Multifamily Archives - WPM Real Estate Group

10 Things to Think About Before A Long Vacation

August 9, 2017 by James Dahlgren Leave a Comment

Whether you spend a lot or a little on vacation, the last thing you want on your return is to be greeted with a costly repair problem. Even a simple mistake, if left unchecked, can lead to major repairs.

That’s why we recommend taking these 10 important steps to help ensure your property is protected and secure.

1) Program your thermostat correctly.

Never turn off your heating or cooling system. Instead, set the heat no lower than 55 degrees when you leave for winter vacations, to prevent pipes from freezing. And for summer vacations, set your thermostat to 78 degrees, to keep humidity down while saving energy while you’re away.

2) Check your water outlets.

Make sure your toilets are not running and ensure that no faucets are leaking. Check your hose bibs and if you can, turn them off from the inside to prevent any possible issues with freezing in the winter or leaking in the summer. You may even want to turn off the main water supply, though this is not recommended unless you have your home professionally winterized or you’re familiar with the winterizing process. If you do choose to turn off your water, be sure to also turn off your water heater (and your boiler, if you have hydronic heat). (Also see #6)

3) Check your sump pump.

If you have a sump pump, check to ensure that it is working properly and is free of debris. You may even want to install a battery-backup system. Power failures, frozen pipes or excessive rain can all spell disaster for your sump pump and your basement. If your area experiences a major storm while you’re away, it may be a good idea to call a friend to verify that your pump remains in good working order. (Even if you haven’t left a key, you may be able to grant access through your garage door, or with a digital security system.

4) Check your windows.

Make sure that all of your windows and doors are locked, weather tight, and shades are drawn closed.

5) Unplug everything that you can.

Save yourself some money and reduce energy consumption while you’re away by unplugging everything but your timed lights and your security system. Don’t unplug your refrigerator, of course, but try turning it to a slightly higher setting.

6) Water your plants.

Indoor plants need to be watered once every 7-10 days. Considering asking a neighbor to do this for you, or find a house-sitting service. For outside landscaping, you can install a soaking hose on a timer, especially if you live in a dryer climate – but do so judiciously, as any water bib left on could become a leak. If you opt to turn your water off, many landscaping services offer watering trucks that can water your yard or gardens for you.

7) Put baking soda in your drains and toilet to prevent any unwanted odors.

There’s nothing worse than being welcomed home by odors that aren’t very welcoming!

8) Take steps to keep your home secure.

If you have an alarm system, notify your alarm company of the dates that you will be away. If you do not, inform your trusted neighbor(s) that you are away and ask them to keep an eye on things. Be sure to remove any outside spare keys from the “usual” spot and put the key in a new place that only one or two people know about. Additionally, to make it not so obvious you are out of town, we recommend that you invest in a timer for your outside lights and perhaps one living room light that turns on for a few hours each evening.

9) Take out all your garbage.

Empty your trash cans to eliminate odors and to make ants, rodents and other pests less likely to move in when you temporarily move out.

10) Stop your mail service.

Visit the USPS website to fill out a simple form that requests that they hold your mail for the dates of your stay. Your local post office will hold your mail for up to 30 days. If you will be away longer than that, you can schedule monthly deliveries of your mail to your temporary address. You can also notify other delivery services and ask that packages be held until your return.

With a little bit of preparation, you should be able to rest assured that your return will be no more stressful than your time away!

6 Tips for Pool Safety This Summer

June 6, 2017 by James Dahlgren Leave a Comment

Swimming pools are an enjoyable amenity for apartment communities, condominium associations and homeowner associations alike. However, if not managed and maintained carefully, they can pose great liability. Follow these six tips for pool safety to help ensure a safe summer.

1. Communicate your expectations for safe swimming and poolside behavior

Swimming pool managers should clearly communicate acceptable poolside and swimming behavior to members. For example, rules should be shared via pool area signage, in membership application materials, through talking points included in the registration process, and on the website. Typical pool rules to be communicated include:

No running in pool area
No diving (in shallow areas, or in any part of the pool if it does not include a diving board)
No wrestling or rough play
No offensive language
No prolonged underwater swimming or breath holding
No glass bottles
Non-swimmers must be accompanied by a parent/guardian at all times.

2. Implement safeguards for children.

Pools can pose a great risk to children. According to the Center for Disease Control and Prevention, more than 700 children—about 8 per day—drown every year. And for every child who dies from drowning, an additional five receive emergency department care for non-fatal submersion injuries. These sobering statistics should spur pool managers to take special care to safeguard younger pool members, who tend to be non-swimmers or less proficient swimmers.

Managers should remember that the best prevention is attention. Children should always be monitored closely by a parent or guardian and, if possible, also by a lifeguard. Pool rules should clearly stipulate this. Many pools also require children to wear color-coded wristbands that correspond to the child’s level of swimming ability. For example, a red wristband might indicate to the lifeguard and anyone in the vicinity that this child is a non-swimmer and should not be allowed in the water except when a parent/guardian is within arm’s reach.

Some community pools may also have the resources to offer swim lessons or refer members to other locations for lessons. Swim lessons are another way to safeguard younger members by teaching them to swim more safely and become stronger in the water.

