water and shelter these places can provide. Dust and vacuum these areas regularly and remove food debris. Pay attention to dryer vents – Not only is lint buildup in dryer ducts a fire hazard, but they can easily become home to a variety of wildlife, such as rodents and birds. Inspect the exterior vent and clean dirt, leaves and excess lint out of the exhaust. Consider installing a dryer vent bird guard and replacing the outside vent cover each year. Seal trashcans and dumpsters – Encourage residents to take out their trash on a daily basis. Provide them with trashcans that seal or dumpsters with latching lids and side doors. The CDC defines trashcans as rodent-proof only if there is less than ¼ inch between the container and the lid. Clean the trashcans weekly with detergent and hot water and ensure that the dumpster is cleaned by the contractor on a frequent basis. Landscaping Tips A beautiful landscape can bolster curb appeal, but it can also be a harborage for pests. Plan ahead – Elements of your landscaping can be conducive to pests. Before planting, work with a pest management provider to identify plants and other landscaping features that can attract or harbor pests. First Communities manages 30,000 units at more than 150 properties, many of which feature multiple garden areas. They have found that proper planning before the season change can reduce pest, such as ants, year-round. Continued on next page
another great membership meeting...
Keynote speaker Chad J. Willett taugh us all how to "SMASH THE BOX" by thinking different! Acting different! And developing a creative mindset! He shared several game changing ideas to help give the attendees a creative advantage over their competition. See the next page for some photos of the event.Don't miss out on March... click here to register
Preparing Communities for Managing Spring Pests cont...
Create a barrier between landscaping and building exteriors – Consider trimming vegetation back away from the building exterior and installing a 3-foot gravel strip between plantings and the building exterior to obstruct crawling pests from reaching the walls and entrances. When laying pine straw, use the same logic. First Communities saw reduced pest pressure after pushing pine straw back at least 1 foot from all patios and buildings. If using mulch, consider cedar mulch, which has been proven to be a pest repellant. Eliminate standing water – Spring showers can cause excessive moisture and stagnant water on a property, which pests such as gnats, mosquitos and roaches need to thrive and breed. Help prevent excess moisture by cleaning gutters regularly, covering outdoor trashcans to keep water out, and dumping standing water out of saucers under planters and other containers. Also, be sure to immediately fix leaky pipes and avoid over-watering plants.
March General Meeting
FEBRUARY GENERAL MEETING
Administrative Assistant Member Services Technical Support Rent Foundation Applicant Assistance crichie@gdaa.org
Fred Bayley Jo Ann Kuchenbecker David Buthker Hank McElderry David Dutton Jan Hartle Clarence Cox Lisa Philbrick-Berman Rusty Lykes Janet Chiarella Jim Ritterhoff Tammy Trace-Tanner Dave Hanley Sharon Lowe Don Brunner Nick Singh Tina Warner Jessica Matejovsky Chris Melvin
Bryan Woods Certa-Pro Treasurer bwoods@certapro.com
gdaa Executive officers
Michael Randall C&D Property Management, Inc Secretary mrandall@cppm-inc.com
Executive Director Education Committee Legislative Committee Maintenance Education Council Rent Foundation Committee jowise@gdaa.org
chris richie
Office Hours: Monday - Friday 9:00am - 5:00 pm 3155 Elbee Road, Ste. 300 Dayton, Ohio 45439 website: www.gdaa.org (937) 293-1170; FAX (937) 293-1180
Lloyd Cobble Oberer Management Services President lcobble@oberer.com
Nate Fisher Peak 10 Group Vice-President nfisher@peak10group.com
Jacques Brose- Oberer Management Services Joe Colborn- Denizen Management Stephanie Collins- Miller- Valentine Group Kayde Fitzpatrick- Able Roofing Paula Fleener- Simms Management Karla-Knox Gordon- GDPM Denise Harrison- Harrison Pro Tree Service, LLC John Ison- Kinetic Renovations, LLC Tammy Markman- Rent Path Carol Prudden- Oberer Management Services Sham Reddy- GDREIA Tina Warner- PMR Companies
sue feltner
Assistant Executive Director Membership Committee Program Committee Trade Show Committee sfeltner@gdaa.org
2019 GDAA board of directors
greater dayton apartment association staff
Jo Wise
past presidents