3. Keep the pool area safe.

Many safeguards for the pool area are not only a good idea, but mandated by law in certain areas. Nearly all jurisdictions, for example, require any pool to be enclosed by a fence.

And managers or homeowners should regularly check the latches of fence gates and the condition of the fence. Some surfaces become especially slippery when wet. When designing and installing a pool, homeowners or builders should research deck and pool perimeter materials and make selections based on safety, not merely on appearance. If certain sections of the pool deck are regularly wet and slippery, consider replacing those sections with other materials or applying non-skid adhesives.

Finally, managers or homeowners should regularly survey the pool area. With regular walk-throughs, they can protect members and residents from simple dangers like tripping hazards, broken glass (if glass is not already prohibited), unlatched gates, et cetera.

4. Ensure a safe pool by monitoring the water quality and the pool drains.

Maintaining the water quality of your pool is crucial. Most community associations and apartment communities hire a pool management company to ensure the right balance of chlorine or other chemicals that keep the pool clean. Commercial pools are required to test the water every hour that the pool is open, and to record their findings. For private pools, testing the water at least twice per week is recommended.

Pool drains have also been shown to be a safety hazard if not covered property. Children are especially susceptible to suction entrapment if the drain has a missing or broken cover. Check your drain’s cover and make sure that it is compliant with the ANSI/ASME test standards.

5. Provide excellent staff training and encourage open communication.

According to WPM Regional Property Manager Donna Sturdivant, the experience and skill level of the lifeguard makes the ultimate difference between a successful, injury-free summer and a pool season marred by incidents.

“When a lifeguard is good,” says Sturdivant, “the pool has fewer issues with member behavior, rule infractions, and avoidable injuries and that creates a more positive experience for members. Problems are most likely to arise when lifeguards are not vigilant.”

Sturdivant recommends that community managers meet face-to-face with the pool management company and lifeguards before summer begins and discuss what went well last season and areas where improvements are needed. This preemptive meeting also opens the lines of communication between community managers and the staff directly overseeing the pool, making it easier to address any problems that arise during the summer.

6. Make sure your closed pool is still a safe pool.

Your commitment to residents’ safety continues even when the pool closes at the end of the season. Make sure that your pool is covered and/or partially drained, and the pool area is secured properly for the off season. And remember that rules about fence enclosures still apply, even when the pool is closed.

Building Smarter Buildings

April 25, 2017 by James Dahlgren Leave a Comment

The day to day demands of a property manager’s job are many:

Nancy is cold again! Quick, go fix that heater!

The toilet is stopped in the accounting department! Oh no! Gotta check that plumbing!

There is another leak in the roof over the lobby! Really? Time for another patch!

This non-stop barrage of daily demands makes it really tough for property managers to prioritize long-term strategies for extending a building’s life, over quelling the “tyranny of the urgent.” But insisting on high-performance strategies and best practices can improve the efficiency of the entire building (and radically improve a property manager’s quality of life). In fact, by developing long-term strategies that keep all of a building’s many systems operating optimally, property managers can actually reduce the number of “urgent” requests that pop up and need to be attended to…quick!

WPM’s President of Commercial Management and Construction Services, Mike Klein, asserts that a robust and proactive preventative maintenance program is the key to extending a building’s life. He describes the three levels of building care:

1. Reactive: As equipment and systems break, they are replaced or fixed
2. Preventative: The building’s many elements are regularly serviced to extend their lives and maintain efficiency
3. Proactive: Building equipment is replaced before it breaks or becomes inefficient

“At WPM we believe that maintaining a high performance building requires proactive care, with a good dose of preventative maintenance mixed in,” Klein explains. “It may seem obvious that preventative building care is essential. But often, long-term planning falls by the wayside when things get hurried. It takes discipline to focus on a building’s future. But that is truly the best practice and what distinguishes successful managers. With a balanced approach to building management, property managers can add real value.”

Student Housing: 12 Months of Rent for 10 Months of Occupancy

March 21, 2017 by James Dahlgren Leave a Comment

Why do student housing units usually require college students to sign a 12-month lease, when students will only occupy the unit for the 10-month academic school year?

WPM Regional Property Manager Karen Houston explains, “Buildings do not take a summer vacation. More importantly, the costs associated with maintaining a property never take a break. That’s why we allocate expenses across 12 months. The result is a lower monthly payment for students, which makes our units more affordable.”

That said, some student housing facilities do, in fact, offer 10-month lease options. However, the 10-month option recoups the two months of lost income by requiring that renters pay a higher monthly rate or signing premium. In effect, 10-month leases end up costing the same as a 12-month lease—but provide less value.

So many students get creative to make a 12-month lease work for them.

“Students will stay longer into summer break than they otherwise might. Many may pick up a summer minimester course,” says Houston.

Another way students can recover some of their 12-month lease payment is by partnering with property managers to find their apartment’s next renter. For Houston’s properties, renters who assist her in finding the new occupant will receive a resident referral fee, which is equivalent to about $250.

“Student housing is unique because it is so transitory,” she explains. “Each year, about 50% of the building is turned over to new renters. This high turnover percentage means I am always marketing the properties.”

Houston has found that her best marketers are actually the students who live in her properties.

“If you want to know how to advertise, talk to your students! They are incredibly smart and tuned-in to technology and social media,” she says. “There is a perception that student renters will be irresponsible and cause damage to the building. But that has not been WPM’s experience. We have found them to be very socially conscious and eager to take their responsibility as renters seriously. They like it when you ask them questions and involve them in the process. Managing student housing properties has given me the opportunity to meet great kids from all over the world. They never fail to impress me.”

Invest in Your Roof

February 21, 2017 by James Dahlgren Leave a Comment

Mike Klein

One of the most important activities property managers and maintenance superintendents can perform to protect commercial and large residential facilities is a regular and thorough inspection of their facilities’ roofing systems. Regular, scheduled inspections and routine maintenance can be the difference between a roof that meets or exceeds its rated service life and one that fails prematurely. It will also keep you within your warranty.

But the benefits of roof inspections don’t end there. Inspection programs can also reduce the need for emergency repairs, limit damage to the building’s structure and interior, and reduce the risk of an unhealthy living environment for occupants.

In most cases, workers should inspect roofs twice each year: once in the fall and once in the spring. The fall inspection helps identify defects that might have developed during the summer, when roofing components undergo high thermal stresses and exposure to prolonged ultraviolet (UV) light. Similarly, the spring inspection identifies defects caused by ice and snow accumulation or shrinkage caused by low temperatures. Staff should perform additional inspections following heavy storms or high winds.

The details of the roof inspection program vary with the type of roof and its exposure. Roofs with high levels of foot traffic or concentrations of mechanical equipment require inspectors to look more closely for physical damage to the membrane. Built-up roofs have different inspection requirements than single-ply, metal or vegetative roofs.

Despite the differences, these common trouble spots can develop in practically any type of roof:

A clogged or restricted drainage system. Debris, such as leaves and construction materials, can build up in or around roof drains. Restricting the flow of water from the roof can cause ponding or allow water to back up under the roof’s protective membrane. Your staff should regularly clear all roof drains and keep the roof free of debris that could eventually make its way into drains.
Ponding water on the roof. Prolonged exposure to water can accelerate the breakdown of some roofing materials. The weight of the water standing on the roof can also compress the roof’s insulation, increasing the depth and width of the ponding and causing even more standing water.
Exhaust system damage. Inspections also should include a check of building exhaust systems, which often vent through a building’s roof and directly onto the roof surface. Depending on the interior operation the exhaust system serves, these fumes can cause significant damage to the roof membrane.

Built-up roofs consist of several layers of reinforcing materials embedded in waterproofing materials. A coating of gravel, granules, or a reflective coating protects the top surface from UV light. Common problems with these systems include:

Alligatoring. A series of small cracks can develop in the roof’s surface as the result of shrinkage of the asphalt material. As the problem develops, it looks like dried mud or alligator skin. Left uncorrected, the cracks will grow into splits in the membrane.
Blisters. These soft bubbles form in the roof’s membrane due to moisture trapped underneath. They can be as small as a dime or up to several feet across. Bubbles are most noticeable on hot days and can be easily broken by foot traffic.
Ridges. These result from two main causes—thermal expansion of the roofing material and separation of the underlying insulation from the roof deck. The stress in the ridge eventually becomes sufficient to tear the roofing materials.

It is important to keep a log book or computer file of photographs and notes taken with each inspection. You should also have the repairs done by a roofing contractor certified by the membrane’s manufacturer – and then photograph the finished repair. If you are not comfortable making the inspections, WPM recommends having an independent inspector from a roofing contractor.

These recommendations will help maintain your roof’s warranty and prolong its life, saving you lots of money in the long-run. Remember, an investment in your roof is money well spent.

Four WPM Communities Rank in Top 1% of Nation for Online Reputation

February 14, 2017 by James Dahlgren Leave a Comment

WPM Real Estate Management is proud to announce that four of its multifamily communities have been recognized among the Elite 1% of communities in the nation for online reputation for 2016. The Elite 1% is an annual ranking developed by J Turner Research based on an extensive study of the online reputation of more than 63,000 communities nationwide, across all review websites.

In 2016, only 699 communities nationwide made it to the elite list. For a community to be included in this ranking, it must have a minimum of 20 online reviews and should have registered a minimum ORA™ (Online Reputation Assessment) score of 86. The ORA™ score, based on a scale of 0-100, is an aggregate compilation of a community’s ratings across all review sites. The national average score is 57.5.

“Every Associate at WPM is committed to providing the best possible customer service experience for our Residents. We are especially proud of our communities that ranked in the top 1% in the nation for online reputation”, said Leonard Frenkil, Jr., President of Multifamily Real Estate at WPM.

The WPM communities that achieved the Top 1% ranking we 2 East Wells in Federal Hill, The Overlook in Camp Hill, Pennsylvania, 520 Park in Mount Vernon, and 101 Ellwood in Canton. Resident reviews posted on multiple online rating websites praise these communities for outstanding management, customer service excellence, prompt and efficient maintenance, and much more.